Palmdale City Council
January 22, 2025

this project is not exempt from a filing fee imposed pursuant to Fish and Game Code Section 711.4 because the project has more than a de minimis impact on fish and wildlife, then R.Y. Properties, Inc. shall also pay to the Department of Fish and Game any fee and any fine which the Department determines to be owed. (P)
5 When exhibits and written conditions of approval are inconsistent, the written conditions shall prevail. (P)(E)
6 Off-site public improvements (streets, drainage, sewers, etc.) may be necessary to adequately serve this subdivision. If off-site public improvements are required, said improvements shall be located within public easements. This tentative map approval is subject to the applicant's acceptance of the City of Palmdale's requirements for acquisition of said public easements, including the applicant's financial responsibility. The City Engineer shall have the authority to withhold approval of any affected improvement plans for failure to satisfy this condition. (E)
7 The applicant shall participate in such on-site and off-site water service improvements as may be required by the serving water purveyor. (E) 8 Coordination with utility companies by the applicant's engineer during design shall be required in order to ensure that required public improvements are not in conflict with existing or proposed utilities. (E)
9 The applicant shall comply with all requirements of the Congestion Management Program for the County of Los Angeles and any related City of Palmdale requirements. These shall include, but are not limited to: trip reduction, deficiency plan, traffic and public transportation requirements and improvements, and impact fee requirements. (TE)
10 The applicant shall comply with all provisions of Municipal Code Chapter 14.05, Water Efficient Landscape Ordinance. (E)
11 The applicant shall defend, indemnify, and hold harmless the City of Palmdale its elected and appointed officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Palmdale, its elected and appointed officials, officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Palmdale concerning Tentative Tract Map 060050
FINAL Conditions of Approval
September 21, 2006

this subdivision, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or Planning Director, which action is brought within the time period provided for in Government Code Section 66499.37. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the subdivision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its elected and appointed officials, officers, employees, and agents in the defense of the matter. (P) 12 The applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with all pertinent requirements in the Palmdale Municipal code, including the requirement that a business license be obtained by all entities doing business in the City. (P)
13 For phased development, the applicant shall be responsible for the on-going maintenance and upkeep of undeveloped portions of the site, in accordance with the property maintenance requirements as set forth in the Palmdale Municipal Code, Chapter 8.36. (P)
14 In the event the applicant files a final map with respect to any phase or phases of the tentative map less than one year from a previous filing of a final map for the project, the applicant shall be entitled to only one automatic extension pursuant to Government Code Section 66452.6(a) for those filings. (P) 15 Left-turn ingress and/or egress at all access locations is subject to approval of the Traffic/Transportation Engineer and may be restricted in the future due to traffic operational or safety concerns.Alternatives to such restrictions may be considered. (TE)
16 The applicant shall fully cooperate with any adjacent property development in order to provide improved site access in the future. (TE) 17 Pursuant to Government Code section 66020(a), any party may protest the imposition of any fees, dedications, reservations, or other exactions imposed on this development project. Required fees must be paid in full or arrangements must be made to pay the fee when due. Written notice of payment under protest must be filed with the City at the time of approval or conditional approval of this I
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FINAL Conditions of Approval
September 21, 2006

project or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions imposed on this project. (P)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE STAMPING OF THE TENTATIVE MAP FOR CONDITION COMPLIANCE:
18 Submit four copies of a revised tentative map showing condition compliance along with required fee(s) for plan check review. Lot sizes for individual lots shall be indicated and all lots shall meet or exceed the minimum lot area and required lot dimensions contained in the Zoning Ordinance for the R-1 Zone. Portions of lots included within the Landscape Maintenance Assessment District shall not be utilized in determining compliance with the minimum lot area standards. (P) 19 All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs shall be prepared and signed (and stamped where required) only by those individuals legally authorized to do so. Plans for public improvements shall be prepared, signed, and stamped by a California Registered Civil Engineer. (E)

THE FOLLOWING CONDITIONS SHALL BE ADDRESSED WITH THE SUBMITTAL OF GRADING PLANS OR PRIOR TO ISSUANCE OF A GRADING PERMIT:
20 The applicant shall enter into a Subdivision Improvement Agreement and post securities for grading operations with the City and pay all applicable fees.

Grading activities extending beyond phase boundaries shall require prior approval of the City Engineer and Director of Planning. Such grading activity shall be reflected in the subdivision improvement agreement of the phase which request such grading. (E)
21 The applicant is required to provide an acceptance letter from the golf course owner regarding impact from run off leaving this project site, to the satisfaction of the City Engineer. (E)
22 Grading and wall plans shall be submitted for review and approval to the Engineering Division. Approv& by both the City Engineer and Director of Planning shall be obtained prior to the issuance of a Grading Permit. Perimeter walls shall be consistent with the design and materials of any previously Tentative Tract Map 060050
FINAL Conditions of Approval
September 21, 2006

approved adjacent perimeter wall to provide continuity of the streetscape. Final grading and wall concepts shall be in substantial conformance with those shown on the tentative map, conceptual grading plan, and in accordance with the following: (P)(E)

22.1 Northerly Boundary - The applicant shall provide a 6-foot high decorative wall for Lot 1 to be constructed of a minimum of two different types or colors of textured block, a combination of patterned concrete, stucco, or other embellished materials and an open view fencing in compliance with the City Engineer's guidelines for lot 38 (detention basin).

22.2 Southerly Boundary - The applicant shall provide a 6-foot high wrought iron and block pilaster fence. The applicant shall coordinate this fence with the Department of Water Resources and remove any existing chain link fencing.

22.3 Easterly Boundary - The applicant shall provide 6-foot high decorative wall to be constructed of a minimum of two different types or colors of textured block, a combination of patterned concrete, stucco, or other embellished materials where appropriate and provide a wrought iron fence with pilasters in other areas. Materials shall be approved by the Planning Department.

22.4 Westerly Boundary - The applicant shall provide 6-foot high decorative wall to be constructed of a minimum of two different types or colors of textured block, a combination of patterned concrete, stucco, or other embellished materials where appropriate and a wrought iron fence with pilasters in other areas. Materials shall be approved by the Planning Department.

22.5 All corner lots shall contain a decorative masonry block wall on the street side of the lot.

22.6 All interior property line walls, if proposed, shall be constructed of masonry, wrought iron, durable vinyl, or other similar durable materials as approved by the Director of Planning.
1 Tentative Tract Map 060050
FINAL Conditions of Approval
September21, 2006

23 In all cases where a required wall is to be located adjacent to the top of a 2:1 or greater slope, the wall shall be set back a minimum of two and one-half (2-1/2) feet from the crest of that slope on the level side. All slope and wall configurations shall meet the setback requirements of the City Building Code. (P)(E)(B&S)
24 The exterior face and footings of aU project perimeter walls shall be located no more than two (2) inches from the property line on the subject property. (P)(E) 25 Double boundary walls between developments are prohibited except as approved by the Director of Planning and City Engineer. (P)(E) 26 The final grading plan shall indicate that all rear and interior side yard slopes are up slopes to property lines as indicated on the tentative map. (P)(E) 27 All manufactured slopes on or adjacent to project boundaries shall meet the setback requirements of Chapter 70 of the current City Building Code. A recorded off-site Slope Acceptance Letter from all affected property owners shall be submitted to the City Engineer prior to approval of grading plans for any slope not meeting these requirements. In addition, slopes are required to meet City Standards with respect to erosion control. (E)(B&S)
28 The applicant shall submit a temporary erosion control and sedimentation plan for approval by the City Engineer prior to grading plan approval and grading permit issuance when grading activity will occur between October 1st and April 15th. (E)
29 This project shall be designed and constructed in accordance with the stormwater pollution control requirements of the Lahontan Region of the California RegionalWater Quality Control Board. Prior to the issuance of a grading permit, the applicant shall file a Notice of Intent with the Lahontan Region of the California Regional Water Quality Control Board to comply with the applicable National Pollution Discharge Elimination System (NPDES) requirements. (E)
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30 Three (3) copies of final landscape and irrigation plans shall be submitted to the City Engineer for review and approval. Said plans shall include street tree and slope erosion control plans, as determined necessary by the City Engineer. One copy of the approved plans shall be submitted to the Planning Department. (P)(E)
31 The applicant shall submit for review and approval by the City Engineer, three (3) sets of landscaping and irrigation system plans for the areas included in the Landscape Maintenance Assessment District. (E)
32 The applicant shall incorporate into the project design all existing easements within the project boundaries, or obtain abandonment of said easements from the affected easement holder(s). If this requirement cannot be accomplished, the project shall be redesigned accordingly to the satisfaction of the Director of Planning/City Engineer or the Planning Commission. (P)(E) 33 The applicant shall obtain off-site easements from affected property owner(s) for all proposed off-site improvements and grading activities (slopes, drainage, walls, etc.). If said easements cannot be obtained, the project shall be redesigned to incorporate said improvements and grading entirely within the project boundary, to the satisfaction of the Director of Planning and the City Engineer. The City Engineer shall have the authority to withhold approval of any affected improvement plans for failure to satisfy this condition. (P)(E) 34 A drainage acceptance letter from each affected property owner shall be submitted to the City Engineer when the pre-developed storm runoff onto any property is increased, concentrated, diverted, or changed in any form as required by State law. (E)
35 A final hydrology study and hydraulics report shall be prepared for this subdivision and approved by the City Engineer. The hydrology study and hydraulics report shall address on-site and off-site conditions and impacts. (E) 36 An on-site/off-site storm drainage basin (detention) shall be required for this subdivision according to the City of Palmdale's adopted Storm Water Management Policy. Such basin(s) shall be sized and configured as a buildable lot based on the zoning; granted in fee to the City for drainage and landscape purposes; and annexed to the Landscape Maintenance Assessment District. (E) I
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FINAL Conditions of Approval
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37 This subdivision shall be designed in accordance with the City's Floodplain Management Ordinance, Master Plan of Drainage, and related criteria within the Engineering Design Standards. (E)

37.1 All drainage facilities shall be designed to be compatible with Master Plan of Drainage facilities. Applicant shall provide system piping to allow for the future elimination of the drainage basin. (E)

37.2 Reimbursement for drainage facilities shall only be considered for the applicant's dedication and construction of those facilities depicted on the City's Master Plan of Drainage in accordance with Section 66486 of the Government Code. (E)
38 The applicant shall submit geotechnical reports, prepared in accordance with the City's Engineering Design Standards, to the City Engineer for review and approval prior to the issuance of a grading permit, (E) 39 The applicant shall comply with all provisions of Municipal Code Chapter 14.04, Joshua Tree and Native Vegetation Preservation and the Desert Vegetation Preservation Plan prepared for the project. (P)(E)
40 *prior to issuance of a grading permit, an updated survey of all on-site Joshua trees and California juniper shall be completed by a qualified biologist to determine the extent of project related impacts. A three-year monitoring program shall be implemented in accordance with the biota study. (P) 41 *The project developer shall prepare a Native Vegetation Preservation Plan to address impacts to on-site Joshua trees and California junipers. This plan shall comply with all requirements of the City of Palmdale Native Desert Vegetation Preservation Ordinance. (P)

THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO OR IN

CONJUNCTION WITH RECORDATION OF THE FINAL MAP OR ANY PHASE THEREOF:
42 The applicant shall petition the City to form a Landscape Maintenance Assessment District for the maintenance of landscaping and appurtenant facilities. Such district shall be formed concurrently with, or prior to, recordation of the final map at the sole cost and expense of the applicant, and the Tentative Tract Map 060050
FINAL Conditions of Approval
September 21, 2006

applicant's deposit of the estimated costs thereof shall be required prior to such actions by the City. If the City is unsuccessful in the formation of the Landscape Maintenance Assessment District, the Developer shall propose an alternative maintenance entity and shall be responsible for the maintenance of the landscaping and appurtenant facilities until such time that an alternative maintenance entity assumes the maintenance. All costs associated with the formation of an alternative maintenance entity shall be paid by the Developer. (E)
43 The applicant shall provide written evidence to the Planning and Engineering Departments that approval has been obtained from the Los Angeles County Fire Department. (F)(P)(E)
44 The applicant shall enter into a subdivision improvement agreement and post securities with the City and pay all applicable fees at the time of subdivision approval for those improvements necessary to support this subdivision, as determined by the City Engineer. If any transfer of ownership/title of land within this proposed subdivision takes place prior to release of all agreements and securities, the new applicant shall be required to enter into a separate Subdivision Improvement Agreement with the City and pay all applicable fees.

Agreement and securities with the prior applicant will be released after the agreement and securities with the new applicant take effect. (E) 45 The applicant shall provide standard street improvements for the south half of Vista Point Way across the project frontage. The design shall be based on a 64 foot right-of-way on an acceptable centerline profile extending a minimum 300 feet beyond the project where applicable. These improvements shall consist of:
(E)

45.1 Curb and gutter,

45.2 Sidewalk (width = 5 feet),

45.3 Roadway grading and paving, overlay and/or match-up, as directed by City Engineer,
a
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FINAL Conditions of Approval
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45.4 Traffic control signs and devices as required by the City Traffic Engineer,

45.5 Pavement transition from the project boundaries to the satisfaction of the City Engineer,

45.6 Wheelchair ramp(s) at all walk returns,

45.7 Roadway drainage device(s),

45.8 Streetlights,

45.9 Design and construct turn around at westerly tract boundary as shown on the approved tentative map.
46 The applicant shall provide standard street improvements for "A" Street, up to "B" Street: "D" Street, "E" Street and "F" Street within the project boundary, face of curb to face of curb width of 36 feet (60 foot right-of-way). These improvements consist of: (E)

46.1 Curb and gutter,

46.2 Sidewalk (width= 5 feet),

46.3 Roadway grading and paving, overlay and/or match-up, as directed by City Engineer,

46.4 Traffic control signs and devices as required by the City Traffic Engineer,

46.5 Pavement transition from the project boundaries to the satisfaction of the City Engineer,

46.6 Wheelchair ramp(s) at all walk returns,

46.7 Roadway drainage device(s),

46.8 Forty (40) foot minimum improvements are required,

46.9 Streetlights,
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FINAL Conditions of Approval
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47 The applicant shall provide standard street improvements for "A" Street, south of "B" Street and "C" Street within the project boundary, face of curb to face of curb width of 34 feet (58 foot right-of-way). These improvements consist of: (E)

47.1 Curb and gutter,

47.2 Sidewalk (width 5 feet),

47.3 Roadway grading and paving, overlay and/or match-up, as directed by City Engineer,

47.4 Traffic control signs and devices as required by the City Traffic Engineer,

47.5 Pavement transition from the project boundaries to the satisfaction of the City Engineer,

47.6 Wheelchair ramp(s) at all walk returns,

47.7 Roadway drainage device(s),

47.8 Forty (40) foot minimum improvements are required,

47.9 Streetlights,
48 The applicant shall provide the following public improvements needed to serve each phase: (E)(F)

48.1 The applicant shall provide the means for future access to the State Water project property to the south via an easement acceptable to the City.
49 The applicant and/or the developer of the tract shall be responsible for constructing the entire roundabout at Vista Point Way and "A" Street. (P) (E) 50 Provide a striping and signing plan, subject to the approval of the Traffic/Transportation Engineer, prior to the approval of the street improvement plans. The striping and signing plan shall be made part of the final Street improvement plans. (TE) (E)
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51 All areas within the tract designated by the City Engineer as requiring a landscape easement shall be shown as an 'Easement for Landscaping Purposes' on the final map. (E)
52 A sanitary sewer-area study for this subdivision shall be prepared and submitted to the City Engineer for review and approval. A public sanitary sewer system is to be dedicated to the City, with private laterals to each lot. The system shall be designed and installed as the only method of sewage disposal for this subdivision. Coordination and clearance must be obtained from Los Angeles County Sanitation District prior to issuance of a sewer permit. (E) 53 The applicant shall obtain sufficient off-site sewer easements and design and construct an off-site outfall sewer with supplemental size, capacity, and length as required by the City Engineer. The City Engineer shall have the right to withhold approval of any affected improvement plans for failure to satisfy this condition. (E)
54 Water mains shall be designed to meet or exceed the total flow requirements determined for domestic flow and fire flow for this development. Required domestic flow shall be calculated by the applicant's engineer. Fire flow shall be determined by the Los Angeles County Fire Chief. (E)
55 The plans and specifications for the water delivery system shall be submitted for approval to the responsible water purveyor prior to final approval of this development by the City Engineer. In all cases where water system facilities have not bee installed prior to filing this development with the City Engineer for final approval, the applicant shall submit a Labor and Materials bond in addition to one of the following: (E)

55.1 An Agreement and Faithful Performance bond in the amount approved by the City Engineer to be sufficient to guarantee installation of the improvements; or

55.2 An Agreement and evidence satisfactory to the City Engineer showing that the applicant has entered into a contract with the serving water utility for establishing a security guaranteeing payment for the installation of the improvements.

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FINAL Conditions of Approval
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56 A set of approved water plans from the water purveyor shall be filed with the Los Angeles County Fire Department. (F)
57 Street lighting plans shall be reviewed and approved as part of the approval of the street improvement plans. Street lighting plans shall be submitted to the City Engineer for review and approval and to Southern California Edison Company for their use. (E)
58 The applicant shall petition the City to form a Streetlight Benefit Assessment District for the maintenance of streetlights and appurtenant facilities. Such district shall be formed concurrently with, or prior to, recordation of the final map at the sole cost and expense of the applicant, and the applicant's deposit of the estimated costs thereof shall be required prior to such actions by the City. If the City is unsuccessful in the formation of the district, the Developer shall propose an alternative maintenance entity and shall be responsible for the maintenance of the streetlights and appurtenant facilities until such time that an alternative maintenance entity assumes the maintenance. All costs associated with the formation of an alternative maintenance entity shall be paid by the Developer. (E)
59 The applicant shall provide a complete set of street improvement plans for review and comment to utility providers including but not limited to the following:
(E)

59.1 Water District

59.2 Southern California Edison

59.3 Southern California Gas Company

59.4 Pacific Bell or General Telephone

59.5 Cable TV
60 Easements for all on-site utilities, public and private, shall be granted and recorded for maintenance and upkeep. Such easements may include, but are not limited to, sewer, water, electric, gas, telephone, storm drains! detention basins, and landscaping. (E)
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FINAL Conditions of Approval
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61 Dry wells shall be required for this subdivision to dispose of on-site nuisance water. The applicant shall be required to install appropriate measures to protect dry wells and basins from silt during grading operations and any off-site flow from undeveloped areas designed to flow through subdivision. (E) 62 Will Serve letters will be required before the map is submitted to City Council for approval. The following is a list of the minimum Will Serve letters required: (E)

62.1 Water District

62.2 Southern California Edison

62.3 Southern California Gas Company

62.4 Cable TV

62.5 School District
63 A preliminary title report and subdivision guarantee is needed showing all fee interest holders, all interest holders whose interest could ripen into a fee, all trust deeds, together with the names of the trustee and all easement holders. The account for this title report shall remain open until the final tract map is filed with the County Recorder. No easements shall be granted and recorded until after the final map is recorded, unless approved by the City Engineer and subordinated to any City easements by a certification upon the title sheet of the final map, prior to the grant. (E)
64 The applicant shall prepare Covenant's, Conditions, and Restrictions (CC&R's) for review and approval by the Director of Planning, City Engineer, and City Attorney. Such CC&R's shall include all elements deemed necessary by the City Attorney (guidelines available at the Planning Department) including provisions that require lot owners to maintain unimproved natural open space areas within their lots and prohibiting construction of any structures within these areas except as approved by the City. The applicant shall be responsible for all City Attorney costs regarding review of said CC&R's prior to recordation of any phase. (P)(E) Tentative Tract Map 060050
FINAL Conditions of Approval
September 21, 2006

65 In cases where the applicant indicates that multiple final maps will be filed, a Phasing Plan shall be submitted for review and approval by the Director of Planning and City Engineer. Pursuant to Government Code 66456.1, multiple final maps (phasing of tentative map) shall not be authorized for this tentative map until such time as the City of Palmdale has had the opportunity to evaluate the phasing and impose reasonable conditions, related to the phasing. (E) 66 The applicant shall record a deed restriction for lots 9-19, 21 and 22 which restricts the use of the portion of these lots to remain as natural open space.

Maintenance of these areas shall be the individual property owner's responsibility.Said deed shall include a restriction on building, grubbing, grading and revegetation of these areas except as approved by the Director of Planning. (P)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE ISSUANCE OF BUILDING PERMITS FOR ANY PHASE OF THE SUBDIVISION;
67 The applicant shall pay all fees at the time fees are determined payable and comply with all requirements of the applicable Federal, State, and Local agencies including, but not limited to, the following as applicable:

Los Angeles County Sanitation District
Los Angeles County Department of Health Services
Los Angeles County Consolidated Fire District
Los Angeles County Waterworks
Westside Union School District
Antelope Valley Union High School District
The duty of inquiry as to such requirements shall be upon the applicant. Proof of payment shall be provided to the Building and Safety Department prior to issuance of any building permits. (P)(E)(B&S)
68 The applicant shall submit full sized copies of the final recorded map in the form of one set of mylar and three sets of blueline to the City Engineer, and shall also submit an 8-1/2 x 11 inch mylar copy of the final map to the Planning Director and City Engineer. The applicant shall provide a computerized .dwg format of the final recorded tract map which is compatible with the City's G.I.S. program to Tentative Tract Map 060050
FINAL Conditions of Approval
September 21, 2006

the City Engineer. The final map shall be projected in NAD 83 State Plane Zone (5 in feet). (E)(P)
69 Subdivision Development Plan applications shall be submitted, either for the entire tract or in complete submittals for each phase, and shall include all documents and maps required by the Subdivision Development Plan Application and a copy of the Planning Department stamped final tentative map (inclusive of all conditions of approval). Separate submittals for components of a phase or entire tract may be accepted; however, full Subdivision Development Plan fees shall be paid for each separate submittal. Subdivision Development Plans shall be in compliance with the City Zoning Ordinance and the General Plan Community Design Element in effect at the time of submittal. (P) 70 A Temporary Use Permit for proposed on-site model homes shall be filed concurrently with the Subdivision Development Plan application for designated model home lots and shall include all documents and maps required in Chapter 2, Section 27.03.B.5 of the City Zoning Ordinance and by the Temporary Use Permit Application. (P)
71 Model homes shall comply with the Standards of Development of the fl-i Zone (Single-Family Residential) for single family residences pursuant to Section

41.09 of the Palmdale Zoning Ordinance. (P)
72 Temporary sales trailers shall comply with the setback requirements of the R-i Zone (Single-Family Residential) for single family residences and shall be permitted and operated pursuant to Section 27.03.B.4 (Temporary Use Permit) of the Palmdale Zoning Ordinance. (P)
73 The applicant shall comply with all requirements of the Palmdale Building and Safety Department including posting of necessary securities to ensure conversion of model structures or any portion of a model structure for residential habitation prior to issuance of occupancy permits. (B&S) 74 The applicant shall submit detailed plans to the Building and Safety Department for all building construction and obtain plan approval. (B&S) 75 All agency approvals for permit issuance shall be on file with the Building and Safety Department. (B&S)
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FINAL Conditions of Approval
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76 Grading shall be designated "Engineered Grading" per City Building Code and shall be done in accordance with an approved grading plan. All grading work shall be performed according to the phasing plan approved by the Director of Planning and the City Engineer. (P)(E)
77 At completion of rough grading, the applicant shall submit appropriate reports and statements (CerVfications) to the City Engineer, for review and approval, prior to release of rough grading. The City of Palmdale Building Code requires these reports and statements from the field or supervising grading engineer, the soils engineer, the geologist, and the grading contractor. (E)(B&S) 78 All sanitary sewer mains to be dedicated to the City are to be provided with as-built plans and have TV video inspection, as required by City Inspector, prior to final acceptance for maintenance. (F)
79 The applicant shall obtain addresses established by the City Engineer, and pay applicable processing fees, for all lots of residential subdivisions.Commercial subdivisions are addressed by the Building and Safety Department upon application for a Building permit. (E)
80 This subdivision is located within the Portal Ridge Natural Drainage Area/Basin as defined by the City's Master Drainage Plan and approved by Resolution 89-

75. The applicant shall comply with the provisions of Chapter 3.38 (Drainage Fee Ordinance) of the Palmdale Municipal Code. The applicant shall pay the applicable drainage fees to the Building and Safety Department in the amount that is in effect at the time such fees are to be collected.Payment of drainage fees for all areas within the map boundaries which are disturbed by grading are due upon submittal of first rough grade certification. (E)(B&S)

THE FOLLOWING CONDITIONS SHALL BE MET WHILE CONSTRUCTION ACTIVITIES ARE ON-GOING:
81 In the event of an unforeseen encounter of subsurface materials suspected to be of an archaeological or paleontological nature, all grading or excavation shall cease in the immediate area, and the find left untouched until a qualified professional archaeologist or paleontologist, whichever is appropriate, is contacted and called in to evaluate the find and make recommendations as to I
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FINAL Conditions of Approval
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disposition,mitigation, and/or salvage. The applicant shall be liable for costs associated with the professional investigation. (P)
82 From the beginning of the first ground disturbing activity until on hundred (100) percent of the lots for the entire subdivision have been released for occupancy, the following are required of the applicant: 1) have erosion control measures, per an approved Erosion Control and Sedimentation Plan, in place during the rainy season (November 1 - April 15); 2) provide appropriate dust control measures, per City Standards, to minimize nuisance from dust at all times. (E)(B&S)
83 Transmission lines less than 50KV and all other utility lines, existing and proposed, shall be installed underground in accordance with the City's Underground Utilities Ordinance. (E)
84 Adequate sanitary disposal facilities shall be required on-site during all phases of construction. (E)(B&S)
85 The applicant shall provide solid waste disposal containers on-site during all phases of construction. The accumulation of refuse and debris which may constitute an unsightly/unsafe public nuisance to surrounding properties is not permitted. (P)
86 If this tentative map is to be phased, the applicant shall have all basin(s), and any temporary grading or structures necessary to convey runoff to basin(s), in an operable condition prior to completion of rough grading of proposed streets for the first phase. (E)
87 Provide signing and striping for all roadway improvements. (TE) 88 Comply with City and State guidelines and requirements for traffic control during construction and prior to final project acceptance. (TE) 89 Notify the Traffic/Transportation Engineer sixty (60) days prior to anticipated opening of any street to public travel. (TE)
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THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY FOR EACH DWELLING UNIT:
90 The applicant shall comply with the provisions of Chapter 3.40 (Traffic Impact Fee Ordinance) of the Palmdale Municipal Code. The applicant shall pay the applicable traffic impact fees to the Building and Safety Department in the amount that is in effect at the time such fees are to be collected. (TE)(E)(B&S) 91 The applicant shall comply with the provisions of Chapter 3.34 (Parkland Dedication and Parkland Fee Ordinance) of the Palmdale Municipal Code. The applicant shall pay to the Building and Safety Department the applicable Parkland development fees in the amount that is in effect at the time such fees are to be collected pursuant to the provisions of Chapter 3.34 of the Palmdale Municipal Code. (Pk)(B&S)
92 The applicant shall comply with the provisions of Chapter 3.42 (Fire Facility Impact Fee Ordinance) of the Palmdale Municipal Code. The applicant shall pay the applicable fire facility impact fees to the Building and Safety Department in the amount that is in effect at the time such fees are to be collected. (E)(B&S) 93 The applicant shall comply with the provisions of Chapter 3.45 (Public Facility Development Impact Fee Ordinance) of the Palmdale Municipal Code. The applicant shall pay the applicable public facility impact fees to the Building and Safety Department in the amount that is in effect at the time such fees are to be collected. (E)(B&S)
94 All public improvements within, and necessary to support, a block or construction phase of any final map, must be completed within sixty (60) days from issuance of the first Certificate of Occupancy within the block or construction phase, to the satisfaction of the City Engineer. In no case shall the total occupancy for a final map exceed ninety (90), percent until all public improvements within the final map have been completed to the satisfaction of the City Engineer. (E) 95 Slope erosion control and street trees shall be installed to the satisfaction of the City Engineer. (E)
I
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96 At completion of final grading, the applicant shall submit appropriate statements (Certifications) to the City Engineer prior to release of final grading. The City of Palmdale requires that these be submitted by the field or supeMsing grading engineer, and/or the landscape architect. (E)
97 The developer or builder shall provide full front yard and street side yard landscaping as approved by the City Engineer and the Director of Planning. (P)(E)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF THE FINAL CERTIFICATE OF OCCUPANCY FOR ANY PHASE:
98 The applicant shall provide walls along the perimeter of the tract in conformance with the wall sections shown on the Tentative Map (Exhibit T) and final grading wall plans. (P)
99 The subdivision shall have been graded and constructed in accordance with all approved plans including but not limited to site plans, grading plans, wall plans, and landscape plans. (P)(E)
100 Repair any broken or damaged curb, gutter, sidewalk, and pavement on streets within or along the frontage of the development. Any existing driveways that are not to be used shall be replaced with standard curb, gutter, and sidewalk. (E) 101 Purchase and install street name signs in accordance with City of Palmdale standards. The number and location of signs shall be as directed by the City Traffic Engineer. (TE)
102 Electric Meter Installations: Southern California Edison's rules and policies require that all metering equipment be located so as to provide 24-hour access to the Utility. Metering equipment may be installed inside a building when located in an illuminated meter room directly accessible from the outside and readily accessible 24-hours a day. The Edison Company requires their approval on all metering equipment prior to installation. (P)(SCE)(B&S) Tentative Tract Map 060050
FINAL Conditions of Approval
September 21, 2006

Key to Departmental Conditions:
(P) Planning Department (267-5200)
(E) Engineering Division (267-5272)
(F) Los Angeles County Fire Department (723-4455)
(B&S) Building and Safety Department (267-5353)
(Pk) Parks & Recreation Department (267-5611)
(PS) Public Safety Division (267-5153)
(SCE) Southern California Edison Company(945-9317)
(TE) Traffic/Transportation Engineer (267-5300)
*
Mitigation Measure

CITY OF PALMDALE

LOS ANGELES COUNTY, CALIFORNIA
RESOLUTTON NO, PC-2017-001

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

PALMDALE, CALIFORNIA, RECOMMENDING APPROVAL BY THE CITY COUNCIL OF GENERAL PLAN AMENDMENT I6-001 TO REVISE THE LAND USE DESIGNATION ON 66,77 ACRES OF VACANT PROPERTY
ASSOCIATED WITH TENTATIVE TRACT MAPS 53342 AND 60500 FROM SFR-3 TO SP-RANCHO VISTA AND APPROVING A THREE YEAR TIME EXTENSION TO TENTATIVE TRACT 60500 FOR THE SUBDIVISION OF 30.68 ACRES INTO 65 SINGLE-FAMILY RESIDENTIAL LOTS AND ONE

DETENTION BASIN LOT, LOCATED SOUTH OF VISTA POINT WAY AND

WEST OF RANCHO VISTA BOULEVARD

A, RECITALS
(¡) LA-DF lnvestment Fund 78, LLC, has filed an application requesting the approval of a General Plan Amendment and time extension to Tentative Iract Map 60500 described herein (hereinafter referred to as "Application").
(¡i) The Application applies to 66.77 acres within the Rancho Vista Specific Plan, referred to on the County Assessor's roles as APN's 3001-003-162, 3001-003-015 and 3001-003-160, Iegally described on Exhibit I hereto and shown on the map attached hereto as Exhibit ll.
(i¡i) On January 12,2017, the Planning Commission conducted a duly noticed public hearing on the Application, and concluded said hearing on that date.
(iv) All legal prerequisites to the adoption of this Resolution have occurred B. RESOLUTION
NOW THEREFORE, it is hereby found, determined, and resolved by the Planning Commission, as follows:

1. That all of the facts set forth in the Recitals, Part A of this Resolution, are true and correct.

Resolution No. PC-201 7-001

2.Based upon substantial evidence presented to this Commission during the public hearing held on January 12, 2017, including public testimony, and written and oral staff reports, this Commission specifically finds as follows:
(a) The proposed General Plan Amendment conforms with the intent of the General Plan to allow for ongoing review and revision of the plan to meet the changing needs of the community and to reflect continued effectiveness of the General Plan because the proposed amendment is a request to incorporate property into the Rancho Vista Specific Plan utilizing the same density of residential development.
(b) Adoption of the General Plan Amendment will not be in conflict with Section 65358(b) of the Government code limiting the number of amendments permitted per year to four because this amendment request is the first such amendment to the Land Use Element for 2017.
¡rn\ Tha nrnnncaÀ c¡ ¡hÁir¡icinn +nna+har r¡ri+h +ha nrar¡icianc fnr ilo \'/lvyv('¡vlylvvlÙlvl¡g¡vll(ù design and improvement, is consistent and compatible with the maps, goals, objectives, and polic¡es of the General Plan, the Zoning Ordinance and Rancho Vista Specific Plan. TTM 60500 is consistent with the adopted General Plan Policy L3.1.1.5 because it conforms to the density, design standards, and location specified for that designation. ln addition, the proposed project complies with General Plan Policy CD 2.2.1 , which requires installation of drought tolerant vegetation and water conserving irrigation systems.

Furthermore, all lots meet the minimum development standards specified within the Rancho Vista Specific Plan and Section 41.09 of the Palmdale Municipal Code (PMC), including the minimum lot width of 70 feet, minimum lot depth of 100 feet and minimum lot size of 7,000 square feet.
(d) The two properties proposed for the land use change from S FR-3 to Rancho Vista Specific Plan are physically suitable for Urban Residential (3.1-6.1 dwelling units per acre) uses as the site topography is readily available to support future single-family residential uses and the approved Tentative Tract Maps propose density within the range permitted by the Rancho Vista Specific Plan and the Hillside Management Ordinance.

Resolution No. PC-2017-001

(e) The proposed subdivision represents orderly development of the project site and surrounding area because the proposed Urban Residential designation within the Rancho Vista Specific Plan is compatible with the adjacent existing uses and is consistent with the density approved through Tentative Traci Maps 53342 and 60500.
(f) Ihe tentative map does not propose to divide land, which is subject to contract entered into pursuant to the California Land Conservation Act of 1965, because the property in question has not been included in any such contract.
(S) 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. Ïhe project site contains Joshua trees and California junipers which are subject to the City's Native Desert Vegetation Preservation Ordinance. Mitigation measures were incorporated which require additional surveys prior to issuance of a grading permit and monitoring of the site for a minimum of two years after finalization of tree relocation permit. No additional threatened, rare or endangered plant or animal species were identified during review of the project.
(h) Ihe design of the subdivision and the type of improvements are not likely to cause serious public health and safety problems, because conditions of approval have been applied which require installation of streets, curbs and sidewalks in compliance with City standards.

Also, the discharge of waste from the proposed subdivision into an existing community sewer system will not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board, because the applicant is required to comply with all conditions of approval including submittal of a sanitary sewer-area study, dedication of the new sewer system to the City and installation of private laterals for each residential lot. ln addition, the project is required to provide on- and off-site improvements as required by the water purveyor which is in compliance with General Plan Goal PS2: "Ensure that all development in Palmdale is served by adequate water distribution and sewage facilities".

Resolution No. PC-201 7-001

I
(i)The tentative map design provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible because the tract is designed with adequate dimensions to '-^,,i-i-^ ¡t ^ ^^^^.+,,^;+i^^ {^. ^^ô^;r,^ ^h/.1 h^+,,F-l h^^+i^^ ^^¡ rr¡crl\ûr z-s Lrrç vPl.,vrL\rrllllçr r(J¡ Pclorrv(, ¡rvq(I¡v q'rs cooling. The minimum 7,000 square foot lot size is maintained, per ceneral Plan Policy 13.2.4.
0)The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of the private property within the proposed subdivision because no such easements exist.

The Planning Commission hereby finds as follows with respect to the Mitigated Negative Declaration:
(a) lnitial Studies were prepared for Tentative Tract Maps 53342 and 60500, which encompass the General Plan Amendment area, in conjunction with the original approvals and on December 5, 2002, ^^l Cr^^¿^*L^- a,l al\^^ -^^^^^+i.,^1., ¡l..^ rll^^^¡^^ a\^.ã'r^¡^^i^^ clllu ot Pl(irlllJtrt zl, z-vvv, lrtõpÞullvçry, r.rrs l rar¡rrrrrg v(,¡rrrrrrÒðr\Jrr adopted Mitigated Negative Declarations finding that the projects would not have significant impacts on the environment. The proposed project includes a general plan amendment to change the land use designation from SFR-3 (Single-family Residential) to SP- Rancho Vista and a time extension for TTM 60500 both of which do not include any alterations to the projects as approved through Tentative Tract Map 53342 and 60500. Staff has reviewed the Mitigated Negative Declarations to determine whether the project triggered any of the conditions described in Sections 15162, 15163, or 15164 of the CEQA Guidelines which require the preparation of a subsequent, supplemental or addendum to the Mitigated Negative Declarations and concluded that no changes to the project are proposed and the previous Mitigated Negative Declarations address the project. As such, no further
documentation is required.
(b) The custodian of records for the lnitial Study, Mitigated Negative Declaration, Mitigation Monitoring Program, and all other materials which constitute the record of proceedings upon which the Planning Commission's decision is based, is the Planning Manager of the City of Palmdale. Those documents are available for public review in the Planning Division of the City of Palmdale located at 38250 Resolution No. PC-2017-001

4. Sier.ra Highway, Palmdale, California 93550, telephone (661) 267- 5200.

Based on the findings and conclusìons set forth in paragraphs 1,2, and 3 above, this Commission hereby recommends City Council approval of General Plan Amendment 1 6-001 and approves Tentative Tract Map (TTM) 60500 Time Extension (TE), subject to the conditions of approval as set forth in Exhibit lll.

5. The Deputy City Clerk shall certify to the adoption of this Resolution ADOPTED AND APPROVED this '12th day of January, 2017.
5 lChair Nemeth. Vice Chair Eneix.Velador and Warclì AYES:

NOES:

ABSTAIN
ATTEST
ABSENT:0
'.. * t,t,,t u,)n )' / t"/t1L,'.tt-
Stacia Nemeth, Chair
Planning Commission
fir^ u ,JJY(\r,,^-)
t--ynd Ó'eríen,beputy City Clerk

EXHIBIT I
LEGAL DESCR!PTION
FOR GENERAL PLAN AMENDMENT 16.001 AND
TENTATIVE TRACT MAP 60500 TIME EXTENSION
ALL THAT REAL- PR.OPER.TY LOCATtrD IN THE CITY OF PALMDAI_tr, COUNTY OF

LOS ANGELES, STATE OF CALIFORNIA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:

APN 3001 -003-1 62 AND 3001 -003-0'1 5

THE SOUTHEAST ONE-QUARTER OF THE SOUTHWEST ONE-QUARTER OF SECTION 18, TOWNSHIP 6 NORTH, RANGE 12 WEST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF.

EXCEPT IHEREFROM THAT PORTION OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARÏER OF SECTION 18, TOWNSHIP 6 NORTH, RANGE 12 WEST,

SAN BERNARDINO, MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF, INCLUDED WITHIN THE FOLLOWING DESCRIBED LINES:

COMMENCING AT THtr SOUTHWEST COR.NER. OF SECTION 18 OF SA.ID TOWNSHIP AND RANGE; THENCE ALONG THE SOUTHERLY LINE OF SAID SECTION .18, SOUTH 89.29'55' EAST, 879.93 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 3"15'41" WEST 324.97 FEET; THENCE NORTH 49"25'52" WEST 342.16 FEET; THENCE NORTH 19'12'04" WEST 201.02 FEET; THENCE NORTH 65'05'14'WEST 265.45 FEET; THENCE NORTH 15'06'34" WEST 269.17 FEET; THENCE SOUTH 73"48'41" WEST 234.69 FEET IO THE POINT ON THE WESTERLY LINE OF SAID SECTION 18; SAID POINT BEING DISTANT THEREON NORTH 0.22'58" WEST 1035,43 FEET FROM THE SOUTHWEST CORNER OF SAID SECTION 1B; THENCE ALONG SAID WESTERLY LINE, NORTH 0'22'58" WEST, 816.78 FEET; THENCE SOUTH 83'24'58" EAST 436.44 FEET; THENCE SOUTH 67'17'20" EAST 492.27 FEET; THENCE SOUTH 21'38'11' EAST 94-1 .55 FEET; THENCE SOUTH Bg'12'42" EAST 293.10 FEET; THENCE SOUTH 2S 34'26" EAST 862.13 FEET TO A POINT ON SOUTHERLY LINE OF SAID SECTION 18, SAID POINT BEING DISTANT THEREON SOUTH 89.29'55' EAST 1067.17 FEET FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 89'29'55'WEST 1067

FEET TO THE TRUE POINT OF BEGINNING,

BEARINGS AND DISTANCES USED IN THE ABOVE DESCRIPTION ARE BASED ON ÏHE CALIFORNIA COORDINATE SYSTEM, ZONE 5, AS DESCRIBED IN DEED RECORDED MARCH 13, 1967 AS INSTRUMENT NO. 431 IN BOOK D3581 PAGE 123, OFFICIAL RECORDS.

Resolution No. PC-20'1 7-001

EXCEPT THEREFROM THAT PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 6 NORTH, RANGE 12 WEST, SAN BERNARDINO MERIDIAN, DESCRIBED AS FOLLOWS:

BEGINNING AT THE SOUTHEAST CORNER OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE ALONG THE EASTERLY LINE OF SAID SOUTHEAST QUARTER NORTH 01.01'25" WEST 1324.45 FEET TO THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER; THENCE ALONG THE NORTHERLY LINE IF SAID SOUTHEAST OUARTER NORTH 89"43'03" WEST 3.OO FEET; THENCE SOUTH 01'01'25" EASI ß24.44 FEET TO THE SOUTHERLY LINE OF SAID SOUTHEAST QUARTER; THENCE ALONG SAID SOUTHERLY LINE

89.29'55' EAST 3.OO FEET TO THE POINT OF BEGINNING AS GRANTED TO

ANTELOPE VALLEY UNION HIGH SCHOOL DISTRICT AS DEED RECORDED MAY 30, 2OO3 AS INSTRUMENT NO. 03-1539472 OFFICIAL RECORDS.

APN 3001-003-160:

PARCEL 1

THE NORTH ONE-HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 6 NORTH, RANGE '12 WEST, SAN

BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT OF SAID LAND APPROVED BY THE SURVEYOR GENERAL ON SEPTEMBER 3, 1855.

PARCEL 2
THE SOUTH ONE.HALF OF THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 18, TOWNSHIP 6 NORTH, RANGE 12 WEST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF.

EXCEPT THEREFROM THAT PORTION OF SAID LAND AS CONVEYED TO ÏHE STATE OF CALIFORNIA BY DEED RECORDED FEBRUARY 24, 1967 AS INSTRUMENT NO. 505, IN BOOK D3565 PAGE 976, OFFICIAL RECORDS, INCLUDED WITHIN THE FOLLOWING DESCRIBED LINES:

COMMENCING AT THE SOUTHWEST CORNER OF SECTION 18 OF SAID

TOWNSHIP AND RANGE, ACCORDING TO THE OFFICIAL PLAT THEREOF, THENCE ALONG THE SOUTHERLY LINE OF SAID SECTION 18, SOUTH 89"29'55" EAST, 873.93 FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 3'15'41" WEST 324.97 FEET; THENCE NORTH 49"25'52' WEST. 342.16 FEET; THENCE NORTH 19"12'04" WEST,20l.02 FEET; THENCE NORTH 65'05'14"WEST, 265.45 FEET; THENCE NORTH 15'06'34" WEST, 269.17 FEET; THENCE SOUTH Resolutlon No. PC-2017-001
Page B
73"48'41' WEST, 234.69 FEET TO A POINT ON THE WESTERLY LINE OF SAID SECTION 18, SAID POINT BEING DISTANT THEREON NORTH 0'22'58' WEST, 1035.43 FEET FROM THE SOUTHWEST CORNER OF SAID SECTIoN 1B; THENCE ^l ^Nl¡': e^lrl \^ÍEQTEDI V I lt\lE ñaaa'RA' t^/EeT alA 7a trEE'l-. Tt-]trt\l^tr eaìl lTu 83"24'58" EAST, 436.44 FEET; THENCE SOUTH 67"17'20" EAST 492.27 FEET; THENCE SOUTH 21"38'11" EAST 941 .55 FEET; THENCE SOUTH 89"12'43' EAST, 293.10 FEET; THENCE SOUTH 29"34'26'EAST, 862.13 FEET TO A POINT ON THE SOUTHERLY LINE OF SAID SECTION 18, SAID POINT BEING DISTANT THEREON SOUTH 89'29'55" EAST 1067.17 FEET FROM THE TRUE POINT OF BEGINNING; THENCE NORTH 89'29'55'WEST 1067.17 FEET TO THE TRUE POINT OF BEGINNING.

BEARINGS AND DISTANCES USED IN THE ABOVE DESCRIBED EXCEPTION ARE BASED ON THE CALIFORNIA COORDINATE SYSTEM ZONE 5.

EXHIBIT II

ASSESSOR'S PARCEL MAP
FOR GENERAL PLAN AMENDMENT 16.001 AND
TENTATIVE TRACT MAP 60500 TIME EXTENSION
Project Site
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EXHIBIT III
FINAL

CONDITIONS OF APPROVAL FOR
TENTATIVE TRACT MAP 60500

TIME EXTENSION
^ÞÞÞrì\r^t Fr^Ttr. t^À t^ov 'lt tñía
EFFECTIVE DATE: JANUARY 24,2017
EXPIRATION DATE: OCTOBER 3, 2019
These conditions of approval apply to Tentative Tract Map 60500 Time Extension; a subdivision of 30.68 acres within the Rancho Vista Specific Plan into 65 single-family residential lots and one detention basin lot, located south of Vista Point Way and west of Rancho Vista Boulevard. For the purpose of these conditions, the term "applicant" shall also mean the developer, the subdivider, the owner, or any successo(s) in interest to the terms of this approval. For the purposes of these conditions, an " indicates that the condition is a mitigation measure.

GENERAL CONDITIONS
This approval shall become null and void if a final map has not been timely filed prior to the expiration date in accordance with provisions of the Subdivision Map Act. One additional three year exiension of time may be granted by the Planning Commission upon submittal of a formal application, required exhibits and appropriate fees in accordance with ihe City's Municipal Code. ln granting any such time extension, the City of Palmdale may impose new conditions and standards on the tentative map, pursuant to Section 66452.6(e) of the Government Code. (P)(E)
This Tentative Tract Map is granted for all boundary lines, easements, rights-of- way, and construction of off-site improvements as shown on the map date stamped 'Received October 18, 2016' as modified by these Conditions of Approval. Final map(s) shall be in substantial compliance with the tentative map and these Conditions of Approval. (P)(E)
The applicant shall comply with all requirements of the Palmdale Municipal Code, all requirements of the City of Palmdale ordinances, resolutions, and all applicable standards and policies that are in effect at the time that building permits are issued for the development. (P)(E)
1 2
Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017

4Pursuant to Fish and Wildlife Code Section 71 I .4, within five days after approval of this project the applicant shall remit to the City a cashier's check, payable to the Los Angeles County Clerk in the amount of $75 for filing the environmental Notice of Determination. Fudhermore, if the Depaftment of Fish and Wildlife determines that this project is not exempt from a filing fee imposed pursuant to Fish and Wildlife Code Section 711.4,then the applicant shall also pay to the Department of Fish and Wildlife any fee and any fine which the Department determines to be owed. (P)
When exhibits and written conditions of approval are inconsistent, the written conditions shall prevail. (P)(E)
Off-site public improvements (streets, drainage, sewers, etc.) may be necessary to adequately serve this subdivision. lf off-site public improvements are required, said improvements shall be located within public easements. This tentative map approval is subject to the applicant's acceptance of the City of Palmdale's requirements for acquisition of said public easements, including the applicant's financial responsibility. The City Engineer shall have the authority to withhold approval of any affected improvement plans for failure to satisfy this condition. (E)
The applicant shall participate in such on-site and off-site water service improvements as may be required by the serving water purveyor. (E) Coordination with utility companies by the applicant's engineer during design shall be required in order to ensure that required public improvements are not in conflict with existing or proposed utilities. (E)
The applicant shall comply with all requirements of the Congestion Management Program for the County of Los Angeles and any related City of Palmdale requirements. These shall include, but are not limited to: trip reduction, deficiency plan, traffic and public transportation requirements and improvements, and impact fee requirements. (TE)
6 7
B
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Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017
r- dgc o
10 11
12 13
14 15
The aoplicant shall comoly with all provisions of the Wate¡ Efficient Landscape Ordinance No. 1475 and City Landscape Standards. (E)
The applicant shall defend, indemnify, and hold harmless the City of Palmdale, its elected and appointed officials, officers, employees, and agents from and against any claim, action, or proceeding against the City of Palmdale, its elected and appointed officials, officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Palmdale concerning this subdivision, including but not limited to any approval or condition of approval of the City Council, Planning Commission, or Planning Manager, which action is brought within the time period provided for in Government Code Section 66499.37. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the subdivision and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose i+^ ^.,.^ ^++^--^,, ¿^ -^^-^^^^+ +L^ /.ri¡,, i+^ ^t^^+^¡ ^^¡ ^^^^¡^¿^¡ ^#i^i^t^ ^fÍi^^.^ lLù UVVII dLl,(Jl¡lçy lU lçplEÞçllL (llt' \,lLy, lLÞ YlççLcL¡ allu ctPl.,,Ull lt9u \Jlllllollõ, Ulllçç¡ù, employees, and agents in ihe defense of the matter. (P) The applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsib¡lities to comply with all pertinent requirements in the Palmdale Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City. (P)
Left-turn ingress and/or egress at all access locations is subject to approval of the Traffic/Transportation Engineer and may be restricted in the future due to traffic operational or safety concerns. Alternatives to such restrictions may be considered. (TE)
The applicant shall fully cooperate with any adjacent property development in order to provide improved site access in the future. (TE) Pursuant to Government Code section 66020(a), any party may protest the imposition of any fees, dedications, reservations, or other exactions imposed on this development project. Required fees must be paid in full or arrangements must be made to pay the fee when due. Written notice of payment under protest must be filed with the City at the time of approval or conditional approval of this project or within 90 days after the date of the imposition of the fees, dedications, reservations, or other exactions imposed on this project. (P) Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE STAMPING OF THE TENTATIVE MAP FOR CONDITION COMPLIANCE:
16 Submit four copies of a revised tentative map to the Planning Division showing condition compliance along with required fee(s) for plan check review. Lot sizes for individual lots shall be indicated and all lots shall meet or exceed the minimum lot area and required lot dimensions contained in the Rancho Vista Specific Plan. Portions of lots included within the Landscape Maintenance Assessment District shall not be utilized in determining compliance with the minimum lot area standards. (P)
17All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs shall be prepared and signed (and stamped where required) only by those individuals legally authorized to do so. Plans for public improvements shall be prepared, signed, and stamped by a California Registered Civil Engineer. (E)

THE FOLLOWING CONDITIONS SHALL BE ADDRESSED WITH THE SUBMITTAL OF GRADING PLANS OR PRIOR TO ISSUANCE OF A GRADING PERMIT:
18 The applicant shall enter into a Subdivision lmprovement Agreement and post securities for grading operations with the City and pay all applicable fees.

Grading activities extending beyond phase boundaries shall require prior approval of the City Engineer and the Planning Manager. Such grading activity shall be reflected in the subdivision improvement agreement of the phase which request such grading. (E)
19Grading and wall plans shall be submitted for review and approval to the Engineering Division. Approval by both the City Engineer and the Planning Manager shall be obtained prior to the issuance of a Grading Permit. Perimeter walls shall be consistent with the design and materials of any previously approved adjacent perimeter wall to provide continuity of the streetscape. Final grading and wall concepts shall be in substantial conformance with those shown on the tentative map, conceptual grading plan, consistent with the Rancho Vista Specific Plan and in accordance with the following: (P)(E)

19.1 Northerly Boundary - The applicant shall provide a 6-foot high decorative wall for Lot 1 to be constructed of a minimum of two different types or Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017

uuluf !; ol textulcu uluuK, ä uulllulllaUUll ul pdLtvlllcu uullulstË, ùLut/tu, ul other embellished materials and open view fencing for Lot 38 (detention basin) in compliance with the City Engineer's guidelines. Materials shall be approved by the Planning Division prior to installation.

19.2 Southerly Boundary - ïhe applicant shall provide a 6-foot high wrought iron and block pilaster fence. The applicant shall coordinate this fence with the Department of Water Resources and remove any existing chain link fencing.

19.3 Easterly Boundary - The applicant shall provide 6-foot hìgh decorative wall to be constructed of a minimum of two different types or colors of textured block, a comb¡nation of patterned concrete, stucco, or other embellished materials. Materials shall be approved by the Planning D¡v¡sion prior to installation.

19.4 Westerly Boundary - The applicant shall provide 6-foot high decorative wall io be constructed of a minimum of two different types or colors of textured block, a combination of .patterned concrete, stucco, or other embellished materials along areas that do not contain an existing 6-foot high block wall. Materials shall be approved by the Planning Division prior to installation.

19.5 All corner lots shall contain a 6-foot high decorative masonry block wall on the street side of the lot. The wall shall be constructed of a minimum of two different types or colors of textured block, a combination of patterned concrete, stucco, or other embellished materials. Materials shall be approved by the Planning Division pr¡or to installation.

19.6 All interior property line fencing shall be constructed of solid masonry block.

19.7 lnterior retaining walls shall not exceed three feet in height within rear yard landscaped slopes.
ln al! eases where a required wall is to be located adjaceni to the top of a 2:1 or greater slope, the wall shall be set back a minimum of two and one-half (2-112) feet from the crest of that slope on the level side. All slope and wall tî
Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017

configurations shall meet the setback requirements of the City Building Code. (PXEXB&S)
21 The exterior face and footings of all project perimeter walls shall be located no more than two (2) inches from the property line on the subject property. (P)(E) 22 Double boundary walls between developments are prohibited except as approved by the Planning Manager and City Engineer. (P)(E) 23 The final grading plan shall indicate that all rear and interior side yard slopes are up slopes to property lines as indicated on the tentative map' (PXE) 24 All manufactured slopes on or adjacent to project boundaries shall meet the setback requirements of Chapter 70 of the current City Building Code. A recorded off-site slope Acceptance Letter from all affected property owners shall be submitted to the City Engineer prior to approval of grading plans for any slope not meeting these requirements. ln addition, slopes are required to meet City Standards with respect to erosion control. (EXB&S)
25 The applicant shall submit a temporary erosion control and sedimentation plan for approval by the City Engineer prior to grading plan approval and grading permit issuance when grading activity will occur between October 1st and April 15th. (E)
26 This project shall be designed and constructed in accordance with the stormwater pollution control requirements of the Lahontan Region of the California Regional Water Quality Control Board. Prior to the issuance of a grading permit, the applicant shall file a Notice of lntent with the Lahontan Region of the California Regional Water Quality Control Board to comply with the applicable National Pollution Discharge Elimination System (NPDES) requirements. The applicant shall submit a copy of the Stormwater Pollution Prevention Plan (SWPPP) to the City Engineer. (E)
27 Final landscape and irrigation plans shall be submitted to the city Engineer for review and approval. These plans shall include, but not limited be to, erosion control and revegetation landscaping, street tree, and slope erosion control plans, as determined necessary by the Ciiy Engineer. (P)(E) Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017
régg t
aa
29 31
30 -rL^ ^^^ti^^^¿ ^L^ ^.,L-i+ ¡^- -^,,i^,,, ^-.J ^^^-^.,^t L., +L^ a\id,, E^^i^^^- r ¡ rç crPPll(Jar rr ùr lar¡ ÞL¡rJr r llr rvr r çv¡('vv o¡ lu orPPr vvclr uy u rç \rrLy r-¡ rgll rççr , landscaping and irrigation system plans for the areas included in the Landscape Maintenance Assessment District. (E)
The applicant shall incorporate into the project design all existing easements within the project boundaries, or obtain abandonment of said easements from the affected easement holde(s). ff this requirement cannot be accomplished, the project shall be redesigned accordingly to the satisfaction of the Planning Manager/City Engineer or the Planning Commission. (P)(E) The applicant shall obtain off-site easements from affected property owner(s) for all proposed off-site improvements and grading activities (slopes, drainage, walls, etc.). lf said easements cannot be obtained, the project shall be redesigned to incorporate said improvements and grading entirely within the project boundary, to the satisfaction of the Planning Manager and the City Engineer. The City Engineei'shall have the authority to withhold approval of any affected improvement plans for failure to satisfy this condition. (P)(E) A drainage acceptance letter from each affected property owner shall be submitted to the City Engineer when the pre-developed storm runoff onto any property is increased, concentrated, diverted, or changed in any form as required by State law. (E)
A final hydrology study and hydraulics report shall be prepared for this subdivision and approved by the City Engineer. The hydrology study and hydraulics report shall address on-site and off-site conditions and impacts. (E) An on-site storm drainage basin (detention) shall be required for this subdivision according to the City of Palmdale's adopted Storm Water Management Policy.

Such basin(s) shall be sìzed and configured as a buildable lot based on the zoning; granted in fee to the City for drainage and landscape purposes; and annexed to the Landscape Maintenance Assessment District. (E) This subdivision shall be designed in accordance with the City's Floodplain Management Ordinance, Master Plan of Drainage, and related criteria within the Engineering Design Standards. (E)
32 33
34 Tentative Tract Map 60500 TE
FINAL Conditions of Approval
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Page I
35 JO

34.1 All drainage facilities shall be designed to be compatible with Master Plan of Drainage facilities. Applicant shall provide sysiem piping to allow for the future elimination of the drainage basin. (E)
The applicant shall submit geotechnical reports, prepared in accordance with the City's Engineering Design Standards, to the City Engineer for review and approval prior io the issuance of a grading permit. (E) A pre-construction nesting bird survey shall be conducted no more than three days prior to the removal of vegetation or ground disturbance to avoid effects to nesting birds. This survey shall encompass the entire area of project-related ground disturbance. lf any active nests are detected, then a buffer of at least 300 feet (500 feet for raptors) will be delineated, flagged, and avoided until the nesiing cycle is complete as determined by the biological monitor to minimize impacts. (P)
Pre-construction presence/absence surveys for burrowing owl shall be conducted within 30 days prior to any on-site ground disturbing activity. The burrowing owl survey shall be conducted pursuant to the recommendations and guidelines established by the California Department of Fish and Wildlife. ln the event this species is not identified within the project limits, no further action is required. lf during the pre-construction survey, the bunowing owl is found to occupy the site the project applicant shall take the following actions to offset impacts prior to ground disturbance: (P)
37 1Active nests within the areas scheduled for disturbance or degradation shall be avoided from February 1 through August 31, and a minimum 250- foot buffer shall be provided until fledging has occurred. Following fledging, owls may be passively relocated by a qualified biologist.

37.2 lf impacts on occupied burrows in the non-nesting period are unavoidable, onsite passive relocation techniques may be used if approved by the CDFW to encourage owls to move to alternative burrows outside of the impact area.

37.3 lf relocation of the owls is approved for the site by the CDFW, a qualified bìologist shall prepare a plan for relocating the owls to a suitable site. Ïhe relocation plan must include all of the following:

Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017

38 Tire iocatioir oí tile nest anrl owis proposed for reiocaiiorr; The location of the proposed relocation site;
The number of owls involved and the time of year when the relocation is proposed to take place;
ïhe name and credentials of the biologist who will be retained to supervise the relocation;
The proposed method of capture and transport for the owls to the new site;
A description of site preparation at the relocation site (e.9., enhancemeni of existing burrows, creation of artificial burrows, onetime or long-term vegetation control); and,
A description of efforts and funding support proposed to monitor the relocation.
lf cultural resources are discovered during project grading by the project coniractor, all work in the area of the find shall cease and a qualified archaeologist shall be retained by the project sponsor to investigate the find and to make recommendations on it disposition. lf a significant archaeological resource(s) is discovered on the property, ground-disturbing activities shall be suspended 100 feet around the resource(s). The archaeological monitor and representatives of the appropriate Native American Tribe(s), the Project Applicant, and the Planning Division shall confer regarding mitigation of the discovered resource(s). A treatment plan andior preservation plan shall be prepared by the archaeological monitor and reviewed by representatives of the appropriate Native American Tribe(s), the Project Applicant, and the Planning Division and implemented by the archaeologist to protect the identified archaeological resource(s) from damage and destruction. The landowner shall relinquish ownership of all archaeological artifacts that are of Native American origin found on the project site to the culturally affiliated Native American Tribe(s) for proper treatment and disposition. A final report containing the significance ancj treatment finciings shaii be preparecÌ by the archaeoiogist anci submiiteci to the Planning Division and the appropriate Native American Tribe(s). (P) a
a
a
a
a
a
Tentative Tract Map 60500 TE
FINAL Conditions of Approval
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39 41
40 lf archeological or paleontological resources (fossils) are discovered during project grading, work shall be halted in that area until a qualified archeologist or paleontologist can assess the significance of the find. The project archeologist or paleontologist shall monitor remaining earthmoving activities at the project site and shall be equipped to record and salvage resources that may be unearthed during grading activities. The archeologist or paleontologist shall be empowered to temporarily halt or divert grading equipment to allow recording and removal of the unearthed resources. Any resources found shall be evaluated in accordance with CEQA Guidelines and offered for curation at an accredited facility approved by the City of Palmdale. A report of findings, including, when appropriate, an itemized inventory of recovered specimens and a discussion of their significance, should be prepared upon completion of the steps outlined above. The report and inventory, when submitted to the appropriate lead agency, shall signify completion of the program to mitigate impacts on archeological and paleontological resources. The applicani shall be liable for costs associated with professional investigation. (P)
The applicant shall comply with all provisions of Municipal Code Chapter 14.04, Joshua Tree and Native Vegetation Preservation and the Deseñ Vegetation Preservation Plan prepared for the project. (P)(E)
*Prior io issuance of a grading permit, an updated survey of all on-site Joshua trees and California juniper shall be completed by a qualified biologist to determine the extent of project related impacts. A two-year monitoring program shall be implemented in accordance with the biota study. (P) *The project developer shall prepare a Native Vegetation Preservation Plan to address impacts to on-site Joshua trees and California junipers. This plan shall comply with all requirements of the City of Palmdale Native Desert Vegetation Preservation Ordinance. (P)
42 Tentatrve Tract Map 60500 TE
FINAL Conditìons of Approval
January 12,2017

THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO OR IN

CONJUNCTION WITH RECORDATION OF THE FINAL MAP OR ANY PHASE THEREOF:
43The applicant shall petition the Clty to form a Landscape Maintenance Assessment District for the maintenance of landscaping and appurtenani facilities. Such district shall be formed concurrently with, or prior to, recordation of the final map at the sole cost and expense of the applicant, and the applicant's deposit of ihe estimated costs thereof shall be required prior to such actions by the City. lf the City is unsuccessful in the formation of the Landscape Maintenance Assessment Disirict, the Applicant shall propose an alternative maintenance entity and shall be responsible for the maintenance of the landscaping and appurtenant facilities until such time that an alternative maintenance ent¡ty assumes the maintenance. All costs associated with the Íormation oÍ an aiiernative ma¡ntenanee entity shall i.re paici by the Applicant. (E) The applicant shall provide wr¡tten evidence to the Planning and Engineering Divisions that approval has been obtained from the Los Angeles County Fire Department. (FXPXE)
The applicant shall enter into a subdivision improvement agreement and post securities with the City and pay all applicable fees at the time of subdivision approval for those improvements necessary to suppotl this subdivision, as determined by the City Engineer. lf any transfer of ownership/title of land within this proposed subdivision takes place prior to release of all agreements and securities, the new applicant shall be required to enter into a separate Subdivision lmprovement Agreement with the City and pay all applicable fees.

Agreement and securities with the prior applicant will be released after the agreement and securities with the new applicant take effect. (E) 46The applicant shall provide standard street improvements for the south half of Vista Point Way across the project frontage. The design shall be based on a 64 foot right-of-way on an acceptable centerline profile extending a minimum 300 feet beyond the project, where applicable. These improvements shall consist of:
(E)
44 45
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FINAL Conditions of Approval
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47 . Curb and gutter;
. Sidewalk (width = 5 feet);
. Roadway grading and paving, overlay and/or match-up, as directed by the City Engineer;
. Traffic control signs and devices as required by the City Traffic Engineer; . Pavement transition from the project boundaries to the satisfaction of ihe City Engineer;
. Wheelchair ramp(s) at all walk returns;
. Roadway drainage device(s);
. Streetlights, and,
. Design and construct a turnaround at the westerly tract boundary as shown on the tentative maP.

The applicant shall provide standard street improvements for "4" Street' up to "8" Street: "D" Street, "E" Street and "F" Street within the project boundary, face of curb to face of curb width of 36 feet (60 foot righlof-way). These improvements shall consist of: (E)
. Curb and gutter;
. Sidewalk (width = 5 feet);
o Roadway grading and paving, overlay and/or match-up, as directed by the City Engineer;
. Traffic control signs and devices as required by the City Traffic Engineer; . Pavement transition from the project boundaries to the satisfaction of the City Engineer;
Tentative Tract Map 60500 TE
FINAL Conditions of Approval
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48 49
. 'vVireeichair rainp(s) at ali waik reíui'ns;
. Roadway drainage device(s);
. Forty (40) foot minimum improvements; and,
o Streetlights.

The applicant shall provide standard street improvements for "A" Street, south of "8" Street and "C" Street within the project boundary, face of curb to face of curb width of 34 feet (58 foot right-of-way). These improvements shall consist of: (E) . Curb and gutter;
. Sidewalk (width = 5 feet);
. Roadway grading and paving, overlay and/or match-up, as directed by the City Engineer;
. Traffic control signs and devices as required by the City Traffic Engineer; . Pavement transition from the project boundaries to the satisfaction of the City Engineer;
. Wheelchair ramp(s) at all walk returns;
. Roadway drainage device(s);
. Forty (40) foot minimum improvements; and,
. Streetlights.

The applicant shall provide the following public improvements needed to serve each phase: (E)(F)

49.1 Means for future access to the Staie Water project property located to the south via an easement acceptable to the City.
52 53
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FINAL Conditions of Approval
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50 51
The applicant shall construct the entire roundabout at the iniersectìon of Vista Point Way and "4" Street. Said roundabout shall be landscaped with transplanted Joshua trees and decorative boulders. (P)(E) Provide a striping and signing plan, subject to the approval of the TrafficÆransportation Engineer prior to the approval of the street improvement plans. The siriping and signing plan shall be made a part of the final street improvementplans. (TE)(E)
Provision for adequate sight distances shall be demonstrated and be subject to the approval of the TrafficÆransportation Engineer. (TE) The applicant shall be responsible for all roadway, lighting, traffic control, and other improvements related to the roadways identified on the map. This shall include design and construction of improvements. All such improvements shall be subject to the approval of the Traffic/Transportation Engineer. Upon acceptance of improvements by the City, the City shall operate the facilities. (E) (TE)
All areas within the tract designated by the City Engineer as requiring a landscape easement shall be shown as an 'Easement for Landscaping Purposes' on the final map. (E)
A sanitary sewer-area study for this subdivision shall be prepared and submitted to the City Engineer for review and approval. A public sanitary sewer system is to be dedicated to the City, with private laterals to each lot. The system shall be designed and installed as the only method of sewage disposal for this subdivision. (E)
The applicant shall obtain sufficient off-site sewer easements and design and construct an off-site outfall sewer with supplemental size, capacity, and length as required by the City Engineer. The City Engineer shall have the right to withhold approval of any affected improvement plans for failure to satisfy this condition. (E)
Water mains shall be designed to meet or exceed the total flow requirements determined for domestic flow and fire flow for this development. Required domestic flow shall be calculated by the applicant's engineer. Fire flow shall be determined by the Los Angeles County Fire Chief. (E)
54 55
56 57
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58 59
60 The plans and specifications for the water delivery system shall be submitted for approval to the responsible water purveyor prior to final approval of this development by the City Engineer. In all cases where water system facilities have not bee installed prior to filing this development with the City Engineer for final approval, the applicant shall submit a Labor and Materials bond in addition to one of the following: (E)

58.1 An Agreement and Faithful Performance bond in the amount approved by the City Engineer to be sufficient to guarantee installation of the improvements; or

58.2 An Agreement and evidence satisfactory to the City Engineer showing that the applicant has entered into a contract with the serving water utility for establishing a security guaranteeing payment for the installation of the improvements.

A set of approved water plans from the water purveyor shall be filed with the Los Angeles County Fire Department. (F)
Provisions shall be made within the project to utilize recycled waier to the extent that such provision is found to be in accordance with the Antelope Valley Recycled Water Master Plan and any City standard/ordinance enacted to facilitate its use. (E)
The project shall comply with all requirements of Palmdale Municipal Code Section 13.05, Sewer Collection Service Charges. (E)
Street lighting plans shall be reviewed and approved as a separate approval from the street improvement plans. Street lighting plans and electrical plans shall be submitted to the City Engineer for review and approval and to Southern California Edison for reference. Electrical plans shall be prepared by a Registered California Electrical Engineer. (E)
ïhe applicant shall petition the City to form a Streetlight Benefit Assessment District for the ownership and maintenance of streetlights and appurtenant facilities. Such district shall be formed concurrently with, or prior to, recordation of the final map at the sole cost and expense of the applicant, and the applicant's deposit of the estimated costs thereof shall be required prior to such 61 ôz
63 Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017

b4
67 actions by the City. lf the City is unsuccessful in the formation of the district, the Applicant shall propose an alternative maintenance entlty and shall be responsible for the maintenance of the streetlights and appurtenant facil¡ties until such time that an alternative maintenance entity assumes the maintenance. All costs associated with the formation of an alternative maintenance entity shall be paid by the Applicant. (E)
The applicant shall provide a complete set of street improvement plans for review and comment to utility providers including but not limited to the following:
(E)
o Los Angeles County Waten¡i¡orks
Southern California Edison
Southern California Gas CompanY
Pacific Bell or General Telephone
Cable TV
Easements for all on-site utilities, public and private, shall be granted and recorded for maintenance and upkeep. Such easements may include, but are not limited to, sewer, water, electric, gas, telephone, storm drains, detention basins, and landscaping. (E)
Dry wells may be required for this subdivision to dispose of on-site nuisance water. The applicant shall be required to install appropriate measures to protect dry wells and basins from silt during grading operations and any off-site flow from undeveloped areas designed to flow through subdivision.

Will Serve letters will be required before the map is submitted to City Council for approval. The following is a list of the minimum Will Serve letters required: (E) Los Angeles County Waterworks
. Southern California Edison
a
65 66
Souihern California Gas Company
Tentative Tract Map 60500 TE
FINAL Conditions of Approval
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. Cable TV
. School Districts
68A preliminary title report and subdivision guarantee is needed showing all fee ¡nterest holders, all interest holders whose interest could ripen ìnto a fee, all trust deeds, together with the names of the trustee and all easement holders. The account for this title report shall remain open until the final tract map is filed with the County Recorder. No easements shall be granted and recorded until after the final map is recorded, unless approved by the City Engineer and subordinated to any City easements by a certification upon the title sheet of the final map, prior to the grant. (E)
r)vln cases where the applicant indicates that multiple final maps will be filed, a Phasiirg Pian shali be submiiterj for ieview and appi'ovaf by the Planning Manager and City Engineer. Pursuant to Government Code 66456.1, multiple final maps (phasing of tentative map) shall not be authorized for this tentative map until such time as the City of Palmdale has had the opportunity to evaluate the phasing and impose reasonable cond¡tions related to the phasing. (E) lmprovements required herein shall be constructed in accordance with the Specific Plan, including any approved amendments. (E)
The applicant shall record a deed restriction for lots 9-19, 21 and 22 which restricts the use of the portion of these lots to remain as natural open space.

Maintenance of these areas shall be the individual property owner's responsibility. Said deed shall include a restriction on building, grubbing, grading and revegetation of these areas except as approved by the Planning Manager. (P)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE ISSUANCE OF BUILDING PERMITS FOR ANY PHASE OF THE SUBDIVISION:

The applicant shall pay all fees at the time fees are determined payable and eomply with all requirements of the applicable Federal, State, and Local agencies including, but not limited to, the following as applicable:
70 71
72 Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017

IJ
74 75
Los Angeles County Sanitation District
Los Angeles County Department of Health Services
Los Angeles County Consolidated Fire District
Los Angeles County Waierworks
Westside Union School District
Antelope Valley Union High School District
California Department of Fish and Game
Regional Water Quality Control Board
Air Quality Mitigation Fee
The duty of inquiry as to such requirements shall be upon the applicant. Proof of payment shall be provided to the Building and Safeiy Department prior to issuance of any building permits. (P)(EXB&S)
The applicant shall submit full sized copies of the final recorded map in the form of one set of mylar and three sets of blueline to the City Engineer, and shall also submit an B-112 x 1l inch mylar copy of the final map to the Planning Manager and City Engineer. The applicant shall provide a computerized .dwg format of the final recorded tract map which is compatible with the City's G.l.S. program to the City Engineer. The final map shall be projected in NAD 83 State Plane Zone (5 in feet). (EXP)
Subdivision Development Plan applications shall be submitted, either for the entire tract or in compleie submittals for each phase, and shall include all documents and maps required by the Subdivision Development Plan Application and a copy of the Planning Division stamped final tentative map (inclusive of all conditions of approval). Separate submittals for components of a phase or entire tract may be accepted; however, full Subdivision Development Plan fees shall be paid for each separate submittal. Subdivision Development Plans shall be in compliance with the Municipal Code and the General Plan Community Design Element or as otherwise set forth in the Rancho Vista Specific Plan. (P) A Temporary Use Permit for proposed on-site model homes shall be filed concurrently with the Subdivision Development Plan application for designated model home lots and shall include all documents and maps required in Chapter 2, Section 27.03.8.5 of the Municipal Code and by the Temporary Use Permit Application. (P)
Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017
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¡\r^,.¡^l L^-^^ ^L^ll ^^-^l', '^,;+h +h^ e+^^'.1^',.1- af l-larralanmah+ ^f +hâ I lrh-h lvl\J\.¡gl ll(.,lllçù ùllctll rJUrl¡Ply vvllll LIIç v¡ vçvvrvy'¡rv Residential land use (Single-Family Residential 3.1 - 6.1 dwelling units per acre) for single family residences pursuant to the Rancho Vista Specific Plan and Section 41.09 of the Municipal Code. (P)
Temporary sales trailers shall comply with the setback requirements of the Urban Residential land use (Single-Family Residential 3.1 - 6.1 dwelling units per acre) for single family residences pursuant to the Rancho Vista Specific Plan and shall be permitted and operated pursuant to Section 27.03.8.4 (Temporary Use Permit) of the Municipal Code. (P)
The applicant shall comply with all requirements of the Palmdale Building and Safety Department including posting of necessary securities to ensure conversion of model structures or any portion of a model structure for residential habitation prior to issuance of occupancy permits. (B&S) Ihe applicant shall submit detailed plans to the Building and Safety Department for all building construction and obtain plan approval. (B&S) All agency approvals for permit issuance shall be on file with the Building and Safety Department. (B&S)
Grading shall be designated "Engineered Grading" per City Building Code and shall be done in accordance with an approved grading plan. All grading work shall be performed according to the phasing plan approved by the Pianning Manager and the City Engineer. (P)(E)
At completion of rough grading, the applicant shall submit appropriate reports and statements (Certifications) to the City Engineer, for review and approval, prior to release of rough grading. The City of Palmdale Building Code requires these reports and statements from the field or supervising grading engineer, the soils engineer, the geologist, and the grad ¡ng contractor. (EXB&S) All sanitary sewer mains to be dedicated to the City are to be provided with as-built plans and have TV video inspection, as required by City lnspector, prior to final acceptance for maintenance. (E)
Ió
79 BO
81 82
B4
B5
Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017

Coordination and clearance must be obtained from Los Angeles County Sanitation District and the City's Utility Division, prior to issuance of a sewer permit. (E)
The applicant shall obtain addresses established by the City Engineer, and pay applicable processing fees, for all lots of residential subdivisions. Commercial subdivisions are addressed by the Building and Safety Department upon application for a Building permit. (E)
This subdivision is located within the Portal Ridge Natural Drainage AreaiBasin as defined by the City's Master Drainage Plan and approved by Resolution 89-

75. The applicant shall comply with the provisions of Chapter 3.38 (Drainage Fee Ordinance) of the Palmdale Municipal Code. The applicant shall pay the applicable drainage fees to the Building and Safety Department in the amount that is in effect at the time such fees are to be collected. Payment of drainage fees for all areas wiihin the map boundaries which are disturbed by grading are due upon submittal of first rough grade certification. (E)(B&S)

THE FOLLOWING CONDITIONS SHALL BE MET WHILE CONSTRUCTION ACTIVITIES ARE ON-GOING:
87From the beginning of the first ground disturbing activity until 100 percent of the lots for the entire subdivision have been released for occupancy, the following are required of the applicant: 1) have erosion control measures, per an approved Erosion Control and Sedimentation Plan, in place during the rainy season (November 1 - April 15); 2) provide appropriate dust control measures, per City Standards, to minimize nuisance from dust at all times. (EXB&S) 8BTransmission lines less than 50KV and all other utility lines, existing and proposed, shall be installed underground in accordance with the City's Underground Utilities Ordinance. (E)
Adequate sanitary disposal facilities shall be required on-site during all phases of construction. (EXB&S)
86 89
90 ïentative Tract Map 60500 TE
FINAL Conditions of Approval
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The applicant shall provide solid waste disposal containers on-site during all phases of construction. ïhe accumulation of refuse and debris which may constitute an u nsig htly/u nsafe public nuisance to surrounding properties is not permitted. (P)
91lf this tentative map is to be phased, the applicant shall have all basin(s), and any temporary grading or structures necessary to convey runoff to basin(s), in an operable condition prior to completion of rough grading of proposed streets for the first phase. (E)
Provide signing and striping for all roadway improvements. (TE) Comply wiih City and State guidelines and requirements for traffic control during construction and prior to final project acceptance. (TE) Notify the Traffic/Transportation Engineer sixty (60) days pr¡or to anticipated opening of any street to public travel. (TE)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY FOR EACH DWELLING UNIT:

The applicant shall comply with the provisions of Chapter 3.40 (Traffic lmpact Fee Requirements) of the Municipal Code. The applicant shall pay the applicable traffic impact fees to the Building and Safety Department in the amount that is in effect at the time such fees are to be collected. (TEXEXB&S) The applicant shall comply with the provisions of Chapter 3.34 (Parkland Dedication and Parkland Fee Requirements) of the Municipal Code. The applicant shall pay to the Building and Safety Department the applicable Parkland development fees in the amount that is in effect at the time such fees are to be collected pursuant to the provlsions of Chapter 3.34 of the Municipal Code. (Pk)(B&S)
The applicant shall comply with the provisions of Chapter 3.42 (Fire Facility lmpact Fee Requirements) of the Municipal Code. The applicant shall pay the applicable fire facility impact fees to the Building and Safety Department in the amount that is in effect at the time such fees are to be collected. (E)(B&S) 92 93
94 95
96 97
98 oo
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FINAL Conditions of Approval
January 12,2017

The applicant shall comply with the provisions of Chapter 3.45 (Public Facility Development lmpact Fee Requirements) of the Municipal Code. Ïhe applicant shall pay the applicable public facility impact fees to the Building and Safety Department in the amount that is in effect at the time such fees are to be collected. (EXB&S)
All public improvements within, and necessary to support, a block or construction phase of any final map, must be completed within sixty (60) days from issuance of the first Certificate of Occupancy within the block or construction phase, to the satisfaction of the City Engineer. ln no case shall the total occupancy for a final map exceed ninety (90), percent until all public improvements within the final map have been completed to the satisfaction of the City Engineer. (E) 100 Slope erosion control and street trees shall be installed to the satisfaction of the City Engineer. (E)
101 At completion of final grading, the applicant shall submit appropriate statements (Certifications) to the City Engineer prior to release of final grading. The City of Palmdale requires that these be submitted by the field or supervising grading engineer. (E)
102 The developer or builder shall provide full front yard and street side yard landscaping as approved by the City Engineer and the Planning Manager. (P)(E)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF THE FINAL CERTIFICATE OF OCCUPANCY FOR ANY PHASE:
103 The applicant shall provide walls along the perimeter of the tract in conformance with the wall sections shown on the Tentative Map (Exhiblt T) and final grading wall plans. (P)
104 The subdivision shall have been graded and constructed in accordance with all approved plans including but not limited to site plans, grading plans, wall plans and landscape plans. (PXE)
105 Repair any broken or damaged curb, gutter, sidewalk, and pavement on streets within or along the frontage of the development. Any existing driveways that are not to be used shall be replaced with standard curb, gutter, and sidewalk. (E) Tentative Tract Map 60500 TE
FINAL Conditions of Approval
January 12,2017
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1^A D,,.^l,.'^^^ ^^¡ :^^¿^ll ^4-^^+ -^-^ ^i^^^ :^ ^^^^-¡^-^^ ...:¿L ar:¿., ^¡ -)^r-,J^r^ rvv r ururrc¡òs arru llrÐLc¡¡l ùu('('t llc t¡(' òtgttÞ t ct\,uutuc ¡çc wll vl(y vt trcU tudtË standards. The number and location of signs shall be as directed by the City Traffic Engineer. (TE)
107 Electric Meter lnstallations: Southern California Edison's rules and policies require that all metering equipment be located so as to provide 24-hour access to the Utility. Metering equipment may be installed inside a building when located in an illuminated meter room directly accessible from the outside and readily accessible 24-hours a day. The Edison Company requires their approval on all metering equipment prior to installation. (PXSCE)(B&S) Key to Departmental Conditions:
(P) Planning Division (267-5200)
(E) Engineering Division (267 -5272)
/r-\ I ^^ (r / Lvù r\llgcres uuu ty Tr¡c uepdf LUte r \/zJ-++uu/ (B&S) Building and Safety Division (267-5353)
(Pk) Parks & Recreation Department (267-5611)
(PS) Public Safety Division (267-5153)
(SCE) Southern California Edison Company (945-9317)
(TE) TrafficÆransportation Engineer (267-5300)

ATTACHMENT 2

CITY OF PALMDALE

MITIGATED NEGATIVE DECLARATION
38250 Sierra Highway
Palmdale, California 93550
Case Number: Tentative Tract Map 060050
Mr. Robert YuApplicant
Address: 212 S. Palm Avenue, 2nd Floor
Alhambra, CA 91801
Project Description An application to subdivide 30.68 acres into sixty-six single family residential lots including one detention basin lot Project Location Located south of Vista Point Drive and west of the terminus of Westcliff Street
On the basis of the lnitial Study prepared for the project, it has been determined that the project has been modified to incorporate the mitigation measures listed below so that it would not have a potentially significant effect on the environment. A copy of said lnitial Study is available for review at the Palmdale Planning Department, 38250 Sierra Highway, Palmdale, California 93550. This document constitutes a Mitigated Negattive Declaration.

Prior to issuance of a grading permit, an updated survey of all on-slte .loshua trees and California juniper shall be completed by a qualified biologist to determine the extent of project related impacts. A three-year monitoring program shall be implemented in accordance with the biota study.

The project developer shall prepare a Native Vegetation Preservation Plan to address impacts to on-site Joshua trees and California junipers. This plan shall comply with all requirements of the City of Palmdale Native Desert Vegetation Preservation Ordinance.

RESPONSIBLE AGENCIES: None
TRUSTEE AGENCIES: None
1 2
Mitigated Negative Declaration
Tentative Tract Map 060050
July 28, 2006

Notice Pursuant to Section 21092.5 of the Public Resources Code:

A Public Hearing will be held by the Planning Commission of the City of Palmdale in the Palmdale Council Chamber, 38300 Sierra Highway, Suite B, Palmdale, California on August 17, 2006, at 7:00 p.m. to consider this project. At that time, any interested person is welcome to attend and be heard on this matter.

Prior to the Public Hearing, the public is invited to submit written comments on this Mitigated Negative Declaration to the Palmdale Planning Department, Attention: Amy Brislen, 38250 Sierra Highway, Palmdale, California 93550; or phone (661) 267-5200.

Please refer to the Case Number listed above.
7 'Z7,ol,¿
Date
Di r of Planning
L

APPLICATION NO
NAME OF APPLICANT:

LOCATION OF PROJECT

EXISTING GENERAL PLAN
LAND USE DESIGNATION:

EXISTING ZONING

PRESENT LAND USE

LOCATION MAP

CITY OF PALMDALE

PLANNING DEPARTMENT

INITIAL STUDY
QUESTIONNAIRË
Tentative Tract Map (TTM) 060050
Mr. Robert Yu
Located south of Vista Point Drive and west of the
terminus of Westcliff Street
SFR-3 (Single Family Residential 3.1-6 dwelling units
per acre)
R-1-7,000 (Single Family Residential, 7,000 square
foot minimum lot size)
Vacant
FV)
[J
-t--Oú)
=l--(n AVE N_8
VISTA POINÏ WAY
l-LIl
t¡J
É.F(n
-FOÐ
SITE

CRICKTT LANI

HOMTRIDGE DRIVE
AVE O-8
WIST CLIFF STREEÏ

INITIAL STUDY
Tentative Tract Map 060050

I. APPLICABILITY OF THE INITIAL STUDY
ls the proposed action a "project" as defined by CEQA?
trYes trNo
I lf the project qualifies for one of the Categorical Exemptions listed in Section 6.C. of the City's CEQA Guidelines, is there a reasonable possibility that the activity will have a significant effect due to special circumstances? tr Yes tr No trN/A
II. INITIAL STUDY REVIEW
A. Does the project require a 30-day State Clearinghouse review? trYes trNo
III. PROJECT ASSESSMENT
A Project Description: An apolication to subdivide 30.68 acres into sixty-six single family residential lots including one detention basin lot.

Description of the Project Site: The project site is located south and west of two recorded and built tracts, south and east of approved subdivisions for single family homes and north of the California Aqueduct. The site is currently vacant. Elevations on the property vary between 2765 and 2860 feet. The northern portion of the site slopes gently to the north and the southern portion consists of steep ridges and canyons, Soils are thin and rocky. Vegetation on most of the property is a relatively dense juniper and Joshua woodland. The eastern margin has been cleared in the past and has introduced grass species. The project area is subject to the City's Hillside Management Ordinance.

C. Surrounding Land Uses
A.

B
North: Existing single-family homes and vacant land subdivided and designated Urban Residential (3.1-6.1 units per acre) within the Rancho Vista Specific Plan
Existing single-family homes designated Urban Residential (3.1-

6.1 units per acre) within the Rancho Vista Specific Plan East:

INITIAL STUDY
Tentative Tract Map 060050

Vacant land subdivided and designated Urban Residential (3.1-

6.1 units per acre) within the Rancho Vista Specific Plan California Aqueduct
D. ls the proposed project consistent with
Yes No N/A
West:

South
City of Palmdale General Plan
Applicable Specific Plan
City of Palmdale Zoning Ordinance
Air Quality Management Plan
Congestion Management Plan
Reg ional Comprehensive Plan
E. Have any of the following studies been submitted?
tr Geology Report
E Hydrology Report
tr Soil Report
tr Traffic Study
tr Noise Study
tr Biological Study
tr Native Vegetation
Preservation Plan
tr Solid Waste
Generation Report
tr Public Services/
lnfrastructure Report
tr
E
tr
tr
tr
tr
E llistorical Report
n ArchaeologicalReport
E Paleontologicalstudy
Ll Line of Sight Exhibits
tr Visual Analysis
tr Slope Map
tf Fiscal lmpact Analysis
lf Air Quality Report
tr Hazardous Materials/
Waste
n
E
n
tr
tr
tr
E
tr
tr
tr
tr
tr
(Studies may be reviewed by contacting the case planner at (661) 267-5200.)

INITIAL STUDY
Tentative Tract Map 060050

IV. DETERMINATION
On the basis of this initial evaluation:

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 the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared.

This initial study was prepared by: Amy Brislen, Assistant Planner Date
'l ^ )-T -ob AaCo, S^-
Asoka Herath
Assistant Director of Planning
'7. 27.Òb
Date Lile
Director of Planning

INITIAL STUDY
Tentative Tract Map 060050

V. EARLIER ANALYSIS
Earlier analyses may be used where, pursuant to the tiering, program ElR, or other CEQA process, one or more etfects have been adequately analyzed in an earlier EIR or (mitigated) negative declaration. ln this case, a discussion should identify the following :

A. Earlier analvses used
City of Palmdale General Plan FEIR, (SCH No. 87120908) prepared for the City of Palmdale by Michael Brandman Associates, and certified by the Palmdale City Council (Resolution No. 93-10) on January 25, 1993.

This document was prepared to analyze the potential impacts from full build-out of the City's General Plan, including the provision of roadways, infrastructure and development of urban uses. The General Plan EIR anticipated that significant impacts to air quality, loss of open space, seismic related risks, biological resources, jobs/housing balance, traffic impacts at 11 roadway links and cunrulative impacts to groundwater resources would occur with implementation of the City's Gerreral Plan, All other impacts were found to be mitigatable to a level of insignificance through the mitigation measures imposed under the EIR and implementation measures contained within the General Plan. A copy of this EIR is available for review at the City of Palmdale Planning Department.

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
VI. EVALUATION OF ENVIRONMENTAL IMPACTS
A. Earth:

Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact lmpact
No
Based on the geotechnical or soils study for the project, review by the City's Engineering Department, and/or the General Plan Update:

1. Soils
Are there any areas of potential differential settlement on the project site which could significantly impact development of the proposed project?
tr tr n
ls the site in an area of high shrink/swell (hydrocompaction) potential which could significantly impact development of the proposed project?
trtrtr
ls the site in an area of potential subsidence?
trtrE
Will the project result in a significant increase in wind or water erosion of soils, either on- or off-site?
tr n
Could the project result in siltation deposition, or erosion which may modify a stream channel, or adversely affect
downstream flood control facilities?
a
n
b
tr
tr
trtr
c.
d
ntr
e.
u

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmoact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmoact
A Preliminary Geotechnical commentary prepared by CCL Engineering lnc., dated August 9,2004, indicates that the site is comprised of Portal Schist bedrock throughout its higher elevations and dense older alluvial/colluvial deposits throughout its northerly portions. Soil and rock utilized in the site grading are expected to be non-expansive in nature and should perform well in graded slopes and building pads.

The project site is identified as having low soil expansion potential, moderate soil erosion potential, moderate soil infiltration capabilities and an undeterm¡ned subsidence potential according to Exhibits S-10, S-1'1, S-12 and S-14 of the Palmdale General Plan. The use of standard City requirements for grading and building plans will ensure that impacts from soils will be reduced to a level of insignificance. Therefore, the proposed project will not have an impact on shrink/swell potential, subsidence and d ifferential settlement.

2. Earthquakes
Based on the Alquist-Priolo Earthquake Fault Zoning Map (as amended 1994) and California Division of Mines and Geology Special Publication 42 (1997), or the geotechnical report for the project site:
a ls the site in a fault rupture hazard zone? tr Yes tr No lf yes:
ls there an active or potentially active fault on the
project site? D Yes tr No
Does the project include a school, emergency or
public facility, day care center, nursing home, or high rise building? tr Yes D No

INITIAL STUDY
Tentative Tract Map 060050
Page I
Potentially
Significant
lmpact
Potentially
Significant
Unless Less Than
Mitigation Significant No
lncorporated lmpact lmpact
ls the site in a zone subject to seismic ground shaking, ground failure, or liquefaction?
tr E n
The project site is located approximately one mile to the north of the Alquist Priolo Special Studies Zone and is not located within a fault- rupture earthquake hazard zone but it is located within Seismic Shaking Zone 1 as shown in the Earthquake Fault Zone map of the General Plan.

The proposed residential use is not considered a critical facility, or use, and therefore, there is no potential for a significant impact on the environment due to earthquakes.

According to General Plan Exhibit PS-1, Aquifers and Groundwater Surface, the groundwater level at the site is in excess of 100 feet below the surface, and therefore, the site is not subject to liquefaction because of the depth to groundwater level and building design requirements as required by the Uniform Building Code will minimize potential damage due to shaking. Therefore, fault rupture, groundshaking and liquefaction do not constitute the potential for a significant impact on the environment.

3. Slopes
Based on the U.S.G.S. Topographic Map, the slope map submitted for the project, the geotechnical report for the project, and/or a site inspection:

Does the project site contain slopes of 10o/o or greater? trtrtrtr
ls any significant modification of major landforms proposed? ntrtrtr
b
a.
b.

INITIAL STUDY
Tentative Tract Map 060050
Page I
Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
c. ls the project in an area of landslide risk, or are landslides present on the project site?
tr n I
Will project grading create slopes, on- or off-site, that could be subject to landslides, mud slides, or erosion?
trEtrtr
According to the slope analysis map prepared for this project by CCL Engineering, lnc., approximately 9.33 acres of tl'ris site contains hillside slopes ranging from O-1Oo/o, 13.34 acres contain slopes renging frorn 10- 25o/o,8.12 acres contain slopes ranging from25-50o/o.

As shown on TTM 060050, Lot 101 consists of a sigrrificant portrûn of the southern part of the property, which contains the most prominent hillsides and contains the majority of slope gradients greater than 25o/o will be maintained in its natural condition. The residential density proposed for this development meets the standards established in Article 100, Hillside Management of the Zoning Ordinance. The proposed tract map shows that residential development is proposed on those areas that contain slopes of less than 25 percent. This meets the intent of the City's Hillside Management Ordinance to allow orderly and sensitive development in hillside areas in conjunction with the preservation of natural open space on steeper terrain. Therefore, no significant impact to hillside resources is anticipated as a result of this development.
d

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact

4. Quarry Zone
Based on a site inspection, the City's General Plan Land Use Map, and/or the Significant Gravel Resource Area Maps of the State Department of Mines and Geology:

Would development of the project impede the extraction of significant mineral resource deposits?
tr tr
The project is not located within an area containing significant mineral resources according to the State of California Division of Mines and Geology map and the General Plan; therefore, this does nc¡t constitute the potential for a significant impact on the environment.
a
B Air:

Based on the criteria in the South Coast Air Quality Management Handbook for the Preparation of ElRs (1987), the Air Quality Study prepared for the proposed project, the South Coast Air Quality Management Plan, and EIR (1991), and/or the land use proposed:

1. Emissions
W¡ll the project result in significant air em¡ssions or deterioration of ambient air quality either from stationary or mobile sources?
tr tr tr
Could the proposed project produce potentially toxic air emissions?
a.
tr
b
tr tr tr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Will the project potentially
objectionable odors?
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
creation ofc. result in the
tr
Could the project result in the alteration of air movement, moisture or temperature, or any change in climate either locally or regionally?
tr
The project is planned for development of sixty-six single-family homes.

This density is allowed pursuant to the land use designation and has beetl evaluated in the General Plan EIR with respect to air impacts from butild- out of the Planning Area" Development of this project is not expectecJ to produce significant air pollutants from automobile exhaust; however, during construction, dust will be generated by grading activities contributing to airborne part¡culates. Standard measures for dust control during construct¡on are required by the Department of Public Works which will mitigate the construction impacts on air quality to a level of insignificance.

Water:

1. Natural Streams, Springs, and Wetlands
Based on the type of project, the U.S.G.S. Topographics Maps, the exhibits and studies submitted for the project, and/or a site inspection:

Does the project site contain a blue-line stream, spring, seep, or wetland?
d
trntr
tr
c
a
trn tr n

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact lmpact
Will the project include changes in the course or volume of water in a local stream or wetland which requ¡re Department of Fish and Game or Army Corps of Engineers permits?
tr n
Will the project result in the loss of, or changes to, significant stands of riparian vegetation?
f n E
A review of the Ritter Ridge USGS quad sheet and an inspection of the site by City Staff revealed that no blueline streams, natural drainages, springs, seeps or wetland areas are located on the site. Therefore, development of this project will not result in significarnt adverse impact to streams, wetlands, or riparian vegetation.

2. Other Surface Waters
Based on a s¡te inspection. and review of the Map of Aqueduct Facilities (Dept. of Water Resources, East Branch Hydrology Palmdale Area), and/or the General Plan:
lf the project is adjacent to or near the California Aqueduct Could the project result in a significant increase in runoff of storm or nuisance water toward the aqueduct?
n tr tr
Will the project be significantly affected by storm or nuisance water runoff flowing through aqueduct culverts or pools? b
No
trn
c
a
b
In n

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less ïhan
Significant
lmpact
No
lmpact
The project site is located north of the California Aqueduct. A Hydrology Study, dated August 11, 2005, prepared for the project by CCL Engineering, lnc., notes that culvert crossings of the California Aqueduct have no outlet tributary to TTM 060050. The site was previously considered an off-site flow under the Rancho Vista drainage study and is designated to drain to basin B-12 to the northeast of the project.

Therefore, no significant impact to the aqueduct from surface water flows is anticipated as a result of this project.

Based on a review of the General Plan and/or a site inspection ls the project located above Lake Palmdale where urban
runoff could significantly impact the lake?
tr tr tr
ls the project located in an inundation area below Lake Palmdale dams, or Littlerock Dam?
tr tr
The project site is not located above Lake Palmdale and is not located within an inundation area below Lake Palmdale or the Littlerock Dam.

Therefore, the project will have no impact on or from these sources.

Based on review of the FIRM Map, the Master Plan of Drainage and/or review by the Department of Public Works/Engineering:
e. ls the site in an area of flood hazard as shown on the FIRM Map, or as identified by the Engineering or Public Works Departments?
tr tr D
Will the project result in a significant increase in peak runoff that could increase flood hazard off-site?
c
d
LI
trtr
f

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmoact
No
lmpact
tr
Would development of the project impede the
implementation of the City's Master Plan of Drainage or Drainage Management Plan?
E tr tr tr
A review of the FIRM map indicates that the project is located in Zone X, outside the 500-year flood plain, as indicated on Flood lnsurance Rate Map, Community Panel Number 060144 0005 D dated March 30, 1998.

Design and construction of the project must conform to the City of Palmdale Municipal Code Title 15, Chapter '15.28, Flood Plain Management. Compliance with these requirements u¡ill reduce the potential for flood hazard impacts to a level of insignificance.

The Hydrology Report prepared for this application by CCL Ëngineering, lnc., dated August 11,2005, indicates that the site has been divided into two watersheds and that run-off will flow along interior streets towards various on-site catch basins and ultimately carry the run off to the off-site detention basin to the northeast. The design of the storm drains and will be determined by final studies to ensure the project includes sufficient capacity to mitigate off-site drainage. The drainage basin has been reviewed and is installed and operational. Therefore, development of this project will not result in a potential for a significant adverse impact from flooding nor will it impede the implementation of the City's Master Plan of Drainage.
h Will any aspect of the project result in discharge of materials into surface waters, or in any alteration of surface water quality, including but not limited to, temperature, dissolved oxygen, or turbidity?
trtr
g
n tr n

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
Will the project result in the significant alteration of the direction or rate of flow of groundwater?
n tr
Based on a rev¡ew of the project and the type of land use proposed, there is no indication that there would be any discharge of materials into surface waters that would degrade surface water quality. Significant alteration of the direction or rate of flow of groundwater as a result of this project is not expected because the project site is not located above an aquifer and no groundwater is expected within the depths to be excavated for utility installation or pad compaction. Therefore, development of this project will not result in a significant adverse impact to water quality or gt'ounCt¡¡ater flow.

Based on the type of project, project submittals and exhibits, ancl/or a site inspection:

Could the project result in a change in the quantity or quality of groundwater, either through direct additions or
withdrawals, or through interception of an aquifer by cuts or excavations?
tr tr
Could the project result in a substantial reduction in the amount of water otherwise available for public water
supplies?
tr n tr
This project is not expected to significantly atfect the amount of water available to the public, or disrupt the quantity of groundwater available.

The water purveyor has not indicated that facilities and water supply to serve the project are unavailable. There is no potential for interception of the aquifer by cuts or excavation, based on review of the preliminary u
tr
k

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless Less Than
Mitigation Significant Ns
lncorporated lmpact lmpact
grading plan and the depth of the aquifer. Therefore, development of this project will not result in a significant adverse impact to water quality or quantity.
ü. Plant Life.

Based on a site inspection, the biological report, and/or the Native Vegetation Preservation Plan submitted for the project:
ls there a significant stand of desert vegetation on the site which will be adversely impacted by the project?
n tr n n
Will the project result in a reduction of the numLrers of any unique, rare, or endangered species of plants?
tr tr tr tl
Will the project result in the introduction of invasive, non-native spec¡es of plants into an area; or will the project create a barrier to the normal replenishment of existing native plant species? u tr D
Will the project result in a significant reduction in acreage of native vegetation?
tr tr
A Biological Resource Assessment was prepared for the site by Callyn D.

Yorke, Ph.D and dated September 2003. The study indicates that there are approximately 1,000 Joshua trees and 300 California Juniper located on the site. The site is located within the Significant Ecological Area, but according to the report, is essentially cut otf from this area by the California Aqueduct directly south of the project site. To alleviate the 1 2
3 4
tr
tr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
impact of this development,
required:
the following mitigation measures are

1. Prior to issuance of a grading permit, an updated survey of all on-site Joshua trees and California juniper shall be completed by a qualified biologist to determine the extent of project related impacts. A three-year monitoring program shall be implemented in accordance with the biota study. 2, The project developer shall prepare a Native Vegetation Preservation Plan to address impacts to on-site Joshua trees and California junipers. This plan shall comply with all requirements of the City of Palmdale Native Desert Vegetation Preservation Ordinance.

Losses of native vegetat¡on were anticipated in the ËlR. prepared for the City's General Plan, as a result of urbanization clue to build-out in the area.'fherefore, based on the previously evaluated loss of vegetation and the additional mitigation measures added to the project, development of this site does not constitute the potential for a significant impact on the environment due to impacts on rare or endangered plant species.

E. Anirnal Life:

Based on the biology report submitted for the project and/or a site inspection: Will the proposal result in:

1. Will the project result in a significant loss of biological diversity? trtrtrtr
Will the project result in the reduction of the numbers of any unique, rare, or endangered species of animals?
2 trtr tr tr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
UnlessPotentially
Significant
lmpact
Mitigation
lncorporated
Less Than
Significant
lmoact
No
3 4
lmpact
ls the project located in a Significant Ecological Area where the introduction of animals associated with urbanization could adversely affect native species; or where the project will result in a barrier to the migration or movement of animals?
tr tr tr
Will the project cause significant deterioration of, or loss of, existing fish or wildlife habitat?
tr tr I
According to the Biota Report dated September 2003, prepared for the project by Callyn D. Yorke, Ph.D., as prev¡ously mentioned, the site is located within the Significant Ecological Area, but according to the report, is essentially cut off from this area by the California Aqueduct directly south of the project site, Numerous tracks of small and medium-sized animals were found suggesting there is "significant movement both along the north side of the aqueduct and to and from the site" along an easement for the aqueduct separated from the site by a barbed wire fence. However, no state or federally listed threatened or endangered species were found on the project site.

The biota study concedes that there is the potential for federally or state listed species on the site and recommended that a ten foot wide 1,200 linear foot zone for Joshua Tree & juniper-community landscaping be maintained at the southern portion of the site to provide habitat and act as a corridor of dispersal for the site. The design of the map designates a significant portion of the southern porlion of the site to remain in its natural state. This area will be maintained by a Homeowner's Association (HOA) and the only maintenance allowed will be an annual brush clearance for the site as fire protection. Therefore, based on the design of the project, the impacts associated with converting the site to urban uses will not have a significant impact on animal life.

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncoroorated
Less Than
Significant
lmpact lmoact
No
F. Noise:
1 lf the project is residential or noise sensitive, will it expose people to severe no¡se levels because it is located:
a adjacent to the Freeway?
tr tr
b. within 200 feet of the railroad?
trtrtr
adjacent to an existing or future arterial street?
trnn
The project site is not located in close proximity to a freewaY or an arterial street. Rancho Vista Boulevard is located approximately one-quarter mile northeast of the site and is not anticipated to impact this project.

Therefore, no¡Se levels from the freeway or arterial streets are not expected to impact this subdivision.
ls the proposed project within the Plant 42 over-flight area, or the 65 CNEL boundary?
tr tr
The project site is not within the Plant 42 over-flight areas; therefore, no¡se from aircraft will not result in a significant adverse impact to this development.
tr
c
tr
2 tr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless Less Than
Mitigation Significant No
lncorporated lmoact lmpact
Will the project generate a noise level exceeding 65 CNEL at the project boundary after construction that could significantly impact an adjoining land use?
n tr
The proposed single family residential use will generate noise at levels consistent with the surrounding neighborhoods and therefore, this item does not constitute the potential for a significant impact on the environment.

G. Liqht or Glare
Based on the type of project, and/or project submittals and exhibits 3 1 Will the project produce signrficant new sources of light or glare that would disturb neighboring uses or significantly change the light environment visible from other areas of the City?
tr tr
The project will result in the introduction of new light from streetlights, cars, and homes. Although some streetlights of the proposed development will be visible from the Valley floor, they do not extend beyond the ridgeline and will be similar to previously approved tentative tract maps in the near vicinity. Any light or glare associated with the proposed development of sixty-six residential lots will not have a significant adverse impact on adjacent properties because surrounding areas include proposed and existing single family uses of the same density and intensity as this project, thus having similar lighting standards and sources. Therefore, light and glare from this project do not constitute the potential for a significant impact to the environment.

LItr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
Fl. Land Use:
1 Will the project result in a substantial alteration of the present or planned land use of an area?
tr tr tr
Are adjoining or planned land uses greatly different from thal of the proposed project so that a potentially substantial interface problem would be created?
ü u tr
lf the project is located within the Plant 42 AlC|u,7-. zone, does it conflict with the joint land use policies established forthose zones? tr u
The proposed project will not result in any alteration of planned land uses in the area because the proposed single-family residential use is a permitted use with¡n the R-1-7,000 zone. The adjacent land uses are compatible with the proposed project because they include future single- family residences. Therefore, this does not constitute the potential for a significant impact on the environment due to conflicting interface problems.
l. Natural Resou rces:
1 Will the project result in a significant increase in the rate of use of any natural resources?
2 3
n
tr
tr tr tr

INITIAL STUDY
Tentative Tract Map 060050

Less Than
Significant
lmpact lmpact
Will the project result in the substantial depletion of any non- renewable natu ral resou rces?
tr tr tr
The proposed project will not engage in any direct activities designed to deplete natural resources. The construction of sixty-six single-family homes will require the use of stone, sand, gravel, wood, metals and combinations of these and similar natural materials (resources) in their construction. The harvesting/mining of such resources has been approved through other agencies and the resulting products are available to the applicant for construction of this project. The amount of resources to be used is relatively insignificant. Therefore, development of the project site would not result in adverse impacts to the environment due to a significant depletion of natural resources.

J. Risk of Upset
1 Will the project result in a risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pesticides. chemicals, or radiation) in the event of an accident or upset condition?
tr n
The project site is not located within a hazardous waste site or an area which might be of risk to explosion or release of hazardous substances.

Therefore, development of this project site would not result in a significant adverse impact to the environment from explosion or release of hazardous substances.

Will the project result in possible interference with any emergency response plan or emergency evacuation plan?
Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
No
2 tr
2 tr tr tr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Signif¡cant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
The General Plan Safety Element Exhibit S-1 identifies an emergency evacuation route located on Rancho Vista Boulevard (0.25 miles to the northeast). lt is not anticipated that the project would result in interference with any emergency response or evacuation plan. Therefore, the development of the residential subdivision proposed for this land division does not have the potential to interfere with any emergency response plan or emergency evacuation plan. Further, the subdivision provides two ingress and egress points which will be beneficial to homeowners in an emergency.
3, ls the site included on any known State Hazardous Waste Site list? ft tr
Review by Planning staff of the State of California Hazardous Waste and Substances Sites List did not identify the project area as a knowrr hazardous waste site. Also, the property owner has submitted a signed certification, pursuant to Section 65962.5(e) of State Government Regulations, that, to the best of his knowledge, the site is not identified on this list and that it contains no hazardous wastes. Therefore, hazardous wastes do not present the potential to result in significant adverse impacts to the environment.
ls the project within or adjacent to a high fire hazard area as shown in the General Plan, identified by the Los Angeles County Fire Department or based on a site inspection?
tr u tr
The project site is not located within the wildfire hazard zone, based on a review of the General Plan Safety Element, Exhibit S-16. The existing California aqueduct to the south acts as a buffer between the wildfire hazard zone and the project site. Therefore, this does not constitute the potential for a significant impact to the environment.
n
4 INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact
K. Population
Based on the type of project:

1. Will the project significantly alter the locatiorr, distribution, density, or growth rate of the human population of an area?
trutrlf
The project will result in an increase in density and population in the City of Palmdale by approximately 235 residents based on f¡gures released by the California Department of Finance on January 1,2006, which estimates the persons per household in Palmdale as 3.559. This growth has been anticipated and is consistent with the General Plan Housing Element's goals and objectives. Therefore, development of the project site would not result in a significant impact to the populations
l-lousinq:

Based on the type of project?

1. Will the project create a significant demand for additional housing? trBtrtr
Will the project result in displacement of people from existing housing on the site?
tr tr f
The construction of this project may include a temporary demand for housing for construction workers; however, due to the size of the project, it is not expected that a significant demand for additional housing will be generated in order to construct this subdivision. The site is currently vacant and no people will be displaced by the implementation of this L.
2 IN]TIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmoact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmÞact
No
lmpact
project. Therefore, the land subdivision and development of the project site would not result in significant adverse impacts to the housing supply.

M. Transportation/Circulation:

Based on review of the type of project, project exhibits, a site inspection, and/or review of the lnstitute of Transportation Engineers, Trip Generation or the applicant's traffic studY:

1. What is the estimated number of average daily vehicle trips, and a.m, and p.m. peak hour trips, generated by the proposed project? 709 ADT: 58 a.m. peak, 77 P.m, Peak
Will the traffic generated by this project cause a recjuction of L.evel of Service at an intersection or on a street segmertt?
tr tr n
The project has been reviewed by the City Traffic Engineer and the Los Angeles County Fire Department and it has been determined that the project has been designed with adequate access and accommodation for safe vehicular flow in the area. Therefore, circulation issues do not constitute the potential for a significant impact to the environment.

3. Does circulation within the project prevent the safe and orderly flow of people and vehicles, including emergency vehicles?
trtrtrtr
The project has been reviewed by the City Traffic Engineer and the Los Angeles County Fire Department and it has been determined that the project has been designed with adequate access and accommodation for safe vehicular flow in the area. Therefore, circulation issues do not constitute the potential for a significant impact to the environment. 2 INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
UnlessPotentially
Significant
lmpact
Mitigation
lncorporated
Less Than
Significant
lmoact
No
4 lmpact
Will the project create or experience access problems as designed, or create any obstruction to the safe flow of traffic?
trt]DE
Refer to the response for M-2 and M-3 above.

5. Could the project result in a significant alteration to rail or air traffic? NDtrtr
The project is a residential subdivision and will have no direct impact to either rail or air traffic. Therefore, this does not repre.ieÌrt the potcrt'iial for a significant environmental impact to rail or air traffic.

Will the project create a significant shortage of parking? ntrE
Development plans for this project will be required to meet or exceed the standards of the City's General Plan Community Design Element and Zoning Ordinance requirements for single-family residences. Therefore, development of this project will not represent the potential for a significant impact to the environment due to shortage of parking.

Public Services:

1. Fire Protection
What is the roadway distance and location of the nearest fire station: Station #24 is located at 1050 W. Rancho Vista Boulevard, approximately two miles east of the project site. A new fire station is planned at Town Center Drive and Bolz Ranch Road (Fire Station No. 136), which will be approximately one mile north of the project side when constructed.
6 tr
N

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless Less Than
Mitigation Significant No
lncorporated lmpact lmoact
Will the project result in a need for significant additional fire protection services?
fl tr tr
Fire protection services for Palmdale are provided by the Los Angeles County Fire Department. The Los Angeles County Fire Department reviewed the proposecl project and has not indicated that it will adversely impact staffing and equipment to service the City of Palmdale. The City has adopted a Fire Facilities lmpact Fee and payment of this fee will partially mitigate impacts to existing fire facilities from the proposed development. ln addition, the applicant will be required to install public hydrants, as required by the Fire Department, necessery to protect the proposed development. Therefore, this does not constitute the potential for a significant impact to the environment due to lack of fire protection services.

2. Police Protection
Are there any aspects of the project that would create a significant impact to police protection?
tr tr
The project area is within the existing boundaries of the City in which contract services are provided by the Los Angeles County Sheriff's Department. Law enforcement services are partially funded through property and sales taxes, which will be generated by the proposed development. The City reviews this contract annually and will increase services if needed. Therefore, this does not constitute the potential for a significant impact to the environment.
a
n

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmDact
No
lmpact

3. Schools
ln what elementary and high school attendance area is the project?
Westside Union School District/ Antelope Valley Union High School District
b. Approximately how many students will the project generate? The Westside Union School District estimates that this
project will generate 26 students (.3936 students per
household) in grades K-5 and 15 str-rdents (.2347 students per household) in grades 6-8. The Antelope Valley Uniort High School District estimates 22 students (0.339 students per household) will be generated as a result of this project.

The total number of students generated by this project is estimated to be 63.

Would the students generated by the project significantly contribute to the aflected schools exceeding their designe<l capacity?
tr tr tr
All schools within the Westside Union School District and the Antelope Valley Union High School District are currently overcrowded, according to each District. ln accordance with State law, the applicant will be required to pay school impact fees to mitigate impacts relating to schools. After payment of school impact fees, implementation of the proposed project does not have the potential to create significant environmental impacts to schools.
a
c

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact lmpact

4. Parks and Recreation
Will the proposed project result in an impact on the qual¡ty or quantity of existing parks or recreational facilities, including trails or bicycle paths?
This project has the potential to increase the population of the City by approximately 235 persons. These people will create an ¡ncrease in demand for park serv¡ces. Growth and the subsequent increase in demands for park services has been anticipated and planned for by the City. The project will be required to comply with Chaptr?r 3.34 of thc Murnicipal Code and provide land or in lieu of fees to mitigate irnpacts to parks and recreation facilities as stated in the Conditions of Approval.

Therefore, development of this project will not ha'¡e the potential to cr'eate significant impacts to parks and recreation.

5. Public Facilities
Will the proposed project have a significant impact orr maintenance of public facilities, including roads, drainage facilities, slopes, open space and trails?
tr tr tr tr
The project will install a detention basin for the project. This area will be maintained by a Landscape Maintenance Assessment District after the project has met the City Engineering standards. Slopes within the rear yards of proposed lots will be maintained by a homeowner's association formed for the project. Maintenance to all other public facilities, such as roads and drainage facilities, has been evaluated in the General Plan ElR, Therefore, there is not the potential for a significant impact on maintenance of public facilities.

No
trtrtr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact
No
lmpact

6. Library Services
Will the project result in a significant impact to library services due to increased population?
At build-out, the project will increase the population of the City by approximately 235 persons. These people will create an increase ¡rì demand for library services, which are provided by the Palmdale City Library. Growth and the subsequent increase in demand for library services has been anticipated and planned for by the City. Property tax revenue, user fees and City general funds will be dcsign;rted by the City tc nraintain and expand facilities to accommodate such growth. Therefore, construction of this project will not have a significant impact on library services,

7. Other Governmental Services
Will the project have a significant impact on a government service or agency not listed above?
tr fl IJ
The planned increase in population of 235 and sixty-six houses will have an incremental increase on government services such as planning, building and safety, code enforcement and holding elections. However, these impacts have been anticipated by the City and necessary adjustments will be made from the increased tax base generated by growth. Therefore, construction of this project will not have a significant impact on other governmental services.
nEtr
IN¡TIAL STUDY
Tentative Tract Map 060050

Less Than
Significant
lmoact lmpact
O. Enerqv:

Will the project result in the use of substantial amounts of fuel or energy?
tr tr
Will the project result in a substantial increase in demands upon existing sources of energy, or require the development of new sources of energy?
tr tr
The proposed project would result in the construction of sixty-six single- family homes. The occupancy of these units would result in the use of fuel and energy. However, these new units will be consiructed undet fitk:
24 energy requirements and are not considered significant. Therefore, construction of this project will not create significant impacts to energy resources.

P. Utilities
Will the proposal result in a need for new systems, or substantial alterations to the following utilities:

1. Power or natural gas?
tr

2. Communications systems?
Potentially
Significant
lmoact
Potentially
Significant
Unless
Mitigation
lncoroorated
No
I
2 tr
trtr
tr
tr
tr
tr
tr
tr
tr
tr
tr
tr

3. Water?

INITIAL STUDY
Tentative Tract Map 060050

Less Than
Significant
lmpact lmpact

4. Sanitary sewer?
u

5. Solid waste disposal?
tr
The proposed project will require extension of and construct¡on within the site of all necessary utilities, Extension of services to all areas of the City has been evaluated in the EIR for the City's General Plan and the applicable utility providers have not indicated tlrat they v¡iil not or cauiiiL serve the proposed subdivision. 'Therefore, construction of the propos;erj project will not create significant impacts to the utilities.

O. Human Health
Based on the type of project:

1. Will the project create any health hazard or potential health hazard (excluding mental health)?
IDntr
2 Will the project result in the exposure of people to potential health hazards?
D tr tr
No aspects of the proposed project have been identified which have the potential to create any health hazards. Therefore, implementation of this project does not represent a significant impact to human health.

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
Incorporated
No
trn
tr
tr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorporated
Less Than
Significant
lmpact lmpact
No
R. Aesthetics
1 Will the proposal result in the obstruction of any scenic vista or view open to the public, or will the proposal result in the creation of an aesthetically offensive site open to public view?
Will the proposal result in the alteration or destruction of ir preh¡storic or historic archaeological site, or historic structure(s)'?' E tr tr
The project will not result in the obstruction of a scenic view nor will it create a visually offensive site. Therefore, development of this project does not represent a significant impact to the environment.

S. Cultural Resources
1 tr
Site inspection performed by: Richard Norwood (MA, Anthopology)

2. Will the proposal result in potential adverse impacts on paleontolog ical resources?
trntrtr
RT Factfinders prepared a Phase 1 Cultural Resource lnvestigation for the projectdated July21, 1990 and updated this study in August 2004. As a result of the investigation, no prehistoric period sites were identified on the property.

The project site is vacant and the General Plan Environmental Resources Element Exhibit ER-7 identifies the area as having a moderately high potential as an archaeological site. Environmental Resource Element Exhibit ER-8 identifies the site as having an undetermined potential for trtr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potentially
Significant
Unless
Mitigation
lncorDorated
Less Than
Significant
lmÞact
No
lmpact
paleontological resources. No evidence of archaeological or paleontological resources was d¡scovered during development of adjacent sites. ln the event of an unforeseen encounter of subsurface materials suspected to be of an archaeological or paleontological nature, however, all grading or excavation is required to cease in the immediate area, and the find left untouched until a qualified professional archeologist and/or paleontologist, whichever is appropriate, is contacted and called to evaluate the find and make recommendation as to disposition, mitigation and/or salvage. Therefore, construction of this project does not present the potential for adverse impacts on paleontological and archaeological resources.
'f . Puþliq_Qentaversv:
ls the project or action environmentally controversial irt natllre or can it reasonably be expected to becotne controversial upon disclosure to the public?
tr tr fl
There are no aspects of this project which are expected to be env¡ronmentally controversial upon disclosure to the public, therefore, this does not constitute the potential for a significant impact on the environment.
1 tr

INITIAL STUDY
Tentative Tract Map 060050

Potentially
Significant
lmpact
Potent¡ally
Significant
Unless
Mitigation
lncoroorated
Less Than
S¡gnificant
lmpact
No
lmpact
VII. MANDATORY FINDINGS OF SIGNIFICANCE
Does the project have the potential to 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, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
trtrtrtr
The proposal to subdivide 30.68 acres into sixty-six lots. including one detention basin lot, located within a R-1-7000 zcne does not have the potential to degrade the environment because the project site is located within an urbanized area that has prev¡ously been distttrbe-'d by hitnran encroachment. The project site does not have any historicai structure or resources from Californ¡a history or pre-history, and therefore, there is no potential impact to California history or pre-history. Therefore, this does not constitute the potential for a significant impact on the environment Does the project have impacts which are individually limited, but cumulatively considerable? (A project may impact on two or more separate resources where the impact on each resource is relatively small, but where the effect of the total of those impacts on the environment is significant.)
tr tr tr tr
The project does not have any limited impacts that would be cumulatively considerable. None of the impacts identified would individually or in combination result in significant adverse environmental impacts. The site is designated on the City's General Plan Land Use Map for single-family residential development. Cumulative impacts associated with development city-wide were addressed in the Final EIR for the General Plan.

A
B

INITIAL STUDY
Tentative Tract Map 060050

Less Than
Significant
lmpact lmpact
Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? tf E tr tl
There are no aspects of the proposal to subdivide 30.63 acres into sixty- six lots on a site zoned R-1-7,000 (Single Family Residential) that will have a substantial adverse effect on human beings directly or indirectly after compliance with standard conditions requiring compliance with all City, County and State codes applicable to the project. Therefore, there is no substantial adverse effect on human beings.

Potentially
Significant
lmoact
Potentially
Significant
Unless
Mitigation
lncorporated
No
c

MITIGATION MONITORING PROGRAM AND COMPLIANCE RECORD
CASE NO.: Tentative Tract Map 060050 lNlTlAL STUDY PREPARED BY: Amy Brislen DATE: September 21, 2O06 APPLICANT: Mr. Robert Yu
Prior to issuance of
grading permits
Prior to issuance of
grading permits
Prior to issuance of a grading
permit, an updated survey of all
on-site Joshua trees and
Califomia juniper shall be
completed by a qualified biologist
to determine the extent of project
related impacts. A three-year
monitoring program shall be
implemented in accordance with
the biota studv.

The project developer shall
prepare a Native Desert
Vegetation Preservation Plan to
address impacts to on-site
Joshua trees and Califomia
junipers. This plan shall comply
with all requirements of the City
of Palmdale Native Desert
Vegetation Preservation
Ordinance.

Planning
Planning
Engineering
&

2. City Council Staff Report
DATE: JANUARY 22, 2025
TO: HONORABLE MAYOR AND CITY COUNCIL
FROM: ECONOMIC AND COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING DIVISION
DISTRICT: 1
SUBJECT: ADOPT ORDINANCE NO. 1648 , APPROVING ANTELOPE
VALLEY COMMERCE CENTER SPECIFIC PLAN 22 -001 AND
ZONE CHANGE 22-001 AND ADOPT RESOLUTION NO. CC 2025-
002, APPROVING GENERAL PLAN AMENDMENT 22 -001,
TENTATIVE PARCEL MAP 83738, SITE PLAN REVIEW 22 -008,
AND A FORM OF DEVELOPMENT AGREEMENT 22-001,

CERTIFICATION OF THE ENVIRONMENTAL IMPACT REPORT
(STATE CLEARINGHOUSE NO. 2022090009), AND ADOPTION

OF THE MIT IGATION MONITORING AND REPORTING

PROGRAM AND STATEMENT OF OVERRIDING

CONSIDERATIONS

RECOMMENDATION
Staff recommends that the City Council:

1. Receive public testimony regarding proposed Ordinance No. 1648 and Resolution No. CC 2025-002;

2. Adopt Ordinance No. 1648 and Resolution No. CC 2025 -002 approving General Plan Amendment (GPA) 22-001, Zone Change (ZC) 22-001, Specific Plan (SPL) 22 -001, Tentative Parcel Map (TPM) 83738, Site Plan Review (SPR) 22-008 and a form of Development Agreement (DA) 22-001, collectively referred to as the Antelope Valley Commerce Center (AVCC); and,

3. Certify the Environmental Impact Repo rt (EIR) (State Clearinghouse N o. 2022090009) and adopt the Mitigation Monitoring and Reporting Program (MMRP) and Statement of Overriding Considerations prepared for the project.

Report to Mayor and City Council
Re: Adopt Ord No. 1648 and Reso No. CC 2025-002
January 22, 2025

BACKGROUND
The project encompasses a site totaling 432.9 acres on four undeveloped parcels (APNs:
3126-022-926, 3126-022-927, 3126-022-928, and 3126-22-929). The project site is located south of Columbia Way/East Avenue M and bounded on the west by the Union Pacific railroad tracks adjacent to Sierra Highway. An unpaved porti on of Challenger Way runs north-south through the eastern portion of the site, and graded dirt roads run around the perimeter of the site.

FIGURE 1 - AERIAL MAP
The project proposes to subdivide the 432.9-acre site into 19 lots for a phased development of a master-planned commerce center containing industrial, commercial, and open space, with all required on -site and off -site improvements and infrastructure. The specific plan would allow for a maximum of 8,302,536 square feet of building footprint, to be comprised of 8,241,552 s quare feet of industrial and 60,984 square feet of commercial uses.

Associated improvements to the project site would include but are not limited to, paved roads, paved parking areas, drive aisles, truck courts, utility infrastructure, landscaping, water quality basins, signage, lighting, property walls, gates, and fencing.

The following entitlements are required for the proposed project:
 GPA 22-001: to change the land use designation of the site from Employment Flex (EMPFX) to Specific Plan (SP);
 ZC 22-001: to change the zoning of the site from Office Flex (OFX) to Specific Plan (SP);

Report to Mayor and City Council
Re: Adopt Ord No. 1648 and Reso No. CC 2025-002
January 22, 2025

 SPL 22-001: a Specific Plan document that sets forth standards and guidance for the development and phasing of industrial, commercial, and open space uses with supporting infrastructure on the Project site;
 TPM 83738: to subdivide the Project site into 19 lots to facilitate buildout of the site;  SPR 22-008: to entitle development within Phase 1 of the site as described below ; and,
 DA 22-001: which contains specific terms and agreements between the Cityand the Project Applicant pertaining to the implementation of the Project.

Buildout of the project is proposed in four phases as shown below:

FIGURE 2 - PHASING MAP

Report to Mayor and City Council
Re: Adopt Ord No. 1648 and Reso No. CC 2025-002
January 22, 2025

The entitlements for Phase 1 are proposed in conjunction with this request and include construction of six industrial buildings totaling 2,373,226 square feet, along with associated improvements necessary to support the development of this portion of the site.

ANALYSIS
TABLE 1 - GENERAL PLAN CONSISTENCY
Element Goal, Objective, or
Policy
Standard
Met?
Justification*
Land Use &
Community
Design
LUD-17: Facilitation of
industrial areas that
support and buffer
Plant 42 while
maintaining
compatibility with
adjacent non-industrial
uses.

Yes The project is located
northwest of Plant 42 and will
serve as a buffer from the Plant
and other uses by providing a
mix of light industrial and
commercial uses.

LUD-18: Attraction and
stimulation of new
employment uses
through flexible land
use regulations and
supportive
policies/actions.

Yes The proposed Specific Plan
establishes a mix of flexible
land uses that will provide
employment and commercial
services to residents and
provides for appropriate use
regulations and supportive
policies.

Circulation
and Mobility
CM-1.1: Design and
maintain the public
right-of-way through a
complete streets
approach that
facilitates safe,
comfortable, and
efficient travel for all
roadway users.

Yes The proposed project meets
the Engineering Department
standards for adequate
roadway widths and pedestrian
paths-of-travel to
accommodate safe,
comfortable, and efficient travel
for all roadway users.
*Justification is based on a review by the case planner of the plans date stamped ‘Received July 29, 2024’ and ‘Received August 12, 2024’.

Report to Mayor and City Council
Re: Adopt Ord No. 1648 and Reso No. CC 2025-002
January 22, 2025

Tentative Parcel Map
FIGURE 3 - TENTATIVE MAP
As discussed above, TPM 83738 proposes to subdivide the 432.9 -acre site into 19 lots to facilitate reasonable development of the site. The TPM will provide the groundwork for widening of Columbia Way/East Avenue M and installation of interior streets, utilities and other improvements necessary to accommodate development. In addition, as demonstrated in the table below, all proposed lots meet the minimum standards specified within the proposed Specific Plan.

Access/Circulation
Access to the Project site is proposed from two new signalized intersections on Columbia Way/East Avenue M at 4th Street East and Challenger Way. Internal circulation is a looped public street with internal access driveways to each parcel. Pedestrian and bicycle access will be provided across the project frontage along Columbia Way/ East Avenue M and throughout the site.

Report to Mayor and City Council
Re: Adopt Ord No. 1648 and Reso No. CC 2025-002
January 22, 2025

TABLE 2 - AVCC SP CONSISTENCY
Standard Standard
Met?
Justification*
Lot Size Minimum: 20,000 square
feet
Yes Phase 1 of the proposed
project consists of six parcels
for industrial buildings. The
parcels range in size from
291,852 square feet to
2,012,472 square feet.

Maximum
Building
Height
Maximum: 75 feet Yes The six industrial buildings
proposed for Phase 1 will
range from 40 to 65 feet in
height.

Minimum
Landscape
Coverage
(buildings
fronting
Columbia
Way/East
Avenue M)
10 percent (Landscaping
shall include plantings
including shrubs,
groundcovers, and vines
and may include
walkways, trellises,
fencing, walls, and related
amenities)
Yes The percent of landscaping
proposed for the three
buildings that will front
Columbia Way/East Avenue M
range from 10.3 percent to

11.8 percent.

Parking Lot
Landscaping
15 percent Yes Each of the parking areas for
the six proposed buildings
within Phase 1 development
provides minimum parking lot
landscaping of 15 percent
Minimum
Setback along
Columbia
Way/East
Avenue M
20 feet, minimum 10 feet
of landscaping
Yes All three buildings that will
front Columbia Way/East
Avenue M are set back a
minimum of 70 feet with more
than 20 feet of landscaping.

Minimum
Setback Local
& Collector
Streets
10 feet, minimum six feet
of landscaping
Yes The buildings fronting the
collector and local streets
through the project area are all
setback a minimum of 50 feet
with a minimum of 6 feet of
landscaping.
*Justification is based on a review by the case planner of the plans date stamped ‘Received July 29, 2024’, and ‘Received August 12, 2024’.

Report to Mayor and City Council
Re: Adopt Ord No. 1648 and Reso No. CC 2025-002
January 22, 2025

Site Plan
FIGURE 4 - PHASE I SITE PLAN
Building Elevations
The proposed materials and colors comply with the proposed Specific Plan and ensure a cohesive design as development occurs over time. In addition, the building elevations use a variety of colors and textures that will provide visual interest and accentuate building entrances as demonstrated below.

FIGURE 5 - PROPOSED ARCHITECTURAL ELEVATIONS
East Avenue M / Columbia Way
Public Street B / Challenger Way

Report to Mayor and City Council
Re: Adopt Ord No. 1648 and Reso No. CC 2025-002
January 22, 2025

FIGURE 6 - PROPOSED ARCHITECTURAL ELEVATIONS

ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA), an Environmental Impact Report has been prepared and circulated to evaluate the potential environmental impacts associated with planning, constructing, and operating the proposed Project . The City determined that the proposed Project would result in no impacts or less than significant impacts to the following environmental topics: Agriculture and Forestry Resources; Mineral Resources; Population and Housing; and Recreation. Mitigation measures for Aesthetics, Biological Resources, Cultural Resources, Energy, Geology/Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Public Services, Tribal Cultural Resources , Utilities and Service Systems, and Wildfire were included to reduce impacts to a less than significant level. A Statement of Overriding Considerations was prepared for project specific impacts found to be signi ficant and unavoidable in the areas of Air Quality, Green House Gas Em issions, and Transportation , and mitigation measures were included to reduce these impacts to the greatest possible extent.

FISCAL IMPACT
$13,300,523.30; $12,930,263.28 for the purchase of the Phase 1 property from the City and $370,260 for reimbursement of City costs associated with processing of the entitlements for the project.

Report to Mayor and City Council
Re: Adopt Ord No. 1648 and Reso No. CC 2025-002
January 22, 2025

STRATEGIC PLAN
Goal III: Invest in infrastructure to improve community livability.

C. Plan and maintain safe and attractive neighborhoods, streets, facilities, and public spaces with exciting programming that promotes active fun for everyone.

Prepared by: Megan Taggart, Interim Director of Economic and Community Development
Certified as to availability of Funds: Janelle Samson, Director of Operations Approved by: Ronda Perez, City Manager
Approved as to form: William P. Curley, III, City Attorney

ATTACHMENTS
Ord. No. 1648
Reso. No. CC 2025-002
AVCC Draft Development Agreement (DA)
TPM 83738
TPM 83738 Phasing Plan
Phase 1 Plans

CITY OF PALMDALE, A CHARTER CITY,

COUNTY OF LOS ANGELES, CALIFORNIA
ORDINANCE NO. 1648

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALMDALE, CALIFORNIA, APPROVING SPECIFIC PLAN 22-001 AND ZONE
CHANGE 22-001, A REQUEST TO CHANGE THE ZONING
DESIGNATION OF A 432.9-ACRE SITE FROM OFFICE FLEX (OFX) TO

SPECIFIC PLAN (SPL) TO FACILITATE THE ESTABLISHMENT AND

DEVELOPMENT OF A MASTER-PLANNED COMMERCE CENTER

REFERRED TO AS THE ANTELOPE VALLEY COMMERCE CENTER

AND FINDING THAT THE PROJECT IS CONSISTENT WITH THE

ENVIRONMENTAL IMPACT REPORT PREPARED AND CERTIFIED FOR
THE PROJECT (STATE CLEARINGHOUSE NO. 2022090009)(APNS:
3126-022-926 THROUGH -929)
A. INTENT OF THE CITY COUNCIL:

1. AVCC Master, LLC has filed an application that applies to the City, requesting approval of Specific Plan (SPL) 22-001 and Zone Change (ZC) 22-001, collectively referred to as the Antelope Valley Commerce Center, for the subdivision of a 432.9-acre site into 19 lots to accommodate phased development of a master-planned commerce center (hereinafter referred to as “Application”); and,

2. The Application applies to four parcels totaling 432.9 acres located south of Columbia Way/East Avenue M and east of the Union Pacific Railroad tracks adjacent to Sierra Highway indicated on the Los Angeles Assessor Roll as Assessor Parcel Numbers 3126-022-926, 3126-022-927, 3126-022-928, and 3126-022-929, as legally described in Exhibit A hereto and shown on the map attached as Exhibit B; and,

3. On December 12, 2024, the Planning Commission of the City of Palmdale adopted Resolution No. PC-2024-027 recommending City Council approval of the Application; and,

3. On January 22, 2025, the City Council of the City of Palmdale conducted a duly noticed public hearing. All legal prerequisites to the adoption of this Ordinance have occurred.

B. ORDINANCE
THE CITY COUNCIL OF THE CITY OF PALMDALE DOES ORDAIN AS FOLLOWS:

SECTION 1. The City Council hereby specifically finds that all the facts set forth in the Recitals, Part A of this Ordinance, are true and correct.

SECTION 2. The City Council hereby finds as follows with respect to the environmental document:

A. Pursuant to the California Environmental Quality Act (CEQA), an Environmental Impact Report has been prepared and circulated to evaluate the potential environmental impacts associated with planning, constructing, and operating the proposed Project. The City determined that the proposed Project would result in no impacts or less than significant impacts to the following environmental topics: Agriculture and Forestry Resources; Mineral Resources; Population and Housing; and Recreation. Mitigation measures for Aesthetics, Biological Resources, Cultural Resources, Energy, Geology/Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Public Services, Tribal Cultural Resources, Utilities and Service Systems, and Wildfire were included to reduce impacts to a less than significant level. A Statement of Overriding Considerations was prepared for project-specific impacts found to be significant and unavoidable in the areas of Air Quality, Greenhouse Gas Emissions, and Transportation, and mitigation measures were included to reduce these impacts to the greatest possible extent.

B. The custodian of records for the environmental document, and all other materials which constitute the record of proceedings upon which the Planning Commission’s decision is based, is the Planning Manager of the City of Palmdale. These documents are available for public review in the Planning Division of the City of Palmdale located at 38250 Sierra Highway, Palmdale, California 93550, telephone (661) 267-5200. In addition, the Final EIR is available at: https://www.cityofpalmdaleca.gov/277/Environmental- Documents.

SECTION 3. Based upon substantial evidence presented to the City Council during the above-referenced January 22, 2025, public hearing, including public testimony, and written and oral staff report, this Council specifically finds as follows:

A The distribution, location, and extent of land uses, including open space, as depicted in the Specific Plan is consistent with the General Plan. (SP) B The proposed zone change is consistent with the goals, policies, and objectives of the General Plan. (ZC)
The Application includes approval of a Specific Plan as provided within Exhibit F for the comprehensive and cohesive buildout of the project site, which requires concurrent approval a Zone Change. The General Plan Consistency table provided in Exhibit C includes specific goals and policies that are implemented by this Application. Proposed land uses are primarily industrial, with smaller areas of commercial and open space, which are generally consistent with the intended uses within the existing General Plan land use designation of Employment Flex (EMPFX). The proposed Open Space designation within the proposed Specific Plan will be utilized primarily for drainage and for the preservation of the western Joshua Tree, consistent with several policies of the General Plan.

The proposed Zone Change as outlined within Exhibits D and E to Specific Plan also allows flexibility from existing development standards for the Application in a manner that is beneficial and reasonable for the site and surrounding area. Approval of the Zone Change to Specific Plan will ensure that the new designation is consistent with the proposed Specific Plan General Plan land use designation.

C The Specific Plan provides for adequate public infrastructure and services needed to support the land uses described in the plan. (SP) Chapter 4 – Infrastructure Plan of the Specific Plan has provided maps, plans, and provisions for infrastructure through upgrades and connections to existing infrastructure whenever feasible and installation of the new infrastructure to support build-out of the site. As phases of the project develop over time, each portion of the project will also be required to pay development impact fees to help off-set the cost of providing public services.

D The standards and development criteria will ensure that development proceeds in an orderly fashion and maintains a high level of quality. (SP) Chapter 5 – Development Regulations, Chapter 6 – Design Guidelines, and Chapter 7 – Implementation Plan of the Specific Plan provide extensive standards, design criteria and regulatory procedures for the orderly, phased development of the Specific Plan area.

E The Specific Plan contains implementation measures to ensure that development is supported by adequate infrastructure as development occurs. (SP)
Chapter 4 – Infrastructure Plan and Chapter 7 – Implementation Plan of the Specific Plan contain appropriate implementation measures to provide adequate infrastructure for all phases of development. In addition, upgrades and connections to existing infrastructure necessary to support each phase of development and installation of the new infrastructure to support build-out of the site are proposed with each development phase.

As phases of the project develop over time, each portion of the project will also be required to pay development impact fees to help off-set the cost of providing public services.

F The site is suitable for the type and intensity of development proposed. (SP)
With the implementation of the Development Regulations and Design Guidelines specified within the Specific Plan, which have been drafted for consistency with the General Plan, and the mitigation measures included in the project EIR to reduce potential impacts to the greatest extent possible, the Specific Plan area is suitable for the density and intensity of the proposed development. Additionally, each phase of the Specific Plan and any modifications to the plan will be reviewed separately for consistency with all applicable regulations.

G The flexibility in development standards afforded by the Specific Plan process has resulted in a project providing a superior design and greater amenities than would occur pursuant to more traditional zoning practices, and the project provides clear and substantial benefit to the City. (SP) Much of the proposed development will be constructed along interior streets that will not be visible or frequently accessed by the general public.

Development standards within the Specific Plan have been relaxed to provide a more cohesive design for the overall project site and provide more open space to be utilized for drainage and Joshua tree preservation, while internalizing project traffic away from the adjacent transportation corridors.

H The proposed Zone Change will not have a substantial adverse effect on surrounding properties or the community in general. (ZC) The Specific Plan area is located in the United States Air Force Plant 42 Influence Area and within close proximity to major commercial corridors.

Therefore, both the zoning and the Specific Plan have carefully considered the proposed use of the site. As such, while uses within the Specific Plan slightly differ than those envisioned by the General Plan of the current zone, the uses are primarily industrial (which is consistent with the existing designations of the site) in nature and are intended to complement and augment uses in the surrounding area. In addition, the Specific Plan provides for reasonable build-out of the site over time in a manner that is consistent with the General Plan. Furthermore, the project will provide considerable employment opportunities for residents and tax revenue for the City.

The Specific Plan also provides buffers from adjacent properties in the form of open space, landscaping and the installation of infrastructure, such as pedestrian and bicycle access, which further ensure that the development will augment and not have a substantial adverse effect on the surrounding properties.

SECTION 4. Based on the findings and conclusions outlined in paragraphs 1, 2 and 3, the City Council approves SPL 22-001 and ZC 22-001 and finds that the project is consistent with the Environmental Impact Report prepared in conjunction with the project (State Clearinghouse No. 2022090009).

SECTION 5. Severability. If any section, subsection, subdivision, paragraph, sentence, clause, or phrase in this Ordinance or any part thereof is for any reason held to be unconstitutional, invalid, or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause, or phrase thereof, irrespective of the fact that any one or more subsections, subdivisions, paragraphs, sentences, clauses, or phrases be declared unconstitutional, or invalid, or ineffective, provided the basic purposes of this Ordinance and the benefits to the City and the public are not substantially impaired.

SECTION 6. All legal prerequisites and pre-conditions to introducing, enacting, and adopting this Ordinance have occurred as required by law and policy.

SECTION 7. The City Clerk shall certify the adoption of this ordinance and shall cause this ordinance to be published or posted as required by law.

PASSED, APPROVED and ADOPTED this 22nd day of January, 2025. _________________________________
Richard J. Loa, Mayor
Approve as to form: Attest:
___________________________ _________________________________ William P. Curley, III Rochelle Scott, City Clerk
City Attorney
I, Rochelle Scott, City Clerk of the City of Palmdale, California, do hereby certify that the foregoing Ordinance was duly introduced, passed, approved, and adopted by the City Council of the City of Palmdale at a regular meeting of said Council held on the 22nd day of January, 2025, effective on the 21 st day of February, 2025 by the following roll call vote:

AYES:

NOES:___________________________________________________________ ABSTAIN:______________________ABSENT:___________________________ Date:

Rochelle Scott, City Clerk

EXHIBIT A

LEGAL DESCRIPTION FOR
SPL 22-001 AND ZC 22-001

THE LAND REFFERED TO HEREIN BELOW IS SITUATED IN THE CITY OF

PALMDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

PARCEL 1 THROUGH 4, INCLUSIVE, OF PARCEL MAP NO. 070999, IN THE CITY OF

PALMDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 380, PAGES 77 THROUGH 79 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPT THEREFROM ALL OIL, GAS, MINERALS AND OTHER HYDROCARBONS, BENEATH A PLANE THAT IS 100 FEET BELOW THE SURFACE OF SAID LAND (TO

THE EXTENT PROVIDED BY THE DOCUMENTS OF RECORD SET FORTH BELOW),

BUT WITHOUT THE RIGHT OF SURFACE ENTRY (TO THE EXTENT PROVIDED BY

THE DOCUMENTS OF RECORD SET FORTH BELOW), AS RESERVED BY VARIOUS DOCUMENTS OF RECORD;
FEBRUARY 19,1957, AS INSTRUMENT NO. 670 IN BOOK 53679, PAGE 61; MARCH 6, 1957, AS INSTRUMENT NO. 1448 IN BOOK 53833, PAGE 249; JULY 30, 1959, AS INSTRUMENT NO. 1177 IN BOOK D-553, PAGE 370; FEBRUARY 11, 1960, AS INSTRUMENT NO. 3114 IN BOOK D-747, PAGE 740; FEBRUARY 25, 1960, AS INSTRUMENT NO. 3198 IN BOOK D-760, PAGE 643; MARCH 17, 1960, AS INSTRUMENT NO. 3082 IN BOOK D-784, PAGE 601; JULY 11, 1960, AS INSTRUMENT NO. 3610 IN BOOK D-906, PAGE 190; JULY 14, 1960, AS INSTRUMENT NO. 3815 IN, BOOK D-910, PAGE 642; OCTOBER 3,1962, AS INSTRUMENT NO. 363 IN BOOK D- 1776, PAGE 397; JULY 8, 1965, AS INSTRUMENT NO. 1052 IN BOOK D-2968, PAGE 781; AUGUST 13, 1965, AS INSTRUMENT NO. 708 IN BOOK D-3014, PAGE 539; DECEMBER 9, 1966, AS INSTRUMENT NO. 111 IN BOOK D-3502, PAGE 695; ALL OF OFFICIAL RECORDS OF LOS ANGELES COUNTY.

APN’S: 3126-022-926, 3126-022-927, 3126-022-928 AND 3126-022-929

EXHIBIT B
AERIAL MAP FOR SPL 22-001 AND ZC 22-001

EXHIBIT C

GENERAL PLAN CONSISTENCY
Element Goal, Objective, or
Policy
Standard
Met?
Justification*
Land Use &
Community
Design
LUD-17: Facilitation of
industrial areas that
support and buffer
Plant 42 while
maintaining
compatibility with
adjacent non-industrial
uses.

Yes The project is located
northwest of Plant 42 and will
serve as a buffer from the
Plant and other uses by
providing a mix of light
industrial and commercial
uses.

LUD-18: Attraction and
stimulation of new
employment uses
through flexible land
use regulations and
supportive
policies/actions.

Yes The proposed Specific Plan
establishes a mix of flexible
land uses that will provide
employment and commercial
services to residents and
provides for appropriate use
regulations and supportive
policies.

Circulation
and Mobility
CM-1.1: Design and
maintain the public
right-of-way through a
complete streets
approach that
facilitates safe,
comfortable, and
efficient travel for all
roadway users.

Yes The proposed project meets
the Engineering Department
standards for adequate
roadway widths and
pedestrian paths-of-travel to
accommodate safe,
comfortable, and efficient
travel for all roadway users.
*Justification is based on a review by the case planner of the plans date stamped ‘Received July 29, 2024’.

EXHIBIT D
ZC 22-001 - EXISTING ZONING DESIGNATION

EXHIBIT E
ZC 22-001 - PROPOSED ZONING DESIGNATION

EXHIBIT F
SEE ATTACHED SPECIFIC PLAN – SPL 22-001
(ANTELOPE VALLEY COMMERCE CENTER)
EXH F - ORD. NO. 1648

ANTELOPE VALLEY

COMMERCE CENTER
SPECIFIC PLAN NO. 22-001

Prepared for:

THE CITY OF PALMDALE
38250 Sierra Highway
Palmdale, CA 93550
(661) 267-5200
Contact: Megan Taggart
Deputy Director of Economic and Community Development

Developed by:

AVCC MASTER, LLC
14180 Dallas Parkway, Suite 730
Dallas, TX 75254
(949) 413-3568
Contact: Michael Di Sano

Prepared by:

T&B PLANNING, INC.
3200 El Camino Real, Suite 100
Irvine, CA 92602
(714) 505-6360
Contact: Tracy Zinn, AICP

NOVEMBER 2024
Antelope Valley Commerce Center TABLE OF CONTENTS
P A G E | i

ES.1 Specific Plan Overview ................................................................................... ES-1 ES.2 Other Governing Document .......................................................................... ES-4 ES.3 Specific Plan Components ............................................................................. ES-4

1.1 Specific Plan Purpose and Intent ..................................................................... 1-1

1.2 Specific Plan Objectives ................................................................................... 1-1

1.3 Authority .......................................................................................................... 1-2

1.3.1 State of California ........................................................................................... 1-2

1.3.2 City of Palmdale .............................................................................................. 1-2

1.4 Consistency Analysis with the Palmdale 2045 General Plan ........................... 1-4

1.4.1 Land Use and Community Design ................................................................... 1-4

1.4.2 Circulation and Mobility ................................................................................. 1-5

1.4.3 Public Facilities, Services, and Infrastructure .................................................. 1-5

1.4.4 Conservation ................................................................................................... 1-5

1.4.5 Safety .............................................................................................................. 1-6

1.4.6 Noise ............................................................................................................... 1-6

1.5 Planning Context ............................................................................................. 1-7

1.6 Environmental Review ................................................................................... 1-10

1.7 Discretionary Actions ..................................................................................... 1-10

1.8 Airport Land Use Compliance ........................................................................ 1-11

2.1 Existing and Surrounding Land Uses ................................................................ 2-1

2.2 Existing Circulation and Access ........................................................................ 2-1

2.2.1 Regional Circulation ........................................................................................ 2-1

2.2.2 Local Circulation ............................................................................................. 2-1

2.3 Existing Physical Site Conditions ...................................................................... 2-1

CHAPTER 3 LAND USE...…………………………………………..…..……. 3-1

3.1 Vision ............................................................................................................... 3-1

3.2 Land Use Plan .................................................................................................. 3-1

3.2.1 Industrial Land Use Designation ..................................................................... 3-3

3.2.2 Commercial Land Use Designation ................................................................. 3-3

3.2.3 Open Space Land Use Designation ................................................................. 3-3

4.1 Circulation and Access Plan ............................................................................. 4-1 Antelope Valley Commerce Center TABLE OF CONTENTS
P A G E | ii

4.1.1 Vehicular Circulation ....................................................................................... 4-1

4.1.2 Non-Vehicular Circulation ............................................................................... 4-6

4.2 Utility Infrastructure Plan ................................................................................ 4-8

4.2.1 Potable Water Plan ......................................................................................... 4-8

4.2.2 Sanitary Sewer Plan ...................................................................................... 4-10

4.2.3 Storm Water Management Plan ................................................................... 4-12

4.2.4 Dry Utilities Plan ........................................................................................... 4-14

4.2.5 Solid Waste ................................................................................................... 4-14

4.3 Grading .......................................................................................................... 4-14

5.1 Purpose and Intent .......................................................................................... 5-1

5.2 Applicability ..................................................................................................... 5-1

5.3 Permitted, Conditional, Minor Uses, and Ancillary Uses................................. 5-1

5.4 Industrial Development Standards .................................................................. 5-5

5.5 Commercial Development Standards .............................................................. 5-7

5.6 Airport Land Use Consistency .......................................................................... 5-8

5.7 Other Development Standards ........................................................................ 5-9

6.1 Purpose and Intent .......................................................................................... 6-1

6.2 Design Theme .................................................................................................. 6-1

6.3 Industrial Architectural Standards and Guidelines .......................................... 6-2

6.3.1 Building Form .................................................................................................. 6-3

6.3.2 Building Materials, Colors and Texture ........................................................... 6-4

6.3.3 Windows and Doors ........................................................................................ 6-4

6.3.4 Ground or Wall Mounted Equipment ............................................................. 6-5

6.3.5 Rooftop Equipment ......................................................................................... 6-5

6.3.6 Trash Enclosures ............................................................................................. 6-5

6.3.7 Outdoor Lighting ............................................................................................. 6-6

6.3.8 Truck Courts and Loading Docks ..................................................................... 6-7

6.3.9 Walls and Fences ............................................................................................ 6-7

6.3.10 Employee Amenities........................................................................................ 6-7

6.3.11 Signages .......................................................................................................... 6-8

6.4 Commercial Architectural Standards and Guidelines ...................................... 6-8

6.4.1 Site Design ...................................................................................................... 6-8

6.4.2 Building Architecture ...................................................................................... 6-9

6.4.3 Supplemental Standards and Guidelines ...................................................... 6-10

6.5 Signage Design Standards and Guidelines ..................................................... 6-11 Antelope Valley Commerce Center TABLE OF CONTENTS
P A G E | iii

6.6 Landscape Design Guidelines ........................................................................ 6-12

6.6.1 Plant Palette ................................................................................................. 6-14

6.6.2 Irrigation ....................................................................................................... 6-15

6.6.3 Streetscapes .................................................................................................. 6-15

6.6.4 Entries and Monuments ................................................................................ 6-19

6.6.5 Walls and Fences .......................................................................................... 6-22

6.6.6 Outdoor Amenity Areas ................................................................................ 6-22

6.5.7 Water Quality Basin ...................................................................................... 6-22

6.7 Public Art ....................................................................................................... 6-22

7.1 Severability ...................................................................................................... 7-1

7.2 Applicability ..................................................................................................... 7-1

7.3 Interpretation .................................................................................................. 7-1

7.4 Development Review Process ......................................................................... 7-1

7.4.1 Subdivision Maps ............................................................................................ 7-1

7.4.2 Site Plan Review .............................................................................................. 7-1

7.4.3 Zone Clearance Review ................................................................................... 7-2

7.4.4 Conditional Use Permits .................................................................................. 7-2

7.4.5 Minor Use Permits .......................................................................................... 7-2

7.4.6 Variances ........................................................................................................ 7-2

7.4.7 Development Agreement ................................................................................ 7-2

7.5 Substantial Conformance ................................................................................ 7-2

7.6 Minor Development Modifications ................................................................. 7-2

7.7 Amendments to the Specific Plan ................................................................... 7-3

7.8 Appeals ............................................................................................................ 7-4

7.9 Compliance with Mitigation Monitoring and Reporting Program .................. 7-4

7.10 Project Financing ............................................................................................. 7-4

7.10.1 Developer Funding .......................................................................................... 7-4

7.10.2 Lighting Maintenance District (LMD) .............................................................. 7-5

7.10.4 Other Funding Sources .................................................................................... 7-5

7.11 Phasing Plan ..................................................................................................... 7-5

7.11.1 Vehicular Circulation and Access Phasing Plan ............................................... 7-5

7.11.2 Potable Water Infrastructure Phasing Plan .................................................... 7-5

7.11.3 Sanitary Sewer Infrastructure Phasing Plan ................................................... 7-5

7.11.4 Storm Drain Infrastructure Phasing Plan ........................................................ 7-6

7.11.5 Dry Utilities Infrastructure Phasing Plan ......................................................... 7-6

7.12 Maintenance Plan .......................................................................................... 7-13 Antelope Valley Commerce Center TABLE OF CONTENTS
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Antelope Valley Commerce Center TABLE OF CONTENTS
P A G E | v

FIGURES
Figure ES-1 Regional Map ................................................................................................................. ES-2 Figure ES-2 Vicinity Map ................................................................................................................... ES-3 Figure 1-1 General Plan Land Use Designations ............................................................................... 1-8 Figure 1-2 Zoning Designations ......................................................................................................... 1-9 Figure 2-1 Surrounding Land Uses (2022) ......................................................................................... 2-3 Figure 2-2 Existing General Plan Designation (2023) ........................................................................ 2-4 Figure 2-3 Existing Zoning Designation (2023) .................................................................................. 2-5 Figure 2-4 USGS Topographic Map (2022) ........................................................................................ 2-6 Figure 3-1 Land Use Plan ................................................................................................................... 3-2 Figure 4-1 Vehicular Circulation and Access Plan ............................................................................. 4-2 Figure 4-2 Columbia Way (East Avenue M) Cross Section ................................................................ 4-3 Figure 4-3 Interior Streets Cross Section .......................................................................................... 4-5 Figure 4-4 Non-Vehicular Circulation and Mobility Plan .................................................................. 4-7 Figure 4-5 Potable Water Infrastructure Plan ................................................................................... 4-9 Figure 4-6 Sanitary Sewer Infrastructure Plan ................................................................................ 4-11 Figure 4-7 Storm Drain Infrastructure Plan ..................................................................................... 4-13 Figure 4-8 Dry Utility Infrastructure Plan ........................................................................................ 4-15 Figure 5-1 Palmdale Regional Airport Influence Area ..................................................................... 5-10 Figure 6-1 Conceptual Landscape Plan ........................................................................................... 6-13 Figure 6-2 Columbia Way (East Avenue M) Streetscape ................................................................ 6-17 Figure 6-3 Interior Public Streets Streetscape ................................................................................ 6-18 Figure 6-4A Primary Corner Treatment ............................................................................................. 6-20 Figure 6-4B Secondary Corner Treatment ........................................................................................ 6-21 Figure 6-5 Fence Details .................................................................................................................. 6-23 Figure 6-6 Water Quality Basin Plan View ...................................................................................... 6-24 Figure 6-7 Water Quality Basin Illustration ..................................................................................... 6-25 Figure 7-1 Building Phasing Plan ....................................................................................................... 7-7 Figure 7-2 Vehicular Circulation and Access Phasing Plan ................................................................ 7-8 Figure 7-3 Potable Water Infrastructure Phasing Plan ..................................................................... 7-9 Figure 7-4 Sanitary Sewer Infrastructure Phasing Plan ................................................................... 7-10 Figure 7-5 Storm Drain Infrastructure Phasing Plan ....................................................................... 7-11 Figure 7-6 Dry Utilities Infrastructure Phasing Plan ........................................................................ 7-12

Antelope Valley Commerce Center TABLE OF CONTENTS
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TABLES
Table ES-1 Land Use Summary ........................................................................................................ ES-1 Table 3-1 Land Use Plan Statistical Summary .................................................................................. 3-1 Table 5-1 Permitted Uses................................................................................................................. 5-2 Table 5-2 Development Standards – Industrial ............................................................................... 5-5 Table 5-3 Development Standards – Commercial ........................................................................... 5-7 Table 6-1 Plant Palette ................................................................................................................... 6-14 Table 7-1 Maintenance Responsibilities ........................................................................................ 7-13

Antelope Valley Commerce Center EXECUTIVE SUMMARY

P A G E | ES-1

ES - EXECUTIVE SUMMARY

ES.1 SPECIFIC PLAN PROJECT OVERVIEW
The Antelope Valley Commerce Center Specific Plan Area consists of approximately 432.9 acres of land located in the north central portion of the City of Palmdale. The subject site is located east of Sierra Highway, south of Columbia Way (East Avenue M) , west of the Boeing Palmdale Facility and Air Force Plant 42, and north of the Air Force Plant 42 and associated runways . The northern boundary of the Specific Plan (Columbia Way) is the jurisdictional boundary between the City of Palmdale and the City of Lancaster.

The location of the Antelope Valley Commerce Center from a regional and local context is represented in Figure ES-1, Regional Map and Figure ES-2, Vicinity Map, showing the relationship between the Specific Plan Area, nearby communities, and exiting land uses.

The following land use types are included as part of the Antelope Valley Commerce Center project:

• Industrial (IND) : Including manufacturing, warehousing, parcel hub, fulfil lment center, light industrial and associated uses.

• Commercial (C): Including commercial retail and provisions of goods and services, with the intention to serve the surrounding businesses and employees.

• Open Space (OS): Including passive open spaces and stormwater retention.

This Specific Plan provides guidance for the development of a contemporary, master-planned commerce center. The Antelope Valley Commerce Center is envisioned to contain industrial and commercial buildings supported by public roads and utility infrastructure systems, private driveways, parking lots, truck courts, lighting, landscaping, signage, and other functional and decorative features. The commercial and industrial uses in smaller buildings are positioned along Columbia Way (East Avenue M) in the northwestern segment of the site, while industrial uses in larger warehouse-style buildings comprise the balance of the Specific Plan Area. Building users are expected to be a mixture of businesses that bring job opportunities and economic growth to the City of Palmdale. A summary of the land uses is as follows:

Table ES-1 Land Use Summary
Land Use Designation Acres1 Maximum
Building Sq. Ft.

Industrial 378.4 AC 8,241,552 SF
Commercial 7.0 AC 60,984 SF
Open Space 29.3 AC N/A
Roadway 18.2 AC N/A
Total 432.9 AC 8,302,536 SF

1. Acreages are approximate and subject to survey verification.

Antelope Valley Commerce Center EXECUTIVE SUMMARY

P A G E | ES-4

ES.2 OTHER GOVERNING DOCUMENTS
In addition to this Specific Plan, which includes a Land Use Plan, Infrastructure Plan, Development Regulations, Design Guidelines, and Implementation Plan, the following documents also contain applicable information relevant to the Specific Plan Area:

▪ City of Palmdale General Plan. Updated in 2023, the Palmdale General Plan includes goals and polices pertaining to land use and community design , circulation and mobility , economic development, military compatibility, equitable and healthy communities , parks, recreation, and open space, conservation, public facilities , services, and infrastructure, safety, sustainability, climate action, and resilience, air quality, and noise that pertain to land administered by the City of Palmdale and all areas within the city’s sphere of influence.

▪ City of Palmdale Municipal Code . The regulatory provisions in the City’s Municipal Code govern over topics on which the Specific Plan’s development regulations do not address. Note: where the requirements of this Specific Plan differ from the requirements of the City’s Municipal Code, this Specific Plan takes precedence.

▪ Los Angeles County Airport Land Use Commission - Palmdale Regional Airport . The Palmdale Regional Airport is under the land use authority of the Los Angeles County Airport Land Use Commission (ALUC). The ALUC relies upon the airport’s Comprehensive Land Use Plan for policies and guidelines relevant to land us e compatibility that is intended to ensure the continued operation of the Palmdale Regional Airport while minimizing hazards and impacts to the built environment and future development surround ing the airport. The Specific Plan Area is located in the airport influence area and is thus subject to the Comprehensive Land Use Plan.

▪ Mitigation Monitoring and Reporting Program (MMRP). An Environmental Impact Report (EIR) is the California Environmental Quality Act (CEQA) compliance document for this Specific Plan. The EIR’s MMRP stipulates certain measures required to be implemented to mitigate environmental effects associated with the development represented in the Specific Plan Area.

ES.3 SPECIFIC PLAN COMPONENTS
The Antelope Valley Commerce Center Specific Plan is organized into the following chapters:

Chapter 1 - Introduction:

Describes the purpose and objectives of this Specific Plan, the related entitlement approvals for implementing development, and the general relationship of this Specific Plan to the City of Palmdale General Plan.

Chapter 2 - Existing Conditions:

Describes the physical setting of the Antelope Valley Commerce Center Specific Plan Area and the physical conditions on and surrounding the property at the time this Specific Plan was prepared.

Antelope Valley Commerce Center EXECUTIVE SUMMARY

P A G E | ES-5

Chapter 3 - Land Use Plan:

Describes the development plan for the Antelope Valley Commerce Center Specific Plan, which includes Industrial, Commercial, and Open Space land uses. Chapter 3 specifies the acreages of each land use designation and the maximum development intensities (amount of building square footage) permitted in each land use category.

Chapter 4 - Infrastructure Plan:

Provides information on vehicular and non -vehicular circulation improvements; the planned backbone water, sewer, and storm drain systems; the planned dry utility network; and the preliminary grading concept for the development of the Antelope Valley Commerce Center.

Chapter 5 - Development Regulations:

Establishes the list of permitted and conditionally permitted land uses in the Specific Plan Area based on the land use designations established in Chapter 3 and provides the development regulations (zoning) that govern development of the Specific Plan Area . A discussion of the relationship of the development regulations of this Specific Plan to the Los Angeles County Airport Land Use Commission also is provided.

Chapter 6 - Design Guidelines:

The Antelope Valley Commerce Center design guidelines are presented in Chapter 6, which guide the site planning, landscaping, and architectural quality of implementing development within the Specific Plan Area. These guidelines include architectural design, landscape design, streetscapes, entry treatments and monuments, corner treatments, fencing, lighting, and signage.

Chapter 7 - Implementation Plan:

Chapter 7 presents the policies and procedures for the City’s review and approval of implementing projects within this Specific Plan. This chapter also describes the methods and procedures for interpreting and amending this Specific Plan as necessary. A summary of maintenance and financing responsibilities for development within the Specific Plan Area is also provided.

Chapter 8 - Consistency with the General Plan:

Chapter 8 provides a matrix evaluating consistency of this Specific Plan with each of the applicable policies of the Palmdale General Plan.

Antelope Valley Commerce Center INTRODUCTION

P A G E | 1-1

CHAPTER 1 - INTRODUCTION

1.1 SPECIFIC PLAN PURPOSE AND INTENT
The purpose of th is Specific Plan is to guide the development of an approximately 432.9-acre property into a master -planned commerce center, known as the Antelope Valley Commerce Center. The site is located within the northern portion of the City of Palmdale (City) . Projects developed within the boundaries of the Antelope Valley Commerce Center are required to demonstrate substantial conformity with the information contained in this Specific Plan document.

Situated near State Route 14 (CA -14), State Route 138 (CA -138), and the Palmdale Regional Airport, the Antelope Valley Commerce Center is poised to successfully accommodate uses that rely on access to the local and regional transportation network. The Specific Plan Area is located approximately 1.3 miles east of CA-14, 4.5 miles north of CA-138, and abuts the Palmdale Regional Airport to the south. The property’s location at the junction of these major transportation facilities provides the ability to quickly receive and transport goods as well as facilitate access for employees and patrons of the Antelope Valley Commerce Center.

1.2 SPECIFIC PLAN OBJECTIVES
The Specific Plan achieves the following objectives:
• To provide a land use plan for the development of a state -of-the-art commerce center that accommodates modern business and industrial activities.

• To attract and sustain industrial and commercial uses within the Specific Plan Area that are compatible with surrounding land uses.

• To locate businesses that rely on transportation efficiency in the Palmdale area that offers convenient access to the highway system.

• To provide opportunities for positive economic benefit to the City, including new net revenues to the General Fund which can be used for vital City services.

• To diversify the City’s available range of employment-generating land uses.

• To improve connectivity in the area by providing pedestrian and bike access to the Sierra Bike Trail and bike racks and associated amenities that encourage circulation by means not completely dependent on a motorized vehicle.

• To identify capital improvements for water, sewer, storm drain, and circulation facilities that serve planned land uses within and adjacent to the Specific Plan area.

• To define guidelines and standards for architecture, landscaping, entry monuments/signage, and fencing and screening within the Specific Plan area.

• To set forth a development phasing sequence that is aligned with a logical sequence for the installation of supporting infrastructure.

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1.3 AUTHORITY

1.3.1 State of California
The Specific Plan is a regulatory document prepared pursuant to the provisions of California Government Code §§ 65450 through 65457, which grants local government agencies the authority to prepare Specific Plans for the systematic implementation of their G eneral Plan for all or part of the area covered by the General Plan. While the City of Palmdale General Plan covers the entire City, the Specific Plan concentrates on the specific development of the approximately 432.9-acre Antelope Valley Commerce Center property.

California Government Code §§ 65450 through 65457 establish the authority adopt a Specific Plan, identify the required contents of a Specific Plan, and mandate consistency with the General Plan.

According to California Government Code § 65451:

(a) A Specific Plan shall include text and diagram which specify all the following in detail:
(1) The distribution, location, and extent of the uses of land, including open space, within the area covered by the plan.
(2) The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan.
(3) Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. (4) A program of implementation measures including regulations, programs, public works projects, and financing measures, necessary to carry out items (1), (2), and (3).

(b) The Specific Plan shall include a statement of the relationship of the Specific Plan to the General Plan

The Specific Plan includes each of the required elements listed above and establishes the essential link between the policies of the current General Plan for the City of Palmdale and the Antelope Valley Commerce Center property. All future development plans and implementing construction activities proposed with the Antelope Valley Commerce Center are required to be consistent with the requirements set forth in this Specific Plan and with all other applicable City regulations.

1.3.2 City of Palmdale
This Specific Plan shall act as the regulatory document for land use, development standards, and design guidelines and standards within the Specific Plan Area. In topics where th e Specific Plan is silent, the Palmdale Municipal Code shall be used as the governing document for any decision on land use, development standards, and design guidelines and standards.

For the Specific Plan to be a comprehensive document, t he Palmdale Municipal Code requires general provisions and required contents for a Specific Plan as outlined below:

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(a) A Specific Plan shall include a narrative report to describe the proposed development, place within the regional setting, and provide detailed information necessary for plan review . The required report contents shall include but not be limited to the following information:

1. Information regarding the property, developer, owner, representatives, and consultants preparing the report.

2. Table of Contents, including list of maps and figures.

3. A discussion of the nature and intent of the proposed development.

4. A descriptive analysis of the project site.

5. Quantified information on the impacts of project build-out.

6. A development plan for all proposed land uses in the project (including open space).

7. A description of existing infrastructure, projected improvements needed to serve the project, and a plan for providing needed infrastructure, including community facilities.

8. A circulation plan for the project.

9. Development standards applicable to development within the specific plan.

10. Special design standards applicable to the project, including but not limited to signage, landscaping, fences and walls, lighting, and entry monumentation.

11. Proposed phasing of the project.

12. An implementation plan for the Specific Plan including processes for minor and major modifications for development within the Specific Plan Area.

13. A discussion of how the project conforms to the goals, policies, and objectives of the General Plan policies and maps.
(b) A Specific Plan shall provide maps to geographically depict characteristics of the project site, regional settings, proposed nature and intensity of development, project phasing , and other pertinent information needed for project review. Required maps shall include but not limited to the following information:

1. Existing Conditions of the project site, including topography, natural drainage courses, existing structures, roads, easements, uses, zoning, and General Plan designations.

2. The proposed Development Plan, including phasing.

3. The proposed Circulation Plan, including phasing, any proposed trails, and connectivity to the regional circulation system.

4. Any proposed landscape, design, or amenity features.

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1.4 CONSISTENCY ANALYSIS WITH THE PALMDALE 2045 GENERAL PLAN The following represents goals, objectives, and policies for the Antelope Valley Commerce Center Specific Plan, which are consistent with the City of Palmdale General Plan ’s policies and maps. In addition, a General Plan Consistency Analysis was conducted and is represented in Appendix A, Consistency with the General Plan.

1.4.1 Land Use and Community Design
Goal: Create a vision for long -term growth and development in the City of Palmdale which provides for orderly, functional patterns of land uses.
(a) Objective: Ensure compatibility between land uses which have different functions, requirements, and impacts.

(b) Policy:

1. Ensure development within the Specific Plan Area is compatible with and supports surrounding existing and proposed land uses.

Goal: Increase job opportunities in the City of Palmdale through expanded industrial land use near the Air Force Plant 42.
(a) Objective: Provide Industrial land use that supports a diverse range of industrial activities that can attract businesses and balance out the jobs to housing ratio.

(b) Policy:

1. Ensure Industrial land use within the Specific Plan Area is compatible with and support Air Force Plant 42 and other industrial activities in the surrounding area.

Goal: Preserve the existing economic base of high-quality jobs and provide opportunities for a wide range of manufacturing and related industrial uses in the City of Palmdale. (a) Objective: Attract manufacturing employers and provide employee serving amenities.

(b) Policies:

1. Ensure the Specific Plan Area and associated facilities are developed at a high standard that attract s quality supply chain and manufacturing industrial users that benefit the City’s economic base.

2. Provide opportunities for retail, dining, and service establishments that directly support and benefit employees and visitors within and in proximity to the Specific Plan Area.

Goal: Ensure n ew major development is accessible to its surrounding and provide s for high -quality architecture and site design.
(a) Objective: Provide balance between industrial and commercial land use within the Specific Plan Area.

(b) Policies:

1. Provide opportunities for retail, dining, and service establishments that directly support and benefit employees and visitors within and in proximity to the Specific Plan Area.

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2. Provide and clearly define pedestrian and vehicular access between the Specific Plan Area industrial and commercial land use districts.

3. Provide bicycle access between the Specific Plan Area and the Sierra Highway Bike Trail to encourage such use.

4. Provide site and building design standards within this Specific Plan to ensure industrial and commercial development is of high-quality design.

1.4.2 Circulation and Mobility
Goal: Provide a balanced transportation system for movement of goods and people within and around the Specific Plan Area.
(a) Objective: Increase the use of alternative modes of transportation such as walking , biking, and public transport.

(b) Policies:

1. Encourage employees and visitors of the Specific Plan Area to utilize the Sierra Highway Bike Trail and the nearby Lancaster and Palmdale Train Stations.

2. Provide bike lanes and sidewalks within the Specific Plan Area to provide for and encourage alternative transportation modes.

1.4.3 Public Facilities, Services, and Infrastructure
Goal: Ensure the Specific Plan Area has adequately served public utilities, including water, sewer, and dry utilities.
(a) Objective: Ensure that basic and essential public facilities and utilities are available at the time of development.

(b) Policy:

1. Provide a phasing plan for installation of public facilities and utilities and ensure service availability at the time of development.

1.4.4 Conservation
Goal: Protect Significant Ecological Areas, including, but not limited to, sensitive flora and fauna habitat areas.
(a) Objective: Ensure local compliance with the California Endangered Species Act, the Federal Endangered Species Act, and the City’s Native Vegetation Ordinance to protect western Joshua Trees.

(b) Policy:

1. Provide open space areas within the Specific Plan Area for the preservation of Joshua Trees.

Goal: Reduce greenhouse gas emissions from transportation. (a) Objective: Provide facilities that will encourage visitors and employees to utilize non -emission vehicles.

(b) Policies:

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1. Provide bike facilities, such as bicycle parking and access to the Sierra Highway Bike Trail, to visitors and employees of the Antelope Valley Commerce Center.

2. Implement design standards that will accommodate the future installation of charging stations for electric vehicles and trucks.

Goal: Minimize local air pollution caused by motor vehicles. (a) Objective: Implement measures that will reduce vehicle trips and contain emissions within designated routes.

(b) Policies:

1. Encourage bicycle use by providing access to the Sierra Highway Bike Trail.

2. Avoid truck emission to the nearby residential and commercial districts by r estricting trucks movement to only City of Palmdale designated truck routes.

Goal: Reduce and/or eliminate unnecessary sources of air pollution. (a) Objective: Avoid street designs that only offer vehicular travel and no other modes of transportation.

(b) Policy:

1. Ensure all streets within and abutting the Specific Plan are designed to accommodate all modes of transportation including vehicles, bicycles, and pedestrians.

1.4.5 Safety
Goal: Minimize hazards to public health and safety resulting from natural and man-made hazards. (a) Objective: Incorporate measures into this Specific Plan and the Environmental Impact Report (EIR) to reduce natural and man-made hazards.

(b) Policies:

1. Ensure the transporting of hazardous materials are along designated routes that minimize risks to the public and sensitive environmental areas.

2. Ensure development within the Specific Plan Area is consistent with the Air Force Plant 42 Air Installation Compatibility Use Zone (AICUZ) Report and compl ies with applicable FAA regulations.

1.4.6 Noise
Goal: Promote noise compatible land uses within the 65 dBA CNEL contour and the Frequent Overflight Area of Air Force Plant 42.
(a) Objective: Restrict noise sensitive land uses within area designated within both the 65 dBA CNEL contour and the Frequent Overflight Area.

(b) Policy:

1. Ensure permitted uses within the Specific Plan Area are not noise sensitive as defined in Table 3-5, Land Use Compatibility, Noise Exposure, and Accident Potential, of the Air Force Plant 42 AICUZ Report.

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1.5 PLANNING CONTEXT
As shown on Figure 1-1, General Plan Land Use Designations, upon the approval of this Specific Plan, the General Plan land use designation for the Specific Plan Area will be changed to “Specific Plan” to allow for the development of a variety of industrial and commercial uses.

As shown on Figure 1 -2, Zoning Designations , upon the approval of this Specific Plan , the zoning designation for the Specific Plan Area will be changed to “Specific Plan” to allow for the development of a variety of industrial and commercial uses. This Specific Plan regulates future development of the Specific Plan Area. In instances where the Specific Plan is silent on development standards, the City’s Economic & Community Development Director, or their designee, shall make the final decision regarding the appropriate process or standard.

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1.6 ENVIRONMENTAL REVIEW
An Environmental Impact Report (EIR) (SCH No. 2022090009) was certified in compliance with the California Environmentally Quality Act (CEQA) to serve as the project -wide environmental assessment document. Together, this Specific Plan and the environmental mitigation measures contained in the accompanying EIR’s Mitigation Monitoring and Reporting Program (MMRP) provide a path to develop the property considering all applicable goals, objectives, government requirements, and environmental regulations.

1.7 DISCRETIONARY ACTIONS
The process to approve this Specific Plan requires the City of Palmdale Planning Commission to make a recommendation to the City Council after considering the consistency of this Specific Plan to the Palmdale General Plan. The City Council is the final decision-making authority regarding the adoption of this Specific Plan after considering the recommendations of the Planning Commission.

Any future amendments to this Specific Plan are required to be considered by the City of Palmdale Planning Commission and City Council and adopted by ordinance or resolution of the City Council, pursuant to City of Palmdale Municipal Code (PMC), Specific Plan Review provisions. More information on implementation procedures is contained in Chapter 7, Implementation Plan.

Any Minor Modifications to this Specific Plan after its approval that will not change the land uses or increase the development intensity permitted by this Specific Plan and any criteria listed in Section

17.26.040 of the PMC may be acted on by the Economic & Community Development Director or their designee upon submittal of an application, required materials , and applicable fees for a Minor Modification. Criteria for a minor modification to the Specific Plan is explained further in Section 7.6, Minor Modification, to the Specific Plan.

Major Amendments to this Specific Plan shall be subject to review by the Planning Commission with a recommendation to the City Council. Major Amendments also shall be reviewed in accordance with the CEQA Statute and Guidelines, with the City of Palmdale serving as the CEQA Lead Agency. More information on minor modifications and major amendments to this Specific Plan is contained in Chapter 7, Implementation Plan.

Proposed development projects within the Specific Plan Area shall be subject to the Site Plan Review Process established in the PMC . Palmdale City Staff shall refer to t his Specific Plan as a regulatory document for land use, development standards, and design. For proposed uses and similar uses that are not listed in Table 5-1, Permitted Uses Table , and topics where this Specific Plan is silent, the City’s Economic & Community Development Director, or their designee, shall make the final decision regarding consistency based upon the procedures outlined within the PMC as it relates to determination of unlisted uses.

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1.8 AIRPORT LAND USE COMPLIANCE
The entire Specific Plan Area is located within the US Air Force Plant 42 Influence Area that may limit building height, building construction type, land uses, and floor area ratio (FAR) based on the proposed land use and requirements for open land. The governing documents within the Airport Influence Area include the Airforce Plant 42 Installation Compatibility Use Zone (AICUZ) Report and the Los Angeles County Airport Land Use Plan. The Air Force Plant 42 AICUZ Report provides land use compatibility guidelines, noise contours, and locations of Clear Zones and Accident Potential Zones; and the Los Angeles County Airport Land Use Plan provides safety and noise guidelines within the Airport Influence Area.

Development within the Air Force Plant 42 Influence Area shall comply with the guidelines and standards provided in both the Air Force Plant 42 AICUZ Report and the Los Angeles County Airport Land Use Plan.

Additional information can be found in Chapter 5, Development Regulations, the Air Force Plant 42 AICUZ Report, as well as the Los Angeles County Airport Land Use Plan.

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CHAPTER 2 - EXISTING CONDITIONS

2.1 EXISTING SURROUNDING LAND USES
At the time this Specific Plan was prepared in 2022, the Antelope Valley Commerce Center Specific Plan Area was vacant and undeveloped and did not contain any internal infrastructure. As shown on Figure 2- 1, Surrounding Land Uses (2022), the Specific Plan Area is bounded to the north by Columbia Way (East Avenue M) and a parcel containing municipal water towers. Columbia Way is the dividing line between the City of Palmdale (south of Columbia Way) and the City of Lancaster (north of Columbia Way). On the north side of Columbia Way in the City of Lancaster is an auto repair center, a construction yard, storage facilities, an automobile salvage yard, a restaurant, and vacant land. To the west of the Specific Plan Area is a Southern Pacific Railroad line (Metrolink rail line) and Sierra Highway, beyond which is a financial institution, Sierra Highway Plaza, and vacant land. Avenue M-12 and Palmdale Regional Airport are to the south and vacant land, Boeing, Lockheed Martin, and Plant 42 are to the east.

Before this Specific Plan was approved and a s depicted in Figure 2 -2, Existing General Plan Designation (2023), and Figure 2 -3, Existing Zoning Designation (2023), the Specific Plan Area was within the Employment Flex General Plan land use designation and Office Flex (OF) zone.

2.2 EXISTING CIRCULATION AND ACCESS

2.2.1 Regional Circulation
State Route 14 (CA-14) is located approximately 1.3 miles west of the Antelope Valley Commerce Center Specific Plan Area. The Specific Plan Area is accessible to and from CA-14 via the West Avenue M on- and off-ramps. State Route 138 (CA -138) is located approximately 4.5 miles south of the Specific Plan Area, with access to and from CA-138 provided via Sierra Highway.

2.2.2 Local Circulation
Access to the Antelope Valley Commerce Center Specific Area is provided from Columbia Way ( East Avenue M), 4 th Street East, and Challenger Way. Columbia Way ( East Avenue M) is a City of Palmdale designated truck route that provides truck access to the Antelope Valley Commerce Center.

Columbia Way (East Avenue M) abuts the Specific Plan Area on the north side and consists of four through lanes (two east bound and two westbound lanes) over its entire length. The City of Palmdale General Plan designates Columbia Way (East Avenue M) as a Major Arterial Roadway. 4th Street East is a north-south oriented roadway that exists north of and intersects with Columbia Way (East Avenue M) at the west-central portion of the Specific Plan Area. 4th Street East is a 2-lane Collector Street maintained by the City of Lancaster.

Challenger Way is a north-south oriented roadway that exists north of and intersects with Columbia Way (East Avenue M) at the eastern portion of the Specific Plan Area. Challenger Way is a 2-lane Collector Street maintained by the City of Lancaster.

2.3 EXISTING PHYSICAL SITE CONDITIONS
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ranges from approximately 2,505 feet above mean sea level in the northeast to approximately 2,550 feet above mean sea level in the southwest. The existing topographic conditions for the Specific Plan Area are illustrated on Figure 2 -4, USGS Topographic Map (2022). For more information regarding the existing physical site conditions at the time this Specific Plan was prepared, refer to the Antelope Valley Commerce Center EIR (SCH No. 2022090009).

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CHAPTER 3 – LAND USE

3.1 VISION
The Antelope Valley Commerce Center is designed as a n industrial and commercial employment center laid out in a master-planned setting. Located in the northern section of the City of Palmdale, the Antelope Valley Commerce Center is positioned to attract a variety of business types and sizes, ranging from local enterprises to international corporation s. The Antelope Valley Commerce Center is envisioned as an attractive place where businesses can prosper, attract economic investment, and provide goods, services, and job opportunities to the surrounding community and region.

3.2 LAND USE PLAN
This Specific Plan establishes three land use designations: Industrial, Commercial, and Open Space. Figure 3-1, Land Use Plan, depicts the land use designations and the major roads within and abutting the Specific Plan Area.

Table 3-1, Land Use Plan Statistical Summary, lists each land use designation and its respective acreage, and maximum development intensity (amount of building square footage allowed for each land use designation). The maximum building square footage allowed within the Specific Plan Area is 8,241,552 square feet (s.f.) for Industrial and 60,984 s.f. for Commercial.

Table 3-1 Land Use Plan Statistical Summary
Land Use
Designation Acres Maximum Building
Sq. Ft.

Industrial 378.4 8,241,552 s.f.

Commercial 7.0 60,984 s.f
Open Space 29.3 n/a
Roadway 18.2 n/a
Total Acreage 432.9
Notes:

1. Acreages are approximate and subject to survey verifications.

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3.2.1 Industrial Land Use Designation
The Industrial land use designation covers a total of 378.4 acres. A maximum of 8,241,552 s.f. of building space is allowed across the Industrial land use designation. Public streets are provided to facilitate vehicular access to and from the uses in the Industrial area from two access points at Columbia Way (East Avenue M).

The industrial buildings are envisioned to provide for a range of manufacturing, warehouse/storage, fulfillment center, parcel hub, light industrial operations, and similar activities or uses. Outdoor operations and storage are allowed, provided that such areas are generally screened from public rights-of-way (ROW) and are ancillary to an indoor industrial business. Amenities such as kitchens, locker rooms, and showers to support the daily needs of employees, are also allowed. Refer to Table 5-1, Permitted Uses , for a comprehensive list of uses.

3.2.2 Commercial Land Use Designation
The Commercial land use designation covers a total of 7.0 acres. This area is located in the northwestern portion of the Specific Plan Area abutting Columbia Way ( East Avenue M). A maximum of 60,984 s.f. of building space is allowed within the Commercial land use designation.

The Commercial designation allows for commercial retail, restaurants, and small-scale retail commercial goods and services intended to benefit residents, employees, and visitors in and around the Specific Plan Area and surrounding neighborhoods.

3.2.3 Open Space Land Use Designation
The Open Space land use designation covers 29.3 acres and is in the northeastern and western portions of the Specific Plan Area. The western Open Space land use area includes Joshua Tree conservation and a regional water detention basin , while the northeastern area provides for water quality retention/detention basins.

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CHAPTER 4 – INFRASTRUCTURE PLAN

4.1 CIRCULATION AND ACCESS PLAN
The Antelope Valley Commerce Center Circulation and Access Plan provides direct, safe, and convenient access for visitors, employees, and goods movement to and from the Specific Plan Area. Components of the Circulation and Access Plan are discussed and illustrated on the following pages.

4.1.1 Vehicular Circulation
Columbia Way (East Avenue M) and the Southern Pacific Rail Line form the northern and western borders the Specific Plan Area, respectively. Columbia Way ( East Avenue M) is the only street providing direct access to the Antelope Valley Commerce Center . The Southern Pacific Railroad and the Sierra Highway Bike Trail form a buffer between Sierra Highway and the Specific Plan Area , preventing direct access to Sierra Highway.

Public Streets “A”, “B” “C” , and “D” provide interior access within the Specific Plan Area. Public Street s “A” and “B” are north-south oriented roadways connecting with Columbia Way (East Avenue M). Public Street “A” is aligned with 4 th Street East to form a 4 -way intersection with Columbia Way ( East Avenue M), and Public Street “B” is aligned with Challenger Way to form a 4-way intersection with Columbia Way (East Avenue M). Public Street “C” is an internal east-west oriented roadway connecting Public Street “A” and Public Street “ B”. Public Street “D” is an internal north -south oriented roadway connecting Public Street “C” and properties south of the Specific Plan Area. The ultimate alignment of Public Streets “B” and “C” is to be determined and designed in conjunction with implementing development plans since the final site plans are not yet determined at the time this Specific Plan was prepared.

Traffic signals are planned where Public Street “A” and Public Street “ B” intersect with Columbia Way (East Avenue M) , forming 4 -way intersections with 4 th Street East and Challenger Way, respectively .

Additional traffic control s (traffic signal s and/or stop signs) and the location and orientation of private driveways serving individual buildings will be determined as part of implementing development plans.

Figure 4-1, Vehicular Circulation and Access Plan, illustrates the vehicular circulation plan for the Specific Plan Area. Final intersection designs, intersection spacing, intersection right -of-way, and traffic controls must conform to all applicable City Standards to the satisfaction of the City Engineer.

The following pages describe and illustrate the primary components of the vehicular circulation network for the Antelope Valley Commerce Center Specific Plan . Refer to Chapter 7, Implementation Plan, for additional circulation improvement standards pertaining to phasing.

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A. Columbia Way (East Avenue M) (114-Foot ROW)
Columbia Way (East Avenue M) forms the jurisdictional border between the City of Palmdale and City of Lancaster, which is established at the street centerline . As discussed further within Chapter 7, the first phase of development will include improvements to the south side of the segment of Columbia Way (East Avenue M) located between Sierra Highway and the eastern edge of the Specific Plan boundary.

Columbia Way ( East Avenue M) forms the northern boundary of the Specific Plan Area and is the only direct access from off-site areas to the Specific Plan Area . Street improvements will primarily be to the southern section of the roadway, along the Specific Plan Area frontage.

As depicted in Figure 4 -2, Typical Columbia Way (East Avenue M) Cross Section , Columbia Way (East Avenue M) provides for a 114-foot right-of-way with 50 feet of right-of-way being north of the centerline and 64 feet being to the south. The proposed ROW will eliminate 6 feet of existing ROW south of the centerline from 70 feet to 64 feet. A 12-foot-wide raised center median is established along this segment.

Three eastbound traffic lanes are established within the 44 feet of paved roadway, including two 12-foot- wide travel lanes and one 14-foot-wide travel lane. In addition to the travel lanes, a 20-foot-wide curb- adjacent parkway is also provided. Within the 20-foot-wide parkway, an 8-foot-wide sidewalk is provided for pedestrian access and a 12-foot-wide bike trail is provided for cyclists. Columbia Way (East Avenue M) will maintain the same street layout throughout the frontage of the Specific Plan Area with exception for a taper ing of roadway necessary to accommodate a reduced ROW along the LA County Waterworks District (LACWD) property and existing utility infrastructure.

Figure 4-2 Typical Columbia Way (East Avenue M) Cross Section

Traffic signals are located at the intersection of C olumbia Way (East Avenue M) and 4 th Street East and the intersection of Columbia Way ( East Avenue M) and Challenger Way . Traffic signals and intersection layouts are subject to change based on the results and recommendations from a traffic study and/or the City Engineer. The developer(s) of the Antelope Valley Commerce Center are responsible for installation of the traffic signals. All improvements to Columbia Way (East Avenue M) are to comply with applicable City of Palmdale requirements, including sight distance requirements. Buildings located in the northern

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portion of the Specific Plan Area connect to Columbia Way ( East Avenue M) via direct driveway s. Final driveway locations connecting with Columbia Way ( East Avenue M) is to be determined in conjunction with the approval of the design of each of implementing development plan. For landscaping guidelines along Columbia Way (East Avenue M), refer to Chapter 6, Design Guidelines, of this Specific Plan.

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B. Interior Public Streets (76-Foot ROW)
The interior public streets are classified as collector streets and provide circulation access within the Antelope Valley Commerce Center Specific Plan Area. Public Street “A” provides access to the western portions of the Specific Plan Area including the Industrial land use and the Commercial land Use; Public Street “B” provides access to the eastern portions of the Specific Plan Area including the Industrial land use and the water quality retention basin; Public Street “C” connects Public Street “A” and P ublic Street “B” and provides access to the southern portion of the Specific Plan Area; and Public Street “D” provides access to the southern portion of the Specific Plan Area as well as offsite access to properties south of the Specific Plan Area . The exact alignment of Public Streets “A”, “B”, “C” , and “D” is to be determined in conjunction with approval of each individual development plan.

As depicted in Figure 4 -3, Interior Public Streets Cross Section, the developer(s) of the Antelope Valley Commerce Center are to construct the entirety of the 76-foot-wide interior public streets, which consist of 64 feet of pavement and a 6 -foot-wide curb adjacent sidewalk on both sides of the roadway s. Within the 64 feet of pavement, a 5-foot-wide bike lane is provided on both sides of the roadway. As previously identified in Section 4.1.1A above, traffic signals will be located at the intersection of Public Street “A” and Columbia Way ( East Avenue M) and at the intersection of Public Street “ B” and Columbia Way ( East Avenue M). All improvements to the interior public streets are required to comply with applicable City of Palmdale requirements, including sight distances.

Figure 4-3 Interior Streets Cross Section

Buildings within the Specific Plan Area connect to the interior public streets via direct driveway connections along the interior public streets. Final driveway locations are determined in conjunction with the approval of the design of each implementing development plan. For landscaping guidelines within the Interior Streets, refer to Chapter 6, Design Guidelines, of this Specific Plan.

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C. Private Drive Aisles
Private Drive Aisles connect individual planning areas to the roadways described above. Within each planning area, Private Drive Aisles provide vehicular access for automobiles and trucks to parking lots, truck lots, loading dock areas, etc. Private Drive Aisles are not depicted on Figure 4-1, Conceptual Vehicular Circulation and Access Plan , because their locations, alignments, and widths will be determined in conjunction with the approval of the design of each implementing development plan.

4.1.2 Non-Vehicular Circulation
The Antelope Valley Commerce Center Specific Plan encourages access and circulation by employees and visitors via non -motorized means. Pedestrian circulation is encouraged within the Specific Plan Area through a network of sidewalks. Additional pedestrian pathways are designed on individual building sites at the time buildings are designed and positioned in each Planning Area as part of the approval of each implementing development plan.

As illustrated on Figure 4-4, Non-Vehicular Circulation and Mobility Plan, the Antelope Valley Commerce Center Specific Plan provides for sidewalks or trails in the public rights -of-way along the sides of the following streets: south side of Columbia Way (East Avenue M); and both sides of Public Streets “A”, “B”, “C”, and “D” . Pedestrian crosswalks in all direction s are identified at signalized intersections along Columbia Way (East Avenue M) to ensure pedestrian safety.

As illustrated on Figure 4 -4, Conceptual Non-Vehicular Circulation and Mobility Plan , the Specific Plan provides for a 20-foot-wide parkway that includes an 8-foot-wide sidewalk and a 12 -foot-wide bike trail to provide bicycle and pedestrian access to the site and surrounding area . This segment provides direct connection to the Sierra Highway Bike Trail, which provides employees and visitors ease of access to a n existing regional trail system. To provide a 12-foot-wide bike trail throughout the entire frontage of the Specific Plan Area that will ensure pedestrian and bicyclist safety, the bike trail would need to loop around the Los Angeles County Waterworks District (LACWD) property abutting the Specific Plan Area as the current Columbia Way (East Avenue M) right-of-way design does not provide sufficient width to implement the parkway along Columbia Way (East Avenue M) in front of the LACWD property.

Additionally, the Antelope Valley Commerce Center Specific Plan provides for 6-foot-wide sidewalks and 5-foot-wide bike lanes on both sides of Public Streets “A”, “B”, “C”, and “D”.

The 7.1-mile-long Sierra Highway Bike Trail is a commuter and recreational all-weather surface trail running between the Palmdale and Lancaster Metrolink Train Stations, located adjacent to Sierra Highway and the Southern Pacific Rail Line. The Specific Plan Area is located at the midpoint of the Sierra Highway Bike Trail being approximately 3.5 miles north of the Palmdale Metrolink Station and 3.5 south of the Lancaster Metrolink Station. Residents and commuters can use alternative modes of transportation, such as bikes, electric bikes, or electric scooters, to travel to and from the Antelope Valley Commerce Center Specific Plan Area via the Sierra Highway Bike Trail.

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4.2 UTILITY INFRASTRUCTURE PLAN
Buildout of the Antelope Valley Commerce Center requires the installation of water, sewer, drainage, and other utility infrastructure, as described herein. Utilities proposed in this section will be installed when the roadway is constructed even if the proposed utility is needed for a later phase. All utility infrastructure improvements shall be constructed in accordance with applicable Los Angeles County Waterworks and City of Palmdale design standards and specifications. Refer to Chapter 7, Implementation Plan, for phasing of the proposed infrastructure.

4.2.1 Potable Water Plan
Potable water service for the Specific Plan Area is provided by the Los Angeles County Waterworks District – Region 4 (LACWD). As depicted on Figure 4-5, Potable Water Infrastructure Plan, existing LACWD water lines range from 30-inch to 48-inch in diameter and are located within the Columbia Way (East Avenue M) right-of-way, which will provide service to the Specific Plan Area. In addition to the LACWD water line, a 30-inch diameter Antelope Valley-East Kern Water Agency water line is located along the Columbia Way (East Avenue M) right-of-way, at the 4th Street East intersection.

The Specific Plan Area requires the planning, design, and construction of the potable water systems, which includes installing water lines within the Public Street “A”, “B”, and “C” rights-of-way, and a Los Angeles County Water Works (LACWW) water line will be installed along Columbia Way (East Avenue M). The proposed water lines will connect to the existing LACWW water line at the intersection of Public Street “A” and Columbia Way (East Avenue M) and at Public Street “B” and Columbia Way (East Avenue M). The final sizing and design of the potable water system is subject to review and approval by the City’s engineer.

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4.2.2 Sanitary Sewer Plan
Sanitary sewer service for the Specific Plan Area is provided by the City of Palmdale. As depicted on Figure 4-6, Sanitary Sewer Infrastructure Plan, existing sanitary sewer (SS) lines are located within the Columbia Way (East Avenue M) right-of-way to the north of the Specific Plan Boundary.

The Specific Plan Area requires the planning, design, and construction of the sanitary sewer system, which includes installing sanitary sewer lines along the Public Street “A”, “B”, and “C” right s-of-way. The proposed sanitary sewer lines will connect to the existing sanitary sewer line at the intersection of Public Street “A” and Columbia Way (East Avenue M) and Public Street “B” and Columbia Way (East Avenue M).

The proposed sanitary sewer Line in Street “A” will remain independent from the proposed sanitary sewer lines in the rest of the Specific Plan Area, serving only the western portion of the Specific Plan Area.

As part of the approval process, a Preliminary Sewer and Hydrology Study for the Specific Plan Area will be submitted concurrently with this Specific Plan. The final design of sizing of the public sewer, including potential upgrade or extension of the existing mainline along Columbia Way (East Avenue M), is subject to review and approval by the City’s engineer.

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4.2.3 Storm Water Management Plan
The master storm drainage system for the Antelope Valley Commerce Center is shown in Figure 4-7, Storm Drain Infrastructure Plan . Improvements include the construction of storm drains along segments of Public Street “A”, segments of Public Street “B”, segments of Public Street “C”, and within the northern portion of the central Industrial lot extending east towards the water quality retention basin in the northeastern portion of the Specific Plan area.

The storm drain system proposed in the Antelope Valley Commerce Center Specific Plan would provide two paths of travel that would ultimately convey storm water to a water quality retention basin in the northeastern portion of the Specific Plan Area . As shown in Figure 4 -7, storm water will generally be conveyed in either of the following paths: north via the Public Street “A” storm drain line then east via the storm drain line in the northern portion of the central Industrial lot; or east via the Public Street “C” storm drain line then north via the Public Street “ B” storm drain line. The proposed drainage basin will be adequately sized to serve the Specific Plan Area storm water needs. In the event that the maximum basin capacity is reached, an emergency overflow system will direct storm water out to Columbia Way (East Avenue M), to follow historical storm water flow pattern. The final sizing and design storm drain system is subject to review and approval by the City’s engineer.

Each storm drain will be equipped with a hydrodynamic separator or City approved equal device to satisfy the statewide trash mandate. Each device will be approved by and listed on the Certified Full Capture System List of Trash Treatment Control Devices of the State Water Resources Control Board (SWRCB).

A. Airport Compatibility
The Specific Plan Area is located in the Palmdale Regional Airport Influence Area . The Federal Aviation Administration (FAA) identified stormwater management facilities as one of the greatest attractants to wildlife hazardous to airport operations. For this reason, the Water Quality Retention Basin proposed for the northeast segment of the Specific Plan Area will be designed to avoid the creation of open water and habitat by being designed to drain completely within a maximum 48-hour period following design storm event (i.e., 24-hour storm) and remain totally dry between storm events.

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4.2.4 Dry Utilities
Southern California Gas Company and Southern California Edison provide natural gas and electricity to the Antelope Valley Commerce Center Specific Plan Area, respectively. As shown in Figure 4-8, Dry Utility Infrastructure Plan, natural gas and dry utility lines will be installed to connect to existing gas and dry utility lines at C olumbia Way (East Avenue M) to the east of the Specific Plan Area . Gas lines will be stubbed and available for service as requested by future tenant s in conjunction with approval of the design of each implementing development plan . Telephone/fiber/cable service is offered by multiple carriers, including AT&T, Frontier, Spectrum and Verizon.

4.2.5 Solid Waste
The s olid waste provider for businesses within the Antelope Valley Commerce Center Specific Plan is Waste Management. Solid waste and recycling are taken to the Antelope Valley Recycling & Disposal Facility.

Starting in January 2022, California Senate Bill 1383 and Assembly Bill 1826 requires businesses to recycle organic materials, such as food waste, food soiled paper, and landscaping materials. The Specific Plan Area must provide separate bins for organic waste and must provide businesses within the Specific Plan Area for organic recycling services. Furthermore, per Assembly Bill 341, the Specific Plan Area is also required to provide recycling services for all businesses that generate more than four cubic yards or more of trash per week.

4.3 GRADING
The natural topography of the Antelope Valley Commerce Center site is relatively flat . No unique or unusual grading conditions exist and substantial importing or exporting of material is not expected. The main grading objectives are to provide development pads for construction, balance the cut and fill grading quantities on site, and meet all necessary City of Palmdale building standards and infrastructure gradient requirements.

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CHAPTER 5 – DEVELOPMENT REGULATIONS

5.1 PURPOSE AND INTENT
This chapter formally establishes the use permissions and development standard s (zoning) for the Antelope Valley Commerce Center property. The regulations provided herein, together with t he architectural and landscape guidelines set forth in Chapter 6, Design Guidelines , will regulate the development of buildings and other physical features in the Antelope Valley Commerce Center Specific Plan Area.

5.2 APPLICABILITY
The regulations set forth in th is chapter apply to all development plans or agreements, tract or parcel maps, site plans, or any other action requiring administrative or discretionary approval within the Antelope Valley Commerce Center Specific Plan Area. Whenever the development standard s contained herein differ from those contained in the City’s Municipal Code, the provisions of this Specific Plan shall take precedence. Any development standard, condition, or situation not specifically addressed herein shall be subject to the applicable requirements of the City’s Municipal Code.

5.3 PERMITTED, CONDITIONAL, MINOR USES, AND ANCILLARY USES The Antelope Valley Commerce Center Specific Plan Area may be developed, divided, and/or used for those activities listed in Table 5 -1, Permitted Uses Table. Table 5 -1 lists the permitted, conditionally permitted, minor use, and accessory land uses for each land district established by this Specific Plan (Industrial, Commercial, and Open Space). For a list of definitions of each land use, refer to Appendix B, Land Uses Definition s. A land use not listed in Table 5 -1 is a prohibited use unless otherwise allowed pursuant to the procedures described in Chapter 7, Implementation Plan, or applicable interpretations and determinations established by the City’s Municipal Code.

The entire Specific Plan Area is located within the Air Force Plant 42 Influence Area that may limit land uses. Refer to the Air Force Plant 42 Air Installation Compatible Use Zone (AICUZ) Report and the Los Angeles County Airport Land Use Plan for additional applicable land use restrictions.

The symbols shown in Table 5-1 have the following meanings:
• “P” means the land use is permitted by right, subject to the development standards applicable to that land use district.

• “C” means the land use is conditionally permitted, subject to the approval of a Conditional Use Permit in accordance with the requirements specified herein. • “M” means the land use is permitted through the approval of a Minor Use Permit in accordance with the requirements specified herein.

• “A” means the land use is ancillary to the permitted or conditionally permitted land uses. An ancillary land use is subordinate to and supports the primary permitted or conditionally permitted land use.

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Table 5-1 Permitted Uses
Use Legend: Permitted Use = “P” Conditional Use = “C” Minor Use = “M” Ancillary Use = “A” Prohibited Use = “---" Land Use
Land Use District
Industrial Commercial Open Space Notes
Warehouse, Transportation, Freight and Storage Services Courier and Delivery Services, including Parcel
and Package Delivery P --- ---
Cold Storage Plants C --- ---
Chilled, cooled, and
freezer warehouse space
is limited to a max. of
860,000 s.f. within the
Specific Plan Area.

Data Processing Center P --- ---
Fulfillment Center P --- ---
Furniture Moving and Storage P --- ---
Industrial Retail Sales - Up to 20,000 s.f. P --- ---
Industrial Retail Sales - Over 20,001 s.f. C --- ---
Industrial Robotics Manufacturing and
Assembly P --- ---
Truck and Trailer Storage P --- ---
Truck Terminal P --- ---
Warehousing of materials or products for which
a conditional use permit is not required for the
manufacture, storage, distribution, or wholesale
of that product.

P --- ---
Manufacturing
Aircraft and Component Parts; Manufacture,
Testing, Modification, Repair, Overhaul and
Storage of

P --- ---
Alcoholic Beverages; distilling, bottling,
wholesale, and distribution C --- ---
Apparel and Textile Products P --- ---
Chemicals and Related Products P --- ---
Concrete and Related Construction Materials P --- ---
Electronic and Electrical Equipment P --- ---
Fabricated, Machine, and Sheet Metal Shops P --- ---
Food Products P --- ---
Furniture and Fixtures; distribution,
manufacturing, and refinishing P A --- Ancillary to retail sales in Commercial District
Miscellaneous Manufacturing and Industries P --- ---
Includes medical
equipment and supplies;
jewelry and silverware;
sporting and athletic
goods; toys; office
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Use Legend: Permitted Use = “P” Conditional Use = “C” Minor Use = “M” Ancillary Use = “A” Prohibited Use = “---" Land Use
Land Use District
Industrial Commercial Open Space Notes
supplies; signs; and other
misc. manufacturing.

Paper Printing, Published, and Allied Products P --- --- Plastics and Rubber Products (manufacturing
and assembly) C --- ---
Transportation Equipment P --- ---
Weapons and/or Ammunition; storage and
warehousing C --- ---
Wood Products P A --- Ancillary to retail sales in
Commercial District
Public, Quasi-Public and Institutional Uses
Electric Vehicle Charging Stations A M ---
Fire/Police stations P P ---
Post Office and Distribution Center P P ---
Permitted without
distribution in the
Commercial District
Public Utilities/Public Works Storage and
Maintenance Yards P --- ---
Utility Facilities P P ---
Retail, Personal, and Food Services
Automotive Parts and Supplies C P ---
Wholesale only permitted
in Industrial; Retail only
permitted in Commercial
District
Barber and Beauty Services --- P ---
Building Materials and Supplies --- M ---
Caterers and Mobile Food Services --- M ---
Cafe/Bakery --- P ---
Convenience Market --- P ---
Delicatessens and Sandwich Shops A P ---
Dry cleaners and Launderers --- P --- Facility not to exceed 10,000 square feet in size
Restaurants, with or without a Drive-Through --- P ---
General Retail Stores --- P --- Store not to exceed
10,000 square feet in size
Gyms and Fitness Studios --- M ---
Machinery, Equipment, and Supplies P C ---
Mail Order Businesses (excluding warehousing) --- P --- Microbrewery, Brewpub, or Winery --- M ---
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Use Legend: Permitted Use = “P” Conditional Use = “C” Minor Use = “M” Ancillary Use = “A” Prohibited Use = “---" Land Use
Land Use District
Industrial Commercial Open Space Notes
Plumbing and Heating Equipment and Supplies --- P ---
Miscellaneous Services and Other Uses
Automobile and truck repair garages A C ---
Limited to basic
maintenance such as tire
repairs, oil changes, and
other minor non-engine
vehicle maintenance
Fueling Stations C C ---
Equipment Rental --- C ---
Professional/Administrative Office P P ---
Laboratories, Research and Development, and
Testing Services P --- ---
Linen and Uniform Laundry Services P --- ---
Natural Areas, Open Space Areas, Biological
Preserves --- --- P
Motion picture and sound studios, editing,
sound mixing, and associated material storage P --- --- Outdoor studio or storage requires CUP
Water Detention, Retention, and Water Quality
Basins --- --- P
Outdoor Storage A A ---
See Section 5.7 of this
Specific Plan for
development standards of
outdoor storage.

Temporary Uses M M ---
See Palmdale Municipal
Code for temporary uses
list and requirements
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5.4 INDUSTRIAL DEVELOPMENT STANDARDS
The following standards establish the development criteria that shall apply within the Industrial land use designation of this Specific Plan. As depicted in Figure 5-1, Palmdale Regional Airport Influence Area, the entire Specific Plan is located within the Palmdale Regional Airport Influence Area that may limit building height, land uses, and FAR based on the proposed land use. Refer to the Los Angeles County Airport Land Use Plan for additional applicable land use restrictions.

Table 5-2 Development Standards - Industrial
Site Requirements
Minimum Lot Size 20,000 SF
Minimum Lot Width N/A
Maximum Building Height 1, 2 75 feet
Minimum Landscape Coverage for building
areas/lots fronting Columbia Way (East
Avenue M)3
(Landscaping shall include plantings (trees,
shrubs, groundcovers, vines) and may
include walkways, benches, trellises,
fencing, walls, and related amenities.)
10%
Minimum Landscape Coverage for buildings
not Fronting Columbia Way (East Avenue
M)4
None
Notes:

1. No windows, stairways, or other areas where people could look out onto adjacent properties shall be permitted above the first floor on the side of a building which faces and has view of properties south and east of the Specific Plan Area.

2. Building Heights as measured in feet above mean sea level to the highest point of the building require FAA approval and shall not exceed the height restriction set by the Federal Aviation Regulations Part 77 guidelines.

3. Minimum landscape coverage shall apply to the entire lot or site and setback areas , including parking lots and drive aisles.

4. Buildings not fronting Columbia Way (East Avenue M) shall adhere to the minimum setback requirements and minimum parking lot landscape standard listed below along with street tree standards listed in Section 5.7.(3) of this Specific Plan.

Minimum Setback Requirements1
Columbia Way (East Avenue M) 2, 3 20 feet, minimum 10 feet of the setback area shall be landscaped.4 Local and Collector Streets 2, 3 10 feet, minimum 6 feet of the setback area shall be landscaped.4 Interior Lot Line 0 feet
Notes:

1. Setbacks shall be measured from property line to the edge of a building.

2. All minimum setback areas along Columbia Way (East Avenue M) and public local and collector streets shall be fully landscaped. Landscaping shall include plantings (trees, shrubs, groundcovers, vines) and may include walkways, utility boxes and apparatus, and areas containing benches, trellises, thematic fencing, walls, and related amenities.)

3. Building eaves, roof projections, awnings, stair landings, and similar architecture features and other architectural projections may project into a building setback up to a maximum of five feet.

4. For landscape standards along setback area, refer to Section 6.6.3, Streetscapes, of this Specific Plan.

Minimum Parking Space, Parking Space Size, Drive Aisle, and Parking Lot Landscaping Requirements Passenger Vehicle Parking Requirements1
Warehouse, Transportation, Freight and
Storage Services

0.5 spaces for each 1,000 square feet or 1 space for each employee, whichever is less, plus space to accommodate all service trucks and vehicles.

Manufacturing Two spaces for each 1,000 square feet, plus space to accommodate all service trucks and vehicles.

Public, Quasi-Public and Institutional Uses 2.5 spaces for each 1,000 square feet of gross floor area.

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Food Services
Greater of: one space for every three seats or six spaces for every 1,000 square feet for indoor areas.

For outdoor dining area : one space for every 150 square feet of outdoor dining and seating area over 450 square feet in size.

Retail and Personal Services Five spaces per 1,000 square feet for the first 5,000 square feet, and four spaces per 1,000 square feet for all additional area.

Miscellaneous Services and Other Uses Three spaces per 1,000 square feet of gross floor area.

Parking Space Size
Standard Parking Space Size Minimum Refer to Table 17.87.090 -1, Parking Space and Drive Aisle Dimensions, of the Palmdale Municipal Code.

Compact Parking Space Size Minimum2 Refer to Table 17.87.090 -1, Parking Space and Drive Aisle Dimensions, of the Palmdale Municipal Code.

Driving Aisle
Minimum Driving Aisle Width 12 feet for a one-way drive aisle 26 feet for a two-way drive aisle
Parking Lot Landscaping
Minimum Landscaping Requirements3,4 15% of the parking lot area Notes:

1. Refer to Section 17.87.060 of the Palmdale Municipal Code, Required Vehicles Spaces, for parking space requirements of permitted uses not listed in this table.

2. For developments with 20 or more required parking spaces, up to 25% of the required parking spaces may be compact size.

3. A minimum of one-third of the required landscaping shall be distributed within the interior of all passenger vehicle parking facilities and the remaining two-thirds of the required landscaping shall be provided as peripheral planting on the exterior edges of the parking areas. Refer to City of Palmdale Municipal Code Section 17.87.090.N, Landscaping, for additional parking lot landscaping requirements.

4. Landscaping requirements are only applicable to passenger vehicle lots. Truck and trailer parking lots are exempt from the minimum landscaping requirements.

Other Development Standards
Signage
Signage shall be in conformance with the standards listed in Chapter 6 of this Specific Plan .1 Sign sizes, heights, etc., shall be per the regulations in Chapter 17.88 of the Palmdale Municipal Code.

Ground and Roof-Mounted Equipment
All ground and roof mounted equipment shall be screened or obscured from view through use of parapets and other architectural features when equipment is visible from adjacent public roadways or the Sierra Highway Bike Trail.1
Loading Docks and Truck Parking
Loading docks and truck parking areas shall be visually screened through the use of walls, berms and landscaping from Columb ia Way (East Avenue M) and public local and collector streets.

Exterior Light Fixtures
Exterior lighting fixtures shall be downward directed. Pole -mounted lights shall be shielded with the light source oriented away from public streets and/or adjacent properties and have a maximum height of 35 feet . Wall mounted fixtures shall be architecturally compatible with the associated building.1
Minimum Trash Enclosure Interior Dimension 15 feet in width by 11 feet in depth Fence and Wall Height
Eight feet maximum height for fences

12 feet maximum height for walls, with allowance for up to 14 feet if needed for sound attenuation or visual screening of outdoor storage areas or loading docks.1
Plant 42 Adjacency Standards
No outdoor balconies, stairways, windows providing direct viewing onto adjacent Plant 42 properties shall be allowed above the first floor of any building or structure.

Note:

1. See Chapter 6 for guidelines and standards pertaining to building architecture, walls, fencing, landscaping, and signage.

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5.5 COMMERCIAL DEVELOPMENT STANDARDS
The following standards establish the development criteria that shall apply within the Commercial area of this Specific Plan. As depicted in Figure 5-1, Palmdale Regional Airport Influence Area, the entire Specific Plan is located within the Palmdale Regional Airport Influence Area that may limit building height, land uses, and FAR based on the proposed land use. Refer to the Los Angeles County Airport Land Use Plan for additional applicable land use restrictions.

Table 5-3 Development Standards – Commercial
Site Requirements
Minimum Lot Size 5,000 SF
Minimum Lot Width N/A
Maximum Individual Tenant Space 20,000 square feet
Maximum Building Height1 35 feet
Minimum Landscape Coverage2
(Landscaping shall include plantings (trees,
shrubs, groundcovers, vines) and may
include walkways, benches, trellises,
fencing, walls, and related amenities.)
10%
Notes:

1. Building Heights as measured in feet above mean sea level to the highest point of the building require FAA approval and shall not exceed the height restriction set by the Federal Aviation Regulations Part 77 guidelines.

2. Minimum landscape coverage shall apply to the entire lot or site and setback areas, excluding parking lots and drive aisles.

Minimum Setback Requirements1
Columbia Way (East Avenue M)2,3 20 feet, minimum 10 feet of the setback area shall be landscaped.4 Local and Collector Streets2,3 10 feet, minimum 6 feet of the setback area shall be landscaped.4 Interior Lot Line 0 feet
Notes:

1. Setbacks shall be measured from property line to the edge of a building.

2. All minimum setback areas along Columbia Way (East Avenue M) and public local and collector streets shall be fully landscaped. Landscaping shall include plantings (trees, shrubs, groundcovers, vines) and may include walkways, utility boxes and apparatus, and areas containing benches, trellises, thematic fencing, walls, and related amenities.)

3. Building eaves, roof projections, awnings, stair landings, and similar architecture features and other architectural projections may project into a building setback by five feet.

4. For landscape standards along setback area, refer to Section 6.6.3, Streetscapes, of this Specific Plan.

Minimum Parking Space, Parking Space Size, Drive Aisle, and Parking Lot Landscaping Requirements Parking Requirements1
Public, Quasi-Public and Institutional Uses 2.5 spaces for each 1,000 square feet of gross floor area.

Food Services
Greater of: one space for every three seats or six spaces for every 1,000 square feet for indoor areas.

For outdoor dining area: one space for every 150 square feet of outdoor dining and seating area greater than 450 square feet in size.

Retail and Personal Services Five spaces per 1,000 square feet for the first 5,000 square feet, and four spaces per 1,000 square feet for all additional area.

Miscellaneous Services and Other Uses Three spaces per 1,000 square feet of gross floor area Parking Space Size
Standard Parking Space Size Minimum Refer to Table 17.87.090 -1, Parking Space and Drive Aisle Dimensions, of the Palmdale Municipal Code.

Compact Parking Space Size Minimum1 Refer to Table 17.87.090 -1, Parking Space and Drive Aisle Dimensions, of the Palmdale Municipal Code.

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Driving Aisle
Minimum Driving Aisle Width 12 feet for a one-way drive aisle 26 feet for a two-way drive aisle
Parking Lot Landscaping
Minimum Landscaping Requirements3 15% of the parking lot area Notes:

1. Refer to Section 17.87.060 of the Palmdale Municipal Code, Required Vehicles Spaces, for parking space requirements of permitted uses not listed in this table.

2. For development with 20 or more required parking spaces, up to 25% of the required parking spaces may be compact size.

3. A minimum of one-third of the required landscaping shall be distributed within the interior of all passenger vehicle parking facilities and the remaining two-thirds of the required landscaping shall be provided as peripheral planting on the exterior edges of the parking areas. Refer to City of Palmdale Municipal Code Section 17.87.090.N, Landscaping, for additional parking lot landscaping requirements.

Other Development Standards
Signage
Signage shall be in conformance with the standards listed in Chapter 6 of this Specific Plan .1 Sign sizes, heights, etc., shall be per the regulations in Chapter 17.88 of the Palmdale Municipal Code.

Ground and Roof-Mounted Equipment
All ground and roof mounted equipment shall be screened or obscured through the use of parapets and other architectural features when equipment is visible from adjacent public roadway or the Sierra Highway Bike Trail. 1
Exterior Light Fixtures
Exterior lighting fixtures shall be downward directed. Pole -mounted lights shall be shielded with the light source oriented away from public streets and/or adjacent properties and have a maximum height of 35 feet . Wall mounted fixtures shall be architecturally compatible with the associated building.1
Minimum Trash Enclosure Interior
Dimension 15 feet in width by 11 feet in depth
Fence and Wall Height
Eight feet maximum height for fences

12 feet maximum height for walls, with allowance for up to 14 feet if needed for sound attenuation or visual screening of outdoor storage areas or loading docks.1
Note:

1. See Chapter 6 for guidelines and standards pertaining to building architecture, walls, fencing, landscaping, and signage.

5.6 AIRPORT LAND USE CONSISTENCY
The Specific Plan Area is located within the Air Force Plant 42 Influence Area. All development in the Antelope Valley Commerce Center shall be subject to the mandatory applicable requirements and standards of the Air Force Plant 42 AICUZ Report and the Los Angeles County Airport Land Use Plan and require compliance with all applicable standards and procedures set forth in Federal Aviation Administration Regulations (FAR) Part 77.

The Specific Plan Area is located entirely within the Airport’s 65 CNEL noise contour boundary. With the Specific Plan Area being exclusive to industrial, commercial, and open space land uses, no noise limitations are anticipated, though noise exposure and insulation may be needed for commercial uses with greater potential for exposure to elevated noise levels. Further review with the Air Force Plant 42 AICUZ Report concludes that the land uses proposed in Table 5 -1 is consistent with the Land Use Compatibility Guidelines and Table 3-5, Land Use Compatibility, Noise Exposure, and Accident Potential, of the Air Force Plant 42 AICUZ Report.

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The Specific Plan Area is located outside of the Airport’s runway protection zones (RPZ) and inner safety zone (ISZ). There are no additional building height restrictions beyond that which may be required by the Federal Aviation Regulations (Part 77) guidelines.

Given the proximity of the Specific Plan Area to the Air Force Plant 42, developers within the Specific Plan Area shall consult and coordinate with City of Palmdale, the Air Force, and the FAA during the planning and design stage to ensure that development plans and right-of-way streets improvement do not create any hazards to aircraft and airport operations and comply with the California Airport Land Use Planning Handbook published by the Caltrans Division of Aeronautics, the Air Force Plant 42 AICUZ Report, and the Los Angeles County Airport Land Use Plan.

5.7 OTHER DEVELOPMENT STANDARDS
(1) Outdoor loading and storage areas and loading doors shall be completely screened from view from public streets by screen walls, solid fences, landscaping, or a combination thereof. Any gates shall be lockable. Wall height shall be in compliance with Tables 5 -2 and 5 -3 and shall be of sufficient height to fully screen outdoor materials and equipment. (2) All manufacturing and processing activities associated with a permitted or conditionally permitted use shall be conducted within an enclosed building.
(3) All landscaping within private lots abutting Columbia Way (East Avenue M) and Public Streets “A”, “B”, “C”, and “D” Right-of-Way (ROW) shall incorporate sufficient street trees to provide shading to pedestrians and bicyclists. Trees shall be planted no less than 10 feet away from the public ROW and spaced no less than 50 feet apart.
(4) The Specific Plan shall incorporate public art elements and/or contribute to the City’s Public Arts Fund for any proposed development . Public art shall be placed at the entrances of the Specific Plan Area to provide maximum visibility for public viewing. A Building Permit Valuation for development of $500,000 or more shall devote no less than 0.5% for public art , with a cap of $250,000 allocated for single construction projects.
(5) Prior to the issuance of a building permit, Developer shall provide documentation to the City of Palmdale demonstrating that the Project could achieve Leadership in Energy and Environmental Design (LEED) certification to meet or exceed CALGreen Tier 2 standards in effect at the time of building permit application.

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CHAPTER 6 – DESIGN STANDARDS AND

GUIDELINES

6.1 PURPOSE AND INTENT
The design guideline s presented in this chapter describe the quality and character of the built environment expected for the Antelope Valley Commerce Center. While the design guidelines provide standards and direction, they are meant to provide a certain level of flexibility to allow creative expression during the design of implementing development projects. The guidelines provide criteria for architecture, lighting, signage, and landscape design.

The Antelope Valley Commerce Center’s visual identity is expressed primarily through landscape , hardscape, and signage elements. The architectural design guidelines contained herein are presented in a manner that ensures consistent architectural expression across the Specific Plan Area, while allowing for flexibility in modern-day building design.

The Objectives of these Design Guidelines are as follows:
• To provide the City of Palmdale with the assurance that the Antelope Valley Commerce Center develops in accordance with the quality and character described within this Specific Plan. • To provide design criteria to developers, builders, engineers, architects, landscape architects, and other professionals to achieve and maintain the desired design quality. • To provide an aesthetic benchmark for City staff, the Planning Commission , and the City Council in their review of the design of future implementing projects in the Specific Plan Area. • To provide design criteria that steer the Antelope Valley Commerce Center to conv ey a contemporary aesthetic theme and character while allowing flexibility for practical application and creative expression.
• To ensure that the Specific Plan implements the intent of the City’s General Plan and the City’s Municipal Code.

The Design Guidelines presented in the chapter apply to all development within Antelope Valley Commerce Center. The design criteria may be subject to modification and interpretation to allow for responses to unanticipated conditions, including but not limited to changes in the real estate market, needs and desires of building users, technology advancements, and fluctuation in economic conditions.

6.2 DESIGN THEME
The Antelope Valley Commerce Center is an employment and commercial center with a contemporary design aesthetic focusing upon timeless architectural features, attractive detailing, and a predominately light toned color palette. Buildings are characterized by simple and distinct cubic masses with interlocking volumes of wall planes, colors, and materials to create visual appeal. Building colors , materials and textures can be mixed with an emphasis upon use of blue, gray, and beige tones with glass or steel materials at focal points, such as at building entrances and near outdoor gathering spaces.

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Design elements are selected to be compatible in character, massing, and materials to promote a clean, contemporary feel. Individual creativity and identity are encouraged, but design integrity and compatibility must be maintained among all buildings and developable areas to reinforce a unified visual image within the Antelope Valley Commerce Center.

6.3 INDUSTRIAL ARCHITECTURAL STANDARDS AND GUIDELINES
The architectural style of Industrial uses within the Specific Plan emphasizes a contemporary interpretation traditional context with building massing over structural articulation. Buildings are characterized by cubic masses with interlocking wall planes, materials and colors that create an attractive visual interest.

Design elements are to be compatible in character, massing , and material use to promote a clean and distinct contemporary feel. Design integrity and compatibility is to exist among all industrial buildings within the Specific Plan, with individual creativity and identity encouraged.

Conceptual Representation of Design Theme
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6.3.1 Building Form
Building “form” is one of the primary elements of architecture. Building forms are especially important for building facades that are visible from public streets and public view corridors. In the Antelope Valley Commerce Center, these include Columbia Way (East Avenue M) to the north, interior Public Streets “A,” “B,” “C”, “D”, and the Sierra Highway Bike Trail that parallels Sierra Highway to the west.

The following design guidelines and standards apply to buildings within the Antelope Valley Commerce Center to ensure that development is visually consistent, as well as aesthetically appealing and inviting.

The following building form design standards shall apply:
1) Simple geometric shapes shall represent the overall building form. Rectangular forms are encouraged to promote balance and visual interest.
2) Building elevations visible from a public street shall include changes in exterior building materials, color, and decorative accents at least every 100 feet. Reveals, recesses, projections, panels, and other architecture elements should be utilized to provide variety and visual interest to the streetscape.
3) Modulation and variation of building masses shall occur between buildings visible from public streets.
4) Pedestrian entrances to buildings (with exception of service doors and emergency exit doors) shall be emphasized and encourage visual interest through use of design elements that change massing, color, and/or building materials.
5) Architectural and trim detailing shall be clean, simplistic, and not overly complicated. 6) Materials applied to any elevation shall be wrapped around the corner of the building to logical termination points.

Note that industrial building facades that orient inward to truck courts or service areas and that are not visible from public roads, or publicly accessible viewing areas, are not required but encouraged to adhere to the above building form design standards.

Building Form Example
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6.3.2 Building Materials, Colors and Texture
Building materials and colors play a key role in developing a clean, contemporary visual environment; therefore, the selected exterior materials, colors, and textures should complement one another throughout the Specific Plan Area. Slight variations are encouraged to provide visual interest. The following building materials, colors and texture standards shall apply:
1) Primary exterior building materials shall include concrete tilt -up panels and similar materials .

Accent materials include but are not limited to metal, natural or fabricated stone, and/or fire- resistant wood siding (horizontal or vertical).
2) Trim details may include metal, plaster or concrete elements finished consistently with the building treatment. Extraneous “themed” detailing, such as oversized or excessive foam cornice caps or foam moulding, are prohibited.
3) Material changes shall occur at intersecting planes or where architectural elements intersect. 4) Primary exterior building colors shall be shades of blue, gray and/or beige . Prominent use of darker or more vibrant accent colors may be provided at building entrances. 5) Exposed downspouts, service doors and mechanical screen colors shall be the same color as the adjacent wall.
6) Vertical versus horizontal color banding shall be used on walls greater than 300 feet in length.

Horizontal color bands are acceptable on walls 300 feet or less in length, or for longer lengths when combined with vertical banding. H orizontal bands across an entire building elevation are not allowed.

6.3.3 Windows and Doors
The patterns of window and door opening s shall correspond with a uniform design characteristic of the building and should be consistent in form, pattern, and color within the Specific Plan Area. Standards for windows and doors within the Antelope Valley Commerce Center are as follows:
1) Doors and windows shall be placed in a symmetrical and repetitive pattern to create visual continuity.
2) Windows styles, trims, forms, and colors shall be consistent throughout the Specific Plan Area .

Window trims shall utilize a consistent color throughout any single building.

Building Materials, Texture, and Color Example
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3) Metal window s or door frame s shall be complementary to and accentuate the main building design and colors.
4) Window and door g lass shall be clear or colored with subtle reflectiveness. Silver , bronze, or reflective glass is prohibited.

6.3.4 Ground or Wall Mounted Equipment
The following standards shall apply for ground or wall mounted equipment:
1) Ground-mounted equipment, including but not limited to mechanical or electrical equipment, emergency generators, boilers, storage tanks, risers, and electrical conduits shall be screened from public viewing areas including adjacent public roads. Screening shall be accomplished with solid walls, fencing, berms, or landscaping.
2) Electrical equipment rooms shall be within the building envelope. Pop-outs or shed-like additions are prohibited.
3) Electrical rooms shall be oversized by at least 25% or a secondary electrical room shall be provided to accommodate the future installation of additional electrical panels to support, if needed. 4) Wall-mounted items, such as electrical panels shall not be located on building façades facing and within 150 feet of adjacent roads/views. Wall-mounted items shall be screened or incorporated into the architectural elements of the building to limit viewing of such items from roads or other public areas.

6.3.5 Rooftop Equipment
The following standards shall apply for rooftop equipment:
1) Rooftop equipment, including but not limited to mechanical equipment, electrical equipment, storage tanks, wireless telecommunication facilities, satellite dishes vents, exhaust fans, smoke hatches, and mechanical ducts shall be screened by parapet walls or architecturally compatible rooftop screens so that these items are not visible from roads or other public areas. 2) Rooftop screens (i.e., parapet walls) shall be integrated into the architecture of the main building.

Wood finished rooftop screens are prohibited.
3) All building roofs shall be solar -ready. Solar panels shall be installed over a minimum of 50% of the roof coverage per building as part of tenant improvement plans. Rooftop mounted solar panels are required to be reviewed and approved by the City of Palmdale, which shall include consideration given to ensure glare or reflectivity from the panels will not interfere with adjacent airport operations.
4) Roof access (via roof ladders or other means) shall be located interior to the building.

6.3.6 Trash Enclosures
The following standards shall apply for trash enclosures:
1) Outdoor refuse containers shall be placed within a permanent, lockable, and durable trash enclosure. The trash enclosure design shall reflect the architectural style of adjacent buildings.

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2) Trash enclosures shall have solid roofs to prevent exposure of dumpster contents to rainfall and prevent polluted stormwater runoff.
3) Trash enclosures shall be placed behind or to
the side of buildings, away from the building’s
main entrance and public view.
4) Trash enclosures shall be easily accessible to
refuse collection trucks and the site user.

Distance between a building entry door and
trash enclosure shall not exceed 150 feet.

6.3.7 Outdoor Lighting
Outdoor lighting is an essential architectural component that provides aesthetic appeal, enhances safe pedestrian and vehicular circulation, and adds to security. Lighting within the public rights -of-way shall adhere to applicable City of Palmdale requirements. Additionally, the following standards shall apply:
1) To minimize glare and “spill over” light onto public streets and adjacent properties, downward - directed lights and/or cutoff devices shall be used. Fixtures and cutoff devices shall be consistent with those defined by the Illuminating Engineering Society of North America (IESNA) on outdoor lighting fixtures, including spotlights, floodlights, electrical reflectors, and other means of illumination for signs, structures, parking, loading, unloading, and similar areas. 2) Outdoor lighting fixtures used in the Specific Plan Area shall be from the same – or complementary – family of
fixtures with respect to design, materials, fixture color, and light color. Use of LED lighting is encouraged.
3) Lights shall be unbreakable plastic, recessed, or otherwise designed to reduce the problems associated with damage
and replacement fixtures.
4) Neon lighting, low-pressure fixture sodium lighting, and flashing lights are prohibited in the Specific Plan Area.

5) All electrical meter pedestals and light switch/control equipment shall be in areas with minimum public visibility or screen them with appropriate plant materials. 6) Parking lots, loading dock areas, pedestrian walkways, building entrances, and public sidewalks shall be illuminated to the level necessary for building operations and security purposes. Dimmers and motion detectors are permitted.
7) Low mounted fixtures (ground or bollard height) shall be used in association with sidewalks and walkways to reinforce the pedestrian scale where possible. 8) Exterior lights shall be used to accent entrances, plazas, activity areas, and special features. 9) Lighting that could be mistaken for airport lighting or that would create glare in the eyes of pilots of aircraft using the nearby Palmdale Regional Airport is prohibited.

Example LED Fixture
Example Trash Enclosure
Design
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6.3.8 Truck Courts and Loading Docks
The following standards shall apply for truck courts and loading docks:
1) Loading doors, service docks, and equipment areas shall be screened to reduce visibility from public roads and publicly accessible locations within the Specific Plan. Screening with fences, berms, and landscaping that are compatible with the overall site d esign and architectural expression of the building are permitted.
2) For Industrial buildings located along Columbia Way (East Avenue M), loading docks shall be oriented facing away from and not be in public view from Columbia Way (East Avenue M). 3) Adequate queuing distance shall be provided on-site to avoid the circumstance of trucks stacking on public streets waiting to enter at gates.
4) Truck courts shall be composed of concrete.
5) Truck and service vehicle entries shall provide
clear and convenient access to truck courts and
loading areas such that passenger vehicle,
pedestrian, and bicycle circulation and not
adversely affected by truck movements.
6) Dock seals and plug -in electric outlets shall be
provided at loading bays utilized by refrigerated
trailers.
7) Install raceway conduit in truck courts and truck parking areas that will allow for the future installation of charging stations for electric trucks, in anticipation of this technology becoming available.

6.3.9 Walls and Fences
The following standards shall apply for walls and fences:
1) Freestanding walls and fences are intended to be used for screening of truck courts and loading docks. Landscape may be used for visual screening instead of walls and fences where a solid physical barrier is not needed for safety or security.
2) Walls and fences established in public view shall utilize durable materials such as concrete, block, metal, and wrought iron.
3) Chain-link, barbed or razor wire, and electrical fencing is prohibited. 4) Wall and fenc e material shall be visually compatible with other building design elements described in this Chapter.

6.3.10 Employee Amenities
The following standards shall apply for employee amenities:
1) Provide b icycle racks and electrical outlets for electric bike charging at each building or in a common area that serves multiple buildings to encourage bicycle commuting.

Example Truck Court Screening Method
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2) Provide bicycle lockers, safe storage areas, and/or showers within buildings to further encourage bicycle commuting.
3) Provide outdoor employee amenity areas at each building or in a common area serv ing multiple buildings, which includes shade, tables, and chairs for worker comfort and outdoor enjoyment.

6.3.11 Signages
The following signages shall apply for all industrial buildings within the Specific Plan area:
1) Signage shall be posted to state that all parking and maintenance of trucks must be conducted within designated on-site areas and not within the surrounding community or public streets. 2) Contact information for the public to report any construction-related air quality concerns shall be provided during Project construction.

6.4 COMMERCIAL ARCHITECTURAL STANDARDS AND GUIDELINES
The goal of the commercial architectural standards and guidelines is to promote visual compatibility and individuality within the specific plan. These standards and guidelines are intended to assist in establishing the design direction and the quality of the end product. The intent of these standards and guidelines is to provide a framework for development over time, while maintaining maximum flexibility and thematic consistency to accommodate a wide variety of commercial uses while avoiding monotonous architecture.

In addition, it is intended for the architect ural theme of the commercial area to be consistent with the application of detail and materials authentic to the spirit and character of the Specific Plan.

Conceptual Rendering of Proposed Industrial Site

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6.4.1 Site Design
The following standards shall apply to site design:
1) Orient primary building entrances in proximity to parking areas. Provide pedestrian connections between parking areas and building entrances.

2) Position building entrances, signage, light fixtures, and/or landscape planters adjacent to pedestrian entries to emphasize pedestrian scale and connectivity.

3) Pedestrian connectivity shall be provided between buildings throughout the commercial area and abutting streets, ensuring safe and convenient access. The use of trees combined with building canopies, awnings, trellises, and shade structures shall be considered when designing connections in order to provide shade for users.

4) For restaurants with drive through service, drive
through areas sh all be screened from Columbia
Way (East Avenue M) and Public Street “A” to
minimize direct viewing of and headlight glare from
vehicle stacking. Screening can include use of
berms, walls and/or landscaping.

5) Position bicycle parking areas near main building
entrances.

6) Orient and screen trash enclosures, loading doors, service docks, etc. away from Columbia Way (East Avenue M) and Public Street “A” to minimize visibility.

7) Restaurant outdoor dining/seating areas are encouraged. Placement shall be adjacent to the building entrance with a minimum of 50% of the area being in shade through use of trees or shade structures.

8) Service areas, loading docks, and equipment areas shall be screened from directly viewing from streets, main parking, and outdoor dining and public gathering areas.

9) Refuse enclosures and equipment shall be easily accessed by service vehicles, with enclosures and equipment located within a building’s facade or within a screened enclosure.

6.4.2 Building Architecture
1) Buildings shall p rovide architectural features and building elements (arcades, colonnades, recesses, etc.) that define and emphasize main entries and create pedestrian scale.

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2) General building design, materials and colors of the commercial buildings shall be compatible with and
complimentary to th e industrial buildings and overall
theme of the Specific Plan.

3) When feasible, e xterior building materials sh all be of natural character that would reflect the surrounding
environment. Contemporary materials are acceptable
if they are compatible with the surroundings and are
used for creating interest.

4) Towers and well -proportioned building elements (arcades, colonnades, recesses, etc.) are encouraged to define entries and emphasize pedestrians.

5) Principal roof forms are to be flat in appearance with parapet walls. Simple pitched gable, hip or shed roof forms are acceptable.

6) Mechanical equipment, other than solar panels, on roofs should be screened from the view of public roadways and public gathering areas. Screening shall consist of parapet walls and use of materials consistent with those of the building.

6.4.3 Supplemental Standards and Guidelines
1) Refuse enclosures shall be designed to reflect the
architectural style of adjacent buildings and use
similar, high-quality materials.

2) Shopping cart storage areas shall be integrated within the initial building and site design.

3) Position lower building masses, signage, doors, light fixtures, and/or landscape planters adjacent to
pedestrian entries, particularly entries that may face
internal streets to create human-scaled development
at these locations.

4) All outdoor lighting, including spotlights, floodlights, electrical reflectors, and other means of illumination
for structures, landscaping, parking, loading,
unloading, and similar areas should be focused,
directed, and arranged to prevent glare and
illumination on streets or adjoining property.

5) Light standards should blend architecturally with buildings, pedestrian areas, other hardscape elements, and street furniture.

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6) Consideration should be given to incorporating public art into the overall site design of the commercial area, particularly in highly visible or public gathering locations.

6.5 SIGNAGE DESIGN STANDARDS AND GUIDELINES
Signage within the Specific Plan Area serves a variety of purposes. Signs are to identify the Antelope Valley Commerce Center and its building occupants and ensure the efficient circulation of vehicle traffic within the site by identifying vehicular entry points and directing vehicles to on -site destinations. Also, signage can enhance the pedestrian experience through the design of wayfinding components: directories, directional signage, and destination identifiers. Clear, concise, and easy -to-understand signage that is visually appealing is important for positive worker and visitor experiences at the Antelope Valley Commerce Center.

All signs shall comply with the following general design criteria:
1) Design signage on development sites to be compatible with and complementary to the building’s exterior materials, colors, and finishes as described in Section 6.3.3. 2) The dimensions and shape of free-standing signs and sign panels or elements mounted on building facades or marquees shall be scaled proportionately to the building architecture. 3) Building occupant identification signage shall be in keeping with the character established for the Antelope Valley Commerce Center with variations allowed to accommodate individual user identities/corporate branding standards.
4) All signs shall be of the highest quality to pass eye -level examination and scrutiny, and shall comply with the following fabrication specifications:
a) Signs shall be constructed to eliminate burrs, dents, cutting edges, and sharp corners; b) Welds on exposed surfaces shall be imperceptible in the finished work; c) Surfaces which are intended to be flat shall be without dents, bulges, oil canning, gaps, or other physical deformities;
d) All fasteners shall be concealed;
e) Painted, polished and plated surfaces shall be unblemished in the finished work. 5) Prohibited sign types include the following:
a) Can signs;
b) Pole signs.
6) Prohibited sign components include the following:
a) Paper, cardboard, Styrofoam or untreated cloth;
b) Visible moving parts or simulated moving parts by means of fluttering, rotation, or reflective devices;
c) Exposed raceways;
d) Flashing and strobing.

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7) Directional signs shall be consistent in size, shape, and design throughout the Antelope Valley Commerce Center.
8) Typography on directional signs should be legible and have enough contrast to be read from an appropriate windshield viewing distance.
9) Reflective vinyl copy for night-time illumination shall be incorporated.

6.6 LANDSCAPE DESIGN GUIDELINES
The Landscape Design Guidelines establish landscape principles and standards that apply to all areas within the Antelope Valley Commerce Center. The intent is to ensure that plant materials, entries and monuments, streetscapes, and other amenities are compatible with the overall design theme and that all implementing development projects are united under a common design vocabulary. The Landscape Design Guidelines, along with the Architecture Design Guidelines provided herein, establish an identity for the Antelope Valley Commerce Center that is contemporary, visually appealing, and contextually sensitive to the surrounding area.

These Landscape Design Guidelines are not intended to establish a set of rigid landscaping requirements for the Antelope Valley Commerce Center. It is recognized that there is a need to adapt the Guidelines to meet certain parcel-specific or user-identity requirements. As such, the Landscape Design Guidelines are intended to be flexible, and are subject to modification over time. However, it is critical to the Antelope Valley Commerce Center’s long -term design integrity that any deviations from these Landscape Design Guidelines are in keeping with the spirit of the core elements of the overall theme described herein to ensure a cohesive and unified landscape design throughout the Antelope Valley Commerce Center.

Landscaping is intended to be established and maintained throughout the Specific Plan , but most prominently provided for at street corners, along roadways, and at building entrances and in passenger car parking lots. Landscaping is not expected in loading bay and truck court areas to ensure the safe maneuverability of trucks and avoid damage to landscaping by trucking activity.

Entry Treatments provided at the two main entrance corners are intended to welcome employees and visitors to the Antelope Valley Commerce Center. Corner treatments featuring signs and landscaping are planned at the corners of Columbia Way (East Avenue M) and Public Street “A” and Columbia Way (East Avenue M) and Public Street “B”.

As identified on Figure 6-1, Conceptual Landscaping Plan, the Antelope Valley Commerce Center’s identity is reinforced by the landscape design of interfaces, monumentation, streetscapes, and pedestrian paths.

Furthermore, the recommended plant palette, community elements, and hardscape materials work in concert to reinforce and emphasize the Antelope Valley Commerce Center’s landscape theme.

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6.6.1 Plant Palette
The plant palette for the Antelope Valley Commerce Center is water efficient while also providing a n attractive and inviting aesthetic through the use of colorful shrubs and groundcovers, ornamental grass and succulents, and evergreen and deciduous trees – including flowering varieties – that are commonly used throughout the high desert climates of Southern California. Many of the plant materials are water - efficient species native to Southern California or naturalized to the arid high desert Southern California Climate.

Table 6 -1, Plant Palette , provides a list of plant materials approved for use in the Antelope Valley Commerce Center . The plants listed in Table 6 -1 establish a base palette for the Antelope Valley Commerce Center landscape design. Other similar plant materials may be substituted for species listed in Table 6 -1, provided the alternative plants are drought -tolerant and complement the Antelope Valley Commerce Center design theme.

Table 6-1 Plant Palette
BOTANICAL NAME COMMON NAME WATER USE1
TREES
Cercidium ‘Desert Museum’ Blue Palo Verde L
Fraxinus a. ‘Raywood’ Raywood Ash M
Gleditsia tricanthos Honey Locus M
Juniperus s. ‘Skyrocket’ Skyrocket Juniper M
Pinus eldarica Afghan Pine L
Pistachia chinensis Chinese Pistache L
Prunus c. ‘Krauter Vesuvius’ Purple-leaf Plum M
Quercus ilex Holly Oak L
SHRUBS
Salvia c. ‘Allen Chickering’ Allen Chickering Sage L
Arbutus undeo Strawberry Tree L
Dietes bicolor Fortnight Lily M
Gaura lindheimeri Gaura M
Heteromeles arbutifolia Toyon L
Juniperus c. ‘Armstrong’ Armstrong Juniper L
Leucophyllum frutiscens Texas Ranger L
Ligustrum j. Texanum Texas Privet M
Muhlenbergia capillaris Pink Muhly M
Muhlenbergia rigens Deer Grass M
Rhus ovata Holly Berry L
Salvia greggii Autumn Sage L

ACCENTS
Agave americana Century Plant L
Agave ‘Blue Glow’ Blue Glow Agave L
Agave parryi Parry’s Agave L
Dasylerion wheeleri Desert Spoon L
Hesperaloe parviflora Red Yucca L

GROUNDCOVER
Baccharis p. ‘Pigeon Point’ Dwarf Coyote Bush L
Cotoneaster ‘Lowfast’ Cotoneaster M
Hemerocallis hybridus - Yellow Yellow Day Lily M
Lonicera j. “Halliana’ Hall’s Honeysuckle L
Trachelopspermum jasminiodes Star Jasmine M
Tulbaghia violacea Society Garlic M
Notes

1. Water use data is extracted from the Water Use Classification of Landscape Species (WUCOLS) where L stands for low water need, and M stands for moderate water need.

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6.6.2 Irrigation
The following general irrigation concepts shall be considered in the design and installation of irrigation systems within the Antelope Valley Commerce Center:
1) Equip landscaped areas with a permanent, automatic, underground irrigation system. Drip systems shall be utilized in all areas needing irrigation. Irrigation systems must conform to all City of Palmdale requirements.
2) Design irrigation systems to apply water slowly, allowing plants to be deep soaked and to reduce run-off.
3) Irrigation system shall connect to the recycled water conveyance system. 4) The design of irrigation systems, particularly the location of controller boxes, valves, and other above-ground equipment (e.g., backflow prevention devices), shall be incorporated into the overall landscape design. Screen aboveground equipment or otherwise remove from public view to the extent possible.

6.6.3 Streetscapes
Streetscape landscaping plays an important role in creating a sense of place. In addition, streetscapes serve functional purposes, including screening undesirable views from public view . Within the Antelope Valley Commerce Center, streetscapes are planted with a combination of evergreen and deciduous trees, low shrubs, and masses of groundcovers to create a visually pleasing experience for pedestrians and motorists. The landscaping plant palette for streetscapes should link the roadways to the rest of the Antelope Valley Commerce Center and should reflect the overall landscape design theme.

The conceptual streetscape landscape treatments within the Antelope Valley Commerce Center are presented on the following pages.

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A. Columbia Way (East Avenue M) Streetscape
The segment of Columbia Way (East Avenue M) abutting the Antelope Valley Commerce Center features landscaping on the 18-foot-wide raised center median. The raised medians are proposed to be paved. To encourage more non-vehicular modes of travel, trees are planted along the edge and outside of the right- of-way to provide shade for pedestrians and bicyclists. Additionally, the streetscapes also provide the physical relationship between the proposed buildings within the Specific Plan Area and Columbia Way (East Avenue M). Refer to Section 5.7 of this Specific Plan for standards of landscaping along the public right of ways. The typical Columbia Way (East Avenue M) Streetscape and Columbia Way (East Avenue M) with right turn pocket streetscape is illustrated on Figure 6-2, Columbia Way (East Avenue M) Streetscape.

B. Interior Streets Streetscape
Interior public streets within the Antelope Valley Commerce Center do not provide landscape improvements within the public parkway. Therefore, the interior streets streetscape landscaping rely upon the abutting building sites with the ultimate landscaping layout determined as part of implementing development plans. Refer to Section 5.7 of this Specific Plan for standards of landscaping along the public right of ways. Figure 6 -3, Interior Public Streets Streetscape , illustrates the relationship between the interior public streets and the landscaping in building sites.

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6.6.4 Entries and Monuments
Entries and monuments for the Antelope Valley Commerce Center focus on the two signalized street connections with Columbia Way (East Avenue M). The entry and corner treatments at these two locations are designed to provide distinctive visual statements and emphasize the Antelope Valley Commerce Center’s contemporary aesthetic. The entry and monument locations are designed to provide adequate “line-of-sight” for motorists and comply with applicable City design standards and specifications.

Monumentation shall not be located within the public street rights-of-way.

The entry and corner concepts described and illustrated on the following pages have been designed to provide a prominent reminder of the quality and distinctiveness of the Antelope Valley Commerce Center and to complement and reinforce the Specific Plan Area’s general architectural and landscape theme.

Implemented entry and corner treatments should be flexible to respond to physical contexts and the needs and desires of specific tenants and may differ slightly form the concept presented herein; however, all entry and corner treatments within the Antelope Valley Commerce Center shall be consistent in theme and character.

A. Typical Primary and Secondary Corner Monument Treatments Corner Monument Treatments are located at the intersection of Columbia Way (East Avenue M) and Public Street “A” and Columbia Way (East Avenue M) and Public Street “B ” to indicate the arrival to the Antelope Valley Commerce Center. The locations of the Secondary Entry Monuments will be determined at the time buildings are designed as part of implementing development plans. Landscaping at these Treatments may include accent trees and decorative ground coverings . Figure 6 -4A, Primary Corner Treatment, and Figure 6 -4B, Secondary Corner Treatment , conceptually illustrate these typical corner monuments. Additionally, the primary and secondary corner monument locations may serve as locations for the future installation of public art. See Specific Plan Section 6.7 for additional information regarding public art.

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6.6.5 Walls and Fences
Along building site perimeters and interior to building sites, the installation of walls and fences are also necessary. The final locations and details of these walls and fences will be determined when buildings are designed and oriented during the implementation of the Antelope Valley Commerce Center. As shown on Figure 6-5, Fence Details, tubular fences are utilized around the perimeters of individual building sites , loading docks area, trailer parking areas, and parking lots to create a barrier between individual industrial buildings and public ROW.

6.6.6 Outdoor Amenity Areas
Outdoor amenity areas may be provided within the Antelope Valley Commerce Center to offer employees and visitors a recreational amenity to the Industrial and Commercial Flex land uses. The shared amenities that may be provided within open space areas include seating areas, open turf areas, and planting scheme with boulders. The final locations and details are designed and oriented during the implementation of the Antelope Valley Commerce Center.

6.6.7 Water Quality Basin
As shown in Figure 6-6, Water Quality Basin Plan View, and Figure 6-7, Water Quality Basin Illustration, a water quality basin is provided in the northeastern portion of the Specific Plan Area to treat and retain stormwater, as described in Section 4.2.3, Storm Water Management Plan. The water quality basin may include contoured basin edges for a natural look , and landscaping around the perimeter of the basin to screen public views of the basin. Limited landscaping may be necessary to deter the attraction of birds and other wildlife to the basins, which can be a hazard to aircrafts using the nearby Palmdale Regi onal Airport. Other wildlife deterrents such as floating covers and bird balls may also be included to further prevent the attraction of birds to the water quality basin . Depending upon slope and fill conditions, perimeter fencing of the water quality basin may be necessary.

6.7 PUBLIC ART
Public Art can improve the general welfare of the residents, employees , and visitors of the City of Palmdale. Cultural and artistic resources promote economic development and improve the overall business climate by creating a more visually desirable setting. To further promote the goals established in the City of Palmdale’s Public Art Master Plan, The Antelope Valley Commerce Center will incorporate a public art element within the Specific Plan and/or contribute to the City’s Public Arts Fund. Any public art proposed shall be placed at the entrances of the Specific Plan Area to provide for maximum visibility for public viewing.

Antelope Valley Commerce Center IMPLEMENTATION PLAN

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CHAPTER 7 – IMPLEMENTATION PLAN

7.1 SEVERABILITY
This Specific Plan document enables the City of Palmdale to facilitate the processing and approval of development plans and implementing permits to build out the Antelope Valley Commerce Center. If any regulation, condition, program, or portions shall be deemed separate, distinct, and independent provisions, the invalidity of such portions or provisions shall not affect the validity and enforceability of the remaining provisions contained herein.

7.2 APPLICABILITY
Approval of the Antelope Valley Commerce Center Specific Plan represents acceptance by the City of Palmdale City Council of a general framework for the development of the Antelope Valley Commerce Center property. Part of that framework establishes specific development standards that constitute the zoning regulation s for the Specific Plan (refer to Chapter 5, Development Standards ). The provisions contained herein are intended to regulate development within the Specific Plan Area.

Development within the Antelope Valley Commerce Center Specific Plan Area shall be implemented through the City’s approval of subdivision maps, site plan reviews, zoning clearance reviews, conditional use permits, minor use permits, variances, and other applicable review procedures as established in the City’s Municipal Code. For processes that are silent in the Municipal Code, t he implementation process described herein provides the mechanisms for review and approval of development projects within Antelope Valley Commerce Center.

7.3 INTERPRETATION
Unless otherwise provided, any ambiguity concerning the content or application of the Specific Plan shall be resolved by the City’s Economic & Community Development Director, or their designee, in a manner consistent with the goals, policies, purpose, and intent established in the Specific Plan.

7.4 DEVELOPMENT REVIEW PROCESS

7.4.1 Subdivision Map
All tentative and final subdivision maps shall be reviewed and approved pursuant to the applicable provisions of the City of Palmdale and consistent with the applicable provisions established by this Specific Plan.

7.4.2 Site Plan Review
All development within the Specific Plan property shall be subject to the Site Plan Review Process established in the City of Palmdale Municipal Code. Adoption of this Specific Plan by the City of Palmdale includes the design guidelines contained in Chapter 6, which s erve as the design criteria by which development projects with the Specific Plan shall be reviewed. For t opics on which these design guidelines and standards are silent, the applicable design guidelines contained within the City’s Municipal Code shall apply.

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7.4.3 Zoning Clearance Review
Zoning Clearance Review is intended to ensure that the proposed uses within the Specific Plan Area meet the requirements of the standards listed in this Specific Plan and the City of Palmdale Municipal Code.

Uses proposed shall be subject to the Zoning Clearance Review process established in the City of Palmdale Municipal Code.

7.4.4 Conditional Use Permits
Uses specified as conditionally permitted uses within Chapter 5, Development Regulations, of this Specific Plan shall be subject to the Conditional Use Permit Process established in the City of Palmdale Municipal Code.

7.4.5 Minor Use Permits
Uses specified as minor use within Chapter 5, Development Regulations, of this Specific Plan shall be subject to the Minor Use Permit Process established in the City of Palmdale Municipal Code.

7.4.6 Variances
Variances to the development regulations contained in Chapter 5, Development Regulations , of this Specific Plan with respect to the site area, setback dimensions, building heights, distances between buildings, landscape percentage and off -street parking and loading shall be subject to the Variance Process established in the City of Palmdale Municipal Code.

7.4.7 Development Agreement
Due to the scale and complexity associated with development of the Specific Plan , a Development Agreement is proposed to vest the Project entitlements and fees, ensure financing of public improvements required by Conditions of Approval placed upon the Project , and provide certain community and public benefits, including, but not limited to, expansion of employment opportunities for area residents.

7.5 SUBSTANTIAL CONFORMANCE
As part of the Site Plan Review , development under the Specific Plan is subject to a Substantial Conformance Determination, considered and approved ministerially by the Economic & Community Development Director or their designee. The Substantial Conformance Determination is also a mechanism that allows for the approval of ministerial minor modifications for development under the Specific Plan.

Criteria for a minor modification to the Specific Plan is explained further in Section 7.6, Minor Modification to the Specific Plan.

7.6 MINOR DEVELOPMENT MODIFICATIONS
The City recognizes that not all development proposed within the Specific Plan may fit all criteria listed in the previous chapters and modifications to this document may be needed over time. Upon direction by the City of Palmdale, certain modifications to development standards and /or design guidelines may not require a formal Specific Plan Amendment (i.e., through public hearing) and occur ministerially. The following minor modifications to this document do not require a formal Specific Plan Amendment and are subject to review and app roval by the Economic & Community Development Director or their designee.

The Economic & Community Development Director or their designee shall have the discretion to defer any request for modification to the Planning Commission or City Council, either for ministerial direction Antelope Valley Commerce Center IMPLEMENTATION PLAN

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and guidance, or determination that the required change requires a formal amendment as discussed below in Section 7.7. If a request for Minor Modification accompanied by a concurrent application which requires Planning Commission and/or City Council review and approval, the Minor Modification request shall be reviewed and approved by the required hearing body for the concurrent applications.

The following minor deviations or modifications to the Specific Plan shall be subject to review and administrative approval by the Economic & Community Development Director or their designee as a Minor Modification:
• Implementation of alternative landscape materials, wall materials, entry monument design, primary/secondary corner treatments, and streetscape design that are generally consistent with the conceptual design guidelines contained within this Specific Plan. • Minor variations of architectural style , materials, and colors that do not alter the overall architectural theme and style.
• Final infrastructure facility sizing, and precise location of dry utilities, water, sewer, and storm drainage improvements as approved by the City Engineer or the Los Angeles County Public Works. • Specific modifications of a similar nature to those listed above which are deemed minor by the Economic & Community Development Director, which are in keeping with the intent of this Specific Plan and which are in conformance with components of the General Plan.

7.7 AMENDMENTS TO THE SPECIFIC PLAN
All modifications to this document which do not meet the criteria of a Minor Modification (as defined in the previous subsection) shall be deemed to require a Specific Plan Amendment. This document was prepared pursuant to California Government § 65450, et. Amendments shall be processed in accordance with the applicable requirements of the law, which include § 65453, et seq. of the California Government Code.

Amendments to this Specific Plan shall be subject to the Amendments and Modifications to the Approved Specific Plan Process established in the City of Palmdale’s Municipal Code. Formal Specific Plan Amendments shall be subject to the review and approval of the City Council. The Planning Commission should first hear and consider all applications for formal Specific Plan Amendments and provide a recommendation to the City Council. A s required by the California Government Code, all government agencies significantly affected by the proposed Amendment shall be notified of the proposed action prior to the approval. In addition, and as required by CEQA, formal Specific Plan Amendments shall be appropriately reviewed in accordance with the State CEQA Guidelines, wit h the City of Palmdale serving as the CEQA Lead Agency.

Any formal Specific Plan Amendment initiated by an applicant requires preliminary review by the Economic & Community Development Director, filing of an official application and required materials supporting the Amendment, submittal of a fee deposit, Planning Commission review and recommendations, and City Council review and final decision.

Amendments also may be initiated by the City Council or Planning Commission by utilizing the Amendments and Modifications to the Approved Specific Plan Process established in the City of Palmdale’s Municipal Code . All Planning Commission -requested amendments shall be submitted and considered by the City Council and accepted for processing by a majority vote. City staff may initiate an amendment by submitting the requested amendment to the Planning Commission for a vote. Only amendments accepted by a majorit y vote of the Planning Commission shall be submitted to the City Antelope Valley Commerce Center IMPLEMENTATION PLAN

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Council for consideration; however, the Applicant shall have the right of appeal to City Council if the Planning Commission fails to approve.

In considering approval or disapproval of formal Specific Plan Amendments, the City Council shall find that the request is:
• Consistent with the goals, policies, and objective of the Specific Plan.

• Compatible with surrounding land uses with respect to use, development standards, density, or issues of health, public safety, and general welfare.
• Consistent with the overall design character and general structure of the Antelope Valley Commerce Center as set forth in Chapter 6, Design Guidelines, of this Specific Plan.

7.8 APPEALS
Appeals of any determination of the Economic & Community Development Director or the Planning Commission, may be made by the applicant or any other aggrieved party by filing an application on forms provided by the City of Palmdale and accompanied by the appropriate fee as established by City Council Resolution within 12 days following the final date of action for which an appeal is made. Appeal shall be processed consistent with the provisions of the City of Palmdale Municipal Code.

7.9 COMPLIANCE WITH MITIGATION MONITORING AND REPORTING PROGRAM Certification of an EIR will occur concurrent with the approval of th is Specific Plan. Development within the Antelope Valley Commerce Center Specific Plan shall comply with all approved mitigation measures as described in the MMRP included as part of the EIR.

7.10 PROJECT FINANCING
The financing of construction, operation, and maintenance of public improvements, facilities, and public services shall include funding through a combination of financing mechanisms. Prior to the recordation of final maps, a final determination shall be made by City of Palmdale staff and confirmed by the Economic and Community Development Director and City Engineer regarding the maintenance of public facilities, whether publicly or privately maintained. The developer will be responsible for construction of public improvements and facilities to support the Specific Plan Area. The City will maintain public streets and improvements except for parkway landscaping which shall be the responsibility of the abutting property owner or property owner association.

Implementation of the Antelope Valley Commerce Center Specific Plan may involve financing options including, but not limited to, the following:

7.10.1 Developer Funding
Onsite Facilities and improvements are directly associated with phases of development. Developers, builders, and property owners are expected to provide funding associated with these facilities and improvements to secure development rights. Onsite local streets, utility connections to existing service lines, and drainage facilities are examples of facilities and improvements typically required concurrent with development and often funded by the developer or builder.

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7.10.2 Lighting Maintenance District (LMD)
Lighting Maintenance District (LMD) are used for maintenance and servicing of lighting through annual assessments on properties within the Industrial Land Use for this Specific Plan. Lighting district fund is solely for the maintenance of lighting related and not other improvements.

7.10.3 Other Funding Sources
Other funding sources may be available to finance various improvements associated with this Specific Plan. These sources include federal, state, regional, or local government gra nts, public agency construction, private developer coalitions, property owner association (maintenance), or various types of bonds not previously identified.

7.11 PHASING PLAN
As shown on Figure 7 -1, Building Phasing Plan , the building development of the Antelope Valley Commerce Center is expected to occur in four (4) phases in response to market demands and according to a logical and orderly extension of roadways, public utilities, and infrastructure. Phase 1 includes the northern portion of the central Industrial lot, the northern portion of the western Industrial lot, and the Open Space area in the northwest; Phase 2 includes the southern portion of the central Industrial lot, and the southern portion of the western Industrial lot; Phase 3 includes the Commercial lot and the Industrial lot west of Public Street “A”; and Phase 4 includes the Industrial lot south of Public Street “C”. The western Open Space area is not specifically tied to any of the development phases as it is anticipated to be developed in association with the project’s environmental mitigation measures and project conditions of approval. These phases may be developed as subphases and may occur either sequentially or concurrently with one another. Development within the Specific Plan area can be developed out of phase subject to all required infrastructure being installed prior to building development. Phasing of the Specific Plan and associated improvements will be further dictated by the Development Agreeme nt approved in conjunction with this Specific Plan.

7.11.1 Vehicular Circulation and Access Phasing Plan
As shown on Figure 7 -2, Vehicular Circulation and Access Phasing Plan , the development and improvement of public streets and associated non-vehicular improvement s occur in two phases.

Improvement on Columbia Way (East Avenue M), installation of new traffic signals, and construction of the northern portion of Public Street “A” and Public Street “ B” will be implemented during Phase 1 of development. The remaining southern portions of Public Street “A” and Public Street “ B”, Public Street “C”, and Public Street “D” will be installed during Phase 2 of development. At the terminus of Public Street “A” and Public Street “B” during Phase 1, a cul-de-sac will be installed to facilitate traffic circulation until Phase 2 is implemented.

7.11.2 Potable Water Infrastructure Phasing Plan
As shown on Figure 7 -3, Potable Water Infrastructure Phasing Plan , the development o f potable water infrastructure occurs in two phases. Water lines in the northern portion of Public Street “A” and Public Street “B” and water the LACWW line along Columbia Way (East Avenue M) will be installed during Phase 1 of development; water lines in the southern portion of Public Street “A” and Public Street “B” and water line in Public Street “C” will be installed during Phase 2 of development.

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7.11.3 Sanitary Sewer Infrastructure Phasing Plan
As shown on Figure 7 -4, Sanitary Sewer Infrastructure Phasing Plan , the development of sanitary sewer lines occurs in two phases. Sanitary sewer lines in the northern portion of Public Street “A” and Public Street “B” will be installed during Phase 1 of development; sanitary sewer lines in the southern portion of Public Street “A” and Public Street “B” and sanitary sewer line in Public Street “C” will be installed during Phase 2 of development.

7.11.4 Storm Drain Infrastructure Phasing Plan
As shown on Figure 7 -5, Storm Drain Infrastructure Phasing Plan , the development of storm drain infrastructures occurs in two phases. Storm drain travelling through the northern part of the central Industrial lot will be installed during Phase 1 of development; Storm drain in the northern portion of Public Street “A”, storm drain in Public Street “ C”, and storm drain in Public Street “B” will be installed during Phase 2 of development.

7.11.5 Dry Utilities Infrastructure Phasing Plan
As shown on Figure 7-6, Dry Utilities Phasing Plan Phasing Plan, the development dry utilities will occur in two phases. Improvement on the northern portion of Public Street “A” and Public Street “ B” will be implemented during Phase 1 of development; the southern portion of Public Street “A” and Public Street “B” and Public Street “C” will be installed during Phase 2 of development.

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7.12 MAINTENANCE PLAN
The public and private improvements to be constructed within the Antelope Valley Commerce Center Specific Plan shall be maintained through a combination of public and private entities as described in Table 7-1, Maintenance Plan. Table 7-1 provides a list of maintenance entity options that fund and/or maintain facilities within the Specific Plan. A Property Owners Association (POA) shall be established for the maintenance of common area landscape improvements and private roadways within areas of the Specific Plan. For areas in public ownership (such as public roadway ROWs), municipal maintenance districts shall fund the maintenance of these areas.

Table 7-1 Maintenance Plan
Facility Responsible for Construction Responsible for Ongoing Maintenance and Repairs
Roadways (Columbia Way (East
Avenue M), Public Streets “A”,
“B”, “C”)

▪ Curb-to-Curb Improvements Master Developer City of Palmdale and/or CFD/LLMD ▪ Parkways within Public Right-
of-Way (ROW) or LLMD Master Developer City of Palmdale and/or CFD/LLMD ▪ Neighborhood Edges, Master
Plan Trails, and Medians Master Developer City of Palmdale and/or CFD/LLMD ▪ Landscape Buffer Located
Outside Public ROW/LLMD Master Developer or Builder Property Owners Association Off-Street Parking Areas Master Developer or Builder Property Owner or Occupant Traffic Control Signs – in the
Public ROW/LLMD Master Developer City of Palmdale and/or CFD/LLMD Traffic Control Signs – not in the
Public ROW/LLMD Master Developer Property Owners Association Streetlights – in the Public ROW Master Developer City of Palmdale and/or CFD/LLMD Streetlights – not in the Public
ROW/LLMD Master Developer Property Owners Association
Public Water, Sewer, and Storm
Drain Improvements within Public
ROW (excluding laterals)
Master Developer and
Utility Provider City of Palmdale and/or CFD/LLMD
On-site Landscaping and Irrigation Master Developer or Builder Property Owners Association AND Property Owner or Occupant
Common Open Space Master Developer Property Owners Association Walls and Fences Master Developer Property Owners Association AND Property Owner or Occupant
Corner and Entry Monuments Master Developer Property Owners Association Tenant Signage Builder Property Owners Association AND
Property Owner or Occupant
Off-Street Lighting Master Developer or Builder Property Owners Association AND Property Owner or Occupant
Offsite Storm Water
Drainage/Water Quality Facilities
– within the Public ROW/LLMD
Master Developer and
Utility Provider City of Palmdale and/or CFD/LLMD
Onsite Storm Water
Drainage/Water Quality Facilities
(Swales, Basins, Biotreatment
Filers, etc.)
Master Developer Property Owners Association
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Facility Responsible for Construction Responsible for Ongoing Maintenance and Repairs
Fiber Optic Communication
System in the Public ROW
Master Developer, Builder, or
Utility Provider City of Palmdale and/or CFD/LLMD

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APPENDIX A – CONSISTENCY WITH THE GENERAL
PLAN
A.1 OVERVIEW
California Government Code (Title 7, Division 1, Chapter 3, Article 8, §§ 65450 through 65457) allows local government to adopt and administer specific plans as tools to implement their general plan; however, specific plans must demonstrate consistency with the goals and policies set forth in the local general plan.

This Chapter provides a summary discussion to demonstrate that this Specific Plan is consistent with, and results in the implementation of, applicable primary goals and policies of the City of P almdale 2045 General Plan.

A.2 GENERAL PLAN ELEMENTS
A.2.1 Land Use and Community Design
City of Palmdale General Plan Objective Specific Plan Consistency Goal LUD-4: High-quality architecture and site design in the renovation and construction of all buildings.

Objective L UD-4.1 Quality Construction.

Use simple, urban building forms made with
permanent materials with high -quality
detailing that stands the test of time.

Consistent. This Specific Plan establishes development
standards and guidelines for the building forms. Chapter 6, Design Standards and Guidelines, describe s the
quality and character of the Specific Plan Area built
environment, including criteria addressing architecture, lighting, signage, and landscape design.

Objective LUD-4.5 Attractive Building . Use
visual and physical design cues within the
design of a building and within building
entries to emphasize the building entrance
and connections to public spaces and public
pathways/networks.

Consistent. Chapter 6, Design Standards and Guidelines, of the Specific Plan establishes development standards
and guidelines for building entr ies that visually
emphasize the building entrance and connections to
public spaces and public pathways while ensuring the
buildings and surrounding spaces are attractively
designed.

Objective LUD-4.9 Public Streetscapes .

Create pedestrian-oriented streetscapes by
establishing unified street tree planting,
sidewalk dimensions and maintenance,
pedestrian amenities, and high -quality
building frontages in all new development.

Consistent. The Specific Plan provides for a sidewalk and bike trail along Columbia Way (East Avenue M) , bike
lanes, and sidewalks along the public streets abutting
and within the Specific Plan Area. Shade trees are to be provided along the trail and sidewalks to encourage non- vehicular transportation. Chapter 6, Design Standards
and Guidelines, provides landscape guidelines for
streetscapes within the Specific Plan.

Goal LUD-8: A place that encourages and supports its local arts and community culture.

Objective L UD-8.1 Arts and Cultural
Program. Expand arts and cultural
programming in public spaces, building off
the existing Public Art Master Plan.

Consistent. The Specific Plan identifies potential
locations for the placement of public art within the
Specific Plan Area. Chapter 5, Development Standards,
and Chapter 6, Design Standards and Guidelines, provide guidelines for public art within the Specific Plan Area.

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City of Palmdale General Plan Objective Specific Plan Consistency Goal LUD-14: Facilitate employment growth through expanded operations onsite and by preserving the buffer between Air Force Plant 42 and the rest of the city.

Objective LUD-14.1 Safeguarding Plant
Operations. Support continued growth of
Plant 42 operations in the Aerospace
Industrial land use district. Maintain
sufficient land to accommodate a wide
variety of industrial uses to meet military
and community needs.

Consistent. The Specific Plan proposes approximately
379.5 acres of industrial land use that can accommodate a wide variety of industrial activities as well as military and community needs. Chapter 5, Development
Standards, provides a list of permitted uses that support continued growth of Plant 42 operations.

Objective LUD-14.3 Limited Non -Industrial
Uses. Prevent non -industrial uses from
locating in the Aerospace Industrial area
(aside from uses that directly support Plant
42 or airport operations).

Consistent. The Specific Plan proposes approximately
379.5 acres of industrial land use and approximately 7.0 acres of commercial use. The commercial use is intended to directly support users of the Specific Plan Area and the surrounding Aerospace Industrial area. Chapter 5,
Development Standards , provides a list of commercial
land use s that will directly support the surrounding
industrial operations.

Objective LUD-14.5 Circulation and Access.

Maintain vehicular infrastructure and
improve circulation to accommodate the
unique demands of aerospace workplaces.

Consistent. The Specific Plan proposes frontage
improvements to the southern half of Columbia Way
(East Avenue M) and the development of four public
streets within the Specific Plan Area . These capital
improvements will directly benefit circulation to
accommodate the demands of the industrial and
aerospace workplaces. Chapter 4, Infrastructure Plan ,
further describes these capital improvements.

Goal L UD-16: Increased job opportunities in Palmdale through expanded flex, light industrial, production/distribution/repair (PDR), and creative/flex land uses.

Objective LUD-16.2 Employment Diversity.

Support a diverse mix of light industrial,
information, film, makerspace, boutique
food/wine/beer processing, local food, and
technology uses to provide jobs and tax
revenues for the community by allowing
emerging economic uses and industries
within the Mi xed-Use and Employment
designations.

Consistent. Table 5 -1, Permitted Uses , of the Specific Plan provides a diverse mix of uses within the industrial and commercial land use. The mix of uses within the
Specific Plan Area would provide job and tax revenues
for the community by allowing emerging economic uses
and industries.

Objective L UD-16.7 Industrial Incentives.

Promote establishment of incentives for
new light industrial development in
Palmdale including the use of local, state,
and federal programs.

Consistent. The Specific Plan proposes approximately
379.5 acres of industrial land use, which is consistent with the City’s vision of providing opportunity for more light industrial development.

Goal LUD -17: Facilitation of industrial areas that support and buffer Plant 42 while maintaining compatibility with adjacent non-industrial uses.

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City of Palmdale General Plan Objective Specific Plan Consistency Objective LUD-17.2 Infrastructure Master
Planning. Encourage master planning and
infrastructure funding districts within
industrial areas to ensure adequate and
comprehensive provision of infrastructure
and efficient, attractive designs, through
cohesive planning of larger development
projects.

Consistent. The Antelope Valley Commerce Center is a
master planned industrial park that will ensure sufficient funding is secured for all infrastructure improvements to be made that are necessary to adequately serve the
Specific Plan area . Chapter 4, Infrastructure Plan , and Chapter 7, Implementation P lan, represent how
infrastructure improvements within the Specific Plan
will be funded and developed.

Objective-17.3 Industrial Development
Standards. Adopt development standards
for industrial uses near residential uses, to
ensure compatibility and aesthetically
pleasing views from adjacent rights of way,
including but not limited to standards for
screening of outdoor storage, locations of
loading and refuse disposal areas, height,
bulk, impervious surface area, architectural
enhancement, landscaping, and other
measures as deemed appropriate.

Consistent. Chapter 5, Development Standards , and
Chapter 6, Design Standards and Guidelines, of the
Specific Plan provides development standards and
design guidelines to ensure that the industrial and
commercial buildings are aesthetically pleasing.

Appropriate screening will be provided within the
Specific Plan Area necessary to properly shield outdoor storage and other industrial activities from adjacent
rights of way.

Goal LUD-18: Attraction and stimulation of new employment uses through flexible land use regulations and supportive policies/actions.

Objective-18.2 Middle-Income
Employment. Expand a core area of light
industrial and service uses that provide
middle-income jobs for Palmdale residents.

Consistent. The Specific Plan proposes approximately
379.5 acres of industrial land use . The proposed
industrial developments will provide middle-income
jobs for Palmdale residents.

A.2.2 Circulation and Mobility
City of Palmdale General Plan Objective Specific Plan Consistency Goal CM-1: Build and maintain a transportation system that is safe and comfortable for travelers of all modes regardless of age or ability.

Objective CM-1.1 Roadway Design. Design
and maintain the public right -of-way
through a complete streets approach that
facilitates safe, comfortable, and efficient
travel for all roadway users.

Consistent. The Specific Plan proposes abutting roadway improvements along the southern half of Columbia Way
(East Avenue M) and constructing public streets within
the Specific Plan Area that will improve circulation to accommodate the demands of the future workplaces.

Chapter 4, Infrastructure Plan, provides detail of the
roadway improvements.

Goal CM-2: Build and maintain a transportation system that accommodates future growth and maintains transportation networks for all modes.

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City of Palmdale General Plan Objective Specific Plan Consistency Objective CM-2.5 Multimodal Comfort .

Prioritize quality of multimodal facilities
with respect to a user’s experience of stress,
connectivity, and safety for streets with a
non-automobile priority, and ensure the
appropriate balance with vehicular
operations.

Consistent. The Specific Plan provides for establishing a sidewalk and bike trail along the south side of Columbia Way (East Avenue M) abutting the site. In addition to the sidewalk and bike trail , interior public streets provide bike lanes and shaded sidewalks for non -automobile
connectivity.

A.2.3 Economic Development
City of Palmdale General Plan Objective Specific Plan Consistency Goal ED-1: Preserve the existing economic base of high-quality jobs in the City.

Objective ED-1.1 Attract Manufacturing
Employers. Attract supply chain employers
for the manufacturing and defense
industries to strengthen Palmdale’s
economic viability and competitiveness
within these sectors.

Consistent. The Specific Plan proposes approximately
379.5 acres of industrial land use. The site is designed to attract supply chain employers, including manufacturing and defense industries , to strengthen Palmdale’s
economic viability and compe titiveness within these
sectors.

Objective ED-1.2 Employee Serving
Amenities. Encourage the development of
business and employee serving amenities
(i.e., retail, dining, hospitality) proximate to
existing districts.

Consistent. The Specific Plan proposes approximately

7.0 acres of commercial land use. The commercial land
use is designed to primarily serve the business es and
employees within the Specific Plan Area a nd
surrounding industrial areas.

A.2.4 Military Compatibility
City of Palmdale General Plan Objective Specific Plan Consistency Goal MC-1: Compatible adjacent land uses that support continued operation of Plant 42.

Objective MC-1.1 Aerospace Compatible
Land. Maintain appropriate land use
designations surrounding Plant 42 to limit
incompatible uses and to ensure continued
safe operation of airport activities.

Consistent. The Specific Plan proposes approximately
379.5 acres of industrial land use and 7.0 acres of
commercial land use. Table 5-1, Permitted Uses, provide uses that are compatible with the Plant 42 AICUZ Report.

Objective MC-1.2 Land Use Buffers.

Continue to buffer Plant 42 from adjacent,
non-compatible residential and commercial
uses by reviewing development applications
in the Military Influence Area for potential
conflicts.

Consistent. The Specific Plan proposes approximately
379.5 acres of industrial land use and 7.0 acres of
commercial land use. Table 5-1, Permitted Uses, provide uses that are compatible with the Plant 42 AICUZ Report.

Chapter 5, Development Regulations , provides certain
standards to ensure the Specific Plan’s compatibility
with the neighboring Plant 42 area.

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City of Palmdale General Plan Objective Specific Plan Consistency Objective MC -1.3 Non -Industrial Land.

Limit non -industrial uses from locating in
the Aerospace Industrial area (aside from
uses that directly support Plant 42 or airport
operations)
Consistent. The Specific Plan proposes approximately

7.0 acres of commercial land use. The commercial land
use is designed to serve business es and employee s
within the Specific Plan Area as well as the surrounding industrial areas. The commercial land use will not
interfere with Plant 42 operations.

Objective MC -1.4 Evaluate Existing and
Future Land Uses. Use overlay maps of the
Air Installation Compatibility Use Zones
(AICUZ) noise contours and Air Force Land
Use Compatibility Guidelines to evaluate
existing and future land use proposals.

Consistent. Uses within the Specific Plan Area are
compatible with the AICUZ noise contours and the Air
Force Land Use Compatibility Guidelines. Chapter 5,
Development Regulations, provides standards to ensure
the Specific Plan’s compatibility with the neighboring
Plant 42 area.

Goal MC-2: Mitigate and/or avoid encroachment of incompatible development into space utilized by Plant 42 air operations.

Objective MC-2.2 AICUZ Consistency.

Require all development to be consistent
with DoD regulations as outlined in the Plant
42 AICUZ Report and comply with
regulations which affect development in the
Clear Zones/Accident Potential Zones.

Consistent. The Specific Plan is not within the Plant 42 AICUZ Clear Zones/Accident Potential Zones .

Additionally, uses within the Specific Plan Area are
compatible with the AICUZ noise contours and the Air
Force Land Use Compatibility Guidelines. Chapter 5,
Development Regulations , provides discussion on the
Specific Plan’s compatibility with the neighboring Plant 42 area.

Goal MC-3: Protect residents from excessive noise and protect Plant 42 from noise complaints by preventing incompatible land uses from encroaching upon the site.

Objective MC-3.1 Noise and Overflight
Compliance. Ensure that all new land use
proposals comply with the noise and
overflight policies of the most recent AICUZ
for Plant 42.

Consistent. Uses within the Specific Plan Area are
compatible with the AICUZ noise contours and the Air
Force Land Use Compatibility Guidelines. Chapter 5,
Development Regulations , provides discussion on the
Specific Plan’s compatibility with the neighboring Plant 42 area.

A.2.5 Equitable and Healthy Communities
City of Palmdale General Plan Objective Specific Plan Consistency Goal EHC-12: A City designed to improve air quality and reduce disparate health impacts.

Objective EHC-12.7 Toxic Air Emissions :

Coordinate with regional, state, and federal
agencies, including the U.S. Environmental
Protection Agency, as well as large
aerospace and industrial employers to
decrease toxic chemical emissions.

Proactively explore potential partnerships
and intervention s to decrease potential
exposure of residents to these chemicals.

Consistent. The Antelope Valley Commerce Center
Specific Plan EIR provides mitigation measures to reduce and/or eliminate unnecessary sources of air pollution
before and after project construction. Refer to the
Antelope Valley Commerce Center Specific Plan EIR for a detailed analysis of the mitigation measures to
properties associated with the implementation of the
Specific Plan.

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City of Palmdale General Plan Objective Specific Plan Consistency Goal EHC-16: A City that improves public safety for all residents by reducing crime and injuries.

Objective EHC-16.1 Pedestrian and Bicyclist
Safety. Strive for a safe transportation
system by making transportation
improvements in areas with a high incidence
of collisions, injuries, and death, especially
for pedestrians and bicyclists. Street
improvements may include the following:
• Marked crosswalks
• Bicycle lanes
• Traffic calming
Consistent. The Specific Plan represents the
development of a sidewalk and bike trail along Columbia Way (East Avenue M) for pedestrians and bicyclists, a s well as bicycle lanes and sidewalks within the interior public streets of the Specific Plan Area. The proposed
infrastructure improvements are designed for and
intended to provide a safe t raveling environment for
pedestrians and bicyclists.

A.2.6 Park, Recreation, and Open Space
City of Palmdale General Plan Objective Specific Plan Consistency Goal PR-2: Promote bicycling as an important mode of transportation and recreation in the City of Palmdale.

Objective PR-2.1 Bikeway Network.

Encourage bicycle use by developing a
comprehensive bikeway network for the
city that meets access needs of all bicyclists.

Consistent. The Specific Plan represents providing a
sidewalk and bike trail along Columbia Way (East Avenue M) for pedestrians and bicyclists, as well as bicycle lanes and sidewalks within the interior public streets of the Specific Plan Area. The sidewalk and bike trail along Columbia Way (East Avenue M) will provide connection
to the existing Sierra Highway Trail to the west. Chapter 4, Infrastructure Plan, provides details of the proposed bikeway improvements.

A.2.7 Conservation
City of Palmdale General Plan Objective Specific Plan Consistency Goal CON-1: Protect Significant Ecological Areas in and around the City, including, but not limited to, sensitive flora and fauna habitat areas.

Objective CON-1.1 Endangered Species
Protection. Ensure local compliance with
the California Endangered Species Act and
the Federal Endangered Species Act (ESA).

Consistent. The Antelope Valley Commerce Center
Specific Plan EIR provides mitigation measures to ensure local compliance with the California Endangered Species Act and the Federal Endangered Species Act. Refer to the Antelope Valley Commerce Center Specific Plan EIR for a detailed analysis of the mitigation measures to
properties associated with the implementation of the
Specific Plan.

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City of Palmdale General Plan Objective Specific Plan Consistency Objective CON -1.2 Joshua and Juniper
Trees. Continue enforcing the City’s Native
Vegetation Ordinance to protect western
Joshua trees and Juniper trees.

Consistent. This Specific Plan reserves approximately

29.3 acres of land for open space conservation,
particularly for Joshua Tree habitat conservation. Refer to the Antelope Valley Commerce Center Specific Plan
EIR for a detailed analysis of the mitigation measures to properties associated with the implementation of the
Specific Plan.

Goal CON-6: Minimize the impacts of urban development on groundwater supplies.

Objective CON-6.2 Reduce Landscaping
Irrigation Needs. Require the use of water
conserving native or drought resistant
plants and drip irrigation systems where
feasible.

Consistent. Chapter 6, Design Standards and Guidelines, provides a plant palette for the Specific Plan. The plants represented are drought tolerant and are classified as
either low or moderate water need in the Water Use
Classification of Landscape Species (WUCOLS) .

Additionally, drip design irrigation systems are required for landscaping within the Specific Plan Area.

Goal CON-8: Protect historical and culturally significant resources, which contribute to the community’
Objective CON -8.5 Tribal Consultation.

Conduct Native American consultation
consistent with the applicable regulations
when new development is proposed in
potentially culturally sensitive areas.

Consistent. The Antelope Valley Commerce Center
Specific Plan EIR provides measures to ensure Native
American consultation is conducted when a new
development is proposed. Refer to the Antelope Valley
Commerce Center Specific Plan EIR for a detailed
analysis of the mitigation measures to properties
associated with the implementation of the Specific Plan.

Objective CON-8.6 Discovery Coordination
with Tribal Groups. When human remains
suspected to be of Native American origin
are discovered, coordinate with the Native
American Heritage Commission and any
local Native American groups to determine
the most appropriate course of action.

Consistent. The Antelope Valley Commerce Center
Specific Plan EIR provides mitigation measures to
coordinate with Native American Heritage Commission
and any local Native American groups when human
remains are found . Refer to the Antelope Valley
Commerce Center Specific Plan EIR for a detailed
analysis of the mitigation measures to properties
associated with the implementation of the Specific Plan.

Objective CON -8.7 Cooperation with
Preservation Entities. Cooperate with
private and public entities whose goals are
to protect and preserve historic landmarks
and important cultural resources.

Consistent. The Antelope Valley Commerce Center
Specific Plan EIR provides mitigation measures to ensure historic landmarks and cultural resources are preserved.

Refer to the Antelope Valley Commerce Center Specific
Plan EIR for a detailed analysis of the mitigation
measures to properties associated with the
implementation of the Specific Plan.

Antelope Valley Commerce Center APPENDIX A

P A G E | A – 8

A.2.8 Public Facilities, Services, and Infrastructure
City of Palmdale General Plan Objective Specific Plan Consistency Goal PSFI-3: Ensure all development in Palmdale is served by adequate water distribution and sewage facilities.

Objective PSFI-3.1 Local Drainage
Detection Basins. Make use of interim local
drainage detention basins to slow
stormwater runoff until such time as
permanent drainage facilities are
constructed.

Consistent. The Specific Plan proposes two detention
basins within its boundary. The detention basin
proposed in the northwestern portion of the Specific
Plan Area will be a regional basin and the detention
basin proposed in the northeastern portion of the
Specific Plan Area will be a basin intended to serve the Specific Plan Area.

Objective PSFI-3.3 Retention Facilities .

Where feasible, plan for detention or
retention facilities in areas where
groundwater recharge can be
accomplished.

Consistent. The Specific Plan proposes two detention
basins within its boundary. The detention basin
proposed in the northwestern portion of the Specific
Plan Area will serve as a regional basin and the detention basin proposed in the northeastern portion will serve
the Specific Plan Area.

Objective PSFI -3.4 Drainage Facilities.

Through the development review process,
reserve land in appropriate locations for
construction of drainage facilities.

Consistent. This Specific Plan’s sewer infrastructure is adequately sized to handle expected wastewater flows
and properly maintained to protect the health of
employees and visitors. Refer to Chapter 4,
Infrastructure Plan , for details of the sanitary sewer system.

Objective PSFI -3.7 Public Sewer System
Prioritization. Require that all commercial,
industrial, institutional, and multiple family
uses be connected to a public sewer system
with only limited use of private sewage
disposal systems.

Consistent. This Specific Plan’s sewer infrastructure will connect to the existing public sewer system established along Columbia Way (East Avenue M). Refer to Chapter
4, Infrastructure Plan, for details of the sanitary sewer system.

Objective PSFI-3.16 Service Levels. Provide
sufficient levels of water, sewer, and storm
drain services throughout the City.

Consistent. This Specific Plan’s utility infrastructure will be sufficient to serve th e Specific Plan Area . Refer to Chapter 4, Infrastructure Plan, for details of the utility infrastructure system.

Goal PSFI-4: Maximize the use of infrastructure facilities through appropriate land use strategies.

Objective PFSI-4.5 Planning Documents .

Require comprehensive planning
documents such as area plans, specific
plans, and development agreements, to
specify the nature, timing and financing of
both capital improvements and ongoing
operations/maintenance of public
improvements and services.

Consistent. The Antelope Valley Commerce Center will
provide necessary funding to provide all necessary
infrastructure and public improvements . Chapter 4,
Infrastructure Plan, and Chapter 7, Implementation Plan, provide detail on how the infrastructure within the
Specific Plan will be installed and funded.

Goal PSFI-5: Ensure that adequate public utilities are available to support development in an efficient and orderly manner.

Antelope Valley Commerce Center APPENDIX A

P A G E | A – 9

City of Palmdale General Plan Objective Specific Plan Consistency Objective PSFI-5.2 On-site Infrastructure .

Require all new development, including
major modifications to existing
development, to construct required on -site
infrastructure improvements pursuant to
City standards.

Consistent. All i nfrastructure necessary to serve the
Specific Plan will be constructed in accordance with and pursuant to all applicable City standards . Refer to
Chapter 4, Infrastructure Plan, for details of the utility infrastructure system.

Goal PSFI-6: Coordinate with utility providers to support adequate provision of critical utilities.

Objective PSFI -6.3 New Utility
Development. When feasible, require new
utility lines to be constructed underground
and along existing utility corridors.

Consistent. This Specific Plan’s utility infrastructure improvements will utilize existing corridors and be
primarily established within the public street rights-of- way. Refer to Chapter 4, Infrastructure Plan, for details of the utility infrastructure system.

A.2.9 Safety
City of Palmdale General Plan Objective Specific Plan Consistency Goal SE-1: A city with minimal public health, safety, and welfare impacts resulting from seismic hazards.

Objective SE-1.1 Geological Review. Review
development within or adjacent to geologic
hazard zones and provide copies of
geotechnical reports and studies to be
reviewed by a qualified geologist and
implement recommendations to ensure
adequate provisions for public safety.

Consistent. The Antelope Valley Commerce Center
Specific Plan EIR provides mitigation measures to ensure adequate provisions for public safety. Refer to the
Antelope Valley Commerce Center Specific Plan EIR for a detailed analysis of the mitigation measures to
properties associated with the implementation of the
Specific Plan.

Goal SE-6: Minimize impacts to public safety and property resulting from aircraft accidents.

Objective SE-6.1 Consistent Development
with Department of Defense . Require all
development to be consistent with
Department of Defense regulations as
outlined in the Air Force Plant 42 Air
Installation Compatibility Use Zone (AICUZ)
Report and comply with applicable FAA
regulations that affect development in the
Accident Potential Zones.

Consistent. This Specific Plan is consistent with the Plant 42 AICUZ Report and applicable FAA regulations .

Furthermore, future development on the Specific Plan
property would be required to comply with the
development standards and design guidelines
established in this Specific Plan, as well as the applicable requirements from the City of Palmdale, which woul d
preclude any potential inconsistencies with the
Palmdale Regional Airport Land Use Plan.

A.2.9 Sustainability, Climate Action, and Resilience
City of Palmdale General Plan Objective Specific Plan Consistency Goal SCR-4: Reduce greenhouse gas emissions from transportation (SB 379, EO N-79-20).

Antelope Valley Commerce Center APPENDIX A

P A G E | A – 10

City of Palmdale General Plan Objective Specific Plan Consistency Objective SCR-4.1 Bike Facilities . Promote
bicycle use with new private development
projects through requirements for bicycle
parking, lockers and showers, bike share
facilities, and when feasible, connections to
City bike lanes.

Consistent. The Specific Plan provides a sidewalk and
bike trail along Columbia Way (East Avenue M) for
pedestrians and bicyclists, a s well as bicycle lanes and sidewalks within the interior public streets of the
Specific Plan Area. The sidewalk and bike trail along Columbia Way (East Avenue M) will provide connection
to the existing Sierra Highway Bike Trail. Additionally, employee amenities , as discussed in Chapter 6, will
provide bi cycle parking and lockers and shower s.

Chapter 4, Infrastructure Plan , provides details of the proposed bikeway improvements.

Objective SCR-4.7 Pedestrian and Cyclist
Safety. Promote bicycle and pedestrian
modes of travel by promoting pedestrian
and cyclist safety.

Consistent. The Specific Plan provides a sidewalk and
bike trail along Columbia Way (East Avenue M) for
pedestrians and bicyclists, a s well as bicycle lanes and sidewalks within the interior public streets. Bike lanes and sidewalks will be either curb separated or marked to promote safe bicycle and pedestrian modes of travel.

A.2.10 Air Quality
City of Palmdale General Plan Objective Specific Plan Consistency Goal AQ-1: Minimize local air pollution caused by motor vehicles.

Objective AQ-1.1 Reduced Work -Related
Trips. Reduce the number and length of
work-related trips through such means as
providing a balance of jobs and housing in
the community, promoting alternate work
schedules, telecommuting, tele -
conferencing, company -sponsored ride -
share and alternative fuel vehicle programs,
use of commuter trains and other
alternative modes of transportation to the
workplace, creation of additional park and
ride facilities, and improving the fiber optic
network and connectivity.

Consistent. The Antelope Valley Commerce Center
Specific Plan EIR provides mitigation measures that
reduce the number and length of work -related trips .

Refer to the Antelope Valley Commerce Center Specific
Plan EIR for a detailed analysis of the mitigation
measures to properties associated with the
implementation of the Specific Plan.

Goal AQ-3: Reduction and/or elimination of unnecessary sources of air pollution.

Objective AQ-3.3 Complete Streets. Design
a more effective street system by
emphasizing complete streets which
accommodate all modes of transportation.

Consistent. The streets within the Specific Plan Area will accommodate all modes of transportation. The Specific
Plan provides a sidewalk and bike trail along Columbia Way (East Avenue M) for pedestrians and bicyclists, and bicycle lanes and sidewalks within the interior public
streets of the Specific Plan Area.

Antelope Valley Commerce Center APPENDIX A

P A G E | A – 11

A.2.11 Noise
City of Palmdale General Plan Objective Specific Plan Consistency Goal N-3: Promote noise compatible land uses within the 65 dBA CNEL contou r and the Frequent Overflight Area of Air Force Plant 42.

Objective N-3.1 Frequent Overflight Area .

Designate and permit employment flex,
industrial, aerospace industrial, and similar
uses within the 65 dBA CNEL contour and
the Frequent Overflight Area.

Consistent. The proposed use within the Antelope Valley Commerce Center will be mostly Industrial with a small
portion for Commercial uses. The Los Angeles County
Airport Land Use Plan allows for industrial and
commercial use within the 65 CNEL contour and future
uses within the Specific Plan Area that will not be
adversely affected by aircraft and associated noise.

Antelope Valley Commerce Center APPENDIX B

P A G E | B – 1

APPENDIX B – LAND USE DEFINITIONS

The following definitions are intended to provide a general description of each use category. Uses not addressed in the Land Use Table (i.e., Table 5-1) are prohibited. However, the City of Palmdale’s Economic & Community Development Director has the discretion to make land use interpretations based upon the description of the proposed use and similarities with the listed uses.

WAREHOUSE, TRANSPORTATION, FREIGHT AND STORAGE SERVICES

Courier and Delivery Services, including Parcel and Package Delivery: Facilities that include sorting, processing, and distribution of parcels to consumers and/or to other inter-transfer facilities.

Cold Storage Plants: Facilities that provide storage and warehousing of perishable items such as meat, produce, and dairy products at an optimum temperature to extend their life.

Data Processing Center: Facilities that provides storage to computers , telecommunications equipment, and environmental control systems (air conditioning) for businesses to process information and data.

Fulfillment Center: Facilities that provide storage and warehousing services, which also includes shipping and distribution of parcels.

Furniture Moving and Storage: Facilities that provides indoor space for furniture storage and accommodates for parking and storage of moving trucks and vans.

Industrial Retail Sales – Up to 15% of Building Gross Floor Area: Facilities that provide less than 15% of the building’s gross floor area for wholesale or sale of finished products.

Industrial Retail Sales – Over 15% of Building Gross Floor Area: Facilities that provide more than or equal to 15% of the building’s gross floor area for wholesale or sale of finished products.

Industrial Robotics Manufacturing and Assembly: Facilities that utilize robotics to automate repetitive, menial tasks such as material handling and assembly.

Truck and Trailer Storage: Facilities that accommodates for parking and storage of trucks, truck tractors, and/or truck trailers.

Truck Terminal: Any facility and improvements used for trucking/freight operations or freight transfer truck terminals including the parking, servicing , repairing, storage of trucks, truck tractors , and/or truck trailers.

Warehousing of materials or products for which a conditional use permit is not required for the manufacture, storage, distribution, or wholesale of that product: Facilities that provides wholesale, storage, and warehousing to retailers from the premises of finished products.

Antelope Valley Commerce Center APPENDIX B

P A G E | B – 2

MANUFACTURING

Aircraft and Component Parts; Manufacture, Testing , Modification, Repair, Overhaul and Storage of:

Establishments engaged in the assembly, fabrication, or manufacturing of aerospace products from extracted or raw materials or recycled or recycled or secondary materials, or bulk storage and handling of such products and materials. Includes manufacturing, testing, modification, repair, overhaul, and storage of aircraft and component parts, communications equipment, aircraft instruments and equipment, missiles, space vehicle propulsion units, and freight and distribution services ancillary to aircraft operations. Toxic, hazardous, or explosive materials may be produced or used i n large quantities as part of the manufacturing or testing process.

Alcoholic Beverages; distilling, bottling, wholesale, and distribution : Establishment engaged in the production, processing, packaging, or manufacturing of alcoholic beverage products primarily for off-site consumption, where retail sales are incidental.

Apparel and Textile Products: Indoor establishment engaged in the assembly, fabrication, or manufacturing of apparel and textile products from extracted, raw, recycled or secondary materials, or bulk storage and handling of such products and materials. Production typically involves so me transformation by way of heating, chilling, combining, or through a chemical or biochemical reaction or alteration. Toxic, hazardous, or explosive materials may be produced or used in large quantities as part of the manufact uring process. These industrial activities may produce impacts on nearby properties including, but not limited to, noise, gas, odor, dust, or vibration.

Concrete and Related Construction Materials: Indoor establishment engaged in manufacture of concrete and other construction materials including by not limited to bricks, cement, tiles, pipes, and glass .

Production typically involves some transformation in way of heating, chilling, combining, or through a chemical reaction. Toxic, hazardous, or explosive materials may be produced or used in large quantities as part of the manufacturing process. These industrial activities may produce impacts on nearby properties including, but not limited to, noise, gas, odor, dust, or vibration.

Electronic and Electrical Equipment: Indoor establishments engaged in manufacturing of electronic and electrical equipment and finished parts primarily from previously prepared materials by means of physical assembly or reshaping. These industrial activities produce limited impacts on nearby properties including, but not limited to, noise, gas, odor, or vibration.

Fabricated, Machine, and Sheet Metal Shops: Indoor establishment engaged in the assembly, fabrication, or manufacturing of metal products from extracted, raw, recycled or secondary materials, or bulk storage and handling of such products and materials. Production typically involves some transformat ion by way of heating, chilling, combining, or through a chemical or biochemical reaction or alteration. Toxic, hazardous, or explosive materials may be produced or used in large quantities as part of the manufacturing process. These industrial activities may produce impacts on nearby properties including, but not limited to, noise, gas, odor, dust, or vibration.

Food Products: Establishment engaged in the production, processing, packaging, or manufacturing of food or beverage products for off -site consumption and any instruction, direct sales, or on -site consumption are incidental to the food production activity.

Antelope Valley Commerce Center APPENDIX B

P A G E | B – 3

Furniture and Fixtures; distribution, manufacturing, and refinishing: Indoor establishments engaged in manufacturing of furniture and fixtures and finished parts primarily from previously prepared materials by means of physical assembly or reshaping. These industrial activities produce limited impacts on nearby properties including, but not limited to, noise, gas, odor, or vibration.

Miscellaneous Manufacturing and Industries: Indoor establishment engaged in the assembly, fabrication, or manufacturing of non -edible products from extracted, raw, recycled or secondary materials, or bulk storage and handling of such products and materials. Production typically involves some transf ormation by way of heating, chilling, combining, or through a chemical or biochemical reaction or alteration. Toxic, hazardous, or explosive materials may be produced or used in large quantities as part of the manufacturing process. These industrial activities may produce impacts on nearby properties including, but not limited to, noise, gas, odor, dust, or vibration.

Paper Printing, Published, and Allied Products: Indoor establishments engaged in manufacturing of paper products and finished parts primarily from previously prepared materials by means of physical assembly or reshaping. These industrial activities produce limited impacts on nearby properties including, but not limited to, noise, gas, odor, or vibration.

Plastics and Rubber Products (manufacturing and assembly): Indoor establishment engaged in the assembly, fabrication, or manufacturing of plastic and rubber products from extracted, raw, recycled or secondary materials, or bulk storage and handling of such products and materials. Production typically involves some transformation by way of heating, chilling, combining, or through a chemical or biochemical reaction or alteration. Toxic, hazardous, or explosive materials may be produced or used in large quantities as part of the manufacturing process. These industrial activities may produce impacts on nearby properties including, but not limited to, noise, gas, odor, dust, or vibration.

Transportation Equipment: Indoor establishment engaged in the assembly, fabrication, or manufacturing of transportation equipment from extracted, raw, recycled or secondary materials, or bulk storage and handling of such products and materials. Production typically involves some t ransformation by way of heating, chilling, combining, or through a chemical or biochemical reaction or alteration. Toxic, hazardous, or explosive materials may be produced or used in large quantities as part of the manufacturing process.

These industrial activities may produce impacts on nearby properties including, but not limited to, noise, gas, odor, dust, or vibration.

Weapons and/or Ammunition; storage and warehousing: Indoor establishment engaged in the assembly, fabrication, or manufacturing of weapons and/or ammunition from extracted, raw, recycled or secondary materials, or bulk storage and handling of such products and materials. Production typically involves some transformation by way of heating, chilling, combining, or through a chemical or biochemical reaction or alteration. Toxic, hazardous, or explosive materials may be produced or used in large quantities as part of the manufacturing process. These industrial a ctivities may produce impacts on nearby properties including, but not limited to, noise, gas, odor, dust, or vibration.

Wood Products: Indoor establishment engaged in the assembly, fabrication, or manufacturing of wood products from extracted, raw, recycled or secondary materials, or bulk storage and handling of such products and materials. Production typically involves some transformation by way of heating, chillin g, combining, or through a chemical or biochemical reaction or alteration. Toxic, hazardous, or explosive materials may be produced or used in large quantities as part of the manufacturing process. These Antelope Valley Commerce Center APPENDIX B

P A G E | B – 4

industrial activities may produce impacts on nearby properties including, but not limited to, noise, gas, odor, dust, or vibration.

PUBLIC, QUASI-PUBLIC AND INSTITUTIONAL USES

Electric Vehicle Charging Stations: Facilities that will supply electrical power for charging plug-in electric vehicles including electric cars and plug-in hybrids.

Fire/Police Stations: Facilities to accommodate for storage of firefighting apparatus such as fire engines and related vehicles, personal protective equipment , fire hoses , and specialized equipment , and/or to accommodate a police headquarter for a particular district, for which police officers are dispatched.

Post Office and Distribution Center: Public department or corporation responsible for mail services and distribution of packages.

Public Utilities/Public Works Storage and Maintenance Yards: Public Utility/Public Works Storage are used to store maintenance equipment for water, sewer, telephone, communication, cable television, natural gas, or electric services.

Utility Facilities: Public Utility/Public Works Storage are used to generate, store, distribute, or provide water, sewer, telephone, communication, cable television, natural gas, or electric services to the public.

RETAIL, PERSONAL, AND FOOD SERVICES

Automotive Parts and Supplies : Establishment that provides for sale of automotive parts and related products.

Barber and Beauty Shops: Establishment that provide services to individual as a primary use. Barber and beauty shops may also include accessory retail sales of products related to the services provided.

Bicycles, parts and accessories: Establishments that provides for sale of bicycles and associated parts and accessories.

Building Materials and Supplies: Retail sales or rental of building supplies or equipment. This classification includes but not limited to lumber yards, tool and equipment sales or rental establishments, and includes establishments devoted principally to taxable retail sales to individuals for their own use.

Caterers and Mobile Food Services: Businesses preparing and/or packaging food primarily for off -site consumption, excluding those of an industrial character in terms of processes employed, waste produced, water used, and traffic generated.

Coffee Shops: Establishments where food and beverages are prepared and are sold to patrons for predominately off-site consumption. Coffee shops may include limited seating for on-site consumption of products.

Antelope Valley Commerce Center APPENDIX B

P A G E | B – 5

Convenience Stores: Neighborhood-serving retail store of 5,000 square feet or less in gross floor area that carries a range of merchandise oriented to daily convenience shopping needs, which may include grocery items and alcoholic beverage sales.

Delicatessens and Sandwich Shops: Establishments where food and beverages are prepared and are sold to patrons for predominantly off-site consumption. Delicatessens and sandwich shops may include limited seating for on-site consumption of products.

Dry Cleaners and Launderers: Establishment that provide dry cleaning and laundry services to individual as a primary use.

Restaurants, with or without a Drive -Through: Establishment operated for the primary purpose of providing food, beverages, or meals for compensation that has suitable kitchen facilities for preparation, storage, and service food. Food service may be for on -site consumption, off -site consumption, or a combination of service types. Restaurants can have an affiliated drive -through facility for the service of food and beverages directly to patrons in vehicles.

Feed, Grain, and Hay: Establishments that provides for the sale of feed, grain, and hay.

Florist Shops: Establishments that provides for the sale of flowers and associated merchandise.

General Retail Stores: Establishments that provide retail and rental of merchandise. Retail establishments include but are not limited to department stores, home improvement centers, clothing stores, furniture stores, pet supply stores, small hardware stores, and other goods stores.

Grocery Stores: An establishment over 5,001 square feet, primarily engaged in the retail sale of products including, but not limited to, meat, dry goods, canned goods, produce, dairy, fresh and prepared meats, fish, and poultry.

Gym and Fitness Studios: Establishment that provides exercise and other health fitness conditioning, including gymnasiums, aero bic dance and exercises classes, reducing salons, spas, and similar fitness facilities.

Hardware Stores: Establishment that provides for sale of tools, machinery, and other durable equipment.

Machinery, Equipment, and Supplies: Establishment that provides for sale and rental of heavy machinery, equipment, and associated supplies.

Mail Order Businesses (excluding warehousing): Establishment that provides a temporary storage or pick up location for mail order merchandises.

Microbrewery, Brewpub, or Winery: Establishments engaged in the production, processing, packaging, or manufacturing of alcoholic beverage products primarily for off-site consumption, where retail sale s are incidental. Microbrewery, Brewpub, or Winery allows for alcoholic beverages to be sold and consumed on site.

Nail Salons: Establishment that provide nail services to individuals as a primary use. Nail salons may also include accessory retail sales of products related to the services provided.

Antelope Valley Commerce Center APPENDIX B

P A G E | B – 6

Plumbing and Heating Equipment and Supplies: Establishment that provides for sale and rental of plumbing and heating equipment and associated supplies.

MISCELLANEOUS SERVICES AND OTHER USES

Automobile and Truck Repair Garages: Establishments that engages in general automotive repair, including but not limited to regular maintenance services, engine repair, radiator repair, exhaust system repair, brake relining, and wheel alignment.

Equipment Rental: Establishment that provides for rental of large equipment, machinery, and associated supplies.

Graphic and Interior Design Services: Office space that provides graphic and interior design consultation services.

Laboratories, Research and Development, and Testing Services: Any business combining activities, laboratories, and facilities for research; uses involve the production of experimental products that neither constitute nor cause a public health risk to employees and/or to surrounding properties and/or residents.

Linen and Uniform Laundry Services: Indoor establishments engaged in laundry processing and other cleaning operations.

Natural Areas, Open Space Areas, Biological Preserves: Natural open space, and habitat and/or resource conservation areas.

Motion Picture and Sound Studios, Editing , Sound Mixing, and Associated Material Storage: Motion picture and television facilities, and related media support facilities for the production, processing, reconstruction, synchronization of film with soundtrack, and distribution of motion pictures and other forms of audiovisual products.

Photographic Processing, Developing, and Printing: Facilities that provide photograph development services to individuals as a primary use. Photographic processing, developing, and prin ting facilities may include accessory retail sales of products related to the services provided.

Water Detention, Retention, and Water Quality Basins: Facilities constructed for storage or conveyance of storm runoff in drainage channels.

Outdoor Storage: Establishment that provides outdoor storage of business-related materials, products, or equipment.

Temporary Uses: A use established for a specified period of time, with the intent to discontinue the use at the end of the designated time period.

CITY OF PALMDALE

COUNTY OF LOS ANGELES, CALIFORNIA
RESOLUTION NO. CC 2025-002

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALMDALE APPROVING GENERAL PLAN AMENDMENT 22-001, TENTATIVE
PARCEL MAP 83738, SITE PLAN REVIEW 22-008, AND A FORM OF DEVELOPMENT AGREEMENT 22-001 FOR THE SUBDIVISION OF A
432.9-ACRE SITE INTO 19 LOTS TO ACCOMMODATE PHASED

DEVELOPMENT OF A MASTER-PLANNED COMMERCE CENTER AND

CERTIFICATION OF THE ENVIRONMENTAL IMPACT REPORT (STATE CLEARINGHOUSE NO. 2022090009), AND ADOPTION OF THE

MITIGATION MONITORING AND REPORTING PROGRAM AND
STATEMENT OF OVERRIDING CONSIDERATIONS (APNS: 3126-022- 926 THROUGH -929)
WHEREAS, AVCC Master, LLC has filed an application requesting approval of General Plan Amendment (GPA) 22-001, Tentative Parcel Map (TPM) 83738, Site Plan Review (SPR) 22-008, and a form of Development Agreement (DA) 22-001, collectively referred to as the Antelope Valley Commerce Center (hereinafter referred to as “Application”); and
WHEREAS, The Application applies to four parcels totaling 432.9 acres located south of Columbia Way/East Avenue M and east of the Union Pacific Railroad tracks adjacent to Sierra Highway indicated on the Los Angeles Assessor Roll as Assessor Parcel Numbers 3126-022-926, 3126-022-927, 3126-022-928, and 3126-022-929, as legally described in Exhibit A hereto and shown on the map attached as Exhibit B; and WHEREAS, on December 12, 2024, the Planning Commission of the City of Palmdale adopted Resolution No. PC-2024-027 recommending City Council approval of the Application; and
WHEREAS, on January 22, 2025, the City Council of the City of Palmdale conducted a duly noticed public hearing on the Application and concluded said hearing on that date. Evidence, both written and oral, was duly presented and considered by the City Council at the aforesaid public hearing, including but not limited to, the staff report dated January 22, 2025. All legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, BE IT RESOLVED, THE CITY COUNCIL OF THE CITY OF

PALMDALE DOES HEREBY FIND, DETERMINE, RESOLVE AND ORDER AS FOLLOWS:

SECTION 1. The City Council hereby specifically finds that all of the facts set forth in the Recitals of this Resolution are true and correct.

Resolution No. CC 2025-002
GPA 22-001, TPM 83738, SPR 22-008, DA 22-001
SECTION 2. The City Council hereby finds as follows with respect to the environmental documentation prepared for the Application:

A Pursuant to the California Environmental Quality Act (CEQA), an Environmental Impact Report (Exhibit J) has been prepared and circulated to evaluate the potential environmental impacts associated with planning, constructing, and operating the proposed Project. The City determined that the proposed Project would result in no impacts or less than significant impacts to the following environmental topics: Agriculture and Forestry Resources; Mineral Resources; Population and Housing; and Recreation. Mitigation measures for Aesthetics, Biological Resources, Cultural Resources, Energy, Geology/Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, Public Services, Tribal Cultural Resources, Utilities and Service Systems, and Wildfire were included to reduce impacts to a less than significant level. A Statement of Overriding Considerations (Exhibit K) was prepared for project-specific impacts found to be significant and unavoidable in the areas of Air Quality, Greenhouse Gas Emissions, and Transportation, and mitigation measures were included to reduce these impacts to the greatest possible extent.

B The custodian of records for the environmental document, and all other materials which constitute the record of proceedings upon which the City Council’s decision is based, is the Planning Manager of the City of Palmdale. These documents are available for public review in the Planning Division of the City of Palmdale located at 38250 Sierra Highway, Palmdale, California 93550, telephone (661) 267-5200. In addition, the Final EIR is available at:
https://www.cityofpalmdaleca.gov/277/Environmental-Documents.

SECTION 3. Based upon substantial evidence presented to the City Council during the January 15, 2025, public hearing, including public testimony and written and oral staff reports, the City Council specifically finds as follows:

A The site plan is consistent with the City’s General Plan and any applicable Specific Plan. (SPR)
The Application includes approval of the comprehensive and cohesive buildout of the project site, which requires concurrent approval of a General Plan Amendment. The General Plan Consistency and Specific Plan Consistency tables are provided in Exhibits C and D and include Resolution No. CC 2025-002
GPA 22-001, TPM 83738, SPR 22-008, DA 22-001
specific goals, policies and development standards that are implemented by this Application. The existing and proposed land use designation is also provided in Exhibits E and F. Proposed land uses are primarily industrial, with smaller areas of commercial and open space, which are generally consistent with the intended uses within the existing General Plan land use designation of Employment Flex (EMPFX). The proposed Open Space designation within the proposed Specific Plan will be utilized primarily for drainage and for the preservation of the western Joshua Tree, consistent with several policies of the General Plan.

B The proposed subdivision, including any proposed phasing, represents orderly development of the project site and surrounding area. (TPM) Chapter 5 – Development Regulations, Chapter 6 – Design Guidelines, and Chapter 7 – Implementation Plan of the associated Specific Plan (SPL 22-001) provide extensive standards, design criteria and regulatory procedures for the orderly, phased development of the Specific Plan area.

In addition, the TPM prepared for the project meets the requirements specified within the Specific Plan and subdivides the 432.9-acre site into individual lots that are consistent with the development pattern proposed.

C The site is physically suitable for the type and proposed density of development proposed by the tentative map. (TPM)
With the implementation of the Development Regulations and Design Guidelines specified within the associated Specific Plan (SPL 22-001), which was drafted for consistency with the General Plan, and the mitigation measures included in the project EIR to reduce potential impacts to the greatest extent possible, the Specific Plan area, which includes the proposed tentative map, is suitable for the density and intensity of the proposed development. Additionally, each phase of the Specific Plan and any modifications to the plan will be reviewed separately for consistency with all applicable regulations.

D The proposed change in land use is consistent with State law. (GPA) California Government Code §§ 65450 through 65457 requires all Specific Plans to be consistent with the General Plan and to include adequate text and diagrams to address the following project concerns:
 The distribution, location, and extent of the proposed land uses, including open space within the plan area;
Resolution No. CC 2025-002
GPA 22-001, TPM 83738, SPR 22-008, DA 22-001
 The distribution, location, and extent and intensity of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed within the project area and needed to support the plan;
 Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources; and,
 A program of implementation measures including regulations, programs, public works projects, and financing measures, necessary to carry out the items above.

Chapters 3 through 7 (Land Use, Infrastructure Plan, Development Regulations, Design Guidelines, Implementation Plan) of the associated Specific Plan (SPL 22-001) address each of the required elements listed above and establish the essential link between the policies of the current General Plan and the project site.

E The amendment is reasonable and beneficial. (GPA)
F The proposed Development Agreement will not be detrimental or cause adverse effects to adjacent property owners, residents, or the general public. (DA)
The Application is located in the United States Air Force Plant 42 Influence Area and within close proximity to major commercial corridors.

Therefore, the Application has carefully considered the proposed use of the site. As such, while uses within the associated Specific Plan (SPL 22- 001) slightly differ from those envisioned by the current General Plan land use designation, the uses are primarily industrial (which is consistent with the existing designations of the site) in nature and are intended to complement and augment uses in the surrounding area. In addition, the associated Specific Plan (SPL 22-001) provides for reasonable build-out of the site over time in a manner that is consistent with the General Plan.

Furthermore, the project will provide considerable employment opportunities for residents and tax revenue for the City.

The Application also provides buffers from adjacent properties in the form of open space, landscaping and the installation of infrastructure, such as pedestrian and bicycle access, which further ensure that the development will augment and not have a substantial adverse effect on the surrounding properties. In addition, the Development Agreement has been drafted to protect the interests of the public as well as the City and Resolution No. CC 2025-002
GPA 22-001, TPM 83738, SPR 22-008, DA 22-001
the Applicant and provides procedures for compliance reviews and remedies.

G The site plan is consistent with the development standards set forth in Title 17 of the PMC and any applicable design guidelines. (SPR) The associated Specific Plan (SPL 22-001) will govern development of the site and was drafted in a manner that provides flexibility in development standards in order to achieve a superior design for the large, complex project. Chapter 5 – Development Regulations and Chapter 6 – Design Guidelines provide for the cohesive development of the site over time. Furthermore, the Application includes development plans for Phase 1 of the site and the plans have been reviewed to ensure compliance with the requirements specified within the Specific Plan.

H The proposed subdivision, together with the provisions for its design and improvement, shall be consistent and compatible with the maps, goals, objectives and policies of the General Plan, Zoning Ordinance and any applicable Specific Plan. (TPM)
The proposed subdivision of land is needed to provide adequate access and circulation for the proposed project and the associated Specific Plan has established development standards and design criteria to ensure compatibility with the General Plan. Specific Goals and policies implemented by the project can be found in Exhibit C.

I The tentative map does not propose to divide land which is subject to contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a land conservation act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use. (TPM)
The tentative map does not propose to divide land which is subject to contract. The project EIR analyzed the potential for impacts related to the California Land Conservation Act and found no contract connected with the parcels associated with the proposed project.

J The design of the subdivision and the proposed improvement, with conditions of approval, are either; 1) not likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat; or 2) the design of the subdivision and the proposed improvements are likely to cause substantial environmental Resolution No. CC 2025-002
GPA 22-001, TPM 83738, SPR 22-008, DA 22-001
damage or substantially and avoidably injure fish or wildlife or their habitat, but an environmental impact report has been prepared and a statement of overriding considerations has been adopted, pursuant to Public Resources Code Section 21081(c), finding that specific economic, social or other considerations make it not feasible to adopt the mitigation measures or project alternative identified in the environmental impact report. (TPM)
The project EIR has included mitigation measures to reduce potential impacts to wildlife and their habitat to a less than significant level. A Statement of Overriding Considerations was prepared for impacts related to Air Quality, Greenhouse Gas Emissions, and Transportation and mitigation measures were included to reduce impacts in these areas to the extent feasible.

K The design of the subdivision and the type of improvements are not likely to cause serious public health and safety problems. (TPM) The project has been designed, conditioned and mitigated to reduce potential impacts to the extent feasible. Furthermore, the project is located in an area intended for industrial and aerospace uses and the United States Air Force Plant 42 and therefore development of the site is not anticipated to cause substantial impacts to residential neighborhoods.

Uses envisioned by the associated Specific Plan (SPL 22-001) are intended to occur primarily within enclosed buildings and each proposed phase of development will be analyzed to ensure the safety of employees and the surrounding community.

L The tentative map design provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. (TPM) The project is required to comply with the Title 24 CALGreen Building Code and includes a mitigation measure requiring achievement of Leadership in Energy and Environmental Design (LEED) certification to meet or exceed CALGreen Tier 2 standards in effect at the time of building permit application. In addition, each new parcel is of sufficient size to provide sufficient space for development, open space and other amenities.

M The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of the private property within the proposed subdivision, or the Resolution No. CC 2025-002
GPA 22-001, TPM 83738, SPR 22-008, DA 22-001
design of the subdivision and the type of improvements will conflict with the easements acquired by the public at large for access through or use of property within the proposed subdivision but alternative easements which are substantially equivalent to those previously acquired by the public will be provided. (TPM)
The project has been designed and conditioned to maintain existing easements and provide for future easements necessary to meet all access and easement requirements.

N The proposed Development Agreement conforms with the maps and policies of the General Plan or any applicable Specific Plan. (DA) The Development Agreement conforms with all required entitlement applications associated with the Application and phased development plan. The Palmdale General Plan Land Use Map will be amended to designate the project area as Specific Plan. The project, including the Development Agreement complies with the General Plan with specific General Plan goals and policies addressed by the project noted in Exhibit C.

O The proposed Development Agreement complies with the requirements of California Government Code Sections 65865 through 65869.5. (DA) The Development Agreement has been drafted in accordance with and will be enforced pursuant to the procedural requirements of California Government Code Sections 65865 through 65869.5. Additionally, the project EIR analyzed the project and found that two areas of the project site are located within the FEMA Flood Insurance Rate Map (FIRMS) Zone X which have been designated open space and designed for drainage purposes in compliance with California Government Code Sections 65865.5.

P The proposed Development Agreement provides benefit to the City. (DA) The Development Agreement establishes public benefits resulting from the implementation of the project in the form of the requirement to pay Development Impact Fees and construct improvements that will help to support and accelerate development in the area.

Resolution No. CC 2025-002
GPA 22-001, TPM 83738, SPR 22-008, DA 22-001
SECTION 4. Based on the findings and conclusions set forth in the above Sections, and based on all other evidence in the record, the City Council hereby approves GPA 22-001, TPM 83738, SPR 22-008 and a form of DA 22-001, certifies the EIR and adopts the MMRP and Statement of Overriding Considerations subject to the Conditions of Approval as set forth in Exhibit I.

SECTION 5. The City Clerk shall certify to the adoption of this Resolution.

PASSED, APPROVED and ADOPTED this 22nd day of January, 2025. _________________________________
Approved as to form: Richard J. Loa, Mayor
ATTEST:
___________________________ ________________________________ William P. Curley III, Rochelle Scott, City Clerk
City Attorney
I, Rochelle Scott, City Clerk of Palmdale, California, do hereby certify that the foregoing resolution was duly passed, approved, and adopted by the City Council of the City of Palmdale at a regular meeting of said Council held on the 22 nd day of January, 2025 by the following roll call vote:

AYES:

NOES:

ABSTAIN: ABSENT:

Date:

Rochelle Scott, City Clerk

EXHIBIT A

LEGAL DESCRIPTION FOR
GPA 22-001, TPM 83738, SPR 22-008 AND DA 22-001

THE LAND REFFERED TO HEREIN BELOW IS SITUATED IN THE CITY OF

PALMDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

PARCEL 1 THROUGH 4, INCLUSIVE, OF PARCEL MAP NO. 070999, IN THE CITY

OF PALMDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 380, PAGES 77 THROUGH 79 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPT THEREFROM ALL OIL, GAS, MINERALS AND OTHER HYDROCARBONS, BENEATH A PLANE THAT IS 100 FEET BELOW THE SURFACE OF SAID LAND (TO

THE EXTENT PROVIDED BY THE DOCUMENTS OF RECORD SET FORTH

BELOW), BUT WITHOUT THE RIGHT OF SURFACE ENTRY (TO THE EXTENT

PROVIDED BY THE DOCUMENTS OF RECORD SET FORTH BELOW), AS RESERVED BY VARIOUS DOCUMENTS OF RECORD;
FEBRUARY 19,1957, AS INSTRUMENT NO. 670 IN BOOK 53679, PAGE 61; MARCH 6, 1957, AS INSTRUMENT NO. 1448 IN BOOK 53833, PAGE 249; JULY 30, 1959, AS INSTRUMENT NO. 1177 IN BOOK D-553, PAGE 370; FEBRUARY 11, 1960, AS INSTRUMENT NO. 3114 IN BOOK D-747, PAGE 740; FEBRUARY 25, 1960, AS INSTRUMENT NO. 3198 IN BOOK D-760, PAGE 643; MARCH 17, 1960, AS INSTRUMENT NO. 3082 IN BOOK D-784, PAGE 601; JULY 11, 1960, AS INSTRUMENT NO. 3610 IN BOOK D-906, PAGE 190; JULY 14, 1960, AS INSTRUMENT NO. 3815 IN, BOOK D-910, PAGE 642; OCTOBER 3,1962, AS INSTRUMENT NO. 363 IN BOOK D-1776, PAGE 397; JULY 8, 1965, AS INSTRUMENT NO. 1052 IN BOOK D-2968, PAGE 781; AUGUST 13, 1965, AS INSTRUMENT NO. 708 IN BOOK D-3014, PAGE 539; DECEMBER 9, 1966, AS INSTRUMENT NO. 111 IN BOOK D-3502, PAGE 695; ALL OF OFFICIAL RECORDS OF LOS ANGELES COUNTY.

APN’S: 3126-022-926, 3126-022-927, 3126-022-928 AND 3126-022-929

EXHIBIT B
AERIAL MAP FOR GPA 22-001,
TPM 83738, SPR 22-008 AND DA 22-001

EXHIBIT C

GENERAL PLAN CONSISTENCY
Element Goal, Objective, or
Policy
Standard
Met?
Justification*
Land Use &
Community
Design
LUD-17: Facilitation of
industrial areas that
support and buffer
Plant 42 while
maintaining
compatibility with
adjacent non-industrial
uses.

Yes The project is located
northwest of Plant 42 and will
serve as a buffer from the
Plant and other uses by
providing a mix of light
industrial and commercial
uses.

LUD-18: Attraction and
stimulation of new
employment uses
through flexible land
use regulations and
supportive
policies/actions.

Yes The proposed Specific Plan
establishes a mix of flexible
land uses that will provide
employment and commercial
services to residents and
provides for appropriate use
regulations and supportive
policies.

Circulation
and Mobility
CM-1.1: Design and
maintain the public
right-of-way through a
complete streets
approach that
facilitates safe,
comfortable, and
efficient travel for all
roadway users.

Yes The proposed project meets
the Engineering Department
standards for adequate
roadway widths and
pedestrian paths-of-travel to
accommodate safe,
comfortable, and efficient
travel for all roadway users.
*Justification is based on a review by the case planner of the plans date stamped ‘Received July 29, 2024’.

EXHIBIT D

AVCC SP CONSISTENCY
Standard Standard
Met?
Justification*
Lot Size Minimum: 20,000 square
feet
Yes Phase 1 of the proposed
project consists of six parcels
for industrial buildings. The
parcels range in size from
291,852 square feet to
2,012,472 square feet.

Maximum
Building Height
Minimum: 75 feet Yes The six industrial buildings
proposed for Phase 1 will
range from 32 to 42 feet in
height.

Minimum
Landscape
Coverage
(buildings
fronting
Columbia
Way/East
Avenue M)
10 percent (Landscaping
shall include plantings
including shrubs,
groundcovers, and vines
and may include
walkways, trellises,
fencing, walls, and
related amenities)
Yes The percent of landscaping
proposed for the three
buildings that will front
Columbia Way/East Avenue
M range from 10.3 percent to

11.8 percent.

Parking Lot
Landscaping
15 percent Yes Each of the parking areas for
the six proposed buildings
within Phase 1 development
provides minimum parking lot
landscaping of 15 percent
Minimum
Setback along
Columbia
Way/East
Avenue M
20 feet, minimum 10 feet
of landscaping
Yes All three buildings that will
front Columbia Way/East
Avenue M are set back a
minimum of 70 feet with
more than 20 feet of
landscaping.

Minimum
Setback Local
& Collector
Streets
10 feet, minimum six feet
of landscaping
Yes The buildings fronting the
collector and local streets
through the project area are
all setback a minimum of 50
feet with a minimum of 6 feet
of landscaping.
*Justification is based on a review by the case planner of the plans date stamped ‘Received July 29, 2024’, and ‘Received August 12, 2024’.

EXHIBIT E
GP 22-001 - EXISTING LAND USE DESIGNATION

EXHIBIT F
GP 22-001 - PROPOSED LAND USE DESIGNATION

EXHIBIT G
PHASE I SITE PLAN (SPR 22-008)

EXHIBIT H
TENTATIVE PARCEL MAP 83738

EXHIBIT I

CONDITIONS OF APPROVAL FOR
TENTATIVE PARCEL MAP 83738 AND
SITE PLAN REVIEW 22-008
APPROVAL DATE: JANUARY 22, 2025
EFFECTIVE DATE: JANUARY 22, 2025
EXPIRATION DATE: JANUARY 22, 2028
These Conditions of Approval apply to Tentative Parcel Map (TPM) 83738 and Site Plan Review (SPR) 22-008 for the Antelope Valley Commerce Center Specific Plan; a request subdivide 432.9 acre(s) into 19 lot(s) for the phased development of 8,241,552 square feet of industrial and 60,984 square feet of commercial uses, and approximately 29 acres of open space located south of Columbia Way/East Avenue M and east of the Union Pacific railroad tracks adjacent to Sierra Highway (APN’s: 3126- 022-926, 3126-022-927, 3126-022-928, and 3126-022-929). Any proposed change of use or expansion of the area, or modifications to the site plan or structures shall be submitted to the Planning Division, along with the required application and fee, for review. For the purpose of these conditions, the term “applicant” shall also mean the developer, the owner or any successor(s) in interest to the terms of this approval. For the purposes of these conditions, an * indicates that the condition is a mitigation measure.

GENERAL CONDITIONS:
1 TPM 83738 and SPR 22-008 shall be inaugurated within three years or they shall automatically expire on the date specified on the final draft of the Conditions of Approval. This approval is based on the site plan date stamped, ‘Received July 29, 2024’ and tentative map date stamped, ‘Received August 12, 2024’. The SPR shall be considered inaugurated if applicable grading and/or building permits have been issued, construction is initiated and on-going.

Cessation of construction activity for over 180 days will result in lapse of this approval. The TPM shall be considered inaugurated upon recordation of the Final Map. (E)(P)
2 This approval shall not become effective for any purposes until any appeal period has passed and the applicant has filed at the office of the Planning Division their notarized affidavit stating that they agree to and accept all of the Conditions of Approval as approved by the Reviewing Authority as set forth in Resolution No. PC-2024-027. (P)
3 Should this project not be inaugurated during the initial approval period, an extension of time not to exceed an additional two years for SPR 22-008 and as allowed by the Subdivision Map Act for TPM 83738 may be granted by the Exhibit I
Conditions of Approval for TPM 83738 and SPR 22-008