Agenda packet, regular meeting, first session — Palmdale City Council, February 18, 2025 (part 4 of 5)

development of approximately 75 acres for the purpose of constructing 627 single-family residences within Phase 1B of the Ritter Ranch specific plan, and generally located to the east and west of Westland DriveCenter Drive and South of City Ranch Road (APN: 3206-020-017);

3. Adopt Resolution No. CC 2025-012, a Resolution of the City Council of the City of Palmdale approving Conditional Use Permit (CUP) 23-0018, and Vesting Tentative Tract Maps 23-0003 (VTTM 51508-3) and 23-0004 (VTTM 63145) to facilitate the development of approximately 75 acres for the purpose of constructing 627 single-family residences within Phase 1B of the Ritter Ranch Specific Plan general location to the east and west of Westland Drive/Ranch Center Drive and south of City Ranch Road (APN: 3206-020-017); and,

4. Find that the project includes minor alterations to the previously adopted Environmental Impact Report (EIR 90-4) prepared for the previously approved project as outlined within the addendum.

BACKGROUND
On February 27, 1992, the City certified EIR 90-4 (SCH No. 90010124) for the development of a 10,625-acre master-planned community consisting of 7,200 residences, 7,600 acres of open space, and the necessary public facilities, recreational amenities, schools, and commercial uses to support the community.

On March 3, 1992, the City adopted Ordinance No. 964, approving the Ritter Ranch Specific Plan (SP). The approvals included General Plan Amendment 91-3, Pre-zone 89- 12, SP 89-02, and Development Agreement (DA) 92-1. As originally approved, the SP was intended to encompass all actions associated with implementing and developing the properties within it. The SP manages land use, establishes site development provisions, and provides a comprehensive approach to infrastructure planning and financing.

In 1995, DA 92-1 was amended to define the responsibility of the City and the applicant to fund and construct various infrastructure improvements and to assure the applicant that the development standards within the SP would remain in place without change.

On October 11, 1995, the City approved Specific Plan Amendment 95-1-RR (Ordinance No. 1076), which amended the SP to reflect the provisions of the Agreement of Compromise, Settlement, and Release between Ritter Park Associates, the Leona Valley Town Council and the City and amended and corrected certain portions of the SP. The changes included the phasing of various infrastructure and amenities, reductions in the number of dwelling units in portions of the project, restrictions on allowable commercial uses in some portions of the project, and various minor text changes.

Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

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In December 1995, the City approved six VTTMs (51604, 51605, 51606, 51607, 52093, and 52116), collectively known as Phase 1A, and although the maps were not recorded, the lots were graded, and internal roadways were partially installed (i.e. final paving was not completed). After a series of automatic and discretionary extensions of time, all six VTTM's expired on January 20, 2017.

A revised DA for the SP was approved in 2004 (2004 DA), replacing the original DA 92-

1. Similar to DA 92-1, 2004 DA defined the responsibility of the City and the applicant to fund and construct various infrastructure improvements and assured the applicant that the development standards specified within the SP would remain applicable to the project.

In June 2012, the 2004 DA also subsequently expired by its own terms.

On March 2, 2006, the City approved VTTM's 51508-03 (Resolution No. PC-2006-018) and 63145 (Resolution No. PC-2006-019), respectively. On August 11, 2016, the City approved the requested time extensions for both VTTM 51508-03 and 63145 (Resolution Nos. PC-2016-031 and PC-2016-030, respectively), which expired on August 23, 2019.

After the VTTM expiration, mass grading consistent with VTTM 51508 was completed, and backbone roads (Westland Drive and Ranch Center Drive) were installed. These roadways are currently open to public travel. Portions of the required perimeter walls along these roadways were also installed.

On February 10, 2022, the Planning Commission adopted Resolution Nos. PC-2022-005 through PC-2022-011 approving VTTM’s 51604, 51605, 51606, 51607, 52093 and 52116, CUP 22-001 and Planned Development (PD) 21-001 to facilitate the development of 553 single-family residences on approximately 115 acres, including open space, neighborhood and community parks, and interconnectivity within Phase 1A (Planning Area 5) of the SP.

The applicant requests approval of a Planned Development (CDEV 23-0002) for Phase 1B of Planning Area 5, which is implemented through a Conditional Use Permit (CUP 23- 0018) as required by the SP. In conjunction with CDEV 23-0002, the applicant requests approval of VTTM’s 23-0003/23-0004 to reinstate the prior approved VTTMs 51508-03 and 63145. The requested approvals would allow the subdivision of 75 acres for the comprehensive development of 627 single-family residences (135 detached and 492 attached) and the associated open space, trails, neighborhood recreation areas, community parks, landscaping, public utility infrastructure, development identification signs, and public roadways/bikeways.

Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

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FIGURE 1 - AERIAL MAP
FIGURE 2 - PHASE 1B PLANNING AREA
Project Site
Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

Page 5 ends

DISCUSSION
TABLE 1 - SUMMARY OF PROPOSED DEVELOPMENT
Planning
Unit Land Use Dwelling
Units Acres
Open Space Lots
Neighborhood
Recreation
Area Number
Neighborhood
Parks (Acres)
Residential
5W-4 Single-Family Attached 74 8.3 N/A 0
5W-5 Single-Family Attached 111 11.2 N/A 0
5X-1 Single-Family Detached 135 25.0 4 0.30
5X-2 Single-Family Attached 307 18.9 5 0.57
Total Residential 627 63.4 N/A 0.87
Non-Residential
5U Neighborhood Park (including
access road) 5.5 4 Public
5T Community Park (remainder from
Phase 1A) 6.7 5 Public
Source: Stantec.

The existing SP provides the basic entitlement framework for Phase 1B, which includes a portion of Planning Area 5 for Single Family Attached (SFA) land use and allows other uses through the approval of a planned development document. VTTM 63145 will implement the portion of the site that is proposed to create the 135 Single-Family Detached (SFD) lots. Future development on the remaining portions of the site included within CDEV 23-0002 for single-family attached, detached condo, and small lot products (492 additional units) will be processed through subsequent Site Plan Review and Tentative Tract Map or Condominium Map applications as development on that portion of Phase 1B is proposed. Final designs for the Neighborhood Recreation Areas, the Neighborhood Park, and the Community Park are subject to review and approval by the City as part of its ongoing development review process following subdivision approval.

Comprehensive Development 23-0002 and Conditional Use Permit 23-0018 As allowed by SP Section 8.10, the applicant is requesting approval of a planned development document, which is implemented by the proposed conditional use permit and specifies the following requirements for Phase 1B of the SP:
 Lot size standards for 5,000 square foot Single Family Detached (SFD) lots  Development standards for SFA, detached condominium, and small lot products  Design standards for community entry facilities
 Conceptual designs for public and private parks
Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

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 Conceptual landscaping
 Public utility infrastructure
 Development identification signs
Development standards not addressed in the CDEV 23-0002 default to the requirements of the SP. Detailed development standards within the CDEV 23-0002 are summarized in Table 2 below.

Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

Page 7 ends

TABLE 2 - PLANNED DEVELOPMENT STANDARDS
Standard Standard
Met?
Justification*
Land Use The permitted land uses in
Phase 1B shall comply with
listed requirements in the
following order of hierarchy:

Planned Development; Ritter
Ranch Specific Plan; City of
Palmdale Municipal Code.

These Planning units include:
a) 5X-1: SFD (includes SFD
land uses as specified by
section 6.4 of the Ritter
Ranch Specific Plan and
City of Palmdale
Municipal Code, unless
otherwise specified in the
Planned Development)
b) All other Planning Units:

Refer to section 6.5 of the
Ritter Ranch Specific Plan.
(PD Section 3.1.1)
Yes The residential single
family uses proposed in
Phase 1B are consistent
with the standards in the
PD.

Density Planning Units 5W and 5X
exceed the Specific Plan
dwelling unit allocation. SP
Section 8.17.2.3 allows for a
density transfer not to exceed
20% from other Planning
Units. The PD proposes the
transfer of 92 dwelling units
from unspecified PA5 planning
units that remain unallocated.

Yes The SP provides
flexibility in the
distribution of dwelling
units in each Planning
Area (PA) by allowing
dwelling units to be
transferred between
planning units in
accordance with SP
Section 8.17. A balance
of 1,411 dwelling units
remains within PA5 of
the SP.

Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

Page 8 ends

TABLE 2 - PLANNED DEVELOPMENT STANDARDS (CONTINUED)
Standard Standard
Met?
Justification*
Lot
Development
Standards
The SP allows a PD to propose
comprehensive development
standards for greater flexibility in
design
Yes Section 3.0 of the PD
provides varying lot
development standards
for single family attached
and detached dwellings to
ensure flexibility and
variety in housing types
and affordability levels.

Building
Design
All residential buildings shall
comply with the Residential
Architectural Designs listed in
Specific Plan Section 7.3.
(PD Section 3.1.2)
Yes All future residential
buildings plans will be
reviewed by the city as
part of the Building Permit
submittal process.

Accessory
Dwelling Units
Attached, Detached and Junior
Accessory Dwelling Units may be
permitted in all planning units in
addition to the 627 proposed
units, either as part of the original
development or constructed later,
provided they comply with the
Palmdale Municipal Code
(PD Section 3.1.3)
Yes This is consistent with
State Law and assists the
city in expanding housing
opportunities for various
income levels.

Circulation:

Roadway
Standards
Roadway design shall be
consistent with standards in
Specific Plan Section 4.8.1 and

4.8.2. (PD Section 3.2.1)
Yes Staff has verified that
proposed roadways are
consistent with this
requirement
Landscaping Landscaping shall conform with
the requirements in this section,
and as depicted in Exhibit K of
the PD
Yes Proposed thematic
landscaping is consistent
with the master theme of
the SP.

Recreational
amenities
Consistency with SP Park
dedication and Neighborhood
Recreation Area Criteria (PD
Section 6.7.2.4)
Yes Two private Neighborhood
Recreation Areas, the
Public Neighborhood Park
5U, and a
portion of the Public
Community Park 5T are
included in Phase 1B.
*Justification is based on a review of the plans date stamped ‘Received November 11, 2024’.

Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

Page 9 ends

Vesting Tentative Maps
State Subdivision Laws allow property to be subdivided into five or more lots through submittal of a Tentative Tract Map or Vesting Tentative Tract Map application prepared by a State Licensed Civil Engineer or Land Surveyor to a local City or County for approval.

The Palmdale Municipal Code (PMC) Section 16.50.020 requires that the Planning Commission consider all tentative maps that would create small lot subdivisions and make a recommendation to the City Council with respect to the application’s compl iance with the General Plan, any applicable specific plan, and the zoning ordinance.

VTTM 23 -0003 (Figure 3) is seeking to reinstate City entitlement approvals for VTTM 51508-03. This type of map is often referred to as an “A” map which is a type of subdivision map that creates large lots but no new building sites. It is typically used to divide land by a master developer. The map current ly shows six lots including Lot 2, which is proposed to be subdivided by VTTM 63145.VTTM 23-0004 (Figure 4) is seeking to reinstate City entitlement approvals for VTTM 63145, which subdivides the parcel into 135 SFD lots.

FIGURE 3 - VTTM 23-0003 (51508-03)

Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

Page 10 ends

FIGURE 4 - VTTM 23-0004 (63145)
Conditions of Approval
After the January 16, 2025, Planning Commission recommendation, the applicant requested minor clarifications and edits to the draft conditions of approval outlined in Resolution No. PC -2024-029. After collaboration with staff, recommended edits, which include the removal of several inapplicable conditions and clarifying language, have been included within the draft resolution. If approved by Council, the edits will be incorporated into the final conditions of approval for the project.

Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

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Environmental Review
An Environmental Impact Report (EIR) was prepared for the project in conjunction with the original approval and on February 27, 1992, the City Council adopted EIR 90-04 (Resolution No. 92-22, SCH No. 90010124). The EIR identified potential significant impacts with respect to Earth Resources, Air Resources, Water Resources, Biological Resources, Noise, Aesthetics, Land Use, Public Health and Safety, Traffic, Cultural Resources and Public Facilities. A Statement of Overriding Consideration was adopted by the City Council in conjunction with the original approval. In accordance with Public Resources Code Section 21166 and State California Environmental Quality Act (CEQA) Guidelines Sections 15162 and 15163, the proposed project does not require the preparation of a subsequent or supplemental to the EIR prepared for the SP (EIR 90-04) since: 1) the project will cause no substantial changes in any portion of the project which was described in EIR 90-4, which would require major revisions to EIR 90-4 due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects because the project is not modifying the scope or intent of the SP; 2) no substantial changes have occurred with respect to the circumstances under which the project is undertaken, which will require major revisions to said EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified environmental effects, because no significant development adjacent to the project area which impacts the infrastructure, services, or development potential within the City's boundaries has occurred; and 3) no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, has been provided with respect to the SP. As such, an addendum to the EIR has been prepared in accordance with CEQA Guidelines Section 15164 and has identified that there are no new or additional significant impacts that were not already addressed by the EIR.

In summary, the Phase 1B project results in fewer units than what was analyzed within EIR 90-4; the project would not have any additional or more intensive impacts than what has already been documented in the City approved Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program; substantial evidence has not been documented that would warrant the preparation of a subsequent or supplemental EIR; and the preparation of an addendum to EIR 90-4 is appropriate.

FISCAL IMPACT
$34,428; The applicant paid the applicable fees for processing the proposed project. In addition, the SP requires construction and/or contribution toward future facilities, which have been determined necessary to support the future development and surrounding area. Long term fiscal impacts will include revenue from property tax and expenditures associated with providing services to future residents.

Report to Mayor and City Council
Re: Adopt Ord No. 1653 and Reso No. CC 2025-012
February 18, 2025

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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.

E. Transform housing inventory to meet the changing lifestyle and market demands.

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
Ordinance No. 1653
Resolution No. CC 2025-012
EIR 90-4 (Can be viewed at:
https://cityofpalmdaleca.gov/DocumentCenter/View/551/Ritter-Ranch-PDF)

CITY OF PALMDALE, A CHARTER CITY,

COUNTY OF LOS ANGELES, CALIFORNIA
ORDINANCE NO. 1653

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALMDALE APPROVING COMPREHENSIVE DEVELOPMENT 23-0002 TO
FACILITATE THE DEVELOPMENT OF APPROXIMATELY 75 ACRES
FOR THE PURPOSE OF CONSTRUCTING 627 SINGLE-FAMILY
RESIDENCES WITHIN PHASE 1B OF THE RITTER RANCH SPECIFIC

PLAN GENERALLY LOCATED TO THE EAST AND WEST OF

WESTLAND DRIVE/RANCH CENTER DRIVE AND SOUTH OF CITY
RANCH ROAD (APN: 3206-020-017)
A. INTENT OF THE CITY COUNCIL:

1. RdR Development Holdings, LLC, has filed an application requesting the approval of Comprehensive Development (CDEV) 23-0002, more commonly referred to as Phase 1B of the Ritter Ranch Specific Plan (SP) (hereinafter referred to as “Application”); and

2. The Application applies to approximately 75-acres generally located within the SP to the east and west of Westland Drive/Ranch Center Drive and south of City Ranch Road indicated on the Los Angeles County Assessor Roll as Assessor Parcel Number 3206-020-017 as shown on Exhibit A and shown on the map attached as Exhibit B; and

3. On January 16, 2025, the Planning Commission of the City of Palmdale adopted Resolution No. PC-2024-029 recommending City Council approval of the Application; and,

4. On February 18, 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.

Ordinance No. 1653

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

A. An Environmental Impact Report (EIR) was prepared for the project in conjunction with the original approval and on February 27, 1992, the City Council adopted EIR 90-4 (Resolution No. 92-22, SCH No. 90010124).

The EIR identified potential significant impacts with respect to: Earth Resources, Air Resources, Water Resources, Biological Resources, Noise, Aesthetics, Land Use, Public Health and Safety, Traffic, Cultural Resources and Public Facilities. A Statement of Overriding Consideration was adopted by the City Council in conjunction with the original approval.

In accordance with Public Resources Code Section 21166 and State California Environmental Quality Act (CEQA) Guidelines Sections 15162 and 15163, the proposed project does not require the preparation of a subsequent or supplemental to the EIR prepared for the SP (EIR 90-4) since: 1) the project will cause no substantial changes in any portion of the project which was described in EIR 90-4, which would require major revisions to EIR 90-4 due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects because the project is not modifying the scope or intent of the SP; 2) no substantial changes have occurred with respect to the circumstances under which the project is undertaken, which will require major revisions to said EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified environmental effects, because no significant development adjacent to the project area which impacts the infrastructure, services, or development potential within the City's boundaries has occurred; and 3) no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, has been provided with respect to the SP. As such, an addendum to the EIR has been prepared in accordance with CEQA Guidelines Section 15164 and has identified that there are no new or additional significant impacts that were not already addressed by the EIR.

B. The custodian of records for the environmental document, and all other materials which constitute the record of proceedings upon which the City Council 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.

Ordinance No. 1653

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SECTION 3. Based upon substantial evidence presented to the City Council during the above-referenced February 18, 2025, public hearing, including public testimony and written and oral staff reports, and incompliance with SP Section 8.10, the City Council specifically finds as follows:

A. The proposed use is consistent with the Ritter Ranch Specific Plan. (SP) B. The distribution, location and extent of land uses is consistent with the goals, policies and objectives of the General Plan. (PD) As specified within SP Section 8.10, planned development documents may be implemented throughout the project area. Implementing a planned development document within the SP, allows greater flexibility in design and encourages well-planned neighborhoods. The Application facilitates the development of 627 single-family residences on approximately 75 acres and includes open space, neighborhood and community parks, and interconnectivity. As required, the overall density specified within the SP is maintained while allowing for reconfiguration of the area to accommodate development of the well-planned community.

The proposed planned development document is consistent with the SP and provides special development standards for the project, landscape standards, and thematic landscape features.

C. The site is suitable for the type and intensity of development. (PD) Implementing a planned development document within the SP, allows greater flexibility in design and encourages well-planned neighborhoods.

As indicated above, the Application facilitates the development of 627 single-family residences on approximately 75 acres and includes open space, neighborhood and community parks, and interconnectivity as envisioned by the underlying SP as outlined within the planned development (CDEV 23-0002).

In conjunction with prior approvals, portions of the site have been previously graded, and portions of major roadways constructed. An existing power line easement is located to the south of the site, but the Application has been designed to avoid the easement.

Ordinance No. 1653

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D. The nature, condition and development of adjacent uses, buildings and structures shall be considered, and no proposed conditional use shall be permitted where such use will adversely affect or be materially detrimental to said adjacent uses, buildings or structures. (SP)
E. The project site is or will be provided with adequate public services and facilities to support the proposed development. (PD)
The Application anticipates residential development and all infrastructure and amenities anticipated by the SP. Currently, there are no adjacent uses, buildings or structures as the Application proposes to implement the second phase of development (Phase 1B) of the SP, which will be constructed in conjunction with the adjacent first phase (Phase 1A).

Given that the planned development document does not alter land use, but allows a cohesive and well-planned neighborhood, the Application will not adversely affect or be materially detrimental to any surrounding uses.

F. The site for a proposed residential use is served by highways or streets adequate in width and improved as necessary to carry the kind and quantity of traffic such use would generate. (SP)
G. Adequate access is provided pursuant to the circulation plan prepared for the project and the General Plan Mobility Element. (PD) The major roadways serving the site, including Ranch Center Drive, City Ranch Road, and Westland Drive, have previously been constructed in conformance with the requirements of the SP. Internal roadways within proposed subdivisions will be graded, paved and completed as development of each portion of the planned development document is built out over time.

Ordinance No. 1653

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H. The flexibility in site development regulations contained in the planned development has resulted in a project demonstrating clear and substantial benefit to the City. (PD)
I. The proposed Residential Planned Development utilizes creative site- planning techniques which may not typically be utilized in conventional development, and which result in higher levels of common open space and recreational amenities than what could be accomplished under traditional development and subdivision standards. (SP) J. The proposed Residential Planned Development provides an efficient use of open space areas, incorporating public, private and natural open space uses, to service the residents of said project substantially more than those which would be required in a standard subdivision. (SP) K. The proposed Residential Planned Development provides common recreational amenities which are not provided in typical residential developments within the city. (SP)
The Application utilizes creative site planning techniques, which may not typically be utilized in conventional development, and which result in higher levels of common open space and recreational amenities than what could be accomplished through traditional development. The proposed standards of development consider pedestrian circulation, adding visual interest to the streetscapes with enhanced landscaping, provision of trails, and incorporating neighborhood recreation areas, in addition to ensuring cohesive development of the master-planned Ritter Ranch community.

In addition, the Application provides an efficient use of open space areas, incorporating public, private and natural open space uses, to service the residents of the project area. The type, location and number of open areas to be utilized for active and passive recreation is more than those which would be required in a standard subdivision, and incorporate the use of greenbelts, trails, open space areas and neighborhood recreation areas into the project design. Furthermore, as outlined within the planned development document, the project proposes 18% of the project area to be dedicated to parks, recreation and open space.

Ordinance No. 1653

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SECTION 4. Based on the findings and conclusions set forth in Sections 1, 2, and 3 above, this City Council hereby approves CDEV 23-002 as provided within Exhibit E, authorizes any necessary revisions to the City of Palmdale Zoning Map as shown in Exhibit B and finds that the project includes minor alterations to the previously adopted Environmental Impact Report (EIR 90-4) prepared for the previously approved project as outlined within the addendum.

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.

Ordinance No. 1653

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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 18th day of February, 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 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 18th day of February 2025 effective on the 20 th day of March 2025 by the following roll call vote:

AYES:

NOES: ___________________________________________________________ ABSTAIN: ______________________ABSENT: ___________________________ Date:

Rochelle Scott, City Clerk

EXHIBIT A

LEGAL DESCRIPTION FOR
CDEV 23-0002

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

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

TENTATIVE MAP NO. TTM 51508-03 IS A SUBDIVISION OF THE LAND DESCRIBED AS FOLLOWS:

THE SOUTHWEST QUARTER OF SECTION 30, TOWNSHIP 6 NORTH, RANGE 12

WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF PALMDALE, COUNTY OF

LOS ANGELES, STATE OF CALIFORNIA, ACCORDING TO THE OFFICIAL PLAT THEREOF. EXCEPT THEREFROM THAT PORTION OF SAID LAND INCLUDED WITHIN TRACT NO. 51508-02, AS PER MAP RECORDED IN BOOK 1214 PAGES 37 TO 40, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

TENTATIVE MAP NO. TTM 63145 IS A SUBDIVISION OF THE LAND DESCRIBED AS FOLLOWS:

LOT 2 OF TENTATIVE MAP NO. TTM 51508-03
APN: 3206-020-017

EXHIBIT B

AERIAL/VICINITY MAPS FOR
CDEV 23-0002

EXHIBIT C

SPECIFIC PLAN CONSISTENCY
Goal, Objective,
or Policy
Standard
Met?
Justification*
Land Use Goal 1: Create a
comprehensively
designed Specific
Planned
Community.

Yes The proposed tentative map and
amenities have been designed in a
manner that is consistent with both
the Planned Development
document and the Ritter Ranch
Specific Plan. The tentative map is
seamlessly integrated into
surrounding development and
incorporates a fully landscaped,
connective residential community.

Circulation Goal 1: Provide a
transportation
system which
allows for the safe
and efficient
movement of
people, goods and
services
throughout Ritter
Ranch
Yes The proposed roadway system is
designed in the locations and to the
dimensions as required by the
circulation plan of the Ritter Ranch
Specific Plan.

Housing Goal 1: Housing
availability and
opportunity for all
citizens.

Yes The proposed planned
development allows for varying lot
sizes, which will ensure
construction of housing for various
income levels as envisioned by the
Specific Plan.

Public
Services and
Utilities
Goal 1: Provide
adequate public
and semi-public
services to serve
the needs of the
Ritter Ranch
development and
the residents in an
efficient and cost-
effective manner.

Yes The proposed project will provide all
improvements necessary to ensure
that public and semi-public services
are adequately provided. In
addition, conditions of approval
have been proposed that will
require adequate financing
mechanisms to ensure the
provision of such services is cost-
effective.

Exhibit C

Page 2 ends

SPECIFIC PLAN CONSISTENCY (CONTINUED)
Goal, Objective,
or Policy
Standar
d Met?
Justification*
Design Goal 2: Provide
public parkland for
both passive and
active use that is
equally accessible
to the community
on a
neighborhood,
community and
regional basis.

Yes The proposed tentative map
includes parcels dedicated to open
space, which will include a variety
of amenities for use by future
residents and the surrounding
community.
*Justification is based on a review of the plans date stamped ‘Received November 11, 2024’.

EXHIBIT D

PLANNED DEVELOPMENT STANDARDS
Standard Standard
Met?
Justification*
Land Use The permitted land uses in
Phase 1B shall comply with
listed requirements in the
following order of hierarchy:

Planned Development; Ritter
Ranch Specific Plan; City of
Palmdale Municipal Code.

These Planning units include:
a) 5X-1: SFD (includes SFD
land uses as specified by
section 6.4 of the Ritter
Ranch Specific Plan and
City of Palmdale Municipal
Code, unless otherwise
specified in the Planned
Development)
b) All other Planning Units:

Refer to section 6.5 of the
Ritter Ranch Specific Plan.
(PD Section 3.1.1)
Yes The residential single
family uses proposed in
Phase 1B are consistent
with the standards in the
PD.

Density Planning Units 5W and 5X
exceed the Specific Plan
dwelling unit allocation. SP
Section 8.17.2.3 allows for a
density transfer not to exceed
20% from other Planning Units.

The PD proposes the transfer
of 92 dwelling units from
unspecified PA5 planning units
that remain unallocated.

Page 2 ends

PLANNED DEVELOPMENT STANDARDS (CONTINUED)
Standard Standard
Met?
Justification*
Lot
Development
Standards
The SP allows a PD to
propose comprehensive
development standards for
greater flexibility in design
Yes Section 3.0 of the PD
provides varying lot
development
standards for single
family attached and
detached dwellings to
ensure flexibility and
variety in housing
types and affordability
levels.

Accessory
Dwelling Units
Attached, Detached and
Junior Accessory Dwelling
Units may be permitted in all
planning units in addition to
the 627 proposed units, either
as part of the original
development or constructed
later, provided they comply
with the Palmdale Municipal
Code
(PD Section 3.1.3)
Yes This is consistent with
State Law and assists
the city in expanding
housing opportunities
for various income
levels.

Circulation:

Roadway
Standards
Roadway design shall be
consistent with standards in
Specific Plan Section 4.8.1
and 4.8.2. (PD Section 3.2.1)
Yes Staff has verified that
proposed roadways
are consistent with this
requirement
Landscaping Landscaping shall conform
with the requirements in this
section, and as depicted in
Exhibit K of the PD
Yes Proposed thematic
landscaping is
consistent with the
master theme of the
SP.

Exhibit D

Page 3 ends

PLANNED DEVELOPMENT STANDARDS (CONTINUED)
Standard Standard
Met?
Justification*
Recreational
Amenities
Consistency with SP Park
dedication and Neighborhood
Recreation Area Criteria (PD
Section 6.7.2.4)
Yes Two private
Neighborhood
Recreation Areas, the
Public Neighborhood
Park 5U, and a portion
of the Public
Community Park 5T
are included in Phase
1B.
*Justification is based on a review of the plans date stamped ‘Received November 11, 2024’.

EXHIBIT E
CDEV 23-0002 – ATTACHED UNDER SEPARATE COVER
CITY OF PALMDALE | 1

RITTER RANCH PLANNED DEVELOPMENT

RITTER RANCH PHASE IB

PLANNED DEVELOPMENT
CDEV23-0002
NOVEMBER 2024
PREPARED FOR:

RDR DEVELOPMENT HOLDINGS, LLC
2121 N PEARL ST #600
DALLAS, TX 75201
214-389-0833
PREPARED BY:

STANTEC CONSUL TING SERVICES, INC.
300 N LAKE AVE #400
PASADENA, CA 91101
213-269-4192
SOURCE: STANTEC
2 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

TABLE OF CONTENTS

1.0 PURPOSE ............................................................................................................................................................................. 5

2.O SITE INFORMATION ............................................................................................................................................................. 7

2.1 OWNER................................................................................................................................................................................. 8

2.2 CONSULTANTS...................................................................................................................................................................... 8

2.3 LEGAL DESCRIPTION............................................................................................................................................................ 8

2.4 RECORD OWNER................................................................................................................................................................... 8

2.5 PROJECT DATA..................................................................................................................................................................... 8

2.6 EXISTING CONDITIONS......................................................................................................................................................... 9

2.7 OPPORTUNITIES & CONSTRAINTS...................................................................................................................................... 10

2.8 PROJECT DESCRIPTION...................................................................................................................................................... 12

2.9 LAND USE........................................................................................................................................................................... 13

2.10 RESIDENTIAL DENSITY...................................................................................................................................................... 14

3.O SPECIAL DEVELOPMENT STANDARDS .............................................................................................................................. 15

3.1 PERMITTED USES............................................................................................................................................................... 16

3.2 CIRCULATION..................................................................................................................................................................... 17

3.3 DEVELOPMENT STANDARDS............................................................................................................................................... 18

3.4 THEMATIC LANDSCAPE STANDARDS..................................................................................................................................26

3.5 PROJECT IDENTIFICATION SIGNAGE.................................................................................................................................. 29

3.6 RECREATIONAL AMENITIES................................................................................................................................................ 31

4.0 IMPLEMENTATION ............................................................................................................................................................. 38

4.1 ENTITLEMENT PROCESSING............................................................................................................................................... 39

4.2 PHASING............................................................................................................................................................................. 40

4.3 LANDSCAPE MAINTENANCE................................................................................................................................................40

4.4 OPEN SPACE REQUIREMENTS ............................................................................................................................................40 CITY OF PALMDALE | 3

RITTER RANCH PLANNED DEVELOPMENT

LIST OF TABLES
TABLE 1 - RESIDENTIAL LAND USE STATISTICS..................................................................................................................... 13 TABLE 2 - NON-RESIDENTIAL LAND USE STATISTICS............................................................................................................. 13 TABLE 3 - DWELLING UNIT DENSITY TRANSFER..................................................................................................................... 14 TABLE 4 - SINGLE FAMILY RESIDENTIAL (DETACHED) DEVELOPMENT STANDARDS.............................................................. 18 TABLE 5 - SINGLE FAMIL Y (ATTACHED AND DETACHED) RESIDENTIAL DEVELOPMENT STANDARDS.................................... 20

LIST OF EXHIBITS
EXHIBIT A - VICINITY MAP ........................................................................................................................................................ 6 EXHIBIT B - SITE MAP / EXISTING CONDITIONS....................................................................................................................... 9 EXHIBIT C - DEVELOPMENT FEASIBILITY MAP ....................................................................................................................... 10 EXHIBIT D - DEVELOPMENT PLAN........................................................................................................................................... 11 EXHIBIT E - MINIMUM LOT SIZES............................................................................................................................................ 16 EXHIBIT F - CIRCULATION PLAN ............................................................................................................................................ 17 EXHIBIT G - SFA: MOTOR COURT SAMPLE 1............................................................................................................................ 23 EXHIBIT H- SFA: MOTOR COURT SAMPLE 2............................................................................................................................. 24 EXHIBIT I - TOWNHOME SAMPLE............................................................................................................................................ 25 EXHIBIT J - TREE SPECIES...................................................................................................................................................... 27 EXHIBIT K - THEMATIC LANDSCAPE TREATMENT LOCATIONS .............................................................................................. 28 EXHIBIT L - ENTRY SIGNAGE PLAN......................................................................................................................................... 30 EXHIBIT M - AMENITIES MAP ...................................................................................................................................................31 EXHIBIT N - NEIGHBORHOOD RECREATION AREA 4................................................................................................................ 33 EXHIBIT O - NEIGHBORHOOD RECREATION AREA 5................................................................................................................ 34 EXHIBIT P - TRAILS PLAN....................................................................................................................................................... 35 EXHIBIT Q - NEIGHBORHOOD PARK 5U................................................................................................................................... 36 EXHIBIT R - COMMUNITY PARK 5T.......................................................................................................................................... 37

APPENDIX A
INFRASTRUCTURE PLAN........................................................................................................................................................ 42 4 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT
SOURCE: MOUNTAINS RECREATION & CONSERVATION AUTHORITY - RITTER RANCH

1.0 Pur Pose
CITY OF PALMDALE | 5

RITTER RANCH PLANNED DEVELOPMENT

1.0 PURPOSE1.0 PURPOSE
The City’s General Plan and Zoning Ordinance/Code establish the overall framework for land use and development. As allowed by State Law, the City adopted the Ritter Ranch Specific Plan, which provides detailed land use regulations specific to the areas within its boundaries. This Specific Plan has equivalent authority and legal standing to the City’s General Plan and Zoning regulations. Within the planning areas of the Specific Plan, only the uses explicitly outlined are permitted, and the requirements of the Specific Plan supersede any conflicting provisions in the General Plan or Zoning Ordinance/Code, ensuring that the Specific Plan serves as the definitive guide for land use and development in its jurisdiction. Moreover, the Ritter Ranch Specific Plan (SP) Section 6.7.1 provides for conditionally permitted Planned Developments (PD) within designated areas “to achieve greater flexibility in design; to encourage well- planned neighborhoods through creative and imaginative planning” and to “promote residential amenities beyond those expected under conventional development.” In addition, the Planned Development process provides a mechanism to approve lotting concept alternatives within a planning area in substantial conformance with the Specific Plan.

Planned Development Application CDEV23-0002 (the PD) a ddresses PUs 5U, 5T (partial), 5X-1, 5X-2, 5W-4, and 5W-5. This Planned Development provides the following:
• Lot size standards for 5,000 square foot Single Family Detached (SFD) Lots. • Standards for Single Family Attached (SFA), Detached Condo, and Small Lot products. • Design Standards for community entry facilities, including facilities which are located outside the boundaries of this Planned Development.
• Conceptual Designs for public and private parks.

Development standards not addressed in this Planned Development shall defer to the Ritter Ranch Specific Plan and the Palmdale Zoning Code.
6 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

VICINITY MAP

EXHIBIT A - VICINITY MAP
CITY OF PALMDALE | 7

RITTER RANCH PLANNED DEVELOPMENT

2.0 site information
SOURCE: GOOGLE EARTH
8 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

2.1 OWNER
Client/Owner:

John Dinan
RdR Development Holdings, LLC
2121 N Pearl Street, Suite 600
Dallas, TX 75201
Phone: (214) 389-0833
E-mail: [email protected]

2.2 CONSULTANTS
Project Coordinator:

Fernando Dutra
Allwest Development Company, Inc
Phone: (562) 789.3734
E-mail: [email protected]
Land Use Attorney:

Peter Gutierrez
Latham & Watkins LLP
355 South Grand Avenue, Suite 100
Los Angeles, CA 90071
Phone: (213) 891-7309
E-mail: [email protected]
Civil Engineer/Planner:

Colin Nemeroff
Stantec
300 North Lake Avenue, Suite 400
Pasadena, CA 91101-4169
Phone: (213) 269-4192
E-mail: [email protected]
Landscape Architecture:

Mike Mann
Summers Murphy & Partners
34197 Pacific Coast Hwy, Suite 200
Dana Point, CA 92629
Phone: (949) 443-1446
E-mail: [email protected]

2.3 LEGAL DESCRIPTION

THE LAND REFERRED TO HEREIN BELOW

IS SITUATED IN THE CITY OF PALMDALE,

IN THE COUNTY OF LOS ANGELES, STATE

OF CALIFORNIA, AND IS DESCRIBED AS
FOLLOWS:

TENTATIVE MAP NO. TTM 51508-03, A

SUBDIVISION CONSISTING OF A PORTION

OF THE SOUTHWEST QUARTER OF SECTION
30, TOWNSHIP 6 NORTH, RANGE 12 WEST,

SAN BERNARDINO MERIDIAN, IN THE CITY

OF PALMDALE, COUNTY OF LOS ANGELES,

STATE OF CALIFORNIA, ACCORDING TO
THE OFFICIAL PLAT THEREOF . EXCEPT
THEREFROM THAT PORTION OF PARK 5T
IDENTIFIED IN PD 21-001.

2.4 RECORD OWNER
RdR Development Holdings, LLC, a Delaware
limited liability company.

2.5 PROJECT DATA
Flood Zone – X and A
General Plan: Ritter Ranch Specific Plan
Zoning: Ritter Ranch Specific Plan
CITY OF PALMDALE | 9

RITTER RANCH PLANNED DEVELOPMENT

2.6 EXISTING CONDITIONS
The site is currently vacant, with backbone infrastructure (water, sewer, drainage, etc.) constructed to support Phase 1A and 1B of Ritter Ranch. Roadway portions within Phase 1B including Westland Drive and Avenue S (also known as Ritter Ranch Road) have been constructed, as well as a drainage channel which conveys Phase 1 stormwater which will be undergrounded. Appendix A includes details of the existing infrastructure which will support the future development of Phase 1B.

EXHIBIT B - SITE MAP / EXISTING CONDITIONS
SOURCE: GOOGLE EARTH NNOT SCALED
10 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

2.7 OPPORTUNITIES &

CONSTRAINTS
The development constraints are mapped on Exhibit C.

As shown, there is an existing power line easement west of the site. Also, a Restricted Use Area is shown over
Tract 51508-3 Lot 6 (PU 5U) which pertains to geological conditions in that proposed neighborhood park. The
Phase 1B development area is situated within both Zone
X (property located outside the 100 year flood hazard
area and Zone A (property located within a 100-year flood hazard area). Recent improvements, including the Ritter Ranch Road diversion channel and culvert crossing, were constructed to enhance flow conveyance and reduce flood hazards. These improvements have not been considered in current FEMA mapping. A flood analysis will be completed to evaluate whether the subject property remains in a flood hazard area. If the property is determined to no longer be in a flood hazard area, a Letter of Map Revision may be processed. Should the analysis indicate that flooding risks still remain, then at the time of development, a Conditional Letter of Map Revision Based on Fill will be pursued to indicate how future grading and drainage improvements
will exclude the property from the flood hazard area.

The PD Development Plan is provided in Exhibit D, and
the project Infrastructure Plan is provided for reference in Appendix A.
3080
3075
3085
DIRT
3125
3120
3115
3110
3105
3100
3090
3095
3090
3085
3080
3075
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3045
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3065
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3050
DIRT
DIRT
3045
3050
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3075
3035
3030
3055
3050
3045
3040 3035
30653070
3075
3060
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3160
3155
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3170
3165
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3155
3150
3170
3165
3160
3155
3150
3080
3085
3090
3095
3100
3105
3110
3115
3120
3125
3130
3135
3140
3145
3180
3175
3170
3075
3070
3065
3060
3065
3060 3055
3055
3100
3095
3090
3085
3080
3080 3075
3070
3065
3060
3070
3065
3075
3080
3085
3090
3095
3115
3110
3105
27 26
34 R=225'
32 P.C.C.100' V.C.36
29 28
28 3027 3026
3034
R=225'
3032
P.C.C.100' V.C.
-8.33%
R = 360'
3036
3042
3044
3046
30483050
3052
3029
3028
3030
3053
3055
30543054
3055
3053
3030
3028
3029
3052 3050 3048
3046
3044
3042
3036
R = 360'
-8.33%
100' V.C.P.C.C.
3032
R=225'
3034
30263027
28 28
29 36 100' V.C.P.C.C.
32 R=225'
34 2627

EXHIBIT C - DEVELOPMENT FEASIBILITY MAP
3080
3075
3085
DIRT
3125
3120
3115
3110
3105
3100
3090
3095
3090
3085
3080
3075
3070
3065
3060
3055
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3055
3050
3045
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3065
3060
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DIRT
DIRT
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3050
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3075
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3170
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3160
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3170
3165
3160
3155
3150
3080
3085
3090
3095
3100
3105
3110
3115
3120
3125
3130
3135
3140
3145
3180
3175
3170
3075
3070
3065
3060
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3060 3055
3055
3100
3095
3090
3085
3080
3080 3075
3070
3065
3060
3070
3065
3075
3080
3085
3090
3095
3115
3110
3105
27 26
34 R=225'
32 P.C.C.100' V.C.36
29 28
28 3027 3026
3034
R=225'
3032
P.C.C.100' V.C.
-8.33%
R = 360'
3036
3042
3044
3046
30483050
3052
3029
3028
3030
3053
3055
30543054
3055
3053
3030
3028
3029
3052 3050 3048
3046
3044
3042
3036
R = 360'
-8.33%
100' V.C.P.C.C.
3032
R=225'
3034
30263027
28 28
29 36 100' V.C.P.C.C.
32 R=225'
34 2627
CITY OF PALMDALE | 11

RITTER RANCH PLANNED DEVELOPMENT
PHASE 2

ELIZABETH LAKE ROAD
5C (REC AREA FACILITY SITE)
5V
TR. 51605
5D-1
TR. 51607

NEIGHBORHOOD ENTRY

MONUMENTATION
5D-2
TR. 51606

NEIGHBORHOOD
RECREATION AREA #1
5E (POTENTIAL ELEMENTARY SCHOOL) [NAP]
5F

NEIGHBORHOOD
PARK
5D-3
[NAP]
5W-1
TR. 52116
5W-2
TR. 52093
5T

NEIGHBORHOOD PARK

NEIGHBORHOOD
RECREATION AREA #3
5W-3
TR. 51604
SCE
NEIGHBORHOOD RECREATION AREA #2
PHASE 1A
PHASE 1B
PHASE 1A AND 1B BOUNDARY
LEGEND

PLANNED DEVELOPMENT AREA

PLANNING UNIT BOUNDARY
5X-1
5W-5
5W-4
5X-2
5U NEIGHBORHOOD
PARK

NEIGHBORHOOD
RECREATION AREA #5NEIGHBORHOOD
RECREATION AREA #4

EXHIBIT D - DEVELOPMENT PLAN

12 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

2.8 PROJECT DESCRIPTION
This PD defines lot standards for single
family detached, single family attached,
detached condo, and small lot dwelling units
on approximately 75 acres. One single family
residential lot type is proposed, with minimum
sizes of 5,000 square feet (sf). Alternative
housing product criteria are also defined
in the PD. Neighborhood Recreation Areas
will be provided in-tract to supplement the
Neighborhood Park 5U and Community Park
5T.

Roadways will be provided as conceptually
shown in the Exhibit F Circulation Plan.

SOURCE: GOOGLE EARTH
SOURCE: GOOGLE EARTH
FUTURE RITTER RANCH 1B DEVELOPMENT SITE - VIA WESTLAND DRIVE, LOOKING SOUTH-WEST FUTURE RITTER RANCH 1B DEVELOPMENT SITE - VIA RANCH CENTER DRIVE, LOOKING WEST CITY OF PALMDALE | 13

RITTER RANCH PLANNED DEVELOPMENT

2.9 LAND USE
The PD is comprised primarily of residential units, with supporting amenities. The proposed land uses for PUs within the PD are divided into Residential and Non-Residential. Please refer to Table 1 and 2 for the respective Land Use Statistics tables. Refer to Section 4.4 of the Implementation section regarding 30% open space requirement specified in the Ritter Ranch Specific Plan.

Planning
Unit
Land Use Dwelling
Units
Acres Neighborhood Recreation
Area Number
Neighborhood
Recreation Area
Acreage
5W-4 Single Family Attached, Detached Condo,
Small Lot
74 8.3
5W-5 Single Family Attached, Detached Condo,
Small Lot
111 11.2
5X-1 Single Family Detached 135 25.0 4 0.30
5X-2 Single Family Attached, Detached Condo,
Small Lot
307 18.9 5 0.57
Residential Area Totals 627 63.4 AC 0.87 AC
Table 1 - Residential Land Use Statistics
Planning Unit Land Use Site Acreage Amenity Access
5U Approximately 5.5 gross acres
(including access road)

5.5 (including access
road)
Public
5T Community Park (remainder from 1A) 6.7 Public
Table 2 - Non-Residential Land Use Statistics
14 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

2.10 RESIDENTIAL DENSITY
The SP provides flexibility in the distribution of dwelling units in each Planning Area by allowing dwelling units to be transferred between planning units in accordance with SP Section 8.17.

Within the PD area, both Planning Units 5W and 5X exceed the Specific Plan dwelling unit (DU) allocation. SP Section 8.17.2.3 allows for a density transfer not to exceed 20% from other Planning Units. This PD proposes the transfer of 92 dwelling units from unspecified PA5 planning units that remain unallocated and thus available for transfer.

Planning Unit Base DU Allowed in
PU
1 Maximum DU with
Density Transfer
DU Previously
Allocated
PD Proposed DU
Breakdown by Sub
Area
4 Remaining Base DU
Capacity in Planning Unit
5D 269 323 144 0 125
5J 291 349 0 0 291
5K 265 318 0 0 265
5V 104
2 124 124 0 -20
5O 152 182 0 0 152
5Q 494 593 0 0 494
5R 196 235 0 0 196
5W 436 523 285 5W-4: 74
5W-5: 111
-34
5X 384 461 0 5X-1: 135
5X-2: 307
-58
Total 2,591 2,8463 553 627 1,411
1 From SP Section 8.0 Transfer of Dwelling Units Table: Planning Area 5, in accordance with SP Section 8.17.2.3 2 Base DU allowed increased to 104 per SPA 95-1
3 The maximum permitted units with transfer of dwelling units within Planning Area 5 is 2,846 per SP section 8.0 4 Attached, Detached and Junior Accessory Dwelling Units (ADUs) may be permitted in all planning units in addition to the 627 proposed units, either as part of the original development or constructed at a later time, provided they comply with the Palmdale Municipal Code. This PD prohibits further subdivision of lots for ADUs constructed either as part of the original development or at a later time.

Table 3 - Dwelling Unit Density Transfer
CITY OF PALMDALE | 15

RITTER RANCH PLANNED DEVELOPMENT

3.0 sPecial Develo Pment
stan Dar Ds
SOURCE: ADOBE STOCK
16 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

3.1 PERMITTED USES
This PD allows for Single Family Detached (SFD), Detached Condominiums, and Small Lot housing products in addition to all uses permitted or conditionally permitted per section 6.4.1 of the Ritter Ranch Specific Plan.

3.1.1 The permitted land uses in Phase 1B shall comply with listed requirements in the following order of hierarchy: Planned Development; Ritter Ranch Specific Plan; City of Palmdale Municipal Code. These Planning units include:
a) 5X-1: SFD (includes SFD land uses as specified by
section 6.4 of the Ritter Ranch Specific Plan and City of Palmdale Municipal Code, unless otherwise specified in
the Planned Development)
b) All other Planning Units: Refer to section 6.5 of the Ritter Ranch Specific Plan.

3.1.2 All residential buildings shall comply with the Residential Architectural Designs listed in Specific Plan Section 7.3.

3.1.3 Attached, Detached and Junior Accessory Dwelling Units (ADU’s) may be permitted in all planning units in addition to the 627 proposed units, either as part of the original development or constructed at a later time, provided they comply with the Palmdale Municipal Code.

EXHIBIT E - MINIMUM LOT SIZES
This PD establishes the following development standards. Development Standards not altered by this PD will default to Specific Plan Section 6.4.

CITY OF PALMDALE | 17

RITTER RANCH PLANNED DEVELOPMENT

3.2 CIRCULATION

3.2.1 Roadway design shall be consistent with standards in Specific Plan Section 4.8.1 and 4.8.2.

3.2.2 Streets within the PD may be public or private streets as identified in Exhibit F Circulation Plan. 3080
3075
3085
DIRT
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3120
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3070
3065
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3090
3095
3115
3110
3105
27 26
34 R=225'
32 P.C.C.100' V.C.36
29 28
28 3027 3026
3034
R=225'
3032
P.C.C.100' V.C.
-8.33%
R = 360'
3036
3042
3044
3046
304830503052
3029
3028
3030
3053
3055
30543054
3055
3053
3030
3028
3029
3052 3050 3048
3046
3044
3042
3036
R = 360'
-8.33%
100' V.C.P.C.C.
3032
R=225'
3034
30263027
28 28
29 36 100' V.C.P.C.C.
32 R=225'
34 2627

EXHIBIT F - CIRCULATION PLAN
18 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

3.3.1 SINGLE FAMILY RESIDENTIAL (DETACHED) DEVELOPMENT STANDARDS Table 4 - Single Family Residential (Detached) Development Standards

3.3 DEVELOPMENT STANDARDS
Planning Units 5X-1
Lot and Density Standards
Net Density (Units/Acre)
Minimum 0
Maximum 6
Minimum Lot Size 5,000 SF
Minimum Lot Depth 85’-0”
Minimum Lot Width of single-frontage lot (Refers to width at front yard at setback)
40’-0”
(Refers to width at front yard at setback)
Minimum lot width of Corner lot 50’-0”
(Refers to width at front yard at setback)
Maximum Unit Size per Dwelling Unit (sf) (for SFR) NONE Maximum Lot Coverage (% of lot) 75%
Building Form and Location
Maximum Height (ft)/Stories – Primary Structure 35’-0”; maximum two (2) stories Maximum Height (ft)/Stories – Accessory Building 17’-0”/1 story Minimum Distance Between Structures (both between main
structures and accessory structures)
See PMC § 17.82.050
Projections into required setbacks See PMC § 17.82.030
CITY OF PALMDALE | 19

RITTER RANCH PLANNED DEVELOPMENT

3.3 DEVELOPMENT STANDARDS
Refer to Exhibit E for locations of Planning Units and associated minimum lot sizes.

3.3.1 SINGLE FAMILY RESIDENTIAL (DETACHED) DEVELOPMENT STANDARDS (CONTINUED) Setbacks (from Lot Line)
A. Principal Structure Minimums
Front yard 15’-0” (20’-0” to garage)
Street Side (corner lots) 10’-0”
Side yard 5’-0”
Side yard adjacent to street 10’-0”
Interior Side 5’ 0”
Interior Side – Zero Lot Line/Common Wall Developments NONE Rear yard 20’-0” minimum from property line (15’0” from slope or wall) Garage Frontage
Maximum Parking Frontage on a Public Street 60%
Open Space Standards
Minimum usable open space NONE
Maximum fence height
A. Front yard 3’-6”. Open view fencing may be allowed up to 5’-0” in height.

B. Side and rear yards 7’-0”
Parking
Covered off-street parking 2 car enclosed garage
20 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

3.3.2 SINGLE FAMILY (ATTACHED AND DETACHED) RESIDENTIAL DEVELOPMENT STANDARDS Table 5 - Single Family (Attached and Detached) Residential Development Standards Planning Units 5W-4,
5W-5, and 5X-2
Additional Regulations
Lot and Density Standards
Net Density (Units/Acre)
Minimum 8
Maximum 20
Minimum Lot Size 1200 SF
Minimum Lot Width per
Dwelling Unit (ft) (for new
SFR lots)
20’-0”; 25’-0” for corner
and reverse corner lots
Attached Single-Family Homes/Townhomes: A minimum lot width of 25’-0” may be necessary for townhomes with double loaded attached garages in front. Minimum lot width may be reduced to 20’-0” if garages are single-car wide, detached and/or accessed from an alley.

Small-Lot Detached Single-Family Homes: A lot width of 35’-0” may be necessary for small-lot single-family homes with attached double loaded garages in front. Lot width may be reduced to 30 ’-0” if garages are single-car wide, detached and/or accessed from an alley.

Minimum Lot Depth per
Dwelling Unit (ft) (for SFR
new lots)
45’-0”
Maximum Unit Size per
Dwelling Unit (sf) (for
SFR)
3000 SF Inclusive of attached garage space.

Maximum Lot Coverage
(% of lot)
NONE See PMC § 17.17.050 (Floor area and lot coverage).

CITY OF PALMDALE | 21

RITTER RANCH PLANNED DEVELOPMENT

3.3.2 SINGLE FAMILY (ATTACHED AND DETACHED) RESIDENTIAL DEVELOPMENT STANDARDS (CONTINUED)
Building Form and Location
Maximum Height (ft)/
Stories – Primary
Structure
40’-0”; maximum three
(3) stories
Projects must comply with both stories and overall height maximums. See PMC §

17.17.030 (Measuring heights).

Architectural features may project above the maximum height by 5’-0”. Architectural features include rooftop stair access and elevator shafts, mechanical equipment, or other rooftop amenities, as approved by the Director. Rooftop decks are allowed.

Maximum Height (ft)/
Stories – Accessory
Building
17’-0”/1 story
Minimum Distance
Between Structures (both
between main structures
and accessory structures)
See PMC § 17.82.050
Projections into required
setbacks
See PMC § 17.82.030
Setbacks (from Lot Line)
A. Principal Structure Minimums
Front (primary frontage) 5’-0” For new single-family attached and detached dwelling units, front-loaded garages shall be set back at minimum 20’-0” fr om the property line.

Front-loaded parking is allowed.

Street Side (corner lots) 5’-0”
Interior Side 5’-0” Only applies to detached single-family dwellings and the ends of attached single- family dwellings
Interior Side – Zero
Lot Line/Common Wall
Developments
6’-0” minimum on one
side of the dwelling unit,
and no setback required
on the opposite side
See PMC § 17.37.020 (Zero lot line option).

Rear yard 5’-0”
22 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT
Alley (When Present) 1’-0”
B. Garage Frontage 1’-0”
Maximum Parking
Frontage on a Public
Street
NONE

2. Rear yard 5’-0”
Open Space Standards
Minimum usable open
space
200 sf total per unit;
minimum 100 sf of
private open space for
ground-level units and 60
sf of private open space
for upper-level unit
Maximum fence height
A. Front yard 3’-6”. Open view fencing
may be allowed up to 5’-
0” in height.

B. Side and rear yards 7’-0”
Parking
Covered off-street
parking
2 spaces/unit, of which 1
shall be enclosed
Guest Parking 0.2 spaces per unit Guest parking of 1 parking space per 5 dwelling units shall be demonstrated as either on-street or off-street parking.

Access Drives Minimum 20’-0” No more than 14 dwelling units may access a street through a shared private access driveway. Shared private access driveways shall be a minimum of 20 feet in width. No building setback is required from the shared private access driveway, but a setback for garage doors shall be 1 foot. No parking is allowed in any shared driveway unless there is an allocated parking area outside the minimum 20-foot width.

3.3.2 SINGLE FAMILY (ATTACHED AND DETACHED) RESIDENTIAL DEVELOPMENT STANDARDS (CONTINUED)
CITY OF PALMDALE | 23

RITTER RANCH PLANNED DEVELOPMENT
Alley (When Present) 1’-0”
B. Garage Frontage 1’-0”
Maximum Parking
Frontage on a Public
Street
NONE

EXHIBIT G - SFA: MOTOR COURT SAMPLE 1
24 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT
EXHIBIT H - SFA: MOTOR COURT PRODUCT SAMPLE 2
CITY OF PALMDALE | 25

RITTER RANCH PLANNED DEVELOPMENT

EXHIBIT I - TOWNHOME SAMPLE
26 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

3.4 THEMATIC LANDSCAPE STANDARDS

Landscaping shall conform with the requirements in this section, and as depicted in Exhibit K. a) Parkview Drive: Formal tree pattern of broad spreading, deciduous Prosopis glanduosa (Honey Mesquite) trees. • Proposed Tree Size & Spacing: Prosopis glanduosa, 36” Box tree planted at 30’ on center. b) Westland Drive: Formal tree pattern of alternating deciduous trees Fraxinus oxycarpa (Raywood Ash) and Robinia ‘Idahoensis’ (Idaho Locust).
• Proposed Tree Size & Spacing: Fraxinus oxycarpa and Robinia `Idahoensis,’ 36” Box trees planted at 30’ on center. c) Ritter Ranch Road: Formal tree pattern of alternating Quercus ilex (Holly Oak) and Platanus racemosa (California Sycamore). The medians will be planted with a formal tree pattern of alternating Platanus racemosa (California Sycamore) and Chilopsis linearis (Desert Willow).
• Proposed Tree Size & Spacing: Quercus ilex and Platanus racemosa, 24” Box trees planted at 30’ on center and the median; Platanus racemosa and Chilopsis linearis, 24” Box trees planted at 30’ on center.

Occurs in Phase 1A. Shown for reference only:
d) Ranch Center Drive: Formal rows of evergreen trees, Quercus agrifolia (Coast Live Oak,) on each side parkway and Quercus suber (Cork Oak) in the median. These street trees will be backed by deciduous planting on the outer edges of the street with informal tree masses of Quercus agrifolia (Coast Live Oak )and Ginkgo biloba (Golden Colonnade Gingko), on slopes north of City Ranch Road. • Proposed Tree Size & Spacing: Quercus agrifolia, 36” Box trees planted at 30’ on center. Outer edge on South side are Quercus agrifolia 36” Box trees planted @30’ on center, and Ginko biloba 24” Box trees planted at 30’ on center. e) City Ranch Road: Formal rows of evergreen trees Quercus agrifolia (Coast Live Oak) are occasionally interrupted on the north side to facilitate views of the expansive natural open space. The outer edge of the street plantings adjacent to the residences (on the south side of the street) are evergreen screening materials of an upright character Quercus suber (Cork Oak) and Ginkgo biloba (Golden Colonnade Gingko).
• Proposed Tree Size & Spacing: Quercus agrifolia, 36” Box trees planted at 30’ on center. Outer edge on South side are Quercus suber 36” Box trees planted at 30’ on center, and Ginko biloba 24” Box trees planted at 30’ on center. f) Red Tail Drive: Formal tree pattern of Platanus racemosa (California Sycamore) • Proposed Tree Size & Spacing: Platanus racemosa, 36” Box trees planted @30’ on center Tree species are depicted in Exhibit J. Refer to implementation section 4.3 for maintenance requirements.

CITY OF PALMDALE | 27

RITTER RANCH PLANNED DEVELOPMENT
Top row (L to R): Ginkgo, California Sycamore, Raywood Ash, Honey Mesquite, Idaho Locust Bottom row (L to R): Cork Oak, Holly Oak, Coast Live Oak, Desert Willow

EXHIBIT J - TREE SPECIES
SOURCE: SUMMERS MURPHY & PARTNERS

28 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT
PHASE 2

ELIZABETH LAKE ROAD
PHASE 2

ELIZABETH LAKE ROAD
PARK /
REC 5
PARK /
REC 6
F2
5T

COMMUNITY
PARK
5F

COMMUNITY
PARK
5U

NEIGHBORHOOD
PARK
PHASE 1A
PHASE 1B

CITY RANCH ROAD

FORMAL ROWS OF EVERGREEN

TREES (COAST LIVE OAK) WITH

INFORMAL SECONDARY TREES
(CORK OAK AND GINKGOS)
PHASE 1A AND 1B BOUNDARY

PLANNED DEVELOPMENT AREA

BOUNDARY LEGEND

RED TAIL DRIVE

FORMAL ROWS OF SYCAMORES

RANCH CENTER DRIVE
(MAIN ENTRY) - FORMAL ROWS OF EVERGREEN

TREES IN PARKWAYS (COAST LIVE OAK) WITH
EVERGREEN TREES IN MEDIANS (CORK OAK).

INFORMAL MASSES OF SECONDARY TREES ON

SLOPES (AFGHAN PINES AND GINKOS)

WESTLAND DRIVE

FORMAL ROWS OF ALTERNATING

DECIDUOUS TREES (ASH AND LOCUST)

PARKVIEW DRIVE

FORMAL ROWS OF BROAD SPREADING

DECIDIOUS TREES (MESQUITE)

RITTER RANCH DRIVE

FORMAL ROWS OF ALTERNATING TREES (HOLLY OAK

AND SYCAMORE) WITH MEDIANS OF ALTERNATING

TREES (SYCAMORE AND DESERT WILLOW)

EXHIBIT K - THEMATIC LANDSCAPE TREATMENT LOCATIONS
CITY OF PALMDALE | 29

RITTER RANCH PLANNED DEVELOPMENT

3.5 PROJECT IDENTIFICATION SIGNAGE

3.5.1 Primary Entry Monument shall meet
the following criteria:
a) Consistent with approved locations
and designs as shown in Exhibit L.
b) Size: 10’-6” maximum height
including base; and maximum base
dimensions of 9’-9” tall x 9’-9” wide.
c) Location: 8’-6” minimum setback
from back of sidewalk at corner to base.

Location subject to approval of sight
distance by Public Works.

3.5.2 Amenity ID Monument shall meet the
following criteria:
a) Consistent with approved locations
and designs as shown in Exhibit L.
b) Size: 6’-0” maximum height including
base; maximum base dimensions of 5’-
0” x 2’-6”; maximum sign dimensions of
3’-4” tall x 2’-0” wide.
c) Location: 13’-6” minimum setback
from back of sidewalk at corner.

Location subject to approval of sight
distance by Public Works.

3.5.3 Tract Neighborhood ID Monument
shall meet the following criteria:
a) Consistent with approved locations
and designs as shown in Exhibit L.
b) Size: 7’-0” maximum wall height; 8’-0”
maximum pilaster height; maximum sign
dimensions of 2’-0” tall x 7’-0” wide.
c) Location: Positioned on the perimeter
block walls at corner locations along
the Right-of-Way line.

3.5.4 Residential Village ID Monument
shall meet the following criteria:
a) Consistent with approved locations
and designs as shown in Exhibit L.
b) Size: 7’-0” maximum wall height; 8’-0”
maximum pilaster height; maximum sign
dimensions of 4’-0” tall x 6’-0” wide.
c) Location: Positioned on the perimeter
block walls at corner locations along
the Right-of-Way line.

3.5.5 City Park ID Monument shall meet the
following criteria:
a) Consistent with approved locations
and designs as shown in Exhibit L.
b) Size: 4’-0” maximum wall height;
maximum base dimensions of 7’-0”;
maximum sign dimensions of 2’0” tall x
4’-0” wide.
c) Location: 11’-6” minimum setback
from back of sidewalk at corner,
situated at the entrance to the park.

All Monument Signs shall adhere to these PD standards. Signs must not obstruct motorists’ vision of pedestrians or oncoming traffic. Signage will be constructed by a master developer concurrent with adjacent landscape improvements. Sign types not listed herein shall comply with Palmdale Municipal Code requirements. 30 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

EXHIBIT L - ENTRY SIGNAGE PLAN

CITY OF PALMDALE | 31

RITTER RANCH PLANNED DEVELOPMENT

3.6 RECREATIONAL AMENITIES
As previously noted, the PD shall include two in-tract private Neighborhood Recreation Areas, the Public Neighborhood Park 5U, and a portion of the Public Community Park 5T. The locations of these amenities shall be consistent with Exhibit M. Amenities within the PD will contribute toward the 30 percent open space requirement for the overall PD area and shall contain a minimum of two of the following to satisfy SP Section 6.7.2.4.: swimming pool, recreational building, tennis courts, fitness center, and tot lot, or other facilities as approved by the Planning Manager. Refer to Implementation section 4.3 for maintenance requirements. Refer to Table 1 and Table 2 in Section 2.9 for park acreages.

EXHIBIT M - AMENITIES MAP
3080
3075
3085
DIRT
3125
3120
3115
3110
3105
3100
3090
3095
3090
3085
3080
3075
3070
3065
3060
3055
3060
3055
3050
3045
3045
3040
3035
3030
3035
3040
3045
3050
3055
3070
3065
3060
3055
3050
DIRT
DIRT
3045
3050
3055
3060
3065
3070
3075
3035
3030
3055
3050
3045
3040 3035
30653070
3075
3060
3150
3180
3175
3170
3165
3160
3155
3170
3175
3170
3165
3160
3155
3150
3170
3165
3160
3155
3150
3080
3085
3090
3095
3100
3105
3110
3115
3120
3125
3130
3135
3140
3145
3180
3175
3170
3075
3070
3065
3060
3065
3060 3055
3055
3100
3095
3090
3085
3080
3080 3075
3070
3065
3060
3070
3065
3075
3080
3085
3090
3095
3115
3110
3105
27 26
34 R=225'
32 P.C.C.100' V.C.36
29 28
28 3027 3026
3034
R=225'
3032
P.C.C.100' V.C.
-8.33%
R = 360'
3036
3042
3044
3046
304830503052
3029
3028
3030
3053
3055
30543054
3055
3053
3030
3028
3029
3052 3050 3048
3046
3044
3042
3036
R = 360'
-8.33%
100' V.C.P.C.C.
3032
R=225'
3034
30263027
28 28
29 36 100' V.C.P.C.C.
32 R=225'
34 2627
32 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

3.6.1 AMENITIES STANDARDS

3.6.1.1 Neighborhood Recreation Areas shall meet or exceed the standards as listed in SP Section 4.3.2.4. a) At a minimum, amenities provided in Neighborhood Recreation Area 4 shall include a covered shade structure with table and seating, and a turf passive recreation space. A conceptual design is provided in Exhibit N. b) At a minimum, amenities provided in Neighborhood Recreation Area 5 shall include exercise equipment, two covered shade structures, and a turf passive recreation space. A conceptual design is provided in Exhibit O.

3.6.1.2 Neighborhood Recreation Areas shall be primarily pedestrian-accessed facilities. No off-street parking shall be provided.

3.6.1.3 Trails, bikeways, and trailheads within Phase 1B shall be provided as per Exhibit P and shall be constructed in compliance with the SP and PMC as applicable. These shall be maintained by the City of Palmdale.

SOURCE: AUSTEN ASSOCIATES
CITY OF PALMDALE | 33

RITTER RANCH PLANNED DEVELOPMENT
EXHIBIT N - NEIGHBORHOOD RECREATION AREA 4

PRELIMINARY LANDSCAPE PLAN
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.

E N V I R O N M E N T A L D E S I G N
RDR DEVELOPMENT HOLDINGS | PALMDALE, CA | JUNE 29TH, 2022 RITTER RANCH NEIGHBORHOOD AREA 4 |
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.

E N V I R O N M E N T A L D E S I G N
SCALE: 1" = ' - 0"10
0 10 20 30 40NORTH

34 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT
EXHIBIT O - NEIGHBORHOOD RECREATION AREA 5

EXERCISE STATIONS ON
DECOMPOSED GRANITE (6 TOTAL)

TURF PLAY
AREA

PICNIC TABLES ON DECOMPOSED

GRANITE

SHRUB PLANTING AREA

BIKE TRAIL

SCREEN TREES

PICNIC TABLES ON DECOMPOSED

GRANITE
15' LANDSCAPE BUFFER

PICNIC TABLES ON BIOSWALE

DECOMPOSED GRANITE

ACCENT TREES

PRELIMINARY LANDSCAPE PLAN
RDR DEVELOPMENT HOLDINGS | PALMDALE, CA | MAY 30TH, 2024 RITTER RANCH NEIGHBORHOOD AREA 5 | EE NN VV I I RR OO NN MM EE NN TT AA LL DD EE SS I I GG NN SUMMERS/MURPHY & PARTNERS, INC.SUMMERS/MURPHY & PARTNERS, INC. 34197 COAST HWY SUITE 20034197 COAST HWY SUITE 200
DANA POINT CA 92629DANA POINT CA 92629
(949)(949) 443-1446 443-1446
SCALE: 1" = ' - 0"10
0 10 20 30 40NORTH

PRELIMINARY LANDSCAPE PLAN
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.

E N V I R O N M E N T A L D E S I G N
RDR DEVELOPMENT HOLDINGS | PALMDALE, CA | JUNE 29TH, 2022 RITTER RANCH NEIGHBORHOOD AREA 5 |
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.

E N V I R O N M E N T A L D E S I G N
SCALE: 1" = ' - 0"10
0 10 20 30 40NORTH
CITY OF PALMDALE | 35

RITTER RANCH PLANNED DEVELOPMENT

CITY RANCH ROAD
5E
(NOT A PART)
5F
5D-3
(NOT A
PART)
5C
REC
CENTER
5A

EXISTING LAZY 'T' RANCH

EQUESTRIAN FACILITY
5V
TR. 51605

ELIZABETH LAKE ROAD
5T

COMMUNITY
PARK

AVENUE S
RANCH CENTER DR.

PHASE 1B
NEIGH.

PARK
5W-1
TR. 52116
5W-3
TR. 51604
5X-1
5D-2
TR. 51606
5D-1
TR. 51607

REDTAIL DRIVE
PHASE 1A
5U

NEIGHBORHOOD
PARK
5W-2
TRACT
52093
5W-5
5W-4

WESTLAND DRIVE
5X-2
5T

COMMUNITY
PARK

EXISTING DIRT ROADS / HIKING TRAILS
(TO REMAIN WITH NO PROPOSED IMPROVEMENTS)

PLANNED INCORPORATED CITY TRAILS
10' WIDE PAVED MULTI-PURPOSE
(NO PROPOSED IMPROVEMENTS WITHIN RITTER RANCH)

MULTI-PURPOSE TRAIL / CLASS I BIKEWAY
SEPARATE FROM ROAD - 10' WIDE PAVED SURFACE
(4.2 MILES PROPOSED WITHIN RITTER RANCH)

CLASS II BIKEWAY

STRIPED LANE ON ROAD
(2.0 MILES PROPOSED WITHIN RITTER RANCH)

TRAILS LEGEND

PROPOSED TRAILHEAD LOCATION
(WITH INFO SIGNAGE ON LOCAL TRAIL SYSTEM)

EXAMPLE OF INFO SIGNAGE AT TRAILHEADS

OFF-SITE TRAILS LEGEND
PHASE 1A AND 1B BOUNDARY

PLANNED DEVELOPMENT AREA

BOUNDARY LEGEND
(NAP OF THIS PD, FOR REFERENCE ONLY)

EXHIBIT P - TRAILS PLAN
N

CITY RANCH ROAD
5E
(NOT A PART)
5F
5D-3
(NOT A
PART)
5C
REC
CENTER
5A

EXISTING LAZY 'T' RANCH

EQUESTRIAN FACILITY
5V
TR. 51605

ELIZABETH LAKE ROAD
5T

COMMUNITY
PARK

AVENUE S
RANCH CENTER DR.

PHASE 1B
NEIGH.

PARK
5W-1
TR. 52116
5W-3
TR. 51604
5X-1
5D-2
TR. 51606
5D-1
TR. 51607

REDTAIL DRIVE
PHASE 1A
5U

COMMUNITY PARK
5W-2
TRACT
52093
5W-5
5W-4

WESTLAND DRIVE
5X-2
5T

COMMUNITY
PARK

EXISTING DIRT ROADS/ HIKING TRAILS
(TO REMAIN WITH NO PROPOSED IMPROVEMENTS)

PLANNED INCORPORATED CITY TRAILS
10' WIDE PAVED MULTI-PURPOSE
(NO PROPOSED IMPROVEMENTS WITHIN RITTER RANCH)

MULTI-PURPOSE TRAIL/ CLASS I BIKEWAY
SEPARATE FROM ROAD - 10' WIDE PAVED SURFACE
(4.2 MILES PROPOSED WITHIN RITTER RANCH)

CLASS II BIKEWAY

STRIPED LANE ON ROAD
(2.0 MILES PROPOSED WITHIN RITTER RANCH)

TRAILS LEGEND

PROPOSED TRAILHEAD LOCATION
(WITH INFO SIGNAGE ON LOCAL TRAIL SYSTEM)

EXAMPLE OF INFO SIGNAGE AT TRAILHEADS

OFF-SITE TRAILS LEGEND
PHASE 1A AND 1B BOUNDARY

PLANNED DEVELOPMENT AREA

BOUNDARY LEGEND
(NAP OF THIS PD, FOR REFERENCE ONLY)

NEIGHBORHOOD PARK
36 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT
6-PLEX

THOWN-HOMES
6-PLEX

THOWN-HOMES
64'
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.

E N V I R O N M E N T A L D E S I G N
RDR DEVELOPMENT HOLDINGS | PALMDALE, MAY 30, 2024
RITTER RANCH PARK 5U |
SCALE: 1" = ' - 0"30
0 30 60 90 120
Preliminary Landscape Plan
NORTH

INDIVIDUAL PICNIC AREAS
(5 TOTAL)

RESTROOM

BIKE RACK

DOG PARK WITH LARGE &

SMALL DOG FENCED AREAS

AND BENCH SEATING ON

DECOMPOSED GRANITE

SURFACE

PROPOSED LINK TO

NEIGHBORING COMMUNITY

PARK AMENITIES SUMMARY
25 PARKING SPACES (INCLUDING 2 ADA SPACES)
1 TOT-LOT WITH 2-5 & 5-12 YRS PLAY STRUCTURES
1 RESTROOM BUILDING
1 BIKE RACK
5 INDIVIDUAL PICNIC TABLE AREAS
1 DOG PARK W/ LARGE AND SMALL DOG FENCED AREAS

OPEN LAWN PLAY AREA
1 GROUP PICNIC TABLE AREA WITH SHADE STRUCTURE

OPEN LAWN PLAY
AREA

CENTRAL STEEL SHADE

STRUCTURE OVER PICNIC
TABLES

PARK SIGNAGE
PARKING LOT WITH 25
PARKING SPACES (2 ADA)

AND TURNAROUND
PARK BENCH TYP.

TOT LOT AGES 2-5 AND 5-12

PLAY STRUCTURES WITH

HARD TOP SHADE

TOPPERS (NO CANVAS)

AND WOOD FIBER MULCH

PLAY SURFACE (NO

POUR-IN-PLACE)

ACCESS AND DRAINAGE EASEMENT

3.6.1 AMENITIES STANDARDS (CONT.)

3.6.1.6 Neighborhood Park 5U will provide amenities per SP Section 4.3.2.1. Off-street parking will be provided. A conceptual design is provided in Exhibit Q.

EXHIBIT Q - NEIGHBORHOOD PARK 5U
CITY OF PALMDALE | 37

RITTER RANCH PLANNED DEVELOPMENT

3.6.1 AMENITIES STANDARDS (CONT.)

3.6.1.7 A portion of Community Park 5T is included in the PD Area, with the remainder included in future Phase 1A. Park 5T will provide amenities per SP Section 4.3.2.1. Off-street parking will be provided. A conceptual design is provided in Exhibit R.

NO PARKING

NO PARKING
NO

PARKING
TRASH
TRASH
38 37
20 35
36 23
28 29
41 268'-9"
201'-6"

TO THE CENTER OF THE STREET
272'-9"
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.

E N V I R O N M E N T A L D E S I G N
RDR DEVELOPMENT HOLDINGS | PALMDALE, CA | MARCH 27, 2024 RITTER RANCH PARK 5T |
SCALE: 1" = ' - 0"40
0 40 80 120 160
Preliminary Landscape Plan
NORTH

PARK AMENITIES SUMMARY
2 LIGHTED TENNIS COURTS
4 LIGHTED PICKLEBALL COURTS
4 LIGHTED SOFTBALL FIELDS
2 HALF BASKETBALL COURTS
1 TOT LOT WITH 2-5 & 5-12 YR PLAY STRUCTURES
1 RESTROOM BUILDING WITH STORAGE
2 GROUP PICNIC AREAS WITH SHADE STRUCTURES
5 INDIVIDUAL PICNIC AREAS WITH BBQS
1 TRASH ENCLOSURE

SCE POWER LINE EASEMENT
2 LIGHTED

TENNIS COURT
4 LIGHTED

PICKLEBALL COURTS
2 HALF-COURT

BASKETBALL COURTS
4 LIGHTED SOFTBALL FIELDS
· BRICK DUST INFIELDS
· CHAINLINK BACKSTOP
· STEEL BLEACHERS
· FENCED TEAM AREAS & OUTFIELDS
TOT LOT AGES 2-5 AND 5-12

PLAY STRUCTURES WITH

HARD TOP SHADE TOPPERS
(NO CANVAS) AND WOOD

FIBER MULCH PLAY SURFACE
(NO POUR-IN-PLACE)

HEXAGON STEEL

SHADE STRUCTURE

OVER PICNIC BENCHES

INDIVIDUAL PICNIC AREAS
WITH PEDESTAL BBQ (5 TOTAL)

RESTROOM WITH

STORAGE

CROSSWALK CONNECTION TO

OPEN SPACE GREEN BELT

PARK SIGNAGE
10' WIDE DECOMPOSED

GRANITE PATH WITH

CONCRETE HEADER

HEXAGON STEEL SHADE

STRUCTURE OVER PICNIC

AREAS WITH TABLES

TRASH ENCLOSURE

POSSIBLE FUTURE CELL

TOWER LOCATION

CHAINLINK FENCING W/ SLATS

AROUND ALL SOFTBALL
FIELDS

ACCESS TO PARK FROM

ADJACENT NEIGHBORHOOD
10' WIDE DECOMPOSED

GRANITE PATH WITH

CONCRETE APRON,

MAINTENANCE ACCESS
EXHIBIT R - COMMUNITY PARK 5T
PHASE 1A
PHASE 1B
PHASE 1A
PHASE 1B
38 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

4.0 im Plementation
SOURCE: STANTEC
CITY OF PALMDALE | 39

RITTER RANCH PLANNED DEVELOPMENT

4.1 ENTITLEMENT PROCESSING
The following clarifies the relationship between this PD and future entitlements:
• The Ritter Ranch Specific Plan (Specific Plan) provides the basic entitlement framework for the entire project. The Specific Plan designates the portion of PA 5 included in the PD application as Single Family Attached (SFA) land use and allows other uses through an approved PD.
• “B” Maps are tentative tract maps typically submitted for individual subdivisions required for neighborhood build out. Tentative Tract Map 63145 is being processed in parallel with this PD to create single family detached lots. • It is anticipated the Single Family Attached, Detached Condo, and Small Lot products will be processed by Site Plan Review and Tentative Tract Maps or Condominium Maps.
• Final designs for the Neighborhood Recreation Areas, the Neighborhood Park and the Community Park are subject to review and approval by the City of Palmdale.
*Note: Park 5T is a proposed parcel within 51508-3 and therefore the northern portion of the park being constructed as part of Phase 1A may be offered for dedication in advance by metes and bounds legal description. 40 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

4.2 PHASING

4.2.1 This PD does not establish a specific order in which each Planning Unit will be constructed. The backbone infrastructure for Westland Drive is existing (except water within the Phase 1B portion), and extensions of Parkview Drive and Ritter Ranch Road will be constructed as required to support adjacent Planning Units. Planning Units 5W-4 and 5W-5 will require the undergrounding of the existing channel bisecting these areas, along with construction of the proposed roadway and utilities in that alignment. Additionally, the construction of off-site down stream sewer improvements to service development within the Phase 1B area will be required. The improvements are intended to be master developer responsibilities; therefore, each individual Tentative Tract Map or Site Plan within the PD will be able to commence construction without waiting for infrastructure to be built out by earlier phases. This will allow the individual Planning Units to be developed independently of each other, in any order, when in compliance with the regulations and standards of this PD, as applicable.

4.3 LANDSCAPE MAINTENANCE

4.3.1 Within the PD boundary, landscape maintenance will be the responsibility of the following entities:
a) Arterial right-of-way median and slope will be the responsibility of the Homeowners Association (HOA). b) Maintenance of temporary slopes (off-site) and temporary drainage facilities will be the responsibility of the Master Developer until adjacent development occurs.
c) Maintenance of all other landscaping including landscape easements, pedestrian spines and connectors, etc. will be the responsibility of the HOA.
d) Maintenance of the Neighborhood Park and the Community Parks will be the responsibility of the City of Palmdale. e) Maintenance of the Neighborhood Recreation Areas will be the responsibility of the HOA. f) The HOA is responsible for maintaining arterial medians and slopes, except in cases where a Landscape Maintenance District is established. For the parkways and medians along Ritter Ranch Road, maintenance will be handled by the Landscape Maintenance District.
g) Maintenance of signage, identified in section 3.5, will be the responsibility of the HOA, except for signage in City maintained Parks.

4.4 OPEN SPACE REQUIREMENTS
According to the Ritter Ranch Specific Plan, a minimum of 30% of the development area must be designated as open space. Currently, Phase 1B is comprised of 18% parks and neighborhood recreation areas. Therefore, each residential planning unit is required to include at least 12% open space, contributing to the overall requirement. These requirements can be fulfilled via HOA landscaping, private yards, and private balconies.

CITY OF PALMDALE | 41

RITTER RANCH PLANNED DEVELOPMENT
SOURCE: STANTEC
a PPen Dix
42 | CITY OF PALMDALE

RITTER RANCH PLANNED DEVELOPMENT

APPENDIX A

INFRASTRUCTURE PLAN
3080
3075
3085
DIRT
3125
3120
3115
3110
3105
3100
3090
3095
3090
3085
3080
3075
3070
3065
3060
3055
3060
3055
3050
3045
3045
3040
3035
3030
3035
3040
3045
3050
3055
3070
3065
3060
3055
3050
DIRT
3045
3050
3055
3060
3065
3070
3075
3035
3030
3055
3050
3045
3040 3035
30653070
3075
3060
3165
3160
3155
3150
3170
3165
3160
3155
3150
3080
3085
3090
3095
3100
3105
3110
3115
3120
3125
3130
3135
3140
3145
3180
3175
3170
3075
3070
3065
3060
3065
3060 3055
3055
3100
3095
3090
3085
3080
3080 3075
3070
3065
3060
3070
3065
3075
3080
3085
3090
3095
3115
3110
3105
27 26
34 R=225'
32 P.C.C.100' V.C.36
29 28
28 3027 3026
3034
R=225'
3032
P.C.C.100' V.C.
-8.33%
R = 360'
3036
3042
3044
3046
30483050
3052
3029
3028
3030
3053
3055
30543054
3055
3053
3030
3028
3029
3052 3050 3048
3046
3044
3042
3036
R = 360'
-8.33%
100' V.C.P.C.C.
3032
R=225'
3034
30263027
28 28
29 36 100' V.C.P.C.C.
32 R=225'
34 2627
//
//
// //
//
//
//
////
//
//
//

WATER TANK SITE
3080
3075
3085
DIRT
3125
3120
3115
3110
3105
3100
3090
3095
3090
3085
3080
3075
3070
3065
3060
3055
3060
3055
3050
3045
3045
3040
3035
3030
3035
3040
3045
3050
3055
3070
3065
3060
3055
3050
DIRT
3045
3050
3055
3060
3065
3070
3075
3035
3030
3055
3050
3045
3040 3035
30653070
3075
3060
3165
3160
3155
3150
3170
3165
3160
3155
3150
3080
3085
3090
3095
3100
3105
3110
3115
3120
3125
3130
3135
3140
3145
3180
3175
3170
3075
3070
3065
3060
3065
3060 3055
3055
3100
3095
3090
3085
3080
3080 3075
3070
3065
3060
3070
3065
3075
3080
3085
3090
3095
3115
3110
3105
27 26
34 R=225'
32 P.C.C.100' V.C.36
29 28
28 3027 3026
3034
R=225'
3032
P.C.C.100' V.C.
-8.33%
R = 360'
3036
3042
3044
3046
30483050
3052
3029
3028
3030
3053
3055
30543054
3055
3053
3030
3028
3029
3052 3050 3048
3046
3044
3042
3036
R = 360'
-8.33%
100' V.C.P.C.C.
3032
R=225'
3034
30263027
28 28
29 36 100' V.C.P.C.C.
32 R=225'
34 2627
//
//
// //
//
//
//
////
//
//
//
CITY OF PALMDALE | 43

RITTER RANCH PLANNED DEVELOPMENT
STANTEC CONSUL TING SERVICES, INC.
300 N LAKE AVE #400
PASADENA, CA 91101
213-269-4192
SOURCE: STANTEC

CITY COUNCIL

CITY OF PALMDALE, CALIFORNIA
RESOLUTION NO. CC 2025-012

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALMDALE APPROVING CONDITIONAL USE PERMIT 23-0018 AND VESTING
TENTATIVE TRACT MAPS 23-0003 (VTTM 51508-03) AND 23-0004 (VTTM 63145) TO FACILITATE THE DEVELOPMENT OF
APPROXIMATELY 75 ACRES FOR THE PURPOSE OF
CONSTRUCTING 627 SINGLE-FAMILY RESIDENCES WITHIN PHASE
1B OF THE RITTER RANCH SPECIFIC PLAN GENERALLY LOCATED

TO THE EAST AND WEST OF WESTLAND DRIVE/RANCH CENTER
DRIVE AND SOUTH OF CITY RANCH ROAD (APN: 3206-020-017)
WHEREAS, RdR Development Holdings, LLC, has filed an application requesting the approval of Conditional Use Permit (CUP) 23-0018, and Vesting Tentative Tract Maps (VTTM) 23-0003 (VTTM 51508-03) and 23-0004 (VTTM 63145), collectively known as Phase 1B of the Ritter Ranch Specific Plan (SP) (hereinafter referred to as “Application”); and
WHEREAS, The Application applies to approximately 75-acres generally located within the SP to the east and west of Westland Drive/Ranch Center Drive and south of City Ranch Road indicated on the Los Angeles County Assessor Roll as Assessor Parcel Number 3206-020-017 as legally described in Exhibit A hereto and shown on the map attached hereto as Exhibit B; and
WHEREAS, On January 16, 2025, the Planning Commission of the City of Palmdale adopted Resolution No. PC-2024-029 recommending City Council approval of the Application; and,
WHEREAS, On February 18, 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.

WHEREAS, 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 the facts set forth in the Recitals of the Resolution are true and correct
.

Resolution No. CC 2025-012

Page 2 of 9 ends

SECTION 2. The City Council hereby finds as follows with respect to the environmental documentation prepared for the Application:

In accordance with Public Resources Code Section 21166 and State California Environmental Quality Act (CEQA) Guidelines Sections 15162 and 15163, the proposed project does not require the preparation of a subsequent or supplemental to the EIR prepared for the SP (EIR 90-4) since: 1) the project will cause no substantial changes in any portion of the project which was described in EIR 90-4, which would require major revisions to EIR 90-4 due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects because the project is not modifying the scope or intent of the SP; 2) no substantial changes have occurred with respect to the circumstances under which the project is undertaken, which will require major revisions to said EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified environmental effects, because no significant development adjacent to the project area which impacts the infrastructure, services, or development potential within the City's boundaries has occurred; and 3) no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, has been provided with respect to the SP. As such, an addendum to the EIR has been prepared (Exhibit J) in accordance with CEQA Guidelines Section 15164 and has identified that there are no new or additional significant impacts that were not already addressed by the EIR.

SECTION 3. Based upon substantial evidence presented to the City Council during the February 18, 2025, public hearing, including public testimony and written Resolution No. CC 2025-012

Page 3 of 9 ends

and oral staff reports, and incompliance with SP Section 8.10, the City Council specifically finds as follows:

A. The proposed conditional use is consistent with the Ritter Ranch Specific Plan. (SP)
B. The proposed use is consistent with the goals, policies, and objectives of the General Plan. (CUP)
C. 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. (TTM)
As specified within SP Section 8.10, a conditional use permit is the implementing tool for establishment of a planned development document.

Implementing a planned development document within the SP, allows greater flexibility in design and encourages well-planned neighborhoods.

The Application facilitates the development of 627 single-family residences on approximately 75 acres and includes open space, neighborhood and community parks, and interconnectivity. As required, the overall density specified within the SP is maintained while allowing for reconfiguration of the area to accommodate development of the well- planned community.

The proposed subdivisions are consistent with the SP and the planned development (CDEV 23-0002) document, which provides special development standards for the project, landscape standards, and thematic landscape features as outlined within Exhibits C and D.

D. The proposed use is beneficial and desirous to the community and is consistent with the purpose, intent and standards of this title and other applicable ordinances and codes adopted by the city. (CUP) E. The site is physically suitable for the type and proposed density of development proposed by the tentative map. (TTM)
Implementing a planned development document within the SP, allows greater flexibility in design and encourages well-planned neighborhoods.

As indicated above, the Application facilitates the development of 627 single-family residences on approximately 75 acres and includes open Resolution No. CC 2025-012

Page 4 of 9 ends

space, neighborhood and community parks, and interconnectivity as envisioned by the underlying SP as outlined within Exhibits E and F.

F. The nature, condition and development of adjacent uses, buildings and structures shall be considered, and no proposed conditional use shall be permitted where such use will adversely affect or be materially detrimental to said adjacent uses, buildings or structures. (SP)
G. The proposed use and the ongoing operation of the use will not have a substantial adverse effect on abutting property or the allowed use thereof, and will not generate excessive noise, vibration, traffic, or other disturbances, nuisances, or hazards. (CUP)
H. The design of the subdivision and the type of improvements are not likely to cause serious public health and safety problems. (TTM) The Application anticipates residential development and all infrastructure and amenities anticipated by the SP. Currently, there are no adjacent uses, buildings or structures as the Application proposes to implement the second phase of development (Phase 1B) of the SP, which will be constructed in conjunction with the adjacent first phase (Phase 1A). Given that the planned development document does not alter land use, but allows a cohesive and well-planned neighborhood, the Application will not adversely affect or be materially detrimental to any surrounding uses.

In addition, the project will be required to install improvements such as 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 dedicate a new sewer system to the city and install private laterals for each residential lot. In addition, the project is required to provide on- and off-site improvements as required by the water purveyor. Furthermore, the public improvements required for this subdivision are reasonable and proportional to the impacts caused by the proposed development and are necessary to provide access for future residents within the project, protect the Resolution No. CC 2025-012

Page 5 of 9 ends

subdivision, and surrounding properties, and promote the safety of the public.

I. The site for a proposed conditional use is served by highways or streets adequate in width and improved as necessary to carry the kind and quantity of traffic such use would generate. (SP)
J. The site for the proposed use has adequate pedestrian and vehicular access. (CUP)
The major roadways serving the site, including Ranch Center Drive, City Ranch Road, and Westland Drive, have previously been constructed in conformance with the requirements of the SP. Internal roadways within the proposed subdivisions will be graded, paved and completed as development of each of the subdivisions occurs.

K. The tentative map does not propose to divide land which is subject to contract entered 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. (TTM)
A review of the preliminary title report for the subject property revealed that the property in question has not been included in any such contract and therefore, the Application does not propose to divide land, which is subject to such a contract.

L. The design of the subdivision and the proposed improvements, with conditions of approval, are either: (TTM)
a. Not likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat, or b. The design of the subdivision and the proposed improvements are likely to cause substantial environmental 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 alternatives identified in the environmental impact report.

Resolution No. CC 2025-012

Page 6 of 9 ends

M. The proposed tentative map or tentative parcel map is in conformance with the intent and requirements set forth in the Ritter Ranch Specific Plan. (SP)
N. The tentative map design provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. (TTM) As allowed within SP Section 8.10, the tentative map meets the requirements of the proposed Planned Development document (CDEV23- 0002), which includes special development standards of the project, landscape standards, and thematic landscape features. The lots created by the Application comply with the standards of, and will be landscaped pursuant to, standards within the Planned Development.

In addition, the development is designed with adequate dimensions to maximize the opportunities for passive and natural heating and cooling.

The topography of the site has been considered in the maximization of passive or natural heating and cooling opportunities. Based upon a review of the tentative tract maps, each lot meets or exceeds the minimum size, width, and depth requirements as specified within the Planned Development prepared for the portion of the Ritter Ranch Specific Plan that includes the proposed project.

O. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features prescribed in the Specific Plan, or as required by the Planning Commission as a condition to integrate said use with the uses in the neighborhood. (SP) P. The proposed landscape plan, architectural design and materials, and site plan are designed to exceed the intent and desired effect of standards established in the Ritter Ranch Specific Plan. (SP)
The Application will be further implemented through approval of the two individual Vesting Tentative Tract Maps, which have been designed to properly accommodate future residences, yards, fences, parking, etc. As required by the Conditions of Approval for the associated VTTM’s, each subdivision will be required to obtain approval of the placement of each residence prior to issuance of permits. All individual structures will be checked for conformance with the Planned Development document, SP, and/or Palmdale Municipal Code to ensure that development is consistent with all applicable development standards.

Resolution No. CC 2025-012

Page 7 of 9 ends

Furthermore, the proposed landscape plan, architectural design and materials, and site layout are designed to exceed the intent and desired effect of the standards established in the SP as evidenced by the landscape treatments along the internal roadways and the architectural features described in the planned development document and supplemental Residential Design Guidelines.

Q. 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 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 alternate easements which are substantially equivalent to those previously acquired by the public will be provided. (TTM)
The title report for the site revealed that 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 property within the proposed subdivisions because the existing easements along the western portion of the project site will not be altered by the proposed project.

In addition, the Conditions of Approval require dedication and improvement of publicly owned rights-of-way, storm drains, and other drainage facility easements.

R. The proposed subdivision, including any proposed phasing, represents orderly development of the project site and surrounding area. (TTM) The proposed subdivisions meet the requirements specified within the SP and planned development document. The individual lots created by the proposed maps are consistent with the type and pattern of development envisioned by the underlying SP and will ensure orderly continuation of the development pattern of the adjacent Phase 1A.

S. The project is consistent with the Site Plan Review Findings of approval as identified in Section 8.9, Site Plan Review. (SP)
Implementing a planned development document within the SP, allows greater flexibility in design and encourages well-planned neighborhoods.

The Application facilitates the development of 627 single-family Resolution No. CC 2025-012

Page 8 of 9 ends

residences on approximately 75 acres and includes open space, neighborhood and community parks, and interconnectivity. As required, the overall density specified within the SP is maintained while allowing for reconfiguration of the area to accommodate development of the well- planned community. In addition, the design of the development takes existing conditions, such as seismically restricted or flood plain areas into consideration and creates a cohesive design theme.

SECTION 4.Based on the findings and conclusions set forth in Sections 1, 2, and 3 above, the City Council hereby approves CUP 23-0018 and VTTM’s 23-0003 (51508-03) and 23-0004 (63145) subject to the associated Planned Development document (CDEV 23-0002) and the Conditions of Approval as set forth in Exhibits H and I and find that the project includes minor alterations to the previously adopted Environmental Impact Report (EIR 90-4) prepared for the previously approved project as outlined within the addendum (Exhibit J).

Resolution No. CC 2025-012

Page 9 of 9 ends

SECTION 5. The City Clerk shall certify to the adoption of this resolution.

PASSED, APPROVED and ADOPTED this 18th day of February, 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 the City 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 18 th day of February 2025, by the following roll call vote:

AYES:

NOES: ___________________________________________________________ ABSTAIN: ______________________ABSENT: ___________________________ Date:

Rochelle Scott, City Clerk

EXHIBIT A

LEGAL DESCRIPTION FOR
CUP 23-0018, VTTM’S 23-0003 (51508-03) AND 23-0004 (63145)

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

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

TENTATIVE MAP NO. TTM 51508-03 IS A SUBDIVISION OF THE LAND DESCRIBED AS FOLLOWS:

THE SOUTHWEST QUARTER OF SECTION 30, TOWNSHIP 6 NORTH, RANGE 12

WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF PALMDALE, COUNTY OF

TENTATIVE MAP NO. TTM 63145 IS A SUBDIVISION OF THE LAND DESCRIBED AS FOLLOWS:

LOT 2 OF TENTATIVE MAP NO. TTM 51508-03
APN: 3206-020-017

EXHIBIT B

AERIAL/VICINITY MAPS FOR
CUP 23-0018, VTTM’S 23-0003 (51508-03) AND 23-0004 (63145)

EXHIBIT C

SPECIFIC PLAN CONSISTENCY
Goal, Objective, or
Policy
Standard
Met?
Justification*
Land Use Goal 1: Create a
comprehensively
designed Specific
Planned Community.

Yes The proposed tentative map and
amenities have been designed in a
manner that is consistent with both the
Planned Development document and
the Ritter Ranch Specific Plan. The
tentative map is seamlessly integrated
into surrounding development and
incorporates a fully landscaped,
connective residential community.

Circulation Goal 1: Provide a
transportation system
which allows for the safe
and efficient movement of
people, goods and
services throughout
Ritter Ranch
Yes The proposed roadway system is
designed in the locations and to the
dimensions as required by the
circulation plan of the Ritter Ranch
Specific Plan.

Housing Goal 1: Housing
availability and
opportunity for all citizens.

Yes The proposed planned development
allows for varying lot sizes, which will
ensure construction of housing for
various income levels as envisioned by
the Specific Plan.

Public
Services
and
Utilities
Goal 1: Provide adequate
public and semi-public
services to serve the
needs of the Ritter Ranch
development and the
residents in an efficient
and cost-effective
manner.

Yes The proposed project will provide all
improvements necessary to ensure that
public and semi-public services are
adequately provided. In addition,
conditions of approval have been
proposed that will require adequate
financing mechanisms to ensure the
provision of such services is cost-
effective.

Design Goal 2: Provide public
parkland for both passive
and active use that is
equally accessible to the
community on a
neighborhood, community
and regional basis.

Yes The proposed tentative map includes
parcels dedicated to open space,
which will include a variety of
amenities for use by future residents
and the surrounding community.
*Justification is based on a review of the plans date stamped ‘Received November 11, 2024’.

EXHIBIT D

PLANNED DEVELOPMENT STANDARDS
Standard Standard
Met?
Justification*
Land Use The permitted land uses in Phase
1B shall comply with listed
requirements in the following
order of hierarchy: Planned
Development; Ritter Ranch
Specific Plan; City of Palmdale
Municipal Code.

These Planning units include:
a) 5X-1: SFD (includes SFD land
uses as specified by section

6.4 of the Ritter Ranch
Specific Plan and City of
Palmdale Municipal Code,
unless otherwise specified in
the Planned Development)
b) All other Planning Units: Refer
to section 6.5 of the Ritter
Ranch Specific Plan.
(PD Section 3.1.1)
Yes The residential single
family uses proposed in
Phase 1B are consistent
with the standards in the
PD.

Density Planning Units 5W and 5X
exceed the Specific Plan dwelling
unit allocation. SP Section

8.17.2.3 allows for a density
transfer not to exceed 20% from
other Planning Units. The PD
proposes the transfer of 92
dwelling units from unspecified
PA5 planning units that remain
unallocated.

Yes The SP provides flexibility
in the distribution of
dwelling units in each
Planning Area (PA) by
allowing dwelling units to
be transferred between
planning units in
accordance with SP
Section 8.17. A balance of
1,411 dwelling units
remains within PA5 of the
SP
Exhibit D

Page 2 ends

PLANNED DEVELOPMENT STANDARDS (CONTINUED)
Standard Standard
Met?
Justification*
Lot
Development
Standards
The SP allows a PD to propose
comprehensive development
standards for greater flexibility
in design
Yes Section 3.0 of the PD
provides varying lot
development
standards for single
family attached and
detached dwellings to
ensure flexibility and
variety in housing
types and affordability
levels.

Accessory
Dwelling Units
Attached, Detached and Junior
Accessory Dwelling Units may
be permitted in all planning
units in addition to the 627
proposed units, either as part
of the original development or
constructed later, provided
they comply with the Palmdale
Municipal Code
(PD Section 3.1.3)
Yes This is consistent with
State Law and assists
the city in expanding
housing opportunities
for various income
levels.

Circulation:

Roadway
Standards
Roadway design shall be
consistent with standards in
Specific Plan Section 4.8.1 and

4.8.2. (PD Section 3.2.1)
Yes Staff has verified that
proposed roadways
are consistent with
this requirement
Exhibit D

Page 3 ends

PLANNED DEVELOPMENT STANDARDS (CONTINUED)
Standard Standard
Met?
Justification*
Landscaping Landscaping shall conform
with the requirements in this
section, and as depicted in
Exhibit K of the PD
Yes Proposed thematic
landscaping is consistent
with the master theme of
the SP.

Recreational
amenities
Consistency with SP Park
dedication and
Neighborhood Recreation
Area Criteria (PD Section

6.7.2.4)
Yes Two private
Neighborhood Recreation
Areas, the Public
Neighborhood Park 5U,
and a
portion of the Public
Community Park 5T are
included in Phase 1B.
*Justification is based on a review of the plans date stamped ‘Received November 11, 2024’.

EXHIBIT E
VTTM 51508-03

EXHIBIT F
VTTM 63145

EXHIBIT G

REVISIONS TO CONDITIONS OF APPROVAL
VTTM 51508-03
GENERAL CONDITIONS:
37 Per the Ritter Ranch Specific Plan, the applicant shall dedicate a one-acre site for a radio repeater station and an access easement to the satisfaction of the City Engineer. (P)(E)
41 Parcels with less than 150 feet of frontage shall provide joint access subject to the approval of the City Engineer. (TE)
59 The applicant shall dedicate Open Space Area “B” to the City subject to the City’s acceptance of these areas. (E)
90 Appropriate right-of-way for right-turn lanes shall be provided at the following locations: northbound Westland Drive at M Street, northbound Westland Drive at J Street, and southbound Westland Drive at G Street at Parkview Drive. These turn lanes should be designed with 100 feet of storage followed by a 120-foot taper. Design shall be subject to the approval of the City Engineer. (TE)

THE FOLLOWING CONDITIONS SHALL BE ADDRESSED WITH THE SUBMITTAL OF GRADING PLANS OR PRIOR TO ISSUANCE OF A GRADING PERMIT:

Subdivision Landscaping Requirements
95 A 10-foot five-foot landscape easement shall be shown along Ritter Ranch Road (Avenue S) and five-foot landscape easement along Westland Drive and Parkview Drive. Said easements shall be in addition to any landscaping within the public right-of-way. Such easements shall be processed as a private easement for landscaping purposes reserved for the master Homeowners Association entity. (P)(E)
TBD *To effectively mitigate anticipated and potential pollutants that may be generated from the development, the applicant shall prepare a Water Quality Management Plan and shall provide a storm water/drainage treatment system in the form of a bio vegetated swale placed in two locations within the project site:
one to treat the southern nuisance flow and one to treat the northern nuisance flow as noted in the Nuisance Run Off Assessment Study. (E) Exhibit G

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THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO OR IN

CONJUNCTION WITH RECORDATION OF THE FINAL MAP OR ANY PHASE THEREOF:
151 The applicant shall enter into an agreement with the City of Palmdale for the purpose of satisfying Ritter Ranch’s contribution to the cost of designing and constructing the Avenue R Regional Basin (“the Basin”) facility. The agreement shall reflect the following terms: (E)
151.1 The City has agreed to form a Community Facilities District (CFD) over the Ritter Ranch property for the purpose of selling bonds to finance public improvements, including Ritter Ranch’s share of the Basin design and construction costs. The terms of this CFD will be:
151.1.1 The effective tax rate over Ritter Ranch will be brought to two percent of the estimated value of each home to be sold. 151.1.2 The CFD will sell bonds with a term of 35 years. 151.1.3 A two percent escalator will be applied to the bonds within the CFD as necessary to cover Ritter Ranch’s funding
responsibilities for the Basin.

Ritter Ranch shall immediately deposit with the City an amount equal to 50 percent of the estimated costs to complete Basin design and process the necessary state and local permits and/or approvals. Ritter Ranch has agreed to permit the City to have a first priority in Ritter Ranch’s initial bond issuance to recover the estimated cost of Ritter Ranch’s share of the Basin construction costs (an amount equal to 50 percent of the actual costs). To the extent that Ritter Ranch’s actual share of the Basin construction costs is higher than 50 percent of the actual costs, the City may use the two percent escalator to recover the additional costs in Ritter Ranch’s second bond offering. To the extent that Ritter Ranch’s actual share of the Basin construction costs is less than 50 percent of the actual costs, the difference shall be made available to Ritter Ranch for its funding of eligible public improvements. Additionally, the City will allow the funds remaining in the existing Ritter Ranch CFD Improvement/Acquisition account to be used by Ritter Ranch for its use in funding eligible public improvements. Execution of this agreement shall occur prior to the recordation of a final map for VTTM 51508-03 and the execution and implementation of this agreement shall satisfy Ritter Ranch’s obligations relative to the Basin. The applicant shall prepare a site-specific hydrology and hydraulic study of the pre-developed and post-developed peak flows using Los Angeles County Water Resources Methodology. The study shall demonstrate that storm Exhibit G

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drain, debris basin, and detention basin improvements constructed on-site mitigate increased flow resulting from the development. If the study indicates that stormwater management improvements constructed on-site (and proposed future improvements associated with site development) are insufficient to mitigate increased flow resulting from the development, then the applicant shall enter into an agreement with the City of Palmdale for its fair-share contribution toward a regional basin facility, which may include the Avenue R Regional Basin facility, to the satisfaction of the City Engineer. (E) VTTM 63145
GENERAL CONDITIONS:
38 Per the Ritter Ranch Specific Plan, the applicant shall dedicate a one-acre site for a radio repeater station and an access easement to the satisfaction of the City Engineer. (P)(E)
42 Parcels with less than 150 feet of frontage shall provide joint access subject to the approval of the City Engineer. (TE)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE STAMPING OF THE TENTATIVE MAP FOR CONDITION COMPLIANCE:
65 Appropriate right-of-way for right-turn lanes shall be provided at the following locations: northbound Westland Drive at M Street, northbound Westland Drive at J Street, and southbound Westland Drive at G Street at Parkview Drive. These turn lanes should be designed with 100 feet of storage followed by a 120-foot taper. Design shall be subject to the approval of the City Engineer. (TE)

THE FOLLOWING CONDITIONS SHALL BE ADDRESSED WITH THE SUBMITTAL OF GRADING PLANS OR PRIOR TO ISSUANCE OF A GRADING PERMIT:

Subdivision Landscaping Requirements
70 A 10-foot five-foot landscape easement shall be shown along Ritter Ranch Road (Avenue S) and five-foot landscape easement along Westland Drive and Parkview Drive. Said easement shall be in addition to any landscaping within the public right-of-way. Such easements shall be processed as a private easement for landscaping purposes reserved for the master Homeowners Association entity. (P)(E)
Exhibit G

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Project Grading/Wall/Fences Requirements

70.1 Northerly Boundary – The applicant shall provide a maximum seven-foot- high decorative masonry wall with stucco finish along Lots 244 & 136-137 and a maximum seven-foot-high masonry wall with stucco finish along with pedestrian connectors for Lots 6 & 7, 36 & 37, 40 & 41, and 53 & 54.

70.2 Southerly Boundary – The applicant shall provide a maximum seven-foot- high decorative masonry wall with stucco finish as per the noise study for Lots 115- 129 and Lot 246 and a maximum seven-foot-high masonry wall with stucco finish and pedestrian connectors per the noise study prepared for the development for Lots 169 & 170 and 181 & 182.

70.3 Easterly Boundary – The applicant shall provide a maximum seven-foot- high decorative masonry wall with stucco finish.

70.4 Westerly Boundary – The applicant shall provide a maximum seven-foot- high decorative combination masonry wall with a stucco finish or maximum seven-foot-high pilaster/tubular steel view fence along Lots 1-6 and Lots 129-135.

THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO OR IN

CONJUNCTION WITH RECORDATION OF THE FINAL MAP OR ANY PHASE THEREOF:
143 The applicant shall enter into an agreement with the City of Palmdale for the purpose of satisfying Ritter Ranch’s contribution to the cost of designing and constructing the Avenue R Regional Basin (“the Basin”) facility. The agreement shall reflect the following terms: (E)
143.1 The City has agreed to form a Community Facilities District (CFD) over the Ritter Ranch property for the purpose of selling bonds to finance public improvements, including Ritter Ranch’s share of the Basin design and construction costs. The terms of this CFD will be:
143.1.1 The effective tax rate over Ritter Ranch will be brought to two percent of the estimated value of each home to be sold. 143.1.2 The CFD will sell bonds with a term of 35 years.

Exhibit G

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143.1.3 A two percent escalator will be applied to the bonds within the CFD as necessary to cover Ritter Ranch’s funding
responsibilities for the Basin.

Ritter Ranch shall immediately deposit with the City an amount equal to 50 percent of the estimated costs to complete Basin design and process the necessary state and local permits and/or approvals. Ritter Ranch has agreed to permit the City to have a first priority in Ritter Ranch’s initial bond issuance to recover the estimated cost of Ritter Ranch’s share of the Basin construction costs (an amount equal to 50 percent of the actual costs). To the extent that Ritter Ranch’s actual share of the Basin construction costs is higher than 50 percent of the actual costs, the City may use the two percent escalator to recover the additional costs in Ritter Ranch’s second bond offering. To the extent that Ritter Ranch’s actual share of the Basin construction costs is less than 50 percent of the actual costs, the difference shall be made available to Ritter Ranch for its funding of eligible public improvements. Additionally, the City will allow the funds remaining in the existing Ritter Ranch CFD Improvement/Acquisition account to be used by Ritter Ranch for its use in funding eligible public improvements. Execution of this agreement shall occur prior to the recordation of a final map for VTTM 63145 and the execution and implementation of this agreement shall satisfy Ritter Ranch’s obligations relative to the Basin. The applicant shall prepare a site-specific hydrology and hydraulic study of the pre-developed and post-developed peak flows using Los Angeles County Water Resources Methodology. The study shall demonstrate that storm drain, debris basin, and detention basin improvements constructed on-site mitigate increased flow resulting from the development. If the study indicates that stormwater management improvements constructed on-site (and proposed future improvements associated with site development) are insufficient to mitigate increased flow resulting from the development, then the applicant shall enter into an agreement with the City of Palmdale for its fair-share contribution toward a regional basin facility, which may include the Avenue R Regional Basin facility, to the satisfaction of the City Engineer. (E)

EXHIBITS H, I, J
EXHIBIT H: CONDITIONS OF APPROVAL FOR VTTM 23-0003 (51508-03) EXHIBIT I: CONDITIONS OF APPROVAL FOR VTTM 23-0004 (63145) EXHIBIT J: ADDENDUM

ATTACHED UNDER SEPARATE COVER

EXHIBIT H

CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP 51508-03
RITTER RANCH SPECIFIC PLAN PHASE 1B
APPROVAL DATE: FEBRUARY 18, 2025
EFFECTIVE DATE: FEBRUARY 18, 2025
EXPIRATION DATE: FEBRUARY 18, 2028
These Conditions of Approval apply to Vesting Tentative Tract Maps (VTTM) 51508-03 to create large parcels to facilitate further development and subdivision of approximately 75 acres into various single family attached and detached lots, park/recreation/open space areas, roadways, landscaping and associated infrastructure and public improvements located with Phase 1B of the Ritter Ranch Specific Plan (APN: 3206-020- 017). 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 These Conditions of Approval apply to Vesting Tentative Tract Map (TTM) 51508- 03 and shall supersede the previous Conditions of Approval approved through Resolution No. PC-2016-030. (P)(E)
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-2024-029. (P)
3 Should this project not be inaugurated during the initial approval period, an extension of time as allowed by the Subdivision Map Act and Palmdale Municipal Code (PMC) for VTTM 51508-03 may be granted by the Review Authority.

Applications for time extensions must be filed a minimum of 90 days prior to the expiration date. Requests for time extensions must be accompanied by a formal application, all required exhibits and plans, and required application fees. (P)(E) 4 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. An extension of time may be granted by the Review Authority upon submittal of a formal application, required exhibits, and appropriate fees in accordance with the PMC. In granting any such time extension, the City may impose new conditions DRAFT Conditions of Approval
VTTM 51508-03

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and standards on the tentative map, pursuant to Section 66452.6(e) of the Government Code. (P)(E)
5 This Vesting Tentative Tract Map approval is subject to all applicable requirements for the State, City of Palmdale, and any other affected governmental entities, or as otherwise set forth in the Ritter Ranch Specific Plan and Environmental Impact Report (EIR) prepared for the project. The duty of inquiry as to such requirements shall be upon the applicant. Where reference is made within any Condition of Approval to the Ritter Ranch Specific Plan, this shall mean Specific Plan 89-02, approved by the Palmdale City Council on March 3, 1992, by adoption of Ordinance No. 964. Where reference is made to the Ritter Ranch EIR, this shall mean the Final EIR for the Ritter Ranch Specific Plan (90-4, SCH No. 90010124), certified by the Palmdale City Council on February 27, 1992, by adoption of Resolution No. 92-22. Where reference is made to the City Ranch Specific Plan (now Anaverde Nuevo), this shall mean Specific Plan 89-03, approved by the Palmdale City Council on April 9, 1992, by adoption of Ordinance No. 971. (P) 6 When exhibits and written Conditions of Approval are inconsistent, the written conditions shall prevail. Where the language of any condition of this approval conflicts with any mitigation measure in the Final EIR, the language contained in the EIR shall prevail. In addition, all mitigation measures required by the Ritter Ranch Specific Plan EIR shall be complied with regardless of whether the mitigation measure is or is not also listed as a Condition of Approval within Resolution No. PC-2024-029. (P)(E)
7 This Vesting Tentative Tract 51508-3 is granted for all boundary lines, easements, rights-of-way, and construction of off-site improvements as shown on the map received November 11, 2024, 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)
8 Immediately upon approval of this project by the Review Authority, the applicant shall submit to the City a cashier’s check or check, payable to the Los Angeles County Clerk in the amount of $75 for the environmental filing fee in compliance with the California Environmental Quality Act (CEQA) Guidelines. Furthermore, if the California Department of Fish and Wildlife (CDFW) determines that this project is not exempt from a filing fee imposed pursuant to Fish and Wildlife Code Section 711.4 because the project has more than a de Minimis impact on fish and wildlife, then the applicant shall also pay to CDFW any fee and any fine which the Department determines to be owed. (P)
DRAFT Conditions of Approval
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9 As provided in Section 66498.1(b) of the Subdivision Map Act, the applicant shall comply with all requirements of the PMC, all requirements of City ordinances, resolutions, and all standards and policies that were in effect at the time that the applicant’s application for a Vesting Tentative Map was deemed complete.

Furthermore, as provided in Government Code Section 66498.1(e), as amended, the City may impose conditions on subsequently required approvals and permits as authorized by the PMC, and other applicable ordinances, resolutions, engineering standards, and policies.

Pursuant to Section 66452.6(a), vested development rights conferred pursuant to Section 66498.1(b) shall last for not more than two years following recording of the final map, unless otherwise provided by law. (P)(E)
10 The applicant shall defend, indemnify, and hold harmless the City its elected and appointed officials, officers, employees, and agents from and against any claim, action, or proceeding against the City, 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 concerning this project, including but not limited to any approval or condition of approval of the Review Authority. The City shall promptly notify the applicant of any claim, action, or proceeding concerning the project 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)
11 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) 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 PMC, including the requirement that a business license be obtained by all entities doing business in the City. (P)
13 The applicant shall be responsible for the ongoing maintenance and upkeep of undeveloped portions of the site, in accordance with the property maintenance DRAFT Conditions of Approval
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The City Engineer shall have the authority to withhold approval of any affected improvement plans for failure to satisfy this Condition. (E) 17 The applicant shall participate in such on-site and off-site water service improvements or wells as may be required by the serving water purveyor. (E) 18 Coordination with utility companies by the applicant’s engineer during design shall be required to ensure that required public improvements are not in conflict with existing or proposed utilities. (E)
19 Transmission or distribution lines less than 50kV and all other utility lines, existing and proposed, shall be installed underground in accordance with the PMC Chapter

12.04 (Underground Utilities). (E)
20 All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs, shall be prepared, signed, and stamped (when required) only by those individuals legally authorized to do so. Development plans must be prepared, signed, and stamped by a California Registered Civil Engineer. (E) 21 *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 DRAFT Conditions of Approval
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fee requirements. Nothing in these Conditions shall be deemed to exempt applicant from the effect (including, without limitation, payment of fees) of any Congestion Management Plan adopted by City or imposed on it by any other agency or from the effect of any ordinances adopted pursuant to or as the result of any such Congestion Management Plan, including but not limited to any provisions or requirements with respect to public transportation. To the extent that the City is permitted to exempt previously approved projects from its Congestion Management Plan, City shall exempt applicant’s project. To the extent that the City is permitted to grant offsets or credits for road improvements, the park and ride facility, and/or other transportation-oriented facilities and programs being constructed or contributed to by the applicant, City shall grant applicant such offsets or credits. As used herein, an action will not be deemed to be permitted by law if City will suffer any loss of gas tax revenues or other penalty solely as the result of granting such exemption, offset, or credit. (Monitoring Program No. 77). (TE)
22 Left-turn ingress and/or egress at all access locations shall be subject to approval of the City Engineer and may be restricted in the future due to traffic operational or safety concerns. Alternatives to such restrictions may be considered. (TE) 23 All roadways shall be constructed to the full width required by the associated Planned Development document (CDEV 23-0002) and Ritter Ranch Specific Plan. (TE)
24 Traffic signals and fiber optic signal interconnect systems shall be included as part of the street improvement plans for the project. (TE)
25 All facilities and improvements to be constructed with this tentative map shall be in accordance with the associated Planned Development document (CDEV 23-0002) and the approved Ritter Ranch Specific Plan and any amendments to these documents approved to date. (E)
26 *Pedestrian and other non-motorized circulation and facilities shall be provided as set forth in the associated Planned Development document (CDEV 23-0002) and the Ritter Ranch Specific Plan. Design shall be subject to the approval of the City Engineer. (Mitigation Measure No. 43) (TE)
27 *The applicant shall comply with the provisions of Chapter 3.40 (Traffic Impact Fee Requirements) of the PMC. The applicant shall pay the applicable traffic impact fees to the Building and Safety Division in the amount that is in effect at the time the vesting tentative map application was deemed complete (Mitigation Measure No. 77). (TE)
DRAFT Conditions of Approval
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28 The applicant shall design and construct a traffic signal at the Avenue S/Westland Drive intersection, per the approval of the City Engineer prior to the completion of Phase 1B of the Ritter Ranch Specific Plan. (TE)
29 The applicant shall prepare and submit a corridor analysis specifying the improvements as identified by the recommendations of the traffic study prepared for this development to determine fair share cost of said improvements to the satisfaction of the City Engineer. (TE)
30 The applicant shall pay their fair share of the improvements specified within the approved corridor analysis to contribute toward build-out of the following improvements subject to the timing outlined below: (TE)

30.1 Fair share payment for the design and construction of Bridge Road from Avenue S to Elizabeth Lake Road shall be remitted to the City prior to the issuance of Certificate of Occupancy for the 1,000th.

30.2 Fair share payment for two new traffic signals at the Bridge Road/City Ranch Road intersection and the Bridge Road/Avenue S intersection shall be remitted to the City prior to the issuance of Certificate of Occupancy for the 628th dwelling unit.

30.3 Fair share payment for the dedication and construction of improvements along Elizabeth Lake Road between Godde Hill Road and Bridge Road shall be remitted to the City prior to the issuance of Certificate of Occupancy for the 1,180th dwelling unit.
31 In addition to the standard Palmdale Traffic Impact Fees, the applicant shall pay their fair share (as determined by the corridor analysis) for the traffic intersection improvements identified in the approved Traffic Study for the Ritter Ranch Specific Plan that was completed by DKS in 2022 at the following three intersections impacted by the project: (TE)

31.1 Construction of a second northbound and southbound left turn lane at the intersection of Elizabeth Lake Road/Palmdale Boulevard and 10 th Street West/Tierra Subida Avenue.

31.2 Construct a second northbound left turn lane on the Avenue S/State Route 14 off ramp and a second westbound receiving lane under State Route 14 and through the southbound ramp intersection.

DRAFT Conditions of Approval
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31.3 Construct an eastbound right turn lane and second westbound through lane at the Avenue S/State Route 14 southbound ramp.
32 If any “T” intersection does not have driveways that are Americans with Disabilities (ADA) compliant opposite the approach of the third leg of the intersection, then ADA compliant ramps shall be installed. (TE)
33 *All road improvements shall be designed in accordance with City of Palmdale and Ritter Ranch Specific Plan roadway design standards as approved by the City Engineer. (Mitigation Measure No. 72) (P)(TE)
34 The applicant shall be required to complete a new Traffic Impact Analysis to the satisfaction of the City Engineer prior to entitlement of any portion of the Ritter Ranch Specific Plan outside of Phases 1A and 1B. (TE)
35 The Specific Plan identifies various meandering facilities on the street sections.

Such features shall be incorporated into the roadway designs, as approved by the City Engineer and the Planning Manager. (P)(E)
36 Lots created by VTTM 51508-03 shall be consistent with the requirements of Section 3.0, Development Standards of the associated Planned Development document (CDEV 23-0002). (P)(E)
37 Per the Ritter Ranch Specific Plan, the applicant shall dedicate a one-acre site for a radio repeater station and an access easement to the satisfaction of the City Engineer. (P)(E)
38 The applicant shall dedicate rights-of-way and construct full street improvements for those portions of Avenue S, identified as Ritter Ranch Road in the Ritter Ranch Specific Plan, located within the area covered by the Specific Plan. Construction of Avenue S shall be completed no later than such time as Level of Service D will be reached at any one of the following key intersections on Elizabeth Lake Road:

Bridge Road, 25th Street West, or 20th Street West. (E) 39 The applicant shall install all drainage improvements within the subdivision not installed by CFD 93-1, as applicable. (E)
40 Pedestrian access easements shall be shown on the Vesting Tentative Tract Map. (P)
41 Parcels with less than 150 feet of frontage shall provide joint access subject to the approval of the City Engineer. (TE)
DRAFT Conditions of Approval
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42 Intersection sight distance and stopping sight distance shall be shown to meet the required standards both horizontally and vertically at all vehicular ingress/egress locations including consideration for walls, landscaping, grading, vegetation, and any other items that would block the required sight for safe travel. (TE) 43 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)

43.1 Water District

43.2 Southern California Edison

43.3 Southern California Gas Company

43.4 AT&T

43.5 Cable TV
44 Portions of the proposed project is in Special Flood Hazard Area A as defined by the Federal Emergency Management Agency on its Flood Insurance Rate Map.

Information is shown on Community Panel Number 6037C0654F, dated September 26, 2008. Proper certification, as defined in the City’s Floodplain Management Ordinance, shall be provided to the City Engineer stating that the structures will be free from the FEMA 100-Year Flood and the Los Angeles County 50-Year Capital Storm prior to certification of occupancy. Applicant shall also initiate a Letter of Map Revision for the development using the criteria established by FEMA and the City Engineer. (E)
45 Ritter Ranch Road (Avenue S) raised median shall be designed, constructed, irrigated, and landscaped to the satisfaction of the City Engineer and in compliance with the associated Planned Development document (CDEV 23-0002) and Ritter Ranch Specific Plan prior to Certificate of Occupancy release for the 1 st dwelling unit within VTTM 63145. (E)
46 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 City Engineer. Upon acceptance of improvements by the City, the City shall operate the facilities. (E)
47 The applicant shall use best efforts in cooperating with any adjacent property development in order to provide improved site access in the future. (TE) DRAFT Conditions of Approval
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48 The applicant shall use best efforts to coordinate all elements of design and planning of transportation facilities with the applicant of the Anaverde Nuevo Specific Plan at the mutual project boundaries. (P)(E)(B&S) 49 Traffic signals and fiber optic interconnect systems shall be submitted separate of the street improvement plans for the project. (TE)(E)
50 The applicant shall provide public transit shelters and/or benches at locations to be determined upon provision of public transit service to the area. (TE) 51 *Trails within the natural open space areas shall prohibit the recreational use of four-wheel and three-wheel vehicles, motorized dirt bikes, and motor cross bicycles. Special gates and barriers shall be installed and maintained at trail access points to ensure that recreational vehicle access is prohibited. (Mitigation Measure No. 43) (TE)(E)(P)
52 *The applicant shall post signs along trail systems which designated trail boundaries for recreational uses, in order to minimize incidental disruption to open space, vegetation, and wildlife. (Mitigation Measure No. 44) (TE)(E)(P) 53 All Conditions of Approval for Vesting Tentative Tract Map 51508-3, contained herein, shall be considered, by reference, Conditions of Approval for all subsequent development approvals on this site, including, but not limited to, “B” Map subdivisions and site plan reviews. Comments and conditions regarding the “A” Map shall not be considered in any manner to limit potential comments and/or conditions which may be related to specific tract maps, site plan reviews, or other proposals in the future. (P)(TE)(E)
54 The applicant shall contribute Air Quality Mitigation fees prior to the issuance of building permits for each unit, and/or contribute to the provision of a 400 space Park and Ride facility, and/or provide a 250 space Park and Ride facility prior to the issuance of a Certificate of Occupancy for the 3,000 th dwelling unit within the Ritter Ranch Specific Plan. (P)
55 Upon issuance of a building permit for the 1,800 th dwelling unit within the Ritter Ranch Specific Plan, the applicant shall dedicate and construct a permanent fire station at the location indicated in the Ritter Ranch Specific Plan (Planning Unit 2B). (F)
56 Upon issuance of the Certificate of Occupancy for the 5,000 th dwelling unit within the Ritter Ranch Specific Plan, the applicant shall commence construction on a 16,000 square foot library at the location indicated in the Ritter Ranch Specific DRAFT Conditions of Approval
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Plan. Said construction shall be completed within one year. In addition, the applicant shall contribute the sum of $250,000 for the cost of acquiring a portion of the library collection. (P)
57 The applicant shall dedicate and construct improvements to Elizabeth Lake Road between Godde Hill Road and Bridge Road prior to the issuance of a Certificate of Occupancy for the 5,000th dwelling unit within the Specific Plan. (E) 58 The applicant shall dedicate Open Space Area “A” to the City when streets are completed to open space areas, but no later than the issuance of a building permit for the 6,000th residential unit within the Ritter Ranch Specific Plan Area. (E) 59 The applicant shall dedicate Open Space Area “B” to the City subject to the City’s acceptance of these areas. (E)
60 Prior to issuance of a Certificate of Occupancy for the 251st dwelling unit within the Ritter Ranch Specific Plan, the applicant shall provide two new vehicles to the Los Angeles County Fire Department. (P)(F)
61 The applicant shall commence construction of Specialty Park 1A (Equestrian Center) upon the issuance of the Certificate of Occupancy for the 3,500th dwelling unit within the Ritter Ranch Specific Plan Area and shall be completed within one year. (P)(Pk)
62 The applicant shall commence construction of Community Park 2B concurrent with the issuance of a building permit for the 900 th residential unit in Planning Area 1. (P)(Pk)
63 The applicant shall commence construction of Community Park 4C concurrent with the issuance of a building permit for the 400 th residential unit in Planning Area 4. (P)(Pk)
64 The applicant shall commence construction of Neighborhood Park 5F concurrent with the issuance of a building permit for the 250th residential unit in the aggregate within Planning Units 5D, 5V and 5W. (P)(Pk)
65 The applicant shall commence construction of Neighborhood Park 5H concurrent with the issuance of a building permit for the 250th residential unit in the aggregate within Planning Units 5J and 5K. (P)(Pk)
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66 The applicant shall commence construction of Community Park 5T concurrent with the issuance of a building permit for the 1,000th residential unit in Planning Area 5. (P)(Pk)
67 The applicant shall commence construction of Neighborhood Park 5U concurrent with the issuance of a building permit for the 200th residential unit in the aggregate within Planning Unit 5X. Said work shall be completed within 180 days. (P)(Pk) 68 The applicant shall commence construction of Neighborhood Park 6H concurrent with the issuance of a building permit for the 600th residential unit in the aggregate within Planning Units 6B and 6F. (P)(Pk)
69 The applicant shall commence construction of Neighborhood Park 6L concurrent with the issuance of a building permit for the 200th residential unit in the aggregate within Planning Unit 6K. (P)(Pk)
70 The applicant shall commence construction of Neighborhood Park 6N concurrent with the issuance of a building permit for the 300th residential unit in the aggregate within Planning Units 6A, 6C and 6D. (P)(Pk)
71 The applicant shall commence construction of Neighborhood Park 6V concurrent with the issuance of a building permit for the 200th residential unit in the aggregate within Planning Units 6J, 6Q and 6S. (P)(Pk)
72 The applicant shall construct a first class, competition level swim club at the location specified in the Ritter Ranch Specific Plan. Said construction shall commence upon the issuance of the Certificate of Occupancy for the 500 th residential unit within Planning Area 4 and shall be completed within one year. (P) 73 Lots that have any portion of the building within the five-foot side setback shall have drainage piped to the front of the lot. No swales to convey drainage shall be allowed within a setback that is less than five feet at any point. (P) 74 *Unless proof of a subsequent agreement with the school district is provided, the applicant shall comply with the terms of the agreement, dated November 26, 1991, between the applicant and the Westside Union School District as mitigated for impacts caused by development of the project on the Westside Union School District. The terms of the agreement are as follows (Mitigation Measure No. 99):
(P)

74.1 The applicant hereby agrees to pay to the District $1.99 per square foot of habitable residential development prior to the issuance of the building DRAFT Conditions of Approval
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permit on each unit. A fee of $0.26 per square foot of industrial/commercial construction shall be paid to the District prior to the issuance of each commercial building permit. All such amounts shall be subject to annual adjustments pursuant to increase or decreases in the School Construction Cost Index of the Office of Local Assistance with January 1, 1992, at the base.
75 *Unless proof of a subsequent agreement with the Antelope Valley Union High School District is provided, the applicant shall provide the following mitigation to the District in order to provide its contribution toward the district’s 50 percent share of funding a new high school on the site, pursuant to Government Code Section 65995 and Education Code Section 27700 et. Seq. (School Facility Funding Law)(Mitigation Measure No. 99): (P)

75.1 Applicant shall pay the district $1.20 per square foot of habitable residential development, including senior housing prior to the issuance of the building permit on each unit. A fee of $0.26 per gross leasable square foot of industrial/commercial construction shall be paid to the District prior to the issuance of each commercial building permit. All such amounts shall be subject to annual adjustment pursuant to increase or decreases in the School Construction Cost Index of the Office of Local Assistance with January 1, 1992, as the base.
76 The applicant shall obtain off-site easements for rights-of-way and construct full street improvements for the ultimate buildout of Avenue S, from 850 feet west of the Parkwood Drive to the eastern boundary line of Vesting Tentative Tract Map 51508-03. (TE)(E)
77 Any interim drainage basins, levee and channel improvements referenced in the Conceptual Drainage Studies shall be the responsibility of the master subdivider to maintain in accordance with the subdivision improvement agreement for VTTM 51508 or an entity acceptable to the City. (E)
78 *Flood control improvements shall utilize natural channels and/or be composed of natural materials with interspersed vegetation to maintain existing aesthetic qualities, where feasible, without jeopardizing the adequacy of flood control. (Mitigation Measure No. 62) (P)(E)
79 Adequate emergency access and circulation throughout and around the project shall be provided to the satisfaction of the Los Angeles County Sheriff’s Department and Los Angeles County Fire Department. Temporary emergency access shall be provided during project construction. (E)(F) DRAFT Conditions of Approval
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80 Drainage channel improvements shall be required to convey Anaverde Creek storm flows adjacent to the southern right-of-way of Ritter Ranch Road (Avenue S). Said drainage channel shall be designed to convey storm water runoff given existing conditions upstream. The design shall be based on City’s Master Plan of Drainage and corresponding hydrology studies this development. The following items shall be required: (E)

80.1 *The applicant shall apply for and receive a 404 Permit from the Army Corps of Engineers and a 1603 Agreement from CDFW prior to grading plan approval in areas which include wetlands due to the projects impact on lands under the jurisdiction of these areas. (Mitigation Measures No. 47)

80.2 The applicant shall abandon existing upstream diversion channel improvements and design/construct drainage improvements to divert flows away from Lot 1, conveying to the Anaverde Creek channel.

80.3 Once constructed and accepted, the applicant shall dedicate Anaverde Creek channel improvements to the City.
81 The applicant shall obtain temporary construction easements and drainage acceptance letter from downstream property owners for the grading/drainage improvements for the Anaverde Creek channel. (E)
82 The applicant shall construct such bikeways and equestrian and hiking trails as shall be called for in the Ritter Ranch Specific Plan and associated Planned Development document prior to or in conjunction with the development of the Planning Area in which they are to be located and/or prior to dedication with respect to open space areas. The applicant shall provide plans consistent with the approved Preliminary Trails Plan and typical cross sections, dated May 18, 1993, for review and approval to the Planning Division. Said recreational/circulation improvements shall be in conformance with those indicated on the exhibits shown in the Ritter Ranch Specific Plan and associated Planned Development document in accordance with the following: (P)(E)

82.1 Applicant shall construct on the open space areas all hiking, bicycle, and equestrian trails and assembly areas (trail heads), together with parking supporting such facilities and abutting streets, including curbs, gutter, walkways, bikeways, street lighting, and together with civil improvements, as may be required by the Ritter Ranch Specific Plan, associated Planned Development document and the City Engineer, such construction shall be in accordance with plans and specifications submitted to and approved by DRAFT Conditions of Approval
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City. All such improvements shall be completed, or security satisfactory to the City posted to assure such completion, prior to dedication. 83 The applicant shall construct such bikeways and equestrian and hiking trails as shall be called for in the Ritter Ranch Specific Plan and associated Planned Development document prior to or in conjunction with the development of the Planning Area in which they are to be located in accordance with the Ritter Ranch Specific Plan and associated Planned Development document or as otherwise provided herein, such construction shall include lighting along pedestrian trails located within urban areas to provide adequate public safety as determined to be appropriate by the City Engineer, as required by the EIR. 84 The Planning Manager and City Engineer shall determine that the VTTM accurately depicts school sites which are in conformance with the Ritter Ranch Specific Plan and EIR. (P)(E)

84.1 If the elementary school site is relocated to Lot 6 of VTTM 51508-03, then such revisions shall be approved by the City as a Minor Modification pursuant to Section 8.15.2 of the Specific Plan, and Mitigation Measure

99.A.(1) shall be amended to reduce the school impact fee from $1.99 to $1.95 per square foot of residential development. This revision shall be subject to approval by the Board of Trustees for the Westside Union School District.

84.2 In the event that the applicant enters into any agreement or modification of agreement with either the Westside Union School District or the Antelope Valley Union High School District, which requires modification of the location or design of a school site and/or of an adjacent park site, that agreement shall be in writing, and the applicant shall give immediate notice thereof to the Planning Manager and shall, within 30 days after entering into such agreement or modification, submit applications to process any required modification of the Ritter Ranch Specific Plan, any approved tract map or parcel map, and EIR, as necessary.
85 The applicant shall complete full street improvements along Elizabeth Lake Road (ELR) from 25th Street West to the western limits of ELR phase I improvements, as outlined on approved street plans ST 05-72, prior to the issuance of Certificate of Occupancy for the 600 th dwelling unit within Phase 1B of the Ritter Ranch Specific Plan. Improvements shall consist of pavement widening, curb & gutter, landscaped median, sidewalk, streetlights, bike lanes, and equestrian/multi- purpose trails as listed in the Ritter Ranch Specific Plan. The applicant shall enter DRAFT Conditions of Approval
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into an agreement and Faithful Performance bond for the remaining roadway improvements. (E)(TE)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE STAMPING OF THE TENTATIVE MAP FOR CONDITION COMPLIANCE:
86 The applicant shall submit a revised tentative map showing condition compliance along with required fee(s) for plan check review to the Planning Division. Lot sizes for individual lots shall be indicated and all lots shall meet or exceed the minimum lot size and required lot dimensions contained in the Ritter Ranch Specific Plan and/or Planned Development document (CDEV 23-0002). Portions of lots included within the Landscape Maintenance Assessment District/Community Facility Districts shall not be utilized in determining compliance with the minimum lot area standards. (P)(E)
87 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)
88 Right-of-way and street construction shall include provision of a bus turnout for Avenue S, Anaverde Road, and Ritter Ranch Road. Design shall be subject to the approval of the City Engineer. (TE)
89 Appropriate right-of-way for right-turn lanes shall be provided at the following locations: westbound Avenue S, Anaverde Road and Ritter Ranch Road at Parkview Drive and Westland Drive. These turn lanes shall be designed with 250 feet of storage followed by a 120-foot taper. Design shall be subject to the approval of the City Engineer. (TE)
90 Appropriate right-of-way for right-turn lanes shall be provided at the following locations: northbound Westland Drive at M Street, northbound Westland Drive at J Street, and southbound Westland Drive at G Street at Parkview Drive. These turn lanes should be designed with 100 feet of storage followed by a 120-foot taper.

Design shall be subject to the approval of the City Engineer. (TE) 91 Throughout development within Planning Area 5, consistent, compatible wall themes shall be required for tracts adjacent to and across from one another in compliance with the Ritter Ranch Specific Plan and associated Planned Development document. (P)
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92 Some variation in wall height and design shall be allowed at project entries for future builders. Any change to the approved wall plans shall be processed reviewed and approved by the Planning Manager. (P)
93 The Planning Manager shall determine that the Vesting Tentative Tract Map accurately depicts school sites which are in conformance with the Ritter Ranch Specific Plan and EIR 90-4. In the event that the applicant enters into any agreement or modification of agreement with either the Westside Union School District or the Antelope Valley Union High School District which requires modification of the location or design of a school site and/or of an adjacent park site, the agreement shall be in writing and the applicant shall give immediate notice thereof to the Planning Manager and shall, within 30 days after entering into such agreement or modification, submit applications to process any required modification of the Ritter Ranch Specific Plan, approved tract map or parcel map, and EIR as necessary. (P)
94 The applicant shall submit a noise study evaluating the impact from arterial streets on adjacent residential uses. The noise study shall comply with current City of Palmdale Guidelines for Noise Studies. (P)

THE FOLLOWING CONDITIONS SHALL BE ADDRESSED WITH THE SUBMITTAL OF GRADING PLANS OR PRIOR TO ISSUANCE OF A GRADING PERMIT:

Subdivision Landscaping Requirements
95 A 10-foot landscape easement shall be shown along Ritter Ranch Road (Avenue S) and five-foot landscape easement along Westland Drive and Parkview Drive.

Said easements shall be in addition to any landscaping within the public right-of- way. Such easements shall be processed as a private easement for landscaping purposes reserved for the master Homeowners Association entity. (P)(E) 96 The landscape plans shall comply with all provisions of PMC Chapter 14.05 (Water Efficient Landscape and City Landscaping Standards). (E) 97 *The Applicant shall be required to submit a detailed landscape plan, to the satisfaction of the Planning Manager and the City Engineer. The landscape plan shall, at minimum, address special edge treatments for adjacent offsite areas (including Leona Valley), use of native vegetation, treatment of native vegetation in Specialty Parks, incorporation of natural channel areas within development areas and the golf course, and special screening techniques for aesthetically sensitive uses (including the amphitheater, Water Reclamation Plant, Equestrian Center, above-ground water storage tanks and commercial uses). (Mitigation Measure No. 58) (P)(E)
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98 The applicant shall submit landscape and irrigation plans for all project landscaping improvements to the Engineering Division for review and approval, through the Accela Citizen Access Portal. The applicant shall be responsible to pay all plan review fees for the improvements reflected on the landscape plans prior to the plans being reviewed. All landscape permit and inspection fees shall be paid prior to the issuance of a landscape permit. These plans shall comply with the requirements specified within the Ritter Ranch Specific Plan and Planned Development document (CDEV 23-0002) and shall include, but not be limited to, the following items: (P)(E)(PS)

98.1 Trees in the parkways shall not exceed a spacing approved by the City Engineer for the species proposed.

98.2 Where trees are incorporated into the landscape design of common or open areas, all trees shall be a minimum one-inch caliper in a 15-gallon or larger container size. Fifty percent of the trees shall be a minimum two-inch caliper in a 24-inch box size or larger container. Twenty percent of the trees shall be a minimum two-and-a-half-inch caliper in a 36-inch box size or larger container. The trunk caliper shall be measured four and a half feet above the root crown. Any Washingtonia spp. or similar palm trees proposed shall have a minimum of 12 feet of brown trunk height.

98.3 All shrubs shall be a minimum five-gallon size. If one-gallon plants are proposed to be used as a ground cover (i.e., with drip irrigation), such planting shall be supplemented with additional five-gallon plant material to provide variation in texture and height.

98.4 All plant material shall be indicated on the landscape plans with symbols that are 75 percent of a diameter of the mature size of the plant. When determining mature plant size, the lower end of the size range shall be used (for example, if a plant is indicated to have a mature size of six to -ten feet, a six-foot diameter shall be used when graphically indicating the plant material on the plan).

98.5 Differences in planting areas or landscaping ground cover materials shall be separated by approved landscape edging or concrete mow strips.

98.6 All slopes steeper than 3:1 shall be landscaped for erosion control per the Engineering Design Standards.

98.7 Backflow devices shall be screened with a solid Le Meur cover or equivalent and landscaping.

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98.8 All plant material sizes and calipers shall conform to the American Standard for Nursery Stock, ANSI (Z60.1) 2014.

98.9 *The applicant shall follow the Thematic Landscape Standards for approved tree types, as outlined within the associated Planned Development document (CDEV 23-0002), and be consistent with the Ritter Ranch Specific Plan in order to maintain a cohesive theme across the project site, and in order to reduce aesthetic impacts of structures to adjacent roadways and residential properties. (Mitigation Measure No. 59) (P)(E)

98.10 Tree areas shall be planted a minimum of five feet from walls, walkways, or buildings. To protect the hardscape and encourage deep root development, root barriers shall be installed during planting operations.

98.11 Landscaping located within the vehicle sight distance triangle shall be designed and maintained in a manner that does not block the view at driveways and adjacent intersections. Landscaping shall not exceed three feet in height within the sight distance triangle.

98.12 *Disturbed and landscaped areas shall be replanted with native vegetation with the existing native vegetation appropriate to the site, which will blend in with existing species. (Mitigation Measure No. 63)

98.13 *Slopes at the edge of the development shall be revegetated with low combustible plant material as approved by the City Engineer. (Mitigation Measure No. 45)
99 Slope erosion control and street trees shall be installed to the satisfaction of the City Engineer. (E)
100 The developer or builder shall provide full front yard and street side yard landscaping as approved by the City Engineer. (P)(E)
101 If western Joshua trees (Yucca Brevifolia) are present on the site and impacted by the proposed project, the applicant shall comply with all Joshua Tree requirements as required by the CDFW. (P)
102 *To the extent feasible, removal of existing native trees and vegetation shall be minimized during project construction and grading, particularly within existing natural channels (this can be accomplished by staking sensitive habitat at the limits of grading to avoid incidental disruption). The project grading plan shall clearly indicate permit limits and areas to remain. (Mitigation Measure No. 65) (P) DRAFT Conditions of Approval
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Project Grading/Wall/Fences Requirements
103 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 the Planning Manager. Such grading activity shall be reflected in the subdivision improvement agreement of the phase which request such grading. (E)
104 The right to restrict access shall be dedicated along all lots abutting the following streets: Parkview Drive, Westland Drive, and Ritter Ranch Road. (TE) 105 Provide a striping and signing plan, subject to the approval of the City Engineer prior to the approval of the street improvement plans, and provide striping for left- turn pockets at all approaches to the following intersection(s): Avenue S, Anaverde Road and Ritter Ranch Road at Parkview Drive and Westland Drive as part of the approval of the street improvement plans. The striping and signing plan shall be made part of the final street improvement plans. (TE)(E) 106 The applicant shall submit a current Title Report for the subject property, dated within six months of the date for civil plan submittal. This submittal shall include a declaration of all easements of record and copies of all easements/declaration instruments referenced within the report. (E)
107 Grading 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 and shall be in compliance with the Ritter Ranch Specific Plan and associated Planned Development document (CDEV 23-0002). Final grading and wall concepts shall be in substantial conformance with those shown on the tentative map and conceptual grading plan. (P)(E)
108 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 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) 109 The exterior face and footings of all project perimeter walls shall be located no more than two inches from the property line on the subject property except where appropriate off-site easements have been obtained. (P)(E) DRAFT Conditions of Approval
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110 Double boundary walls between developments are prohibited except as approved by the Planning Manager and City Engineer. (P)(E)
111 *The project shall follow the grading plans approved by the City and avoid disturbance of adjacent areas where possible. (Mitigation Measure No. 64) (P)(E) 112 All grading shall be performed in accordance with the general earthwork and grading specifications required by the City and in conformance with Appendix A of the Addendum prepared to the Ritter Ranch EIR. (P)(E)
113 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) 114 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 Planning Manager, City Engineer, or the Review Authority. (P)(E)
115 The applicant shall obtain off-site easements from the affected property owner(s) for all proposed off-site improvements (i.e., slopes and related grading activities, street improvements, walls drainage, etc.). If said easements cannot be obtained, the project shall be redesigned to incorporate these improvements entirely within the project boundary to the satisfaction of the Planning Manager or the Review Authority. The City Engineer shall have the right to withhold approval of the affected improvement plans for failure to satisfy this condition. (P)(E) 116 All manufactured slopes on or adjacent to project boundaries shall meet the setback requirements 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 off-site slope not meeting these requirements. In addition, all slopes are required to meet City Standards with respect to erosion control and in accordance with the following requirements:
(E)(B&S)(P)
116.1 The applicant shall install all landscaping in rights-of-way, landscape easements areas, in parks, in residential common areas and open spaces, and on slopes, pursuant to the provisions of the associated Planned Development document (CDEV 23-0002).
116.2 All slopes accessible from a public right-of-way shall be privately maintained until transferred to a private Homeowners Association entity.

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The City, through a special district formed by the City, may elect to accept landscape maintenance responsibility for certain privately owned slopes abutting major arterials. Upon such election, the developer shall dedicate or cause to be dedicated to permit access to carry out such maintenance. The developer shall warrant all such landscaping for a period of one year after the completion of the installation thereof.
117 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. Said erosion control plan shall provide appropriate dust control measures per City and Antelope Valley Air Quality Management District (AVAQMD) Standards to minimize nuisance from dust at all times. (E)
117.1 The applicant shall submit a dust control plan to AVAQMD for review and shall obtain clearance from said agency prior to issuance of a City grading permit. The applicant shall provide proof of compliance with all AVAQMD requirements and applicable fees.
118 *From the beginning of the first ground disturbing activity until the use has 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 (October 15 - April 15); 2) provide appropriate dust control measures, per City and AVAQMD Standards, to minimize nuisance from dust at all times. Said erosion control and dust control plans shall be in conformance with Mitigation Measures identified within the Ritter Ranch EIR. (E)(B&S)
119 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 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. The applicant shall submit a copy of the Stormwater Pollution Prevention Plan (SWPPP) to the City Engineer. (E)
120 A drainage acceptance letter from each affected property owner shall be submitted to the City Engineer when the pre-developed storm runoff onto any adjacent property is increased, concentrated, diverted, or changed in any form as required by State law. (E)
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121 A final hydrology study and hydraulics report shall be prepared for this project and approved by the City Engineer. The hydrology study and hydraulics report shall address on-site and off-site conditions and impacts, based on the City of Palmdale adopted Storm Water Management Policy. Any required construction of drainage facilities, including bio-basins and the improvement of Anaverde Creek channel diversions, identified within the approved study/report shall be deemed a condition of approval improvement for this project. (E)
122 Based on the findings of the final hydrology and hydraulics report, the applicant shall be responsible, at their own expense, for any and all improvements imposed on the project by the Engineering Department to the satisfaction of the City Engineer. (E)
123 All nuisance water generated from this development shall be mitigated on-site in accordance with City’s Design Standards requirements. (E) 124 Provisions shall be made within the project to utilize recycled water 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)
125 *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 for controlling and debris flows within and adjacent to Anaverde Creek, and other existing natural drainage courses. (Mitigation Measure No. 11) (E)
125.1 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.
125.2 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.
126 Dry wells and/or bio-basin shall be required for this project to dispose of on-site nuisance water in accordance with the approved drainage plan. No nuisance water generated from this development shall be allowed outside the boundaries of this development unless authorized by the City Engineer. Appropriate measures shall be taken to protect dry wells and/or bio-basins from silt during grading DRAFT Conditions of Approval
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operations and any off-site flow from undeveloped areas designed to flow through subdivision. (E)
127 *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 approval of a grading permit. Said report shall include recommended design, construction, and maintenance of mitigation measures to reduce potential geologic constraints, to the satisfaction of the City Engineer. At minimum, the report shall address slope stability, locations and setbacks for active/potentially active faults, excavation requirements for unsuitable surficial material, liquefaction potential and groundwater/seepage conditions. All future discretionary approvals must comply with the applicable recommendations set forth in the required investigation. Typical mitigation for geologic hazards include excavation and/or stabilization (buttress/retaining walls) of landslides and excavation of undesirable materials (such as those subject to settlement, hydroconsolidation, expansion or liquefaction) and re-compaction, if necessary, with suitable material.

Recommendations from the report shall be incorporated into final grading plans. (Mitigation Measure No. 1) (E)
128 *Grading shall be designated “Engineering Grading” per City Building Code and shall be done in accordance with an approved grading plan. All grading work shall be performed in one continuous operation, or in phases as approved by the Planning Manager and the City Engineer. (Mitigation Measure No. 2) (E) 129 A sanitary sewer-area study for this project 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)
130 The applicant shall design and construct a sewer by-pass system, redirecting flows from the temporary sewer lift station to a gravity flow off-site outfall sewer system. (E)
131 Provisions for adequate sight distances shall be demonstrated and be subject to the approval of the City Engineer. (TE)
132 *The applicant shall demonstrate to the satisfaction of the City Director of Planning and Engineer that all feasible mitigation measures have been implemented to minimize grading impacts. The Applicant may be required to submit complete geotechnical studies and/or reports to the satisfaction of the City Engineer.

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Consideration shall be given to use of “stepped” play fields for the school and park sites, particularly where a relatively level surface across the entire facility would require significant grading. (Mitigation Measure No. 16) (E) 133 *In order to evaluate the potential for ground-surface rupture along the trace of an active fault within the San Andreas fault zone, and provide setback recommendations for proposed structures, exploratory fault trenching shall be performed prior to issuance of grading permit. (Mitigation Measure No. 20) (E) 134 *A site-specific biological study shall be prepared and submitted, and shall address setbacks or other alternatives identified to reduce impacts to raptor nesting sites and other biological resources as listed in Section IV.D, Table 11, PREFERRED DEVELOPMENT ENVELOPE SETBACK DISTANCES. However actual setbacks for each resource may vary less or more than the recommended distance as determined by a site-specific biological report, reviewed and approved by the Planning Manager. Setbacks less than the recommended distance may constitute a locally significant impact. (Monitoring Program No. 37) (P) 135 *Where possible, development of residential or commercial structures within the Specific Plan area should be designed to avoid displacement of destruction of Joshua Tree habitat. Areas adjacent to the woodland should have a 50-foot setback from the Joshua Tree plants unless a shorter distance is identified in a site-specific biological report. Within that setback, native plant cover should be restored to natural habitat values to serve as a buffer if such plant cover is not present. (P)
136 *Prior to issuance of grading permits for each area of the Ritter Ranch Specific Plan, the project archaeologist shall formulate and carry out an Archaeological Monitoring Program for that particular area. The Archaeological Monitoring Program as approved by the Planning Manager shall include, but not be limited to measures identified in EIR 90-4, the RMW Paleo Associates report dated December 26, 1990, and the 1991 LSA Phase II Archaeology Report dated June 14, 1991. (Monitoring Program No. 79) (P)
137 *Prior to Development Application approval, portions of the site shall be designated for restoration, enhancement or expansion of wetland habitat. Portions to be designated will be subject to Planning Manager approval but, at a minimum, the proposal shall equate to a 1:1 replacement of impacted wetlands. A Wetlands Restoration Plan, indicating specific guidelines, designation of areas suitable for mitigation, and an explanation of methods which will assure permanent preservation, shall be submitted for review and approval by the City of Palmdale, CDFW and U.S. Army Corps of Engineers. Said plan shall be consistent with DRAFT Conditions of Approval
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restoration required for the Amargosa Creek Improvement Project. (Monitoring Program No. 40) (P)
138 *The applicant shall participate in any work and the current archaeologist shall provide additional recovery or action as required under Mitigation Monitoring Program No. 79(a). (P)
139 *Required research salvaging and/or protection of known sites shall occur prior to approval of a grading permit within the affected area of resources. To the extent feasible, sites shall be protected in place. (Monitoring Program No. 80) (P) 140 *Prior to issuance of grading permits for each area of the Ritter Ranch Specific Plan, a qualified paleontologist shall be retained at the expense of the applicant to formulate and carry out a Paleontological Monitoring Program for that particular area. The Paleontological Monitoring Program approved by the Planning Manager shall include, but not be limited to, measures identified in the EIR. (Monitoring Program No. 84) (P)
141 *Due to possible adverse geologic conditions in the bedrock areas associated with bedding plane potential landslides, especially in the Pelona Schist areas in the central and southern portions of the Specific Plan site, detailed site-specific analysis relative to slope stability shall be performed for all proposed cut slopes prior to issuance of a grading permit. Grading permit issuance will be subject to the grading plan demonstrating compliance with the applicable recommended slope stability measures. (Monitoring Program No. 13) (P)(E) 142 *To prevent erosion and subsequent downstream siltation, the applicant shall comply with the conditions of an Erosion and Sedimentation Control Plan to be submitted for review by the Antelope Valley Resource Conservation District, and review and approval by the City of Palmdale. The Plan shall address the following, at minimum: (Monitoring Program No. 8) (P)(E)
142.1 Recommendations for drought resistant slope planting shall be provided by a qualified landscape architect prior to project approval and implemented by the project applicant.
142.2 Periodic maintenance and repair of all slopes and drainage outlets shall be conducted during site development.
142.3 Following site development, slope plantings and irrigation systems shall be maintained and leaks in the irrigation system shall be fixed without delay.

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142.4 Drainage outlets shall be periodically inspected and cleaned of silt and debris both during and following site development.
142.5 All slopes shall be periodically inspected for evidence of cracking and erosion and any problems shall be repaired immediately. 142.6 Rodent activity shall be controlled to prevent water penetration and loosening of the soil.
142.7 Minimize the length of time that soils lie exposed. 142.8 Regular watering of cleared areas, in compliance with City requirements and SCAQMD Rule 403 or AVAQMD equivalent standard.
142.9 Minimize the extent of cleared areas at any given time. 142.10 Establishment of maximum vehicle speeds within construction areas. 142.11 Pursuant to City Standards, graded areas shall be revegetated as soon as possible after rough grading through the use of landscaping, hydroseeding, or any other method of providing vegetative cover. 142.12 Use of sandbags or similar surface water controls prior to and during grading if grading is to be done during the rainy season. 142.13 Use of soil stabilizers where feasible.
143 *The applicant shall submit a water quality control plan for review and approval by the City Engineer and the Planning Manager, prior to issuance of grading permits.

This plan shall be submitted to the Regional Water Quality Control Board for their review and comment. The plan shall indicate specific means of reducing urban pollutants and sedimentation and shall comply with the provisions of any National Pollution Discharge Elimination System permit requirements that may be required by other regulatory agencies including, but not limited to, the following: (Monitoring Program No. 36) (P)(E)
143.1 Incorporation of measures identified in the required Erosion Control Plan.
143.2 Surplus or waste material from construction shall not be placed in drainage ways or within the 50-year Los Angeles County Capital Storm floodplain of surface waters.

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143.3 All loose piles of soil, silt, clay, sand, debris, or other earthen materials shall be protected in a reasonable manner to eliminate any discharge to waters of the State.
143.4 Dewatering shall be done in a manner so as to eliminate the discharge of earthen material from the site.
143.5 All disturbed areas shall be stabilized by appropriate soil stabilization measures by October 15th of each year.
143.6 All work performed between October 15th and May 1st of each year shall be conducted in such a manner that the project can be winterized within 48 hours.
143.7 All non-construction areas shall be restricted by fencing, signage or other means to prevent unnecessary disturbance.
143.8 During construction, temporary gravel or sandbag dikes shall be used as necessary to prevent discharge of earthen materials from the site during periods of precipitation or runoff.
143.9 Stabilizing agents such as straw, wood chips and/or hydroseeding shall be used during the interim period after grading in order to strengthen slopes while ground cover takes hold in accordance with the City’s Engineering Design Standards.
143.10 Impervious areas shall be constructed with infiltration trenches along the downhill edges to dispose of all drainage emanating from them. 143.11 Infiltration trenches shall be constructed on the downgradient side of all structural drip lines.
143.12 Revegetated areas shall be continually maintained in order to assure adequate growth and root development.
143.13 Physical erosion control facilities shall be placed on a routine maintenance and inspection program to provide continued erosion control integrity.
143.14 Where construction activities involve the crossing and/or alteration of a stream channel, such activities should occur only after obtaining a 404 DRAFT Conditions of Approval
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Permit (Army Corps of Engineers) and a 1601/1603 Agreement (California Department of Fish and Game), as necessary. 143.15 Routine cleaning of manholes and catch basins shall be performed to remove sediment and debris.
143.16 Control of washdown drainage from commercial uses shall be enforced in accordance with all waste discharge regulations and/or provisions. 143.17 Information reviewed and approved by the City Attorney, regarding the disposal of waste oil/grease, pesticide containers and other hazardous materials shall be provided to new businesses and homeowners at the time of occupancy.
143.18 Controlled use of pesticides and fertilizers within common areas including the golf course shall be enforced through provisions in the Landscape Plan, including frequency and type of fertilizers/pesticides to be used, and application by qualified persons. For the golf course (which would drain into a proposed wetland mitigation area), special consideration should be given to use of slow release and broad spectrum insecticides, and the suppression of mosquito populations using bacterial insecticides or light oils instead of chemical agents. 144 *A qualified paleontologist, approved by the City of Palmdale, shall be retained to monitor and, if necessary, salvage scientifically significant fossil remains. (Monitoring Program No. 85) (P)
145 *The paleontologist shall have the power to temporarily divert or direct grading efforts to allow evaluation and, if necessary, salvage of exposed fossils. (Monitoring Program No. 86) (P)
146 *Matrix samples for microvertabrate screening shall be collected and processed during monitoring. If microvertebrates are present, up to 6,000 pounds of matrix will need to be sampled. This material can be placed to one side of the active grading so as not to delay the project. Screening may be done on-site. (Monitoring Program No. 89) (P)
147 *The matrix samples for microvertebrates shall be submitted for processing and identification at a facility such as the Los Angeles County Museum of Natural History. (Monitoring Program No. 87) (P)
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148 *Paleontological monitoring efforts shall be based on the sensitivity of the geological units being excavated, the number of equipment in operation at one time, and the amount of material in cubic yards being moved. (Monitoring Program No. 88) (P)
148.1 Geological units of “high” sensitivity shall be monitored on a full-time basis.

If more than one piece of heavy equipment is being run simultaneously and/or more than 25,000 cubic yards of earth is to be graded per day, then additional monitors will be needed.
148.2 Geological units of “low” sensitivity require monitoring at least once during every five days of grading activity. If significant fossils are recovered during grading, then a change in paleontologic sensitivity would be warranted and full-time monitoring could be needed.
148.3 Geologic units of “no” paleontologic sensitivity will not require monitoring. 149 *All fossils collected need to be prepared to the point of identification. These remains should be donated to an institution with an educational and/or research interest in the materials and a retrievable storage system, such as the Los Angeles County Museum of Natural History. This shall occur within one year of individual project completion. (Monitoring Program No. 90) (P)
150 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. Said off-site outfall sewer system shall be constructed and operational prior to first issuance of occupancy release. (E)

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improvements, including Ritter Ranch’s share of the Basin design and construction costs. The terms of this CFD will be:
151.1.1 The effective tax rate over Ritter Ranch will be brought to two percent of the estimated value of each home to be sold. 151.1.2 The CFD will sell bonds with a term of 35 years. 151.1.3 A two percent escalator will be applied to the bonds within the CFD as necessary to cover Ritter Ranch’s funding responsibilities for the Basin.

Additionally, the City will allow the funds remaining in the existing Ritter Ranch CFD Improvement/Acquisition account to be used by Ritter Ranch for its use in funding eligible public improvements. Execution of this agreement shall occur prior to the recordation of a final map for VTTM 51508-03 and the execution and implementation of this agreement shall satisfy Ritter Ranch’s obligations relative to the Basin.
152 The applicant shall provide standard street improvements for Regional/Crosstown roadway classification streets, along the Ritter Ranch Road (Avenue S), within the project boundary across the project frontage. The design shall be based on a 105- foot right-of-way on an acceptable centerline profile extending a minimum of 300 feet beyond the project where applicable. Improvements listed below shall be constructed and operational prior to the Certificate of Occupancy release for the 1st dwelling unit within VTTM 63145. These improvements shall consist of: (E)(TE) 152.1 Curb and gutter,
152.2 Sidewalk (width = five feet),
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152.3 Roadway grading and paving, overlay and/or match-up, as directed by City Engineer,
152.4 Traffic control signs and devices as required by the City Engineer, 152.5 Pavement transition from the project boundaries to the satisfaction of the City Engineer,
152.6 Wheelchair ramp(s) at all walk returns,
152.7 Roadway drainage device(s),
152.8 Streetlights,
152.9 Raised and landscaped median,
152.10 Dedicate an additional 12 feet of right-of-way and construct right-turn lane improvements at the intersections of Parkview Drive and Westland Drive, as required by Traffic Division,
152.11 Dedicate sufficient right-of-way for corner cut-off in accordance with City’s Engineering Design Standards,
152.12 Dedicate the right to restrict vehicular access along Ritter Ranch Road (Avenue S) to the City of Palmdale,
152.13 Provide a minimum four-foot sidewalk clearance around any object, 152.14 Provide a 10-foot Class 1 bike lane along the northern parkway of said street,
152.15 The applicant shall provide a turnaround at the western terminus point of Ritter Ranch Road (Avenue S), within the tract boundary, acceptable to the City Engineer and Fire Department, and,
152.16 The applicant shall provide traffic signage and devices to close off Ritter Rancho Road (Avenue S) at the western terminus point.
153 The applicant shall provide standard street improvements for Neighborhood roadway classification streets, along Parkview Drive and Westland Drive within the project boundary, face of curb to face of curb width of 40 feet (64 foot right-of-way).

Improvements listed below shall be constructed and operational prior to the DRAFT Conditions of Approval
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Certificate of Occupancy release for the 1 st dwelling unit within VTTM 63145.

These improvements consist of: (E)(TE)
153.1 Curb and gutter,
153.2 Sidewalk (width = five feet),
153.3 Roadway grading and paving, overlay and/or match-up, as directed by City Engineer,
153.4 Traffic control signs and devices as required by the City Engineer, 153.5 Pavement transition from the project boundaries to the satisfaction of the City Engineer,
153.6 Wheelchair ramp(s) at all walk returns,
153.7 Roadway drainage device(s),
153.8 Forty-foot minimum improvements are required,
153.9 Streetlights,
153.10 Dedicate an additional 12 feet of right-of-way and construct right-turn lane improvements at all future intersections, as required by the City Engineer,
153.11 Dedicate sufficient right-of-way for corner cut-off in accordance with City’s Engineering Design Standards,
153.12 Dedicate the right to restrict vehicular access along Parkview Drive and Westland Drive to the City,
153.13 Dedicate and construct a four-foot-wide minimum ADA by-pass at all proposed driveway approaches,
153.14 Provide a minimum four-foot sidewalk clearance around any object, and, 153.15 All roadways shall be constructed to the full width required by the Planned Development document (CDEV 23-0002) and the Ritter Ranch Specific Plan.

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154 Provisions for potential bus turnouts shall be provided on the far side (unless otherwise approved) of the intersection for the following locations. Actual dates of construction may be deferred until bus service is provided. Bus turnout areas should be constructed of Portland cement concrete, as possible. (TE) 154.1 Eastbound Elizabeth Lake Road at Ranch Center Drive. Provisions of this stop may be included in plans for Elizabeth Lake Road and/or upon approval of development plans for the land use at the southeast corner of the intersection.
154.2 Southbound Ranch Center Drive at Elizabeth Lake Road (nearside stop) and northbound Ranch Center Drive at Elizabeth Lake Road. Provision of these stops may be included upon approval of development plans for the land use at the southeast corner of the intersection.
154.3 Each direction at City Ranch Road/Ranch Center Drive. The stop west of the intersection may be accommodated within the right-of-way for City Ranch Road and/or through dedication of additional right-of-way from the open space area. The stop east of the intersection may be accommodated in the design of the landscaped area. The location north of the intersection may be incorporated into the design of the use on the northeast corner of the intersection. The location south of the intersection may be incorporated into the design of the use on the southwest corner of the intersection. 154.4 The turnouts should be 12 feet wide, 50 feet long, and include a 60-foot transition into the stop and a 40-foot transition out of the stop. 155 The applicant shall coordinate with the Antelope Valley Transit Authority (AVTA) to ensure that right-of-way and street construction includes the provision of a bus turnout and/or bus stop amenities along Ritter Ranch Road (Avenue S) unless AVTA deems a turnout or other improvements are not necessary. Design shall be subject to the approval of AVTA and the City Engineer. (TE) 156 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 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 DRAFT Conditions of Approval
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costs associated with the formation of an alternative maintenance entity shall be paid by the Developer. (E)
157 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)
158 VTTM 51508-03 shall be recorded prior to or concurrently with recordation of VTTM 63145. (E)
159 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)
160 The applicant shall petition the City to form a Drainage Benefit Assessment District for the maintenance of drainage 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 Applicant shall propose an alternative maintenance entity and shall be responsible for the maintenance of the drainage 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 Applicant. (E)
161 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 by 11-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 Geographic Information Systems (GIS) to the City Engineer. The final map shall be projected in NAD 83 State Plane Zone (5 in feet). (E)
162 Access rights shall be granted to the City for the purpose of allowing access over private drives within the development for all City vehicles, including police, fire, and DRAFT Conditions of Approval
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other emergency vehicles. The document(s) recording this access shall be prepared by the applicant for review and approval by the City Engineer. (E) 163 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)
164 A Homeowner’s Association shall be created for the project and shall be responsible for the maintenance of all common use areas, private streets, private drainage facilities and shared parking areas. The documents creating this entity shall be provided to the Planning Manager, City Engineer, and City Attorney for review and approval. The applicant shall be responsible for all costs associated with this review. (P)(E)
165 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 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 conditions, related to the phasing. (E) 166 *Each deed or other conveyance of Real Property shall include the following statement: “Ritter Ranch is traversed by major slays (branches) of the San Andreas Fault Zone, a very youthful geologic feature. Due to the proximity of the Ritter Ranch site to the San Andreas Fault, there is a high risk of experiencing strong ground shaking and possible surface fault rupture.” Additionally, where applicable, each disclosure statement within the deed shall contain language which denotes the possibility of building restrictions on residential additions for human occupancy on those parcels which are located in Fault Hazard Restricted Use Zones. (Mitigation Measure No. 9) (E)
167 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)
168 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) DRAFT Conditions of Approval
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168.1 Water District
168.2 Southern California Edison
168.3 Southern California Gas Company
168.4 Cable TV
168.5 Los Angeles County Sanitation District
168.6 School District
168.7 Telephone Company
169 *All project homeowners and tenants shall be advised of potential health risks associated with power transmission lines prior to close of escrow/execution of rental lease. The content and form of said notification shall be indicated in the applicable escrow, deed and/or lease documents in a format acceptable to the City Attorney. (Monitoring Program No. 71) (P)
170 *In the event that the Applicant of the Ritter Ranch Specific Plan constructs offsite sewer lines within the San Andreas Fault zone, the applicant shall cause the preparation of an emergency spill response plan. The plan shall include provisions for spilled sewage retention, spill response measures, clean-up and disinfection measures, and training and funding for implementation of the spill plan. The plan shall be reviewed by the Lahontan Regional Water Quality Control Board and Sanitation District No. 20 and reviewed and approved by the Director of Public Works and the Planning Manager. (Monitoring Program No. 109a) (P) 171 Prior to filing any final map, the Planning Manager shall determine that adequate mitigation of school impacts has been provided, pursuant to the Ritter Ranch EIR, or any subsequent agreements with the affected school districts. (P)

THE FOLLOWING CONDITIONS SHALL BE COMPLETED PRIOR TO OR IN

CONJUNCTION WITH ISSUANCE OF BUILDING PERMITS (FOR ANY PHASE OF THE DEVELOPMENT):
172 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:

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Antelope Valley Air Quality Management District
Antelope Valley Union High School District
Los Angeles County Consolidated Fire District
Los Angeles County Department of Health Services
Los Angeles County Sanitation District
Los Angeles County Waterworks
Palmdale School District
Westside Union School District
Regional Water Resources Control Board
The duty of inquiry as to such requirements shall be upon the applicant. Receipt and proof of payment shall be provided to the Building and Safety Division prior to issuance of any building permits. (P)(E)(F)(B&S)
173 All agency approvals for permit issuance shall be on file with the Building and Safety Division. (B&S)(F)
174 The applicant shall comply with all applicable development regulations and requirements prior to issuance of any building permits on the subject property. (P)(E)(B&S)
175 The applicant shall submit detailed plans for all building construction and obtain plan approval from all agencies/departments as required. (B&S)(F)(P)(E) 176 The project shall comply with all requirements of PMC Chapter 13.05 (Sewer Collection Service Charges). (E)
177 Water mains shall be designed to meet or exceed the total flow requirements determined from 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 Department. (E) 178 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 been 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)
178.1 An Agreement and Faithful Performance bond in the amount approved by the City Engineer to be sufficient to guarantee installation of the improvements; or
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178.2 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.
179 Street lighting plans shall be reviewed and approved separate of the approval of 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 (SCE) for reference. Electrical plans shall be prepared by a Registered California Electrical Engineer. (E)
180 The applicant shall petition the City to form a Streetlight Benefit Assessment District for the ownership and maintenance of streetlights and appurtenant facilities. Such annexation 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 annexation to the Streetlight Benefit Assessment District, the applicant 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 -annexation of an alternative maintenance entity shall be paid by the applicant. (E) 181 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)
182 All sanitary sewer mains to be dedicated to the City area required to submit as- built plans, and have TV video inspection prior to final acceptance for maintenance. (E)
183 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 from the field or supervising grading engineer, the soils engineer, the geologist, and the grading contractor. (E)(B&S)
184 The applicant shall obtain addresses established by the City Engineer and pay applicable processing fees for all lots of residential subdivisions. Commercial DRAFT Conditions of Approval
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subdivisions are addressed by the Building and Safety Division upon application for a building permit. (E)(B&S)
185 *Prior to issuance of building permits, the project applicant shall prepare an emergency spill response plan, which includes the following measures for review and approval by the City and County Sanitation District No. 20: (Mitigation Measure No. 20a) (E)
185.1 Measure detect early warning of a sewage trunk leak; 185.2 The installation of manual or automatic isolation valves; 185.3 Provisions for spilled sewage retention;
185.4 Spill response measures;
185.5 Clean-up and disinfection measures; and
185.6 Training and funding for implementation of the spill plan. 186 In accordance with the PMC Section 15.01.020 (Public Art in Private and Municipal Development Project Contribution Requirements) for projects with a building permit valuation of $500,000 or more, the applicant shall devote an amount not less than one-half percent for the acquisition and installation of public art on the development site. This amount shall be the program allocation with a cap of $250,000 allocated for single construction projects. This contribution requirement shall apply to mixed-use and residential projects that create five or more units. All nonprofit and affordable housing developments and structures shall be exempt from this requirement. In lieu of public art on the development site, the applicant may place a public art in-lieu contribution in an amount equal to the program allocation prior to the issuance of a building permit for the project on the development site. (PA)
187 The public art that may be used to satisfy the requirements shall comply with applicable standards contained in PMC Section 15.01.040 (Public Art in Private and Municipal Development Project Compliance Standards). (PA) 188 The applicant has the option of proposing public art incorporating on-site artwork into the development or may elect to deposit the full amount in the public art fund as required under PMC Section 15.01.020 (Public Art in Private and Municipal Development Project Contribution Requirements). In any event, ten percent of the amount required under PMC Section 15.01.20 (Public Art in Private and Municipal DRAFT Conditions of Approval
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Development Project Contribution Requirements) shall be deposited into the public art fund. (PA)
189 In conjunction with an application for a building permit, the applicant shall submit to the City a concept public art project plan for on-site artwork and follow the specifications of PMC Section 15.01.080 (Application and Approval Procedures for Public Art). The City’s Public Art Guidelines for Developers will be furnished upon request. (PA)
Impact Fees
190 The applicant shall comply with the provisions of PMC Chapter 3.45 (Public Facility Development Impact Fee Requirements). The applicant shall pay the applicable public facility impact fees to the Building and Safety Division in the amount that is in effect at the time such fees are to be collected. (B&S) 191 This subdivision is located within the Anaverde Natural Drainage Area/Basin as defined by the City’s Master Drainage Plan and approved by Resolution No. 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. (E)(B&S)

THE FOLLOWING CONDITIONS SHALL BE MET WHILE CONSTRUCTION ACTIVITIES ARE ON-GOING:
192 Adequate sanitary disposal facilities shall be required on-site during all phases of construction. (E)(B&S)
193 Once soil has been watered to near optimum moisture content in the areas disturbed by ripping soil shall be recompacted to 90 percent relative compaction to the satisfaction of the City Engineer. (P)(E)
194 *From the beginning of the first ground disturbing activity until one 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. Said erosion and dust control plans shall be in conformance with Mitigation Measure 8 of the Ritter Ranch EIR. Said erosion and dust control plans shall be in conformance with Mitigation Measure 8 of the Ritter Ranch EIR. (E)(B&S)
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195 *During project construction, the Applicant shall be required to provide appropriate screening (as with temporary fencing with opaque material), dust control, restricted construction hours, and a traffic control plan. (Mitigation Measure No. 56) (P)(E) 196 Grading shall be done in accordance with a grading plan prepared by the applicant’s Registered Civil Engineer. All grading work shall be performed in one continuous operation or in phases as approved by the Planning Manager and the City Engineer. (P)(E)
197 The City Engineer shall be notified a minimum of 60 days prior to anticipated opening of any street to public travel. (TE)(E)
198 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 shall be prohibited. (P)
199 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)
200 City and State guidelines and requirements for traffic control shall be complied with during construction and prior to final project acceptance. (TE) 201 *Monitoring during grading activities shall be accomplished by an archaeologist approved by the Planning Manager. Said archaeologist shall be present at any pre-grading conference and shall have the power to enforce required mitigation measures related to cultural resources. Mass grading activity shall be periodically monitored, particularly during initial site clearing, to ensure that any buried archaeological deposits, which may exist on the property, are detected. This monitoring shall be maintained until undisturbed bedrock is exposed. The monitoring archaeologist shall be prepared to document and recover any material, which appears as quickly as is consistent with standard archaeological practice. If determined necessary, the archaeologist may halt grading to ensure adequate salvaging and/or protection of cultural resources (upon which the Planning Manager and Applicant shall be notified). (P)
202 *The applicant shall annually evaluate all design guidelines, development standards and mitigation measures for Ritter Ranch Specific Plan, submitting a Monitoring report to the Planning Manager the first quarter of each year through build out of the project. In addition, the applicant shall submit aerial photos of the DRAFT Conditions of Approval
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project site taken on a monthly basis when grading is occurring. Monitoring and verification of compliance with adopted applicable Ritter Ranch Specific Plan development standards shall also be performed prior to subsequent approvals, to determine if the proposed measures are achieving their intended purpose. To the extent allowed by law, future discretionary approvals may include additional conditions of approval, based upon City review of the Annual Monitoring report.

Nothing in this mitigation measure shall be construed to permit environmental review beyond the extent permitted by State Law. (Monitoring Program No. 66) (P) 203 *To mitigate potential dust generation impacts, the project will comply with State, County and City dust control regulations. These regulations are intended to provide sufficient protection so as to prevent the soil from being eroded by wind, creating dust, or blowing onto a public road or roads or other public or private property. (Mitigation Measure No. 21) (B&S)(P)
204 *In addition to watering prior to and during grading (as discussed in SCAQMD Rule 403), the application of water and chemical dust retardants that solidify loose soils shall be implemented for construction vehicle access, as directed by the City Engineer. (Mitigation Measure No. 22)(P)(E)
205 *Grading activity shall be suspended when local winds exceed 30 miles per hour.

To validate wind velocities and/or rainfall amounts, the installation of a minimum of two remote weather stations will be required at locations determined by the City Engineer. (Mitigation Measure No. 23)(P)(E)
206 *Heavy construction equipment shall use low sulfur fuel (0.05 percent by weight) and shall be properly tuned and maintained to reduce emissions. (Mitigation Measure No. 24)(P)(E)
207 *Construction activities shall be phased and scheduled to avoid high ozone days, to the extent feasible. (Mitigation Measure No. 25)(P)(E) 208 *Construction shall be discontinued during second stage smog alerts. (Mitigation Measure No. 26)(AVAQMD)(P)
209 *The applicant shall as required by the Planning Division and the City of Palmdale's Air Quality Element, implement applicable Tier I Control Measures contained in the Final 1989 AQMP, as may be subsequently amended. Additionally, the Best Available Control Technology Guidelines published by SCAQMD, shall be used.

As project buildout occurs, subsequent phases/approvals will be held to Tier II and Tier III measures which are implemented is mandatory AQMD Rules and DRAFT Conditions of Approval
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Regulations applicable to the project phase. General measures which shall be applied for the development include: (Mitigation Measure No. 27)(AVAQMD) 209.1 Encourage the use of alternative transportation modes by promoting public transit usage and providing secure bicycle facilities. The applicant will implement the trails system indicated in the Specific Plan including pedestrian, bicycle and equestrian facilities. The applicant shall distribute educational material at the time of occupancy to all businesses and homeowners regarding the availability of public transit, ridesharing and other alternative transit methods and the location of bicycle routes in the project vicinity. In addition, the educational material, as reviewed and approved by the City of Palmdale Planning Division shall describe the available methods for reducing energy consumption.
209.2 Provide mass transit accommodations such as bus turnout lanes and bus shelters if determined necessary by the City Traffic Engineer. As final plans are developed, these features should be considered.
209.3 The applicant shall contribute a pro-rata share toward acquisition and construction of: Park & Ride facility in the Avenue S/SR-14 vicinity. This shall include design and construction of one space per ten dwelling units (up to 400 total spaces). This mitigation measure shall be satisfied prior to occupancy of any 50 percent of the total dwelling units approved for the project as a whole.
209.4 Encourage the placement of dwelling units to take full advantage of solar energy for natural heating and cooling as recommended in Section 7.5.1.6 of the Specific Plan in order to reduce the use of electricity and natural gas within the project area.
209.5 The applicant shall utilize Best Available Control Technology to control volatile organic compounds and Toxic Air Contaminants as required by SCAQMD Rules and Regulations. The Best Available Control Technology Guidelines, published by SCAQMD, shall be used to assess compliance with this mitigation measure.
210 *Prior to subsequent approvals, energy conservation practices, as required by the Subdivision Map Act, Building Energy Efficiency Standards (California Energy Commission), and state and local laws, shall be incorporated into the design of the project to have the secondary effect of limiting stationary source pollutants both on and offsite. (Mitigation Measure No. 28)(B&S)(E)
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211 *Projects that exceed SCAQMD threshold levels shall contribute to the Traffic mitigation programs imposed on the development in effect at such time building permits are issued for the project, and each part thereof. (Mitigation Measure No. 30)(AVAQMD)(TE)
212 All existing utilities interfering with new construction shall be relocated at the developer’s expense. (E)
213 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 disposition, mitigation, and/or salvage. The applicant shall be liable for costs associated with the professional investigation. (P)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF THE CERTIFICATE OF OCCUPANCY FOR EACH DWELLING UNIT:
214 *The applicant shall comply with the provisions of PMC Chapter 3.40 (Traffic Impact Fee Requirements). The applicant shall not be entitled to any such credits for costs reimbursed through the ELR Escrow, Improvement Fund, the Gap Road Escrow, and/or bond proceeds from the new CFD. Also, the applicant can only receive traffic impact fee credits in the amount not to exceed what the applicant pays towards this fee. The applicant shall pay the applicable traffic impact fees to the Building and Safety Division in the amount that is in effect at the time the vesting tentative map application was deemed complete ($1,877.00 per dwelling unit) plus any increases to that amount that are subsequently approved to reflect changes in the Consumer Price Index (CPI), All Urban Consumers, for the Los Angeles-Riverside-Orange County Area, as determined by the United States Department of Labor, Bureau of Labor Statistics, or its successor, as set forth in Palmdale City Council Resolution No. CC 2021-057. These traffic impact fees provide the project's required pro rata contribution towards offsite roadway improvements needed to service the development. Funds generated from the traffic impact fees shall be applied toward offsite improvements Elizabeth Lake Road, Palmdale Boulevard, Avenue S, and 10 th Street West/Tierra Subida Road, as approved by the City Public Works Department. (Mitigation Measure No. 75)(TE)
215 All public improvements within, and necessary to support, a block or construction phase of any final map, must be completed within 60 days from issuance of the first Certificate of Occupancy within the block or construction phase, to the DRAFT Conditions of Approval
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satisfaction of the City Engineer. In no case shall the total occupancy for a final map exceed 90 percent until all public improvements within the final map have been completed to the satisfaction of the City Engineer. (E) 216 Street name signs shall be purchased and installed in accordance with City of Palmdale standards. The number and location of signs shall be as directed by the City Engineer. (TE)(E)

THE FOLLOWING CONDITION(S) SHALL BE MET AS AN ON-GOING ELEMENT OF THE PROJECT:
217 The installation of speed humps/bumps shall be prohibited as specified within Palmdale Municipal Code Section 10.04.100. If any of these devices are installed while this ordinance is in effect the owner shall be required to remove these devices at their own expense. (TE)
218 All owners All owners, future owners, heirs, or assigns of the property shall be required to maintain all private drainage facilities in good working condition, as determined by the City Engineer, and shall be responsible for any damages associated with the private drainage facilities and for any costs incurred by the City for emergency maintenance, repairs, and any other efforts to keep the private drainage facilities in good working condition and/or to insure the health, safety, and welfare of the general public. The developer shall record a covenant upon the property regarding said maintenance. (E)
219 The applicant shall fully cooperate with any adjacent property development to provide improved site access in the future including, but not limited to, the closure, removal, sharing, or relocation of project parking, landscaping, driveways, and drive-aisles. (TE)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO ISSUANCE OF THE FINAL CERTIFICATE OF OCCUPANCY FOR ANY PHASE:
220 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)
221 The applicant shall provide walls along the perimeter of the tract in conformance with these conditions of approval and the wall sections shown on the Vesting Tentative Tract Map and final grading wall plans. (P)(E) DRAFT Conditions of Approval
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222 The project shall be constructed in accordance with all the approved plans, including but not limited to site plans, grading plans, wall plans, landscape/irrigation plans, lighting plans, and elevations. (Mitigation Measure No. 57)(P)(E)
223 Slope erosion control and street trees shall be installed to the satisfaction of the City Engineer. (E)
224 All public improvements must be completed and accepted by the City. (E) 225 At completion of final grading, the applicant shall submit appropriate statements (Certifications) to the City Engineer prior to release of final grading. The City requires that these be submitted by the field or supervising grading engineer, and/or the landscape architect. (E)
Key to Departmental Conditions:
(AVAQMD) Antelope Valley Air Quality Management District (661-723-8070) (B&S) Building and Safety Division (661-267-5353)
(E) Engineering Division (661-267-5272)
(F) Los Angeles County Fire Department (661-949-6319)
(Pk) Parks and Recreation Department (661-267-5611)
(P) Planning Division (661-267-5200)
(PA) Public Art (661-267-5686)
(PS) Public Safety Division (661-267-5170)
(SCE) Southern California Edison (661-726-5617)
(TE) Traffic Engineering (661-267-5300)

EXHIBIT I

CONDITIONS OF APPROVAL FOR
VESTING TENTATIVE TRACT MAP 63145
RITTER RANCH SPECIFIC PLAN PHASE 1B
APPROVAL DATE: JANUARY 16, 2025
EFFECTIVE DATE: JANUARY 28, 2025
EXPIRATION DATE: TBD (UPON COUNCIL REVIEW)
These Conditions of Approval apply to Vesting Tentative Tract Map (VTTM) 63145 to facilitate the development and subdivision of approximately 25 acres into single family residential lots for the construction of 135 units located in Phase 1B of the Ritter Ranch Specific Plan (APN: 3206-020-017). 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 These Conditions of Approval apply to Vesting Tentative Tract Map (TTM) 63145 and shall supersede the previous Conditions of Approval approved through Resolution PC-2016-031. (P)(E)
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-2024-029. (P)
3 Should this project not be inaugurated during the initial approval period, an extension of time not to exceed an additional two years and as allowed by the Subdivision Map Act and Palmdale Municipal Code (PMC) for VTTM 63145 may be granted by the Review Authority. Applications for time extensions must be filed a minimum of 90 days prior to the expiration date. Requests for time extensions must be accompanied by a formal application, all required exhibits and plans, and required application fees. (P) (E)
4 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. An extension of time may be granted by the Review Authority upon submittal of a formal application, required exhibits, and appropriate fees in accordance with the PMC. In granting any such time extension, the City may impose new conditions DRAFT Conditions of Approval
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Where reference is made to the Ritter Ranch Environmental Impact Report (EIR), this shall mean the Final EIR for the Ritter Ranch Specific Plan (90-4, SCH No. 90010124), certified by the Palmdale City Council on February 27, 1992, by adoption of Resolution No. 92-22. Where reference is made to the City Ranch Specific Plan (now Anaverde Nuevo), this shall mean Specific Plan 89-03, approved by the Palmdale City Council on April 9, 1992 by adoption of Ordinance No. 971. (P)
6 When exhibits and written Conditions of Approval are inconsistent, the written conditions shall prevail. Where the language of any condition of this approval conflicts with any mitigation measure in the Final EIR, the language contained in the EIR shall prevail. In addition, all mitigation measures required by the Ritter Ranch Specific Plan EIR shall be complied with regardless of whether the mitigation measure is or is not also listed as a Condition of Approval within Resolution No. PC-2024-029. (P)(E)
7 This Vesting Tentative Tract 63145 is granted for all boundary lines, easements, rights-of-way, and construction of off-site improvements as shown on the received November 11, 2024, 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)
8 Immediately upon approval of this project by the Review Authority, the applicant shall submit to the City a cashier’s check or check, payable to the Los Angeles County Clerk in the amount of $75 for the environmental filing fee in compliance with the California Environmental Quality Act (CEQA) Guidelines. Furthermore, if the California Department of Fish and Wildlife (CDFW) determines that this project is not exempt from a filing fee imposed pursuant to Fish and Wildlife Code Section 711.4 because the project has more than a de Minimis impact on fish and wildlife, then the applicant shall also pay to CDFW any fee and any fine which the Department determines to be owed. (P)
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requirements as set forth in the PMC Chapter 8.36 (Regulation of Property Maintenance). (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 Except as otherwise specified in this approval, Vesting Tentative Tract Map 63145 shall be subject to the applicable provisions of Vesting Tentative Tract Map 51508- 03, Planned Development 23-0002 and related Supplemental Narrative, Ritter Ranch Specific Plan Amendment 95-1, Ritter Ranch Specific Plan, Ritter Ranch EIR and Addendum to Ritter Ranch EIR. (P)
16 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 Vesting Tentative Tract Map approval is subject to the applicant’s acceptance of the City requirements for the acquisition of said public easements, at the sole cost and expense of the applicant. The City Engineer shall have the authority to withhold approval of any affected improvement plans for failure to satisfy this Condition. (E) 17 The applicant shall participate in such on-site and off-site water service improvements or wells as may be required by the serving water purveyor. (E) 18 Coordination with utility companies by the applicant’s engineer during design shall be required to ensure that required public improvements are not in conflict with existing or proposed utilities. (E)
19 Transmission or distribution lines less than 50kV and all other utility lines, existing and proposed, shall be installed underground in accordance with the PMC Chapter

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applicant from the effect (including, without limitation, payment of fees) of any Congestion Management Plan adopted by City or imposed on it by any other agency or from the effect of any ordinances adopted pursuant to or as the result of any such Congestion Management Plan, including but not limited to any provisions or requirements with respect to public transportation. To the extent that the City is permitted to exempt previously approved projects from its Congestion Management Plan, City shall exempt applicant’s project. To the extent that the City is permitted to grant offsets or credits for road improvements, the park and ride facility, and/or other transportation-oriented facilities and programs being constructed or contributed to by the applicant, City shall grant applicant such offsets or credits. As used herein, an action will not be deemed to be permitted by law if City will suffer any loss of gas tax revenues or other penalty solely as the result of granting such exemption, offset, or credit. (Monitoring Program No. 77). (TE)
22 Left-turn ingress and/or egress at all access locations shall be subject to approval of the City Engineer and may be restricted in the future due to traffic operational or safety concerns. Alternatives to such restrictions may be considered. (TE) 23 All roadways shall be constructed to the full width required by the associated Planned Development document (CDEV 23-0002) and Ritter Ranch the Specific Plan. (TE)
24 Traffic signals and fiber optic signal interconnect systems shall be included as part of the street improvement plans for the project. (TE)
25 All facilities and improvements to be constructed with this tentative map shall be in accordance with the associated Planned Development document (CDEV 23-0002) and the approved Ritter Ranch Specific Plan and any amendments to these documents approved to date. (E)
26 *Pedestrian and other non-motorized circulation and facilities shall be provided as set forth in the associated Planned Development document (CDEV 23-0002) and the Ritter Ranch Specific Plan. Design shall be subject to the approval of the City Engineer. (Mitigation Measure No. 43) (TE)
27 *The applicant shall comply with the provisions of Chapter 3.40 (Traffic Impact Fee Requirements) of the PMC. The applicant shall pay the applicable traffic impact fees to the Building and Safety Division in the amount that is in effect at the time the vesting tentative map application was deemed complete (Mitigation Measure No. 77). (TE)
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28 The applicant shall design and construct a traffic signal at the Avenue S/Westland Drive intersection, per the approval of the City Engineer prior to the completion of Phase 1B of the Ritter Ranch Specific Plan. (TE)
29 The applicant shall pay their fair share cost for the design and construction of Bridge Road from Avenue S to Elizabeth Lake Road, per the approval of the City Engineer. (TE)
30 The applicant shall prepare and submit a corridor analysis specifying the improvements as identified by the recommendations of the traffic study prepared for this development to determine fair share cost of said improvements to the satisfaction of the City Engineer. (TE)
31 The applicant shall pay their fair share of the improvements specified within the approved corridor analysis to contribute toward build-out of the following improvements subject to the timing outlined below: (TE)

31.1 Fair share payment for the design and construction of Bridge Road from Avenue S to Elizabeth Lake Road shall be remitted to the City prior to the issuance of Certificate of Occupancy for the 1,000th.

31.2 Fair share payment for two new traffic signals at the Bridge Road/City Ranch Road intersection and the Bridge Road/Avenue S intersection shall be remitted to the City prior to the issuance of Certificate of Occupancy for the 627th dwelling unit.

31.3 Fair share payment for the dedication and construction of improvements along Elizabeth Lake Road between Godde Hill Road and Bridge Road shall be remitted to the City prior to the issuance of Certificate of Occupancy for the 1,180th dwelling unit.
32 In addition to the standard Palmdale Traffic Impact Fees, the applicant shall pay their fair share (as determined by the corridor analysis) for the traffic intersection improvements identified in the approved Traffic Study for the Ritter Ranch Specific Plan that was completed by DKS in 2022 at the following three intersections impacted by the project: (TE)

32.1 Construction of a second northbound and southbound left turn lane at the intersection of Elizabeth Lake Road/Palmdale Boulevard and 10 th Street West/Tierra Subida Avenue.

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32.2 Construct a second northbound left turn lane on the Avenue S/State Route 14 off ramp and a second westbound receiving lane under State Route 14 and through the southbound ramp intersection.

32.3 Construct an eastbound right turn lane and second westbound through lane at the Avenue S/State Route 14 southbound ramp.
33 If any “T” intersection does not have driveways that are Americans with Disabilities (ADA) compliant opposite the approach of the third leg of the intersection, then ADA compliant ramps shall be installed. (TE)
34 *All road improvements shall be designed in accordance with City of Palmdale and Ritter Ranch Specific Plan roadway design standards as approved by the City Engineer. (Mitigation Measure No. 72) (P)(TE)
35 The applicant shall be required to complete a new Traffic Impact Analysis to the satisfaction of the City Engineer prior to entitlement of any portion of the Ritter Ranch Specific Plan outside of Phases 1A and 1B. (TE)
36 The Specific Plan identifies various meandering facilities on the street sections.

Such features shall be incorporated into the roadway designs, as approved by the City Engineer and the Planning Manager. (P)(E)
37 Lots created by VTTM 63145 shall be consistent with the requirements of Section

3.0, Development Standards of the associated Planned Development document (CDEV 23-0002). (P)(E)
38 Per the Ritter Ranch Specific Plan, the applicant shall dedicate a one-acre site for a radio repeater station and an access easement to the satisfaction of the City Engineer. (P)(E)
39 The applicant shall dedicate rights-of-way and construct full street improvements for those portions of Avenue S, identified as Ritter Ranch Road in the Ritter Ranch Specific Plan, located within the area covered by the Specific Plan. Construction of Avenue S shall be completed no later than such time as Level of Service D will be reached at any one of the following key intersections on Elizabeth Lake Road:

Bridge Road, 25th Street West, or 20th Street West. (E) 40 The applicant shall install all drainage improvements within the subdivision not installed by CFD 93-1, as applicable. (E)
41 Pedestrian access easements shall be shown on the Vesting Tentative Tract Map. (P)
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42 Parcels with less than 150 feet of frontage shall provide joint access subject to the approval of the City Engineer. (TE)
43 Intersection sight distance and stopping sight distance shall be shown to meet the required standards both horizontally and vertically at all vehicular ingress/egress locations including consideration for walls, landscaping, grading, vegetation, and any other items that would block the required sight for safe travel. (TE) 44 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)

44.1 Water District

44.2 Southern California Edison

44.3 Southern California Gas Company

44.4 AT&T

44.5 Cable TV
45 Portions of the proposed project are in a Special Flood Hazard Area A as defined by the Federal Emergency Management Agency on its Flood Insurance Rate Map.

Information is shown on Community Panel Number 6037C0654F, dated September 26, 2008. Proper certification, as defined in the City’s Floodplain Management Ordinance, shall be provided to the City Engineer stating that the structures will be free from the FEMA 100-Year Flood and the Los Angeles County 50-Year Capital Storm prior to certification of occupancy. Applicant shall also initiate a Letter of Map Revision for the development using the criteria established by FEMA and the City Engineer. (E)
46 All conditions of approval for Vesting Tentative Tract Map 51508-03 shall be considered by reference, Conditions of Approval for Vesting Tentative Tract Map 63145. (P)(E)(TE)
47 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 City Engineer. Upon acceptance of improvements by the City, the City shall operate the facilities. (E)
48 The applicant shall use best efforts in cooperating with any adjacent property development in order to provide improved site access in the future. (TE) DRAFT Conditions of Approval
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49 Traffic signals and fiber optic interconnect systems shall be submitted separate of the street improvement plans for the project. (TE)(E)
50 The applicant shall provide public transit shelters and/or benches at locations to be determined upon provision of public transit service to the area. (TE) 51 *Trails within the natural open space areas shall prohibit the recreational use of four-wheel and three-wheel vehicles, motorized dirt bikes, and motor cross bicycles. Special gates and barriers shall be installed and maintained at trail access points to ensure that recreational vehicle access is prohibited. (Mitigation Measure No. 43) (TE)(E)
52 *The applicant shall post signs along trail systems which designated trail boundaries for recreational uses, in order to minimize incidental disruption to open space, vegetation, and wildlife. (Mitigation Measure No. 44) (TE)(E) 53 A Site Plan depicting Neighborhood Recreation Areas #4 and #5 shall be submitted for review and approval by the Review Authority through submittal of a formal application, required exhibits, and appropriate fees in accordance with the PMC and Ritter Ranch Specific Plan. Said Site Plan shall be submitted concurrently with the submittal of the first Subdivision Development Application within the appropriate phase of VTTM 63145. (P)
54 All Conditions of Approval for Vesting Tentative Tract Map 51508-03, shall be considered, by reference, Conditions of Approval for all subsequent development approvals on this site, including, but not limited to, “B” Map subdivisions and site plan reviews. Comments and conditions regarding the “A” Map shall not be considered in any manner to limit potential comments and/or conditions which may be related to specific tract maps, site plan reviews, or other proposals in the future. (P)(TE)(E)
55 Prior to issuance of a Certificate of Occupancy for the 251st dwelling unit within the Ritter Ranch Specific Plan, the applicant shall provide two new vehicles to the Los Angeles County Fire Department. (P)(F)
56 The applicant shall commence construction of Community Park 5T concurrent with the issuance of a building permit for the 1,000th residential unit in Planning Area 5. (P)(Pk)
57 Lots that have any portion of the building within the five-foot side setback shall have drainage piped to the front of the lot. No swales to convey drainage shall be allowed within a setback that is less than five feet at any point. (P) DRAFT Conditions of Approval
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58 The applicant shall construct such bikeways and equestrian and hiking trails as shall be called for in the Ritter Ranch Specific Plan and associated Planned Development document prior to or in conjunction with the development of the Planning Area in which they are to be located and/or prior to dedication with respect to open space areas. The applicant shall provide plans consistent with the approved Preliminary Trails Plan and typical cross sections, dated May 18, 1993, for review and approval to the Planning Division. Said recreational/circulation improvements shall be in conformance with those indicated on the exhibits shown in the Ritter Ranch Specific Plan and associated Planned Development document in accordance with the following: (P)(E)

58.1 Applicant shall construct on the open space areas all hiking, bicycle, and equestrian trails and assembly areas (trail heads), together with parking supporting such facilities and abutting streets, including curbs, gutter, walkways, bikeways, street lighting, and together with civil improvements, as may be required by the Ritter Ranch Specific Plan, associated Planned Development document and the City Engineer, such construction shall be in accordance with plans and specifications submitted to and approved by City. All such improvements shall be completed, or security satisfactory to the City posted to assure such completion, prior to dedication. 59 The applicant shall construct such bikeways and equestrian and hiking trails as shall be called for in the Ritter Ranch Specific Plan and associated Planned Development document prior to or in conjunction with the development of the Planning Area in which they are to be located in accordance with the Ritter Ranch Specific Plan and associated Planned Development document or as otherwise provided herein, such construction shall include lighting along pedestrian trails located within urban areas to provide adequate public safety as determined to be appropriate by the City Engineer, as required by the EIR. 60 *Flood control improvements shall utilize natural channels and/or be composed of natural materials with interspersed vegetation to maintain existing aesthetic qualities, where feasible, without jeopardizing the adequacy of flood control. (Mitigation Measure No. 62) (P)(E)
61 Adequate emergency access and circulation throughout and around the project shall be provided to the satisfaction of the Los Angeles County Sheriff’s Department and Los Angeles County Fire Department. Temporary emergency access shall be provided during project construction. (E)(F)

THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE STAMPING OF THE TENTATIVE MAP FOR CONDITION COMPLIANCE:

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62 The applicant shall submit a revised tentative map showing condition compliance along with required fee(s) for plan check review to the Planning Division. Lot sizes for individual lots shall be indicated and all lots shall meet or exceed the minimum lot size and required lot dimensions contained in in the Ritter Ranch Specific Plan and/or Planned Development (CDEV 23-0002). Portions of lots included within the Landscape Maintenance Assessment District/Community Facility Districts shall not be utilized in determining compliance with the minimum lot area standards. (P) 63 The location and method of operation of any vehicle restricting gates shall be subject to the approval of the Los Angeles County Fire Department and the City Engineer; a portion of the guest spaces shall be accessible without passing through a security entrance, and residents shall not be required to pay additional costs to receive devices to open a security gate. (TE)(F) 64 Right-of-way and street construction shall include the provision of a bus turnout for Avenue S, Anaverde Road, and Ritter Ranch Road. Design shall be subject to the approval of the City Engineer. (TE)
65 Appropriate right-of-way for right-turn lanes shall be provided at the following locations: northbound Westland Drive at M Street, northbound Westland Drive at J Street, and southbound Westland Drive at G Street at Parkview Drive. These turn lanes should be designed with 100 feet of storage followed by a 120-foot taper.

Design shall be subject to the approval of the City Engineer. (TE) 66 Consistent, compatible wall themes shall be required for tracts adjacent to and across from one another in compliance with the Ritter Ranch Specific Plan and CDEV 23-0002. (P)
67 Some variation in wall height and design shall be allowed at project entries for future builders. Any change to the approved wall plans shall be processed reviewed and approved by the Planning Manager. (P)
68 The applicant shall submit a noise study evaluating the impact from arterial streets on adjacent residential uses. The noise study shall comply with current City of Palmdale Guidelines for Noise Studies. (P)
69 The applicant shall complete full street improvements along Elizabeth Lake Road (ELR) from 25th Street West to the western limits of ELR phase I improvements, as outlined on approved street plans ST 05-72. Improvements shall consist of pavement widening, curb & gutter, landscaped median, sidewalk, street lights, bike lanes, and equestrian/multi-purpose trails as listed in the Ritter Ranch Specific Plan. The applicant shall enter into an agreement and Faithful Performance bond for the remaining roadway improvements. (TE)
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THE FOLLOWING CONDITIONS SHALL BE ADDRESSED WITH THE SUBMITTAL OF GRADING PLANS OR PRIOR TO ISSUANCE OF A GRADING PERMIT:

Subdivision Landscaping Requirements
70 A 10-foot landscape easement shall be shown along Ritter Ranch Road (Avenue S) and five-foot landscape easement along Westland Drive and Parkview Drive.

Said easement shall be in addition to any landscaping within the public right-of- way. Such easements shall be processed as a private easement for landscaping purposes reserved for the master Homeowners Association entity. (P)(E) 71 The landscape plans shall comply with all provisions of PMC Chapter 14.05 (Water Efficient Landscape and City Landscaping Standards). (E) 72 The applicant shall submit landscape and irrigation plans for all project landscaping improvements to the Engineering Division for review and approval, through the Accela Citizen Access Portal. The applicant is responsible to pay all plan review fees for the improvements reflected on the landscape plans prior to the plans being reviewed. All landscape permit and inspection fees shall be paid prior to the issuance of a landscape permit. These plans shall include, but not be limited to, the following items: (P)(E)(PS)

72.1 Trees in the parkways shall not exceed a spacing approved by the City Engineer for the species proposed.

72.2 Where trees are incorporated into the landscape design of common or open areas, all trees shall be a minimum one-inch caliper in a 15-gallon or larger container size. Fifty percent of the trees shall be a minimum two-inch caliper in a 24-inch box size or larger container. Twenty percent of the trees shall be a minimum two-and-a-half-inch caliper in a 36-inch box size or larger container. The trunk caliper shall be measured four and a half feet above the root crown. Any Washingtonia spp. or similar palm trees proposed shall have a minimum of 12 feet of brown trunk height.

72.3 All shrubs shall be a minimum five-gallon size. If one-gallon plants are proposed to be used as a ground cover (i.e., with drip irrigation), such planting shall be supplemented with additional five-gallon plant material to provide variation in texture and height.

72.4 All plant material shall be indicated on the landscape plans with symbols that are 75 percent of the diameter of the mature size of the plant. When determining mature plant size, the lower end of the size range shall be used (for example, if a plant is indicated to have a mature size of six to -ten feet, DRAFT Conditions of Approval
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a six-foot diameter shall be used when graphically indicating the plant material on the plan).

72.5 Differences in planting areas or landscaping ground cover materials shall be separated by approved landscape edging or concrete mow strips.

72.6 All slopes steeper than 3:1 shall be landscaped for erosion control per the Engineering Design Standards.

72.7 Backflow devices shall be screened with a solid Le Meur cover or equivalent and landscaping.

72.8 All plant material sizes and calipers shall conform to the American Standard for Nursery Stock, ANSI (Z60.1) 2014.

72.9 *The applicant shall follow the Thematic Landscape Standards for approved tree types, as outlined within the Planned Development 23-002, and be consistent with the Specific Plan in order to maintain a cohesive theme across the project site, and in order to reduce aesthetic impacts of structures to adjacent roadways and residential properties. (Mitigation Measure No. 59) (P)(E)

72.10 Tree areas shall be planted a minimum of five feet from walls, walkways, or buildings. To protect the hardscape and encourage deep root development, root barriers shall be installed during planting operations.

72.11 Landscaping located within the vehicle sight distance triangle shall be designed and maintained in a manner that does not block the view at driveways and adjacent intersections. Landscaping shall not exceed three feet in height within the sight distance triangle.

72.12 *Disturbed and landscaped areas shall be replanted with native vegetation with the existing native vegetation appropriate to the site, which will blend in with existing species. (Mitigation Measure No. 63)

72.13 *Slopes at the edge of the development shall be revegetated with low combustible plant material as approved by the City Engineer. (Mitigation Measure No. 45)
73 Slope erosion control and street trees shall be installed to the satisfaction of the City Engineer. (E)
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74 The developer or builder shall provide full front yard and street side yard landscaping as approved by the City Engineer. (P)(E)
75 *If western Joshua trees ( Yucca Brevifolia) are present on the site and impacted by the proposed project, the applicant shall comply with all Joshua Tree requirements as required by CDFW. (P)
76 *To the extent feasible, removal of existing native trees and vegetation shall be minimized during project construction and grading, particularly within existing natural channels (this can be accomplished by staking sensitive habitat at the limits of grading to avoid incidental disruption). The project grading plan shall clearly indicate permit limits and areas to remain. (Mitigation Measure No. 65) (P) Project Grading/Wall/Fences Requirements
77 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 the Planning Manager. Such grading activity shall be reflected in the subdivision improvement agreement of the phase which request such grading. (E)
78 The right to restrict access shall be dedicated along all lots abutting the following streets: Parkview Drive, Westland Drive, and Ritter Ranch Road. (TE) 79 The applicant shall submit a current Title Report for the subject property, dated within six months of the date for civil plan submittal. This submittal shall include a declaration of all easements of record and copies of all easements/declaration instruments referenced within the report. (E)
80 Grading 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 and shall be in compliance with the Ritter Ranch Specific Plan and associated Planned Development document (CDEV 23-0002). 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)

80.1 Northerly Boundary – The applicant shall provide a maximum seven-foot- high masonry wall with stucco finish along Lots 244 & 136-137 and a DRAFT Conditions of Approval
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maximum seven-foot-high masonry wall with stucco finish along with pedestrian connectors for Lots 6 & 7, 36 & 37, 40 & 41, and 53 & 54.

80.2 Southerly Boundary – The applicant shall provide a maximum seven-foot- high masonry wall with stucco finish as per the noise study for Lots 115- 129 and Lot 246 and a maximum seven-foot-high masonry wall with stucco finish and pedestrian connectors per the noise study prepared for the development for Lots 169 & 170 and 181 & 182.

80.3 Easterly Boundary – The applicant shall provide a maximum seven-foot high masonry wall with stucco finish.

80.4 Westerly Boundary – The applicant shall provide a maximum seven-foot high masonry wall with a stucco finish or maximum seven-foot high pilaster/tubular steel view fence along Lots 1-6 and Lots 129-135.

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

80.6 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 Planning Manager.

80.7 Proposed retaining walls or engineered free standing walls shall be submitted to Building and Safety Division for review and approval. Said wall types shall require a building permit prior to construction. 81 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 two and one-half 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) 82 The exterior face and footings of all project perimeter walls shall be located no more than two inches from the property line on the subject property except where appropriate off-site easements have been obtained. (P)(E) 83 Double boundary walls between developments are prohibited except as approved by the Planning Manager and City Engineer. (P)(E)
84 *The project shall follow the grading plans approved by the City and avoid disturbance of adjacent areas where possible. (Mitigation Measure No. 64) (E) DRAFT Conditions of Approval
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85 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) 86 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 Planning Manager, City Engineer, or the Review Authority. (P)(E)
87 All manufactured slopes on or adjacent to project boundaries shall meet the setback requirements 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 off-site slope not meeting these requirements. In addition, all slopes are required to meet City Standards with respect to erosion control and in accordance with the following requirements: (E)

87.1 The applicant shall install all landscaping in rights-of-way, landscape easements areas, in parks, in residential common areas and open spaces, and on slopes, pursuant to the provisions of the associated Planned Development document (CDEV 23-0002);

87.2 All slopes accessible from a public right-of-way shall be privately maintained until transferred to a private Homeowners Association entity; and, The City, through a special district formed by the City, may elect to accept landscape maintenance responsibility for certain privately owned slopes abutting major arterials. Upon such election, the developer shall dedicate or cause to be dedicated to permit access to carry out such maintenance. The developer shall warrant all such landscaping for a period of one year after the completion of the installation thereof.
88 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. Said erosion control plan shall provide appropriate dust control measures per City and Antelope Valley Air Quality Management District (AVAQMD) Standards to minimize nuisance from dust at all times. (E)

88.1 The applicant shall submit a dust control plan to AVAQMD for review and shall obtain clearance from said agency prior to issuance of a City grading permit. The applicant shall provide proof of compliance with all AVAQMD requirements and applicable fees.

DRAFT Conditions of Approval
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89 *From the beginning of the first ground disturbing activity until the use has 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 (October 15 - April 15); 2) provide appropriate dust control measures, per City and AVAQMD Standards, to minimize nuisance from dust at all times. Said erosion control and dust control plans shall be in conformance with Mitigation Measures identified within the Ritter Ranch EIR. (E)(B&S)
90 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 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. The applicant shall submit a copy of the Stormwater Pollution Prevention Plan (SWPPP) to the City Engineer. (E)
91 A drainage acceptance letter from each affected property owner shall be submitted to the City Engineer when the pre-developed storm runoff onto any adjacent property is increased, concentrated, diverted, or changed in any form as required by State law. (E)
92 A final hydrology study and hydraulics report shall be prepared for this project and approved by the City Engineer. The hydrology study and hydraulics report shall address on-site and off-site conditions and impacts, based on the City of Palmdale adopted Storm Water Management Policy. Any required construction of drainage facilities, including bio-basins and the improvement of Anaverde Creek channel diversions, identified within the approved study/report shall be deemed a condition of approval improvement for this project. (E)
93 Based on the findings of the final hydrology and hydraulics report, the applicant shall be responsible, at their own expense, for any and all improvements imposed on the project by the Engineering Department to the satisfaction of the City Engineer. (E)
94 All nuisance water generated from this development shall be mitigated on-site in accordance with City’s Design Standards requirements. (E) 95 Final landscape and irrigation plans, including those areas designated to be installed by individual tract builders, shall be submitted to the City Engineer for review and approval. Said plans shall include, but not limited to, right-of-way landscaping, landscape easement landscaping, erosion control and revegetation DRAFT Conditions of Approval
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landscaping, street tree, slope erosion control plans, and hiking, bicycling and trails within, and out of, the right-of-way as determined necessary by the City Engineer.

Such plans shall be approved prior to approval of the grading plans for the subject property. One copy of the approved plans shall be submitted to the Planning Department. (P)(E)
96 The applicant shall submit for review and approval by the City Engineer, landscaping and irrigation system plans for the areas included in the Landscape Maintenance Assessment District. (E)
97 Provisions shall be made within the project to utilize recycled water 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)
98 *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 for controlling and debris flows within and adjacent to Anaverde Creek, and other existing natural drainage courses. (Mitigation Measure No. 11) (E)

98.1 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.

98.2 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.
99 Dry wells and/or bio-basin shall be required for this project to dispose of on-site nuisance water in accordance with the approved drainage plan. No nuisance water generated from this development shall be allowed outside the boundaries of this development unless authorized by the City Engineer. Appropriate measures shall be taken to protect dry wells and/or bio-basins from silt during grading operations and any off-site flow from undeveloped areas designed to flow through subdivision. (E)
100 *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 approval of a grading permit. Said report shall include recommended design, construction, and maintenance of mitigation measures to reduce potential geologic constraints, to the satisfaction of the City Engineer. At minimum, the DRAFT Conditions of Approval
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report shall address slope stability, locations and setbacks for active/potentially active faults, excavation requirements for unsuitable surficial material, liquefaction potential and groundwater/seepage conditions. All future discretionary approvals must comply with the applicable recommendations set forth in the required investigation. Typical mitigation for geologic hazards includes excavation and/or stabilization (buttress/retaining walls) of landslides and excavation of undesirable materials (such as those subject to settlement, hydroconsolidation, expansion or liquefaction) and re-compaction, if necessary, with suitable material.

Recommendations from the report shall be incorporated into final grading plans. (Mitigation Measure No. 1) (E)
112 *Grading shall be designated “Engineering Grading” per City Building Code and shall be done in accordance with an approved grading plan. All grading work shall be performed in one continuous operation, or in phases as approved by the Planning Manager and the City Engineer. (Mitigation Measure No. 2) (E) 113 A sanitary sewer-area study for this project 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)
114 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. Said off-site outfall sewer system shall be constructed and operational prior to first issuance of occupancy release. (E)
115 The applicant shall design and construct a sewer by-pass system, redirecting flows from the temporary sewer lift station to a gravity flow off-site outfall sewer system. (E)
116 *The applicant shall demonstrate to the satisfaction of the City Director of Planning and Engineer that all feasible mitigation measures have been implemented to minimize grading impacts. The Applicant may be required to submit complete geotechnical studies and/or reports to the satisfaction of the City Engineer.

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Palmdale City CouncilFebruary 18, 2025

Palmdale City Council
February 18, 2025