Excerpt from the February 11, 2026 Regular Planning Commission Meeting PLAN24-00005 City of Victorville 2.Location: Recommendation: 1. Environmental Assessment 2. Zone Change 3. Conditional Use Permit 4. Site Plan 5. Tentative Tract Map
EXECUTIVE SUMMARY
Item Number: 2Planning CommissionPUBLIC HEARINGSMeeting of: February 11, 2026Submitted By:Case:Subject:Applicant:Location:Recommendation:1. Environmental Assessment –2. Zone Change –3. Conditional Use Permit – 4. Site Plan –
5. Tentative Tract Map – Summary:
Discussion/Analysis:1.Environmental Assessment
DTSC Comments with Responses 2.Zone Change
3.Conditional Use PermitoThe proposed location of the conditional use is in accord with the objectivesand requirements of the Development Code.oThe proposed location of the conditional use and the conditions under which itwill be operated is consistent with the General Plan and will not be detrimentalto the public health, safety, and welfare or materially injurious to uses,properties or improvements in the vicinity.
oAmenitiesoLandscapingoParkingoSite DesignoBuilding Design oSetbacks
oLandscapingoRefuse Collection
oFencing
Elevations
Phasing
Multi-Family Design Guideline Compliance
6.Tentative Tract Map
Site Characteristics:Existing Land Use General Plan Zoning Specific PlanNumber of Radius Letters Mailed: Attachments:
RESOLUTION NO. P-26-004 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE RECOMMENDING TO THE CITY COUNCIL THE ADOPTION OF THE ZONE CHANGE PORTION OF CASE NO. PLAN24-00005, A SITE PLAN AND CONDITIONAL USE PERMIT WITH AN INITIAL STUDY REQUIRED TO ALLOW FOR DEVELOPMENT OF 99-UNIT CONDOMINIUM DEVELOPMENT, A TENTATIVE TRACT MAP FOR CONDOMINIUM PURPOSES, AND A ZONE CHANGE FROM PLANNED UNIT DEVELOPMENT TO R-2 LOW-MEDIUM DENSITY RESIDENTIAL ON TWO PARCELS TOTALING 8.5 ACRES LOCATED AT THE NORTHWEST CORNER OF SILICA DRIVE AND FIRST AVENUE. WHEREAS,WHEREAS,WHEREAS,WHEREAS,WHEREAS,
WHEREAS,WHEREAS,WHEREAS,WHEREAS,WHEREAS,--WHEREAS,NOW, THEREFORE, BE IT RESOLVED
RESOLUTION NO. P-26-005 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE RECOMMENDING TO THE CITY COUNCIL THE ADOPTION OF THE CONDITIONAL USE PERMIT PORTION OF CASE NO. PLAN24-00005, A SITE PLAN AND CONDITIONAL USE PERMIT WITH AN INITIAL STUDY REQUIRED TO ALLOW FOR DEVELOPMENT OF 99-UNIT CONDOMINIUM DEVELOPMENT, A TENTATIVE TRACT MAP FOR CONDOMINIUM PURPOSES, AND A ZONE CHANGE FROM PLANNED UNIT DEVELOPMENT TO R-2 LOW-MEDIUM DENSITY RESIDENTIAL ON TWO PARCELS TOTALING 8.5 ACRES LOCATED AT THE NORTHWEST CORNER OF SILICA DRIVE AND FIRST AVENUE. WHEREAS,WHEREAS,WHEREAS,WHEREAS,
WHEREAS,WHEREAS,WHEREAS,- -WHEREAS,WHEREAS,WHEREAS,
WHEREAS,WHEREAS,WHEREAS,WHEREAS,NOW, THEREFORE, BE IT RESOLVED
RESOLUTION NO. P-26-006 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE RECOMMENDING TO THE CITY COUNCIL THE ADOPTION OF THE SITE PLAN PORTION OF CASE NO. PLAN24-00005, A SITE PLAN AND CONDITIONAL USE PERMIT WITH AN INITIAL STUDY REQUIRED TO ALLOW FOR DEVELOPMENT OF 99-UNIT CONDOMINIUM DEVELOPMENT, A TENTATIVE TRACT MAP FOR CONDOMINIUM PURPOSES, AND A ZONE CHANGE FROM PLANNED UNIT DEVELOPMENT TO R-2 LOW-MEDIUM DENSITY RESIDENTIAL ON TWO PARCELS TOTALING 8.5 ACRES LOCATED AT THE NORTHWEST CORNER OF SILICA DRIVE AND FIRST AVENUE. WHEREAS,WHEREAS,WHEREAS,WHEREAS,WHEREAS,
WHEREAS,WHEREAS,WHEREAS,WHEREAS,WHEREAS,WHEREAS,
WHEREAS,WHEREAS,WHEREAS,NOW, THEREFORE, BE IT RESOLVEDPlanning Conditions:
Engineering Conditions:
Fire Conditions:
Building Conditions:
RESOLUTION NO. P-26-007 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF VICTORVILLE RECOMMENDING TO THE CITY COUNCIL THE ADOPTION OF THE TENTATIVE TRACT MAP PORTION OF CASE NO. PLAN24-00005, A SITE PLAN AND CONDITIONAL USE PERMIT WITH AN INITIAL STUDY REQUIRED TO ALLOW FOR DEVELOPMENT OF 99-UNIT CONDOMINIUM DEVELOPMENT, A TENTATIVE TRACT MAP FOR CONDOMINIUM PURPOSES, AND A ZONE CHANGE FROM PLANNED UNIT DEVELOPMENT TO R-2 LOW-MEDIUM DENSITY RESIDENTIAL ON TWO PARCELS TOTALING 8.5 ACRES LOCATED AT THE NORTHWEST CORNER OF SILICA DRIVE AND FIRST AVENUE. WHEREAS,WHEREAS,WHEREAS,WHEREAS,WHEREAS, WHEREAS,WHEREAS,WHEREAS,WHEREAS,-- --WHEREAS, -WHEREAS,NOW, THEREFORE, BE IT RESOLVEDPlanning Conditions:
Engineering Conditions:
Building Conditions:
CITY OF VICTORVILLE INITIAL STUDY AND MITIGATED NEGATIVE DECLARATIONTHE COURT (99-UNITTOWNHOME DEVELOPMENT)APN 3091-161-02 & 3091-161-04NWC SILICADR. & FIRST AVE.INITIALSTUDY ANDMITIGATED NEGATIVEDECLARATIONTHECOURT99 UNITTOWNHOMEPROJECTNWC OF SILICADR. AND FIRSTAVE.APN 3091-161-02 & 3091-161-04VICTORVILLE, CALIFORNIALEADAGENCY:CITY OFVICTORVILLEPLANNINGDEPARTMENT14343CIVICDRIVEVICTORVILLE, CALIFORNIA92392 REPORTPREPAREDBY:BLODGETTBAYLOSISENVIRONMENTALPLANNING2211 S. HACIENDABOULEVARD, SUITE 107HACIENDAHEIGHTS, CALIFORNIA91745JANUARY2, 2026VICT 012
CITY OF VICTORVILLE INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION THE COURT (99-UNIT TOWNHOME DEVELOPMENT) APN 3091-161-02 & 3091-161-04 NWC SILICA DR. & FIRST AVE.
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CITY OF VICTORVILLE INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION THE COURT (99-UNIT TOWNHOME DEVELOPMENT) APN 3091-161-02 & 3091-161-04 NWC SILICA DR. & FIRST AVE. TABLE OF CONTENTS SECTION 1. INTRODUCTION ............................................................................................ 71.1 OVERVIEW OF THE PROPOSED PROJECT .................................................................................................................. 71.2 PURPOSE OF THIS INITIAL STUDY ............................................................................................................................ 71.3 RESPONSIBLE AND TRUSTEE AGENCIES ................................................................................................................... 81.4 INITIAL STUDY’S ORGANIZATION ............................................................................................................................ 8SECTION 2. PROJECT DESCRIPTION .............................................................................. 92.1 PROJECT LOCATION .............................................................................................................................. ................. 92.2 ENVIRONMENTAL SETTING .............................................................................................................................. ...... 9Exhibit 1 Regional Map ...................................................................................................................................... 10Exhibit 2 Citywide Map ...................................................................................................................................... 11Exhibit 3 Local Map ........................................................................................................................................... 12Exhibit 4 Aerial Image of Project Site ............................................................................................................... 13Table 1 Existing Land Use and Land Use Zoning Districts .............................................................................. 142.3 PROJECT DESCRIPTION ........................................................................................................................................ 14Table 2 Summary of Proposed Project .............................................................................................................. 16Exhibit 5 Site Plan ............................................................................................................................................... 17Exhibit 6 A Building Elevations ......................................................................................................................... 18Exhibit 7 B Building Elevations ......................................................................................................................... 192.6 DISCRETIONARY ACTIONS .............................................................................................................................. ...... 20SECTION 3. ENVIRONMENTAL ANALYSIS .................................................................... 213.1 AESTHETICS ......................................................................................................................................................... 223.2 AGRICULTURE & FORESTRY RESOURCES............................................................................................................... 243.3 AIR QUALITY .............................................................................................................................. ......................... 26Table 3 Estimated Daily Construction Emissions ............................................................................................ 29Table 4 Estimated Operational Emissions in lbs./day ..................................................................................... 293.4 BIOLOGICAL RESOURCES .............................................................................................................................. ........ 313.5 CULTURAL RESOURCES ........................................................................................................................................ 383.6 ENERGY .............................................................................................................................. ................................. 43Table 5 Proposed Project’s Electrical Consumption ......................................................................................... 443.7 GEOLOGY & SOILS ................................................................................................................................................ 453.8 GREENHOUSE GAS EMISSIONS ............................................................................................................................. 49Table 6 Greenhouse Gas Emissions ................................................................................................................... 51Table 7 GHG Climate Action Plan Checklist (Residential) ............................................................................... 523.9 HAZARDS & HAZARDOUS MATERIALS ................................................................................................................... 533.10 HYDROLOGY & WATER QUALITY ........................................................................................................................ 563.11 LAND USE PLANNING .............................................................................................................................. ........... 60Table 8 Existing Land Use and Land Use Zoning Districts ............................................................................. 613.12 MINERAL RESOURCES .............................................................................................................................. .......... 623.13 NOISE ................................................................................................................................................................ 64Table 9 Common Effects of Construction Vibration ......................................................................................... 663.14 POPULATION & HOUSING ................................................................................................................................... 673.15 PUBLIC SERVICES .............................................................................................................................. ................. 693.16 RECREATION ....................................................................................................................................................... 713.17 TRANSPORTATION .............................................................................................................................. ................ 73Table 10 Project Trip Generation ...................................................................................................................... 743.18 TRIBAL CULTURAL RESOURCES .......................................................................................................................... 753.19 UTILITIES AND SERVICE SYSTEMS ....................................................................................................................... 78Table 11 Projected Water Consumption ............................................................................................................ 79Table 12 Projected Effluent Generation ............................................................................................................80Table 13 Projected Solid Waste Generation ......................................................................................................803.20 WILDFIRE .............................................................................................................................. ........................... 81 CITY OF VICTORVILLE INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION THE COURT (99-UNIT TOWNHOME DEVELOPMENT) APN 3091-161-02 & 3091-161-04 NWC SILICA DR. & FIRST AVE. 3.21 MANDATORY FINDINGS OF SIGNIFICANCE ........................................................................................................... 82SECTION 4. CONCLUSIONS ........................................................................................... 854.1 FINDINGS .............................................................................................................................. ............................... 854.2 MITIGATION MONITORING .............................................................................................................................. ..... 85SECTION 5. REFERENCES .............................................................................................. 875.1 PREPARERS .............................................................................................................................. ............................ 875.2 REFERENCES .............................................................................................................................. ......................... 87APPENDICES (UNDER A SEPARATE COVER) APPENDIX A – AIR QUALITY WORKSHEETS APPENDIX B – BIOLOGICAL REPORT APPENDIX C – JURISDICTIONAL DELINEATION REPORT APPENDIX D – CULTURAL RESOURCES ASSESSMENT APPENDIX E – HYDROLOGY REPORT APPENDIX F – GEOTECHNICAL INVESTIGATION APPENDIX G – UTILITIES APPENDIX H – GHG SCREENING TABLE APPENDIX I – TRAFFIC REPORT CITY OF VICTORVILLE INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION THE COURT (99-UNIT TOWNHOME DEVELOPMENT) APN 3091-161-02 & 3091-161-04 NWC SILICA DR. & FIRST AVE.
INITIAL STUDY MITIGATED NEGATIVE DECLARATION
SECTION 1. INTRODUCTION 1.1 OVERVIEW OF THE PROPOSED PROJECT The proposed project would involve the development of the 8.52-acre site with a new multiple-family residential development that would consist of 99-townhouse units with recreational amenities including a club house, pool area, game courts, and walkways. The proposed 99 unit townhome complex would include 20, 3 story buildings consisting of the following: 5 six-plex buildings with 6 units each, 13 five-plex buildings with 5 units each, 1 four-plex building with 4 units each, and 1 recreational building. Each of the 99 townhouse units would include an enclosed two or three-car garage. The 20 buildings would have a total floor area of 248,414 square feet. Each unit would have 1,138 square feet of common open space and between 175 to 354 square feet of private open space. The total site area is 8.52 acres or 371,131 square feet. Vehicular access to the project site would be provided by a new gated driveway connection with the north side of Silica Drive and a gated secondary connection with the west side of First Avenue. A total of 254 vehicle parking spaces and 38 bicycle parking stalls would be provided. Landscaping would total 112,714 square feet.1 1.2 PURPOSE OF THIS INITIAL STUDY The City of Victorville is the designated Lead Agency, and as such, the City will be responsible for the project’s environmental review. Section 21067 of California Environmental Quality Act (CEQA) defines a Lead Agency as the public agency that has the principal responsibility for carrying out or approving a project that may have a significant effect on the environment.2 As part of the proposed project’s environmental review, the City of Victorville has authorized the preparation of this Initial Study.3 The primary purpose of CEQA is to ensure that decision-makers and the public understand the environmental implications of a specific action or project. An additional purpose of this Initial Study is to ascertain whether the proposed project would have the potential for significant adverse impacts on the environment once it is implemented. Pursuant to the CEQA Guidelines, additional purposes of this Initial Study include the following: To provide the City of Victorville with information to use as the basis for deciding whether to prepare an environmental impact report (EIR), mitigated negative declaration, or negative declaration for a project; To facilitate the project’s environmental assessment early in the design and development of the proposed project; To eliminate unnecessary EIRs; and, To determine the nature and extent of any impacts associated with the proposed project. Although this Initial Study was prepared with consultant support, the analysis, conclusions, and findings made as part of its preparation fully represent the independent judgment and position of the City of Victorville in its capacity as the Lead Agency. The City determined, as part of this Initial Study’s preparation, that a Mitigated Negative Declaration is the appropriate environmental document for the proposed project’s CEQA review. Certain projects or actions may also require oversight approvals or permits from other public agencies. These other agencies are referred to as Responsible Agencies and Trustee Agencies, pursuant to Sections 15381 and 15386 of the State CEQA 1 Twen Ma Architects. The Court (99-Unit Townhome Condos). Site Plan, Sheet A-0.0. July 2024. 2 California, State of. California Public Resources Code. Division 13, Chapter 2.5. Definitions. as Amended 2001. §21067. 3 Ibid. (CEQA Guidelines) §15050.
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