Planning Commission Meeting - Regular Meeting IN PERSON AND - TELECONFERENCE - 1-669-900-6833 - Webinar ID: 923 2683 7040- Passcode: 7601 -

AGENDA REGULAR MEETING OF THE PLANNING COMMISSION AND PARKS AND RECREATION COMMISSION September 7, 2022 7:00 P.M. Adelanto Governmental Center City Council Chambers 11600 Air Expressway, Adelanto 1 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca.us Meetings held: 1st and 3rd Wednesday Planning Commission Parks & Recreation Commission Chris Waggener, Chair Terry Delgado, Vice Chair Angelo Meza, Commissioner Miguel Soto Jr., Commissioner Development Services John Thomason City Attorney Jesse Jauregui Commissioners, essential staff, and the public are allowed to be physically present inside Council Chambers and will be seated the recommended distance from each other. Public participation is also call-in or via written correspondence. NOTE: PLEASE TURN CELL PHONES OFF OR PLACE THEM ON VIBRATE DURING THE PLANNING / PARKS AND RECREATION COMMISSION MEETING AS A COURTESY TO OTHERS. Thank you, Administrative Staff The Planning / Parks and Recreation Commission packet may be reviewed by the public at the reception counter in City Hall. Any writings or documents pertaining to an open session item, provided to a majority of the Planning / Parks and Recreation Commissioners within 72 hours of a regular meeting, shall be made available for public inspection at the reception counter in City Hall at 11600 Air Expressway, Adelanto, CA 92301, during normal business hours. Members of the public can view the agenda or download any staff reports in advance by accessing the city website at www.ci.adelanto.ca.us on Thursday the week before the scheduled meeting. The public may view the meeting or participate / comment remotely as follows: • Join in person City Council Chambers social distancing required. • Join from a PC, Mac, iPad, iPhone or Android device: Please click this URL to join. https://zoom.us/j/92326837040?pwd=SVNMRm1TT25qTnBRT3E5NE02RkRmUT09 Passcode: 7601 Description: City of Adelanto City Planning Commission Meeting • To Participate phone: Please call 1 669 900 6833 along with webinar ID 923 2683 7040 passcode 7601. Should you wish to speak on the item push *9, you will be placed in the que. *Please Note – This process will be a learning curve for all, please be patient. • Submit written comments: We encourage submittal of written comments supporting, opposing, or otherwise commenting on an agenda item, for distribution to the Planning Commission prior to the meeting. Send

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 7, 2022 2 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. emails to nallen@ci.adelanto.ca.us; written correspondence may be sent to Nyeka Allen, 11600 Air Expressway Adelanto CA 92301. Rules of Decorum “Members of the Public are advised that all PAGERS, CELLULAR TELEPHONES and any OTHER COMMUNICATION DEVICES are to be turned off upon entering the City Council Chambers.” If you need to have a discussion with someone in the audience, kindly step out into the lobby. Under the Government Code, the Planning Commission may regulate disruptive behavior that impedes the Planning Commission Meeting. Disruptive conduct may include, but is not limited to: • Screaming or yelling during another audience member’s public comments period; • Profane language directed at individuals in the meeting room; • Throwing objects at other individuals in the meeting room; • Physical or verbal altercations with other individuals in the meeting room; and • Going beyond the allotted three-minute public comment period granted. When a person’s or group’s conduct disrupts the meeting, the Chair or presiding officer will request that the person or group stop the disruptive behavior and WARN the person or group that they will be asked to leave the meeting room if the behavior continues. If the person or group refuses to stop the disruptive behavior, the Chair or presiding officer may order the person or group to leave the meeting room and may request that those persons be escorted from the meeting room. Any person who, without authority of law, willfully disturbs or breaks up a Planning Commission meeting is guilty of a misdemeanor. (Pen. Code, § 403.) It should also be noted that any person who WILLFULLY disturbs or breaks up the Planning Commission meeting may be arrested for a misdemeanor offense. (Penal Code, § 403.) MEMBERS OF THE PUBLIC WISHING TO ADDRESS THE PLANNING COMMISSION MEMBERS ARE REQUIRED TO FILL OUT A SPEAKER REQUEST FORM AND PLACE IT IN THE TRAY ON THE PODIUM PRIOR TO MEETING. Thank you, Administrative Staff The Planning Commission packet may be reviewed by the public at the reception counter in City Hall. Any writings or documents pertaining to an open session item, provided to a majority of the Planning Commission Members within seventy-two (72) hours of a Regular Meeting and twenty-four (24) hours of a Special Meeting. Members of the public can view the agenda or download any staff reports in advance by accessing the City’s website at www.ci.adelanto.ca.us on the Thursday of the week before the scheduled meeting. AMERICANS WITH DISABILITIES ACT: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk at (760) 246- 2300, ext. 11123, no later than seventy-two (72) hours prior to the meeting per 28 CFR 34.102.104.

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 7, 2022 3 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. TIME: ________________ ROLL CALL: Commissioner Meza ______ Commissioner Soto ______ Vice Chair Delgado ______ Chair Waggener ______ INVOCATION: FLAG SALUTE: Director of Development Services to announce if there are any additions/removals of items from the agenda. C. PRESENTATIONS Opened at: ________________________ Closed at: _______________________________ A. CALL TO ORDER B. DELETIONS/ADDITIONS TO AGENDA D. CONFLICT OF INTEREST Planning Commissioners will announce any possible Conflicts of Interests for the Planning Commission Meeting. E. PUBLIC COMMUNICATIONS

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 7, 2022 4 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. This is the time and place for members of the public to comment on any matter within the jurisdiction of the Planning Commission. Members of the public wishing to address the Planning Commission Members on items not on the agenda can push *9 on their telephones to raise their hands. The Planning Secretary will call on you in the order received. You will be asked to un-mute - to do so you must push *6. Please state your name for the record. There is a time limit of three (3) minutes. Members of the audience may address the Planning Commission on non-agenda items; however, in accordance with Government Code section 54954.2, the Planning Commission may not take action on an item not appearing on the agenda. PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 1. Conditional Use Permit 22-16 Proposal to modify CUP 18-07 and LDP 18-07 for cannabis cultivation, manufacturing, and distribution transportation on 2.26 acres located within the Manufacturing Industrial (MI) zone in the City of Adelanto, California (APN: 3128-051-13). The modification will be to reduce the square footage of the proposed 2nd floor. (Planner Louis Morales) STAFF RECOMMENDATION: Staff recommends this item to be continued to the September 17, 2022, Planning Commission meeting. M_________________________S________________________ACTION___________ F. CONSENT CALENDAR – PLANNING COMMISSION Items on the Consent Calendar are considered routine in nature, require no further discussion by the Planning Commission, and may be acted on in one motion unless a member of the Planning Commission or staff requests a separate discussion on an item. G. PUBLIC HEARING – PLANNING COMMISSION

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 7, 2022 5 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 2. Conditional Use Permit 20-05, Location and Development Plan 20-06 & Tentative Tract Map 20245 - Proposal to establish commercial medical and adult-use cultivation and construct eight (8) 25,000 Square Foot (SF), one-story greenhouse buildings, for a total building square footage of 200,000SF in eight (8) phases and subdivide the property into eight (8) parcels and one (1) remainder on a 11.26-acre site located on the east side of State Highway 395 between Alden Road on the south and Calleja Road on the north in the Airport Development District (ADD) zoning district in the City of Adelanto, California (APN: 0460-171-24) (Planner Louis Morales) STAFF RECOMMENDATION: ADOPT Resolution P-21-28 to ADOPT the Mitigated Negative Declaration and APPROVE Conditional Use Permit 20-05 to establish commercial medical and adult use cannabis cultivation and Location and Development Plan 20-06 to construct eight (8) 25,000 Square Foot (SF), one-story greenhouse buildings, for a total building square footage of 200,000SF in eight (8) phases and subdivide the property into eight (8) parcels and one (1) remainder on a 11.26-acre site located on the east side of State Highway 395 between Alden Road on the south and Calleja Road on the north in the Airport Development District (ADD) zoning district, based on the findings and subject to conditions of approval. RESOLUTION NO. P-21-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO, SAN BERNARDINO COUNTY, CALIFORNIA, adopting the MITIGATED NEGATIVE DECLARATION AND APPROVING CONDITIONAL USE PERMIT 20-05, TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION AND ANCILLARY USES AND LOCATION AND DEVELOPMENT PLAN 20-06 TO CONSTRUCT EIGHT (8), 25,000 SQUARE FOOT (SF) GREENHOUSE CULTIVATION BUILDINGS, TOTALING 200,000 SF IN PHASES AND TENTATIVE PARCEL MAP 20245 TO SUBDIVIDE THE PROPERTY INTO EIGHT (8) PARCELS AND 1 REMAINDER ON A 11.26-ACRE LOT in the AIRPORT DEVELOPMENT DISTRICT (add) ZONING DISTRICT LOCATED ON THE EAST SIDE OF ALDEN ROAD BETWEEN ALDEN ROAD AND CALLEJA ROAD IN THE CITY OF ADELANTO, CALIFORNIA (APN:0460- 171-24)

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 7, 2022 6 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. M_________________________S________________________ACTION___________ PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 3. Tentative Parcel Map 20495 – Proposal to subdivide a 20-acre parcel into ten parcels with six lettered street and drainage lots in conformance with CUP 18-17 and LDP 18-15 on the property at the southeast corner of Air Expressway and Daisy Road. The property has a General Plan and Zoning land use designation of Light Manufacturing (LM). (APN: 0459-113-03) (Planner Jason Wasmund) STAFF RECOMMENDATION: Adopt Resolution P-22-30 to Adopt findings and Approve Tentative Parcel Map 20495, finding the project exempt from CEQA under Section 15162 (Subsequent EIRs and Negative Declarations), subject to conditions of approval. RESOLUTION NO. P-22-30 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO, SAN BERNARDINO COUNTY, CALIFORNIA, ADOPTING AN EXEMPTION FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO CEQA SECTION 15162 (SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS), MAKING FINDINGS, AND APPROVING TENTATIVE PARCEL MAP 20495 TO SUBDIVIDE ONE 20-ACRE PARCEL INTO TEN PARCELS WITH SIX LETTERED STREET AND DRAINAGE LOTS IN CONFORMANCE WITH CUP 18-17 AND LDP 18-15 ON A SITE LOCATED AT THE SOUTHEAST CORNER OF AIR EXPRESSWAY AND DAISY ROAD IN THE LIGHT MANUFACTURING (LM) ZONING DISTRICT IN THE CITY OF ADELANTO, CALIFORNIA (APN: 0459-113- 03) M_________________________S________________________ACTION___________

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 7, 2022 7 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 4. Conditional Use Permit 21-18 and Location and Development Plan 21-16 – Proposal to establish commercial medical and adult use cannabis cultivation, manufacturing, and distribution uses and to construct a total building area of 46,000 SF with two buildings at 10,000 SF and one building at 26,000 SF on a 2.28-acres located on the east side Aster road just east of the Violet Road and Aster Road intersection in the Manufacturing/Industrial (MI) zone in the City of Adelanto, California (APN’s: 0459- 108-17); (Planner Louis Morales) STAFF RECOMMENDATION: ADOPT Resolution P-22-31 to ADOPT the Mitigated Negative Declaration (State Clearinghouse #2022080163) and APPROVE Conditional Use Permit No. CUP 21-18 to establish commercial medical and adult use cannabis cultivation, non-volatile manufacturing, and distribution, Location and Development Plan No. LDP 21-16 and to construct three buildings (2 at 10,000 SF and 1 at 26,000 SF) on a 2.28-acre property located on the east side of Aster Road just south of the Aster Road and Violet Road intersection in the Manufacturing Industrial (MI) zone, based on the findings and subject to conditions of approval. RESOLUTION NO. P-22-31 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO, SAN BERNARDINO COUNTY, CALIFORNIA, ADOPTING THE MITIGATED NEGATIVE DECLARATION AND APPROVING CONDITIONAL USE PERMIT 21-18 TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION, MANUFACTURING, DISTRIBUTION AND LOCATION AND DEVELOPMENT PLAN 21-16 TO CONSTRUCT THREE BUILDINGS WITH A TOTAL FLOOR AREA OF 46,000 SQUARE FEET ON 2.28-ACRES LOCATED ON THE EAST SIDE OF ASTER ROAD BETWEEN VIOLET ROAD AND RANCH ROAD IN THE MANUFACTURING INDUSTRIAL (MI) ZONE IN THE CITY OF ADELANTO, CALIFORNIA (APN: 0459-108-17) SUBJECT TO CONDITIONS AND MAKING FINDINGS IN SUPPORT THEREOF

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 7, 2022 8 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 5. Conditional Use Permit 21-27 and Location and Development Plan 21-27 – Proposal to establish commercial medical and adult use cannabis cultivation, manufacturing, and distribution uses and to construct a total building area of 74,100 SF comprised of three 24,700 SF buildings on a 2.74-acre site located on the east side of Panther Avenue between Air Expressway and Joshua Avenue in the Light Manufacturing (LM) zone in the City of Adelanto, California (APN’s: 0459-432-23); (Planner Louis Morales) STAFF RECOMMENDATION: ADOPT Resolution P-22-32 to ADOPT the Mitigated Negative Declaration (State Clearinghouse #2022060347) and APPROVE Conditional Use Permit No. CUP 21-27 to establish commercial medical and adult use cannabis cultivation, manufacturing, and distribution, Location and Development Plan No. LDP 21-27 and to construct three 24,700 SF buildings on a 2.74-acre property located on the east side of Aster Road just south of the Aster Road and Violet Road intersection in the Light Manufacturing (LM) zone, based on the findings and subject to conditions of approval. RESOLUTION NO. P-22-32 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO, SAN BERNARDINO COUNTY, CALIFORNIA, ADOPTING THE MITIGATED NEGATIVE DECLARATION AND APPROVING CONDITIONAL USE PERMIT 21-27 TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION, MANUFACTURING, DISTRIBUTION AND LOCATION AND DEVELOPMENT PLAN 21-27 TO CONSTRUCT THREE BUILDINGS WITH A TOTAL FLOOR AREA OF 74,100 SQUARE FEET ON 2.74-ACRES LOCATED ON THE EAST SIDE OF PANTHER ROAD BETWEEN AIR EXPESSWAY AND JOSHUA ROAD IN THE LIGHT MANUFACTURING (LM) ZONE IN THE CITY OF ADELANTO, CALIFORNIA (APN: 0459-432- 23) SUBJECT TO CONDITIONS AND MAKING FINDINGS IN SUPPORT THEREOF M_________________________S________________________ACTION___________

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 7, 2022 9 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. I. NEW BUSINESS J. PLANNING MANAGER/COMMISSIONER’S ANNOUNCEMENTS AND/OR REPORTS 1. Director Development Services Comments 2. Planning / Parks and Recreation Commissioner Comment TIME OUT: ____________ M_________________________S________________________ACTION___________ L. DECLARATION OF POSTING I, NYEKA ALLEN, PLANNING SECRETARY OF THE CITY OF ADELANTO, OR MY DESIGNEE, HEREBY CERTIFY THAT A TRUE, ACCURATE COPY OF THE FOREGOING AGENDA WAS POSTED ON SEPTEMBER 1, 2022, SEVENTY-TWO (72) HOURS PRIOR TO THE MEETING PER GOVERNMENT CODE 54954.2 IN THE GOVERNMENTAL CENTER’S DISPLAY CASE, 11600 AIR EXPRESSWAY, AT THE ADELANTO POST OFFICE AND AT THE ADELANTO LIBRARY. Nyeka Allen Nyeka Allen Secretary of Planning Commission H. PARKS AND RECREATION COMMISSION ITEMS K. ADJOURNMENT

PLANNING COMMISSION AGENDA REPORT DATE: September 7, 2022 TO: Honorable Chairman and Members of the Planning Commission FROM: BY: John Thomason, Planning Director Louis Morales, Planning Consultant SUBJECT: Conditional Use Permit 20-05, Location and Development Plan 20-06 & Tentative Tract Map 20245 - Proposal to establish commercial medical and adult-use cultivation and construct eight (8) 25,000 Square Foot (SF), one-story greenhouse buildings, for a total building square footage of 200,000SF in eight (8) phases and subdivide the property into eight (8) parcels and one (1) remainder on a 11.26-acre site located on the east side of State Highway 395 between Alden Road on the south and Calleja Road on the north in the Airport Development District (ADD) zoning district in the City of Adelanto, California (APN: 0460-171-24) STAFF RECOMMENDATION: ADOPT Resolution P-21-28 to ADOPT the Mitigated Negative Declaration and APPROVE Conditional Use Permit 20-05 to establish commercial medical and adult use cannabis cultivation and Location and Development Plan 20-06 to construct eight (8) 25,000 Square Foot (SF), one-story greenhouse buildings, for a total building square footage of 200,000SF in eight (8) phases and subdivide the property into eight (8) parcels and one (1) remainder on a 11.26-acre site located on the east side of State Highway 395 between Alden Road on the south and Calleja Road on the north in the Airport Development District (ADD) zoning district, based on the findings and subject to conditions of approval. BACKGROUND: Applicant: Steeno Design Studio Representing High Desert Development, LLC Kent and Rajan Patel 1202 Coronet Drive Riverside, California 92506 General Location: East side of State Highway 395, between Alden Road on the South and Calleja Road on the North Assessor’s Parcel No: 0460-171-24

CUP 20-05, LDP 20-06, TPM 20245 September 7, 2022 2 Environmental Determination: Mitigated Negative Declaration Existing General Plan & Current Zoning Designation: Airport Development District (ADD) Surrounding General Plan and Zoning: SURROUNDING GENERAL PLAN AND ZONING North Airport Development District (ADD) South Airport Development District (ADD) East Airport Development District (ADD) West State Highway 395 Right-of-way Existing Land Use: The project site is currently vacant and contains native vegetation. Surrounding Land Uses: The following table shows the surrounding land uses: SURROUNDING LAND USES North Airport Development District (ADD), Vacant South Airport Development District (ADD), Vacant East Airport Development District (ADD), developed with a Metal Commercial Recycling Business West State Highway 395 Right-of-way ANALYSIS & REVIEW: PROJECT DESCRIPTION: The applicant, Steeno Design Studio, representing High Desert Development, LLC is requesting approval of a Conditional Use Permit to establish commercial medical and adult use cannabis cultivation and Location and Development Plan 20-06 to construct eight (8) 25,000 Square Foot (SF), one-story greenhouse buildings, for a total building square footage of 200,000SF in eight (8) phases and subdivide the property into eight (8) parcels and one (1) remainder on a 11.26-acre site located on the east side of State Highway 395 between Alden Road on the south and Calleja Road on the north. The project also includes the construction of a 529 SF guard house, which will be positioned at the main entry of the project located at the northwest corner of the site. One building and various related improvements will be constructed in each phase as shown in Table 1 below. All eight buildings would have the same architectural design and floor plans. The dimensions of each cultivation building would be approximately 250 feet in length by 100 feet in width. The typical floor plan for each cultivation building provides for office, bathroom, storage and breakroom ancillary areas and vegetation and cultivation areas. The proposed project is anticipated to employ up to 204 people, including management positions. A

CUP 20-05, LDP 20-06, TPM 20245 September 7, 2022 3 breakdown of the anticipated positions is presented in the Mitigated Negative Declaration Document for the project. The hours of operation for the proposed project will be Monday through Friday, 8:00 AM to 5:00 PM. The facility will be closed to the public at all times. Non-employees such as vendors, delivery persons, and maintenance personnel, will only be allowed to enter the facility with a permitted escort. The proposed project requires approval of a Conditional Use Permit (CUP) to establish the commercial cannabis adult and medical use cultivation within the Airport Development District (ADD) Zoning District; a Location and Development Plan (LDP) for the design and layout of the proposed project; and a Tentative Parcel Map to subdivide the property into eight (8) parcels and (1) remainder parcel. CONSTRUCTION PHASING: The project is proposed to be constructed in Eight (8) Phases and is anticipated to take approximately 8 years as outlined in Table 1 below: Table 1: Construction Phasing PHASES IMPROVEMENTS TIMING (YEAR) Phase 1 – Building A • Site Work to ready for the first phase for construction of the proposed project, building footings, utility lines, and other underground infrastructure; • Construction of Building A, 25,000 SF; 529 SF guard house • Off-site access and street improvements, 26’ drive aisle, on-site paving, trash enclosure, loading, landscaping; • Required access & 29 parking spaces including ADA & EV spaces. 2022 Phase 2 – Building B • Site Work • Construction of Building B, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2023 Phase 3 – Building C • Site Work • Construction of Building C, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2024 Phase 4 – Building D • Site Work • Construction of Building D, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2025 Phase 5 – Building E • Site Work • Construction of Building E, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2026 Phase 6 – Building F • Site Work • Construction of Building F, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2027

CUP 20-05, LDP 20-06, TPM 20245 September 7, 2022 4 Phase 7- Building G • Site Work • Construction of Building G, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2028 Phase 8 – Building H • Site Work • Construction of Building H, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2029 As shown in the Table above, the first phase will commence in 2022. The entire development will be completed in approximately eight years. PROJECT ANALYSIS: GENERAL PLAN (2035 SUSTAINABLE PLAN) AND ZONING CONSISTENCY The Project Site is within the Airport Development District (ADD) Zoning District and the cannabis uses are permitted in this zoning district with a CUP. The project will expand the necessary ADD uses contemplated by the City’s Adelanto North 2035 Sustainable Plan and General Plan. As such, the proposed project is consistent with the Adelanto North 2035 Sustainable Plan and General Plan. More specifically, the project implements Chapter 3 (Economic Development) by providing for job creation, infrastructure expansion and revenue generation. As conditioned, the project is also consistent with the surrounding zoning land uses. The project is in compliance with the applicable ADD development and design standards, policies and guidelines outlined in the City’s Zoning Code. As such, the proposed project is consistent with the City’s Adelanto North 2035 Sustainable Plan and General Plan. DEVELOPMENT STANDARDS: The proposed project is subject to the development standards of the ADD district, which allows for a variety of uses, including the proposed cannabis uses with approval of a Conditional Use Permit. Table 2 below outlines the development standards for the ADD zoning district and demonstrates that the project meets or exceeds all standards. Table 2: ADD Development Standards Development Standards Required Provided Complies? Minimum Lot Size 20,000 SF 490,486’ Yes Minimum Lot Width 100’ 161’* Yes Minimum Lot Depth 100’ 331’* Yes Minimum Front Setback • To Building • To Parking Area 25’ 10’ 41’ 10’ Yes

CUP 20-05, LDP 20-06, TPM 20245 September 7, 2022 5 As shown in Table 2 above, the proposed project meets or exceeds the development standards established for the ADD Zoning District. PARKING, LOADING: The proposed project must comply with the Parking and Loading Standards of the Chapter 17.65 of the Adelanto Municipal Code (AMC), which requires all ADD zoned developments to provide off-street parking and loading facilities as well as handicap parking and electric vehicle charging spaces. Table 3 below provides a summary of the type and required number of parking stalls provided compared to the number of stalls provided. Table 3: Parking & Loading Requirements Uses SF of Use Regular Space Code Ratio Spaces Required Spaces Provided TOTAL Spaces Provided Complies Regular ADA (included) Regular ADA / EV (included) 8 Cultivation Buildings for Commercial Cannabis 200,000 1/1,000 SF for 1st 20,000 SF 1/2,000 SF for 20,000- 40,000SF 1/4,000 SF for over 40,000SF, Plus 1/300 for office space 200 8 175 9 20 204 Yes TOTALS 200,000 - 200 8 175 29 204 Yes The proposed project’s parking demand will be met by a total of 204 parking spaces including ADA spaces. Each of the eight (8) buildings are required to provide a minimum of 25 spaces. Additionally, each building provides ADA spaces and EV spaces and a loading space. The proposed parking and loading areas will be concrete and paved per AMC requirements. FENCING/SCREENING, SECURITY: Table 2: ADD Development Standards Development Standards Required Provided Complies? Minimum Side & Rear Yard Setback • To Building • To Parking 25’ 10’ 25’ 10’ Yes Maximum Building Height 60’ max north of Holley 23’11” Yes Outdoor Uses and Storage shall Located behind the building or screened from public rights-of-way by a minimum 8’ high solid wall/fence None Yes Landscaping Required 5% of the project area 10% of parking areas 9.7% 26.7% Yes *All Proposed parcel, except remainder which is 113’ x 333’

CUP 20-05, LDP 20-06, TPM 20245 September 7, 2022 6 Security for the site includes several components, such as building and parking lot lighting, full-time security personnel, which will patrol the site 24hrs per day, 7 days a week; security cameras, gated entries and detailed background checks of employees. The facility will be closed to the public at all times. Non-employees will only be allowed to enter the facility with a permitted escort. The site will be secured with 8’ tall, chain link fencing with black slats and electric security gates. SITE ACCESS/CIRCULATION/TRAFFIC: The proposed project site is a relatively flat, rectangular-shaped property of approximately 11-acres. The property is currently vacant and undeveloped land containing a few Joshua Trees and high desert scrub vegetation. The site has been disturbed with unauthorized off-road vehicle activity that has left a number of paths on the site. No significant drainages are present on the site. Fire Lanes will be established around the perimeter of the buildings as required by County Fire Codes. Access to the project site will be controlled by gated entries and is proposed to be provided by two driveway connections with the east side of State Highway 395, including one, 36’ wide, two-way driveway access near the northwest corner of the site and one, 34’ wide access near the southwest corner of the site. Entry to the site will occur from the access point at the northwest corner of the site and existing will occur at the southwest access point. Several 30’ wide shared drive aisle, which are designated as shared access easements on the Tentative Parcel Map, provide access to each proposed parcel and on-site circulation to the buildings. A Traffic Impact Analysis was prepared for the project. It is estimated that the project, at build-out when all eight buildings are occupied and operational, will be generate a total of 281 Average Daily Trips (ADT). The analysis of potential impacts related to traffic and circulation indicated that no significant adverse impacts would result from the proposed project’s approval and subsequent implementation. As a result, no mitigation measures are required. OFF-SITE STREET IMPROVEMENTS: As per the conditions of approval detailed by the City Engineer, the Project applicant will also be responsible for dedicating right-of-way and constructing various off-site improvements as well as utility tie-ins, etc., as well as payment of relevant Development Impact Fees (DIF). More Specifically, the applicant is required to provide: • Dedication for street and utility purposes to provide for a Highway half-width of 65 feet for the east half of Highway 395 along the west boundary of the site. Final street dedication shall be determined by Caltrans. • Offsite street improvements are as follows: ▪ Highway 395 shall be constructed to half-width of 52 feet wide, centerline to curb, consisting of a minimum of 6 inches of asphalt concrete over 8 inches of Class 2 base material, or per “R” value test for a Traffic Index (TI) of 13.5, whichever is greater, 8" concrete curb and gutters, and six-foot wide sidewalks, per City Standard 109 Type C. Caltrans requirements for street improvements and final design shall supersede City of Adelanto requirements.

CUP 20-05, LDP 20-06, TPM 20245 September 7, 2022 7 ▪ Joshua Street shall be constructed to half-width of 22 feet wide, centerline to curb consisting of a minimum of 3 inches of asphalt concrete over 6 inches of Class 2 base material, or per “R” value test for a Traffic Index (TI) of 8.5, whichever is greater, 8" concrete curb and gutters, and six-foot wide sidewalks, per City Standard 109 Type C. ARCHITECTURE OF BUILDINGS: Each of the eight, 25,000SF buildings will provide the same modern architectural design as shown in Attachment D of this staff report, which includes metal buildings that are accented with white, charcoal gray and light gray colors. The buildings will contain metal facades, with metals roofs. The building will improve the visual appearance of the area, which will help to strengthen the local economy and enhance the quality of life for Adelanto residents. HYDROLOGY & WATER QUALITY: The project is required to conform to Section 17.93.060 – Runoff Control of the Adelanto Municipal Code. In addition, stormwater discharges from construction activities that disturb one or more acres, or smaller sites disturbing less than one acre that are part of a common plan of development or sale, are regulated under the National Pollutant Discharge Elimination System (NPDES) storm-water permitting program. Prior to start of construction, construction operators must obtain coverage under a NPDES permit, which is administered by the State. AIR QUALITY: The Project site is located within the Mojave Desert Air Basin (MDAB), which is under the jurisdiction of the Mojave Desert Air Quality Management District. The Mojave Desert Air Quality Management District (MDAQMD) has established quantitative thresholds for short-term (construction) emissions and long- term (operational) emissions for the criteria pollutants. The proposed project does not present a significant adverse environmental impact and the applicant will be required to obtain any required permits from the Mojave Desert AQMD prior to any construction activities on the project site. ENVIRONMENTAL CONSIDERATIONS: An Initial Study (IS) was prepared for the project in accordance with the City’s guidelines, which implements the California Environmental Quality Act (CEQA). The IS was undertaken for the purpose of determining whether the project may have a significant effect on the environment. On the basis of the IS, staff concluded that a Mitigated Negative Declaration is the appropriate environmental document for the project. Pursuant to §15703 (a) of CEQA, the IS/ MND was circulated for a 30-day period (SCH #2021100451) between October 15, 2021 2020, through November 20, 2021 to Responsible Agencies, and interested parties for review and comment and no new effects were identified during the 30-day public comment period. During the draft IS/MND review period, the Draft IS/MND was available for public review at the Development Services public counter and posted on the City’s website. All potential effects of the proposed project have been reduced to less than significant levels with the implementation of mitigation measures. Therefore, a final Mitigated Negative Declaration has been prepared. As of the date of this report, no comments on the IS/MND have been received.

CUP 20-05, LDP 20-06, TPM 20245 September 7, 2022 8 ATTACHMENTS: Attachment A: Resolution P-21-28 Attachment B: (Exhibit A to P-21-28) Conditions of Approval (Planning, Building & Safety, revised Public Works/ Engineering, Fire, MDAQMD) Attachment C: Zoning & Location Map Attachment D: Site & Landscape Plan, Elevations, Phasing The project Initial Study - and Associated Studies are on File at the Planning Department: CEQA Process Policy | Adelanto, CA

ATTACHMENT A Resolution P-21-28 RESOLUTION NO. P-21-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO, SAN BERNARDINO COUNTY, CALIFORNIA, ADOPTING THE MITIGATED NEGATIVE DECLARATION AND APPROVING CONDITIONAL USE PERMIT 20-05, TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION AND ANCILLARY USES AND LOCATION AND DEVELOPMENT PLAN 20-06 TO CONSTRUCT EIGHT (8), 25,000 SQUARE FOOT (SF) GREENHOUSE CULTIVATION BUILDINGS, TOTALING 200,000 SF IN PHASES AND TENTATIVE PARCEL MAP 20245 TO SUBDIVIDE THE PROPERTY INTO EIGHT (8) PARCELS AND 1 REMAINDER ON A 11.26-ACRE LOT IN THE AIRPORT DEVELOPMENT DISTRICT (ADD) ZONING DISTRICT LOCATED ON THE EAST SIDE OF ALDEN ROAD BETWEEN ALDEN ROAD AND CALLEJA ROAD IN THE CITY OF ADELANTO, CALIFORNIA (APN:0460-171-24) WHEREAS, the applicant, Steeno Design Studio, representing High Desert Development, LLC (Kent Patel) has proposed to establish commercial medical and adult-use cultivation and construct eight (8) 25,000 Square Foot (SF), one-story greenhouse buildings, for a total building square footage of 200,000SF in eight (8) phases and subdivide the property into eight (8) parcels and one (1) remainder on a 11.26-acre site located on the east side of State Highway 395 between Alden Road on the south and Calleja Road on the north in the Airport Development District (ADD) zoning district in the City of Adelanto, California (APN: 0460-171-24) within the City of Adelanto, County of San Bernardino; and WHEREAS, the applicant has consented to all conditions of approval; and WHEREAS, a duly noticed public hearing was held by the Adelanto Planning Commission on September 7, 2022, to hear and consider testimony for or against the proposed project; and WHEREAS, the City of Adelanto, as lead agency, determined that a Mitigated Negative Declaration and a Mitigating and Reporting Program for the proposed project should be prepared for adoption pursuant to Sections 20192 of the California Public Resources Code and 15072 of the California Environmental Quality Act, Guidelines; and WHEREAS, pursuant to §15703 (a) of CEQA, the IS/ MND was circulated for a 30- day period (SCH #2021100451) between October 22, 2021 through November 22, 2021 to Responsible Agencies, and interested parties for review and comment and no new effects were identified during the 30-day public comment period; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission as follows: SECTION 1. The above recitals are all true and correct. SECTION 2. The Planning Commission has reviewed and considered the environmental information included in the staff report prior to acting on proposed Conditional Use Permit 20-05, Location and Development Plan 20-06 and Tentative Parcel Map 20245. The Planning Commission further finds and determines that the City has complied with the California Environmental Quality Act and the Planning Commission determinations reflect the independent judgment of the Planning Commission.

RESOLUTION NO. P-21-28 September 7, 2022 Page 2 SECTION 3. The Planning Commission hereby finds and determines that: Conditional Use Permit 20-05 (a) That the proposed Conditional Use Permit is consistent with the General Plan; The project is consistent with the General Plan as the site is designated Airport Development District (ADD) which is consistent with Appendix A of Title 17 of the Zoning Code which allows Cannabis uses with approval of a Location and Development Plan and Conditional Use Permit. (b) That the nature, condition, and development of adjacent uses, buildings, and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures; Surrounding properties to the north, south and east are all currently zoned for ADD uses, which permits similar compatible uses and as such, the project would not adversely affect these surrounding properties. State Highway 395 right-of-way is immediately west of the site, which is a state highway and major transportation corridor, and as conditioned, the project is not expected to adversely affect property to the west. (c) That the site for the proposed use is of adequate size and shape to accommodate the use and buildings proposed; The project site is just over 11-acres and is far larger than the minimum required 20,000 square feet parcel size required in this zoning district and further provides for sufficient width and depths and required setbacks for the proposed buildings. (d) That the proposed use complies with all applicable development standards of the Zoning district; and The proposed project has been designed and conditioned to meet all applicable City zoning and development standards. (e) That the proposed use observes the spirit and intent of this Zoning Code. The proposed project meets the requirements of the Zoning Code. However, to ensure all Code requirements are met, conditions of approval has been added reflecting these requirements. Location and Development Plan 20-06 (a) That the proposed Location and Development Plan is consistent with the General Plan; The project is consistent with the General Plan as the site is designated Airport Development District, which is consistent with Title 17 of the Zoning Code, which allows for the proposed uses in the ADD zoning district with an approved Location and Development Plan.

RESOLUTION NO. P-21-28 September 7, 2022 Page 3 (b) That the nature, condition, and development of adjacent uses, buildings, and structures have been considered, and that the use will not adversely affect or be materially detrimental to these adjacent uses, buildings, or structures; The nature, condition and development of adjacent uses, buildings and structures have been considered and the use will not adversely affect or be detrimental to these uses, building or structures, as surrounding properties to the north, south, and east are all currently zoned for ADD uses, which permits similar compatible uses and as such, the project would not adversely affect these surrounding properties. State Highway 395 right-of-way is immediately west of the site, which is a state highway and major transportation corridor, and as conditioned, the project is not expected to adversely affect property to the west. (c) That the site for the proposed use is of adequate size and shape to accommodate the use and buildings proposed; The overall site is approximately 11-acres in size, which exceeds the minimum 20,000 square feet required in the ADD zoning district and is of adequate size and shape to accommodate the use and proposed building and improvements. (d) That the proposed use complies with all applicable development standards of the zoning district; and The proposed project has been designed and conditioned to meet all applicable City zoning and development standards for the Commercial zoning district. (e) That the proposed use observes the spirit and intent of this Zoning Code. The proposed project meets the requirements of the Zoning Code. In addition, to ensure all Code requirements are met, conditions of approval has been added requiring that the project meet code requirements. ATTACHMENTS: Attachment B: Exhibit A to Resolution 21-28 Conditions of Approval CUP 20-05, LDP 20- 06, TPM 20245 PASSED, APPROVED AND ADOPTED by the Planning Commission this 7th day of September, 2022. ___________________________________ Chris Waggener Chairman of the Planning Commission

RESOLUTION NO. P-21-28 September 7, 2022 Page 4 ___________________________________ Nyeka Allen Secretary to the Planning Commission I, Nyeka Allen, Planning Secretary for the Planning Commission of the City of Adelanto, California, do hereby certify that the foregoing Resolution No. P-21-28 was duly and regularly adopted at a regular meeting of the Planning Commission of the City of Adelanto on the 7th day of September, 2022, by the following vote, to-wit: AYES: NOES: ABSENT: ABSTAIN: IN WITNESS WHEREOF, I hereunto set my hand and affix the official seal of the City of Adelanto on the 7th day of September, 2022. ___________________________________ Nyeka Allen Secretary to the Planning Commission

Attachment B Exhibit A to Resolution P-21-28 Conditions of Approval Conditional Use Permit 20-05/Location and Development Plan 20-06/Tentative Parcel Map 20245 – December 15 2021 Planning Commission PROJECT: Proposal to establish commercial medical and adult-use cultivation and construct eight (8) 25,000 Square Foot (SF), one-story greenhouse buildings, for a total building square footage of 200,000SF in eight (8) phases and subdivide the property into eight (8) parcels and one (1) remainder on a 11.26-acre site located on the east side of State Highway 395 between Alden Road on the south and Calleja Road on the north in the Airport Development District (ADD) zoning district in the City of Adelanto, California (APN: 0460-171-24) Applicant: Steeno Design Studio, Representing High Desert Development, LLC Kent and Rajan Patel 1202 Coronet Drive Riverside, California 92506 PLANNING DEPARTMENT General Conditions: 1. Approval Period. Approval of this project will become valid only after a signed copy of the City’s approval letter is received by the Planning Department acknowledging acceptance of all conditions of approval. If not received within 10 working days after approval action, this approval will be null and void. This approval shall be used within two (2) years of the approval date of this project; by December 15, 2023, otherwise, it shall become null and void and of no effect whatsoever. Use means the beginning of the substantial construction under this approval within the two (2) year period which is thereafter diligently pursued to completion and in the event the use hereby permitted ceases operation for a period of one (1) year or more, this approval shall become null and void. 2. Modification to Plans. Subsequent modifications of this approval, which do not intensify the use, including but not limited to reorientation of structures, alteration of parking and circulation design, minor changes to the Conditions of Approval, interpretations of the Conditions of Approval relative to intent, necessity of, and timing, may be approved by the Community Development Director, unless the Director requires a Substantial Conformance or Revised Permit application in accordance with the City’s Development Code.

CUP 20-05 & LDP 20-06, TPM 20245 Conditions of Approval Page 2 3. Phasing. The project shall be constructed in eight (8) phases as shown on the site plan presented to Planning Commission and summarized below: Table 1: Construction Phasing PHASES IMPROVEMENTS TIMING (YEAR) Phase 1 – Building A • Site Work to ready for the first phase for construction of the proposed project, building footings, utility lines, and other underground infrastructure; • Construction of Building A, 25,000 SF; 529 SF guard house • Off-site access and street improvements, 26’ drive aisle, on-site paving, trash enclosure, loading, landscaping; • Required access & 29 parking spaces including ADA & EV spaces. 2022 Phase 2 – Building B • Site Work • Construction of Building B, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2023 Phase 3 – Building C • Site Work • Construction of Building C, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2024 Phase 4 – Building D • Site Work • Construction of Building D, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2025 Phase 5 – Building E • Site Work • Construction of Building E, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2026 Phase 6 – Building F • Site Work • Construction of Building F, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2027 Phase 7- Building G • Site Work • Construction of Building G, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2028 Phase 8 – Building H • Site Work • Construction of Building H, 25,000SF; • Improvements such as footings, utility lines, and other underground infrastructure; • Internal access, on-site paving, trash enclosures, loading, landscaping, and 25 parking spaces, including ADA & EV spaces. 2029

CUP 20-05 & LDP 20-06, TPM 20245 Conditions of Approval Page 3 4. Indemnity. The applicant shall defend (with attorneys approved by the City), indemnify and hold harmless the City of Adelanto, its agents, officers, and employees from any claims, damages, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul, an approval of the City, its advisory agencies, appeal boards, or legislative body concerning CUP 19-11 and LDP 19-07. The City will promptly notify the permittee of any such claim, action, or proceeding against the City and will cooperate fully in the defense. 5. Indemnification of the City. (a) Applicant shall defend and indemnify the City, its agents, officers and employees from all claims against the City for damages, and other action, liability or proceeding to attack, set aside, void or annual the Project or any act or determination related to City’s approval of the Project. Applicant’s obligations under this Agreement shall include, without limitation, payment of all court costs and attorney fees, all litigation-related costs, all judgments and awards against the City, and all settlement costs. (b) The City shall notify the Applicant promptly of any claim, action or proceeding and reasonably cooperate in the defense. Upon receiving such notification, Applicant shall assume the defense of the claim, action, or proceeding, including the employment of counsel satisfactory to City, which approval shall not be unreasonably withheld. In the event of a disagreement between the City and Applicant over litigation issues, City shall have authority to control the litigation and make litigation decisions, including but not limited to, settlement or other disposition of the matter. City’s participation in the defense of any such action shall not relieve the Applicant of any obligation imposed by this condition. If City determines that having common counsel would create a conflict of interest, or if Applicant fails to promptly assume the defense or to promptly employ counsel satisfactory to City, then City may hire counsel for its own defense, and Applicant shall pay the reasonable attorney fees and costs of such counsel within 30 days after receiving itemized invoices. Applicant shall also pay for all costs and fees related to any additional investigation or study, or for supplementing or revising any document, including, without limitation, environmental documents. 6. Fees. All fees and charges the City has or intends to adopt that are due at the time of utility connection or when building permit(s) is/are issued shall be paid for the Developed Area, as required by the City. 7. Outstanding Costs. Any fees due to the City of Adelanto for processing this project shall be paid to the City within 30 calendar days of final action. Failure to pay such outstanding fees within the time specified shall invalidate any approval or conditional approval granted by this action. No permits, site work, or other actions authorized by this entitlement shall be permitted, authorized or commenced until all outstanding fees are paid to the City. 8. CEQA/Fish and Game Fees. The applicant/owner shall file a Notice of Determination with San Bernardino County and pay related County fee for such within five (5) days after the effective date of conditional approval. The applicant should be aware that Section 21089(b) of the Public Resources Code provides that any project approved under CEQA is not operative, vested or final until the required fee is paid. Proof of filing is required prior to issuance of any permits.

CUP 20-05 & LDP 20-06, TPM 20245 Conditions of Approval Page 4 9. Architectural Design. The proposed architectural design shall be consistent with the design standards provided in the Adelanto General Plan and Industrial Design Guidelines, as shown on the revised site plan package presented to the Planning Commission. 10. City Codes. The project shall comply with all disabled access requirements of the Americans with Disabilities Act and Title 24 of the State Code, and all local requirements of the City of Adelanto Municipal Code, including Title 17 (Zoning Code), especially the following Manufacturing/Industrial zoning district regulations, approved site plan package, stamped 3.18.20, presented to the Planning Commission. 11. Maintenance Responsibility. The maintenance of graded slopes and landscaped areas shall be the responsibility of the developer until the transfer to an approved maintenance authority. Grading permits shall not be issued for any areas to be graded and remain undeveloped for an extended period (i.e. for subsequent phases of a development) until a re-vegetation plan is approved by the Planning Department, and until bonds are posted for re-vegetation, or erosion control program for wind erosion. 12. Plans. Plan submittals shall be prepared and signed by a California Licensed Architect or Engineer per State of California, Business and Professions Code. All plans shall be drawn to a standard scale. 13. Development Restrictions. The physical development of the site shall be reviewed and approved by the City. Any use, activity, and/or development occurring on the site without appropriate City approvals shall constitute a code violation and shall be treated as such. Placement of any construction trailer or storage of construction materials shall require separate review and approval by the City. 14. Trash Enclosures. All required trash receptacles proposed for the site shall be enclosed by a six (6) foot high solid masonry wall with solid, view-obstructing gates. A pedestrian entrance shall be provided into each trash enclosure. 15. Approved Uses. All new uses within the property boundaries shall be reviewed and approved by the Planning Department. Should the developer propose a more intensive use requiring additional parking spaces, additional employees, more restroom facilities, significant change from original conceptual landscaping plans, etc., the proposed use shall be presented for review by the Planning Department for compliance with the original approval. The new proposed use may be subject, but not limited to: A Modification to Location and Development Plan application, a new Location and Development Plan Application, and/or a Utility Feasibility Study application. 16. Required Approvals. The developer shall obtain the following clearances or approvals: a. Verification from the Planning Department that all pertinent conditions of approval have been met, including any administrative development plan review approvals, as mandated by the Adelanto Municipal Code. b. Building and Safety Department c. Engineering Department/Public Works d. San Bernardino County Fire Department

CUP 20-05 & LDP 20-06, TPM 20245 Conditions of Approval Page 5 e. Mojave Desert AQMD f. Cal Trans for access onto State Highway 395 g. Department of Fish and Game Incidental Take Permit, when Joshua Trees are present on the site h. Any other required approval from an outside agency. Prior to Issuance of Grading Permits: 18. Grading Plans. Grading plans shall be reviewed and approved by the Planning Department for compliance with the approved Development Plan prior to the issuance of a grading permit. 19. Joshua Trees. Prior to the commencement of grading, the applicant shall obtain an Incidental Take Permit from the State Department of Fish and Wildlife, if Joshua trees are located on the site per the City Development Code, the State Fish & Wildlife regulations commencing January 2021 and California Desert Native Plant Act. 20. Proof of Mitigation. Prior to the issuance of grading permits, the developer shall submit written proof, satisfactory to the Development Services Director, that the Mitigation Measures outlined in the Mitigation Monitoring and Reporting Program as part of the project Mitigated Negative Declaration have been completed. 21. Signed Approval Letter. A signed copy of the City’s approval letter shall be on file with the Planning Department. If ownership of the property or the developer of the property has changed since the original approval, a new copy of the City approval letter shall be signed by the current development parties. 22. Conditions of Approval. The conditions of approval for Location and Development Plan 20-06, Tentative Parcel Map 20245 and Conditional Use Permit 20-05 shall be included on the construction plans and submittal to the Building and Safety Department for Plan Check. 23. Approved Site Plan. The site plan presented to the Planning Commission and stamped approved by the Planning Division shall be included on the construction plans submitted to the Building and Safety Department for Plan Check. Prior to Issuance of Building Permits: 23. Development Impact Fees. The City of Adelanto has implemented development impact fees for various infrastructure and capital facilities needs generated by new development. These fees will provide for various capital facilities including, but not limited to, roads, parks, flood control and drainage, public facilities, and fire-fighting facilities. This project shall be subject to all such existing and future development impact fees, which are in effect at the time building permits are issued. 24. Assessment Districts. Prior to the issuance of building permits, this project shall annex into Assessment Districts for the maintenance of Street Lighting, public landscaping and

CUP 20-05 & LDP 20-06, TPM 20245 Conditions of Approval Page 6 street sweeping, and the applicant hereby agrees to waive the right to protest the formation of said districts. 25. Building Plans. Building plans shall be reviewed and approved the Planning Department for conformance to the Conditions of Approval and the approved Development Plan prior to issuance of a building permit. 26. Water Quality. The applicant shall submit to the City Engineer for approval, a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The Water Quality Management Plan shall identify the structural and non-structural measures consistent with the City’s adopted requirements. 27. Equipment Screening. All mechanical equipment and vents, ground or rooftop shall be screened from public view. Roof gutters and downspouts are not permitted on the exterior of the building unless integrated into the architecture of the building. In addition, all screening shall be an integral part of the building, details of which shall be provided to the Planning Department for review and approval. Any proposed change shall be reviewed and approved by the Planning Department. 28. Signage. Proposed signs for this development shall require a separate application approval by the Planning Department prior to installation. Furthermore, all signs proposed for this development shall remain in full compliance with all City sign regulations at all times. 29. Utility Lines. All proposed utility lines shall be placed underground. 30. Landscaping. The developer shall submit three (3) copies of construction level Landscape and Irrigation Plans to the Planning Department, accompanied by the appropriate filing fee. The plans shall be prepared by a registered landscape architect and include the location, number, genus, species, and container size of the plants. The cover page shall iden