Planning Commission Meeting - Dial 1-415-655-0001 Access Code: 146 581 6297

AGENDA REGULAR MEETING OF THE PLANNING COMMISSION AND PARKS AND RECREATION COMMISSION January 19, 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 Laura Villa, Commissioner Development Services David Martinez City Attorney Marc Tran Until further notice, only Commissioners and essential staff are allowed to be physically present inside Council Chambers, and will be seated the recommended distance from each other. Public participation is solely via call-in or via written correspondence. TO PARTICIPATE, please call, email, or send mail to the contact info provided below/on the Planning Commission Agenda. On March 4, 2020, Governor Newsom proclaimed a State of Emergency in California as a result of the threat of COVID-19. On September 16, 2021, Governor Newsom signed Assembly Bill 361 (“AB 361”), which was effective immediately and amends Government Code § 54953 to allow a local legislative body to hold public meetings via teleconferencing and to make public meetings accessible telephonically or otherwise electronically to all members of the public seeking to observe and to address the local legislative body. Pursuant to AB 361, please be advised that members of the Adelanto City Council may participate in meetings telephonically. Pursuant to AB 361, the public may view the meeting and participate in public comment remotely as follows: • All of our meetings are streamed live at https://adelanto.granicus.com/ViewPublisher.php?view_id=1 and are also available for playback after the meeting. • Participate via web-ex at https://ci-adelanto-ca.webex.com/ci-adelanto- ca/j.php?MTID=m95d0d169485f2fe98a484080589943ef • To Participate and Call in for public comments: Please call 1-415-655-0001 along with conference code 146 581 6297 Should you wish to speak on the item push *3, you will be placed in the que. *Please Note – This process will be a learning curve for all, please be patient.

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION January 19, 2022 2 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. • 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 emails to nallen@ci.adelanto.ca.us; written correspondence may be sent to Nyeka Allen, 11600 Air Expressway Adelanto CA 92301. TIME: ________________ ROLL CALL: Chair Waggener ______ Vice Chair Delgado ______ Commissioner Meza ______ Commissioner Villa ______ INVOCATION: FLAG SALUTE: Director of Development Services to announce if there are any additions/removals of items from the agenda. C. PRESENTATIONS 1. SB9 & SB10 Presentation 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.

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION January 19, 2022 3 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. Opened at: ________________________ Closed at: _______________________________ 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 *3 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 21-12, Location and Development Plan 21-09 and Tentative Parcel Map 20446 - Proposal to establish commercial medical and adult use cannabis cultivation, manufacturing and distribution and related ancillary office and storage uses and to construct five (5) single story buildings, totaling 234,000 SF and to subdivide the 12.4 -acre parcel into six (6) parcels purposes in conformance with CUP 21-12 and LDP 21-09 on the site located at the SW corner of Rancho Road and Aster Road in the Manufacturing Industrial (MI) zoning district in the City of Adelanto, California (APN: 3128-051-03) E. PUBLIC COMMUNICATIONS 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 January 19, 2022 4 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. STAFF RECOMMENDATION: ADOPT Resolution P-21-17 to ADOPT the Mitigated Negative Declaration (MND) and APPROVE Conditional Use Permit 21-12 to establish commercial medical and adult use cannabis cultivation, distribution and manufacturing, Location and Development Plan 21-09 to construct five (5) single story buildings, totaling 234,000 SF and Tentative Parcel Map 20446 to subdivide the 12.4 acre parcel into six (6) parcels on the site located at the SW corner of Rancho Road and Aster Road in the Manufacturing Industrial (MI) zoning district based on the findings and subject to conditions of approval. RESOLUTION P-21-17 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 21-12 TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION, MANUFACTURING AND DISTRIBUTION AND ANCILLARY OFFICE USES, LOCATION AND DEVELOPMENT PLAN 21-09 TO CONSTRUCT FIVE (5), SINGLE-STORY BUILDINGS, TOTALING 234,000 SF IN FOUR (4) PHASES AND TENTATIVE PARCEL MAP 20446 TO SUBDIVIDE INTO SIX (6) PARCELS IN CONFORMANCE WITH CUP 21-12 AND LDP 21-09 THE 12.4-ACRE SITE LOCATED AT THE SW CORNER OF RANCHO ROAD AND ASTER ROAD IN THE MANUFACTURING INDUSTRIAL (MI) ZONING DISTRICT IN THE CITY OF ADELANTO, CALIFORNIA (APN: 3128-051-03) M_________________________S________________________ACTION___________ PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 2. Conditional Use Permit 21-16 & Location and Development Plan 21-14 - Proposal to establish commercial medical and adult use cannabis cultivation and related ancillary office and storage uses and to construct six (6) two story, 16,238 SF buildings, totaling 97,428 SF on a 3.03-acre site located at the West side of Koala Road midway between Rancho Road and Violet Road in the Manufacturing Industrial (MI) zoning district in the City of Adelanto, California (APN: 3210-631- 14).

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION January 19, 2022 5 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. STAFF RECOMMENDATION: ADOPT Resolution P-21-22 to ADOPT the Mitigated Negative Declaration (MND) and APPROVE Conditional Use Permit 21-16 to establish commercial medical and adult use cannabis cultivation and related ancillary office and storage uses and Location and Development Plan 21-14 to construct six (6) two story, 16,238 SF buildings, totaling 97,428 SF on a 3.03-acre site located at the West side of Koala Road midway between Rancho Road and Violet Road in the Manufacturing Industrial (MI) zoning district in the City of Adelanto, California, based on the findings and subject to conditions of approval. RESOLUTION P-21-22 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 21-16 TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION, MANUFACTURING AND DISTRIBUTION AND ANCILLARY OFFICE USES AND LOCATION AND DEVELOPMENT PLAN 21-14 TO CONSTRUCT SIX (6), TWO-STORY BUILDINGS, TOTALING 97,428 SF IN FOUR (4) PHASES ON A 3.03-ACRE SITE LOCATED AT THE WEST SIDE OF KOALA ROAD MIDWAY BETWEEN RANCHO ROAD AND VIOLET ROAD IN THE MANUFACTURING INDUSTRIAL (MI) ZONING DISTRICT IN THE CITY OF ADELANTO, CALIFORNIA (APN: 3120-631-14) M__________________________S________________________ACTION_________ PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 3. Tentative Tract Map No. TTM 20398, Proposal by Mr. Andrew Pham, TKP Family Limited Partnership, to subdivide a 25.185-acre site into 89 single-family lots, 1 storm drain basin, 1 easement for a future drainage channel and 1 drainage swale, located on the north side of Seneca Road approximately 660 feet west of Aster Road in the Single Family Residential (R1) zoning District. Assessor Parcel Numbers (APNs) includes 3132-081- 04, 05, 06 and 09

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION January 19, 2022 6 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. STAFF RECOMMENDATION: Adopt Resolution No. P-21-24 adopting the Initial Study & Mitigated Negative Declaration (IS/MND) and Approve TTM 20398 to subdivide 25.185 acres into 89 single-family residential lots, 1 storm drain basin, 1 easement for a future drainage channel and 1 drainage swale, located on the north side of Seneca Road approximately 660 feet west of Aster Road in the Single Family Residential (R1) zoning District, based on the findings and subject to conditions of approval. RESOLUTION NO. P-21-24 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO, COUNTY OF SAN BERNARDINO, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION (MND), AND APPROVING TTM 20398 TO SUBDIVIDE A 25.185 ACRE PROPERTY INTO 89 SINGLE- FAMILY RESIDENTIAL LOTS AND 1 RETENTION BASIN LOT, 1 EASEMENT FOR A FUTURE DRAINAGE CHANNEL AND 1 DRAINAGE SWALE, LOCATED AT THE NORTH SIDE OF SENECA ROAD APPROXIMATELY 660 FEET WEST OF ASTER ROAD IN THE R-1 ZONING DISTRICT IN THE CITY OF ADELANTO, BASED ON THE FINDINGS AND SUBJECT TO CONDITIONS OF APPROVAL. (APN: 3132- 081-04, 05, 06, AND 09) M_________________________S________________________ACTION___________ PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 4. Conditional Use Permit 21-04, Location and Development Plan 20-03 & Tentative Parcel Map 20437 – Proposal to establish commercial medical and adult use cannabis cultivation, non-volatile manufacturing and distribution and ancillary uses; to construct twelve 30,375SF (including 6,000SF mezzanine) buildings in four phases (364,500SF total) and subdivide the property into 12 parcels on 15-acres located on Auburn Avenue, between Montezuma Street and Jonathan Street in the Airport Development District (ADD) zone in the City of Adelanto, California (APN’s: 0459-053-70, 71, 72 &74)

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION January 19, 2022 7 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. STAFF RECOMMENDATION: ADOPT Resolution P-21-27 to ADOPT the Mitigated Negative Declaration (State Clearinghouse #2021100503) and APPROVE Conditional Use Permit 21-04 to establish commercial medical and adult use cannabis cultivation, non- volatile manufacturing and distribution, Location and Development Plan 21-03 to construct twelve 30,375SF (including 6,000SF mezzanine) buildings in four phases and Tentative Parcel Map 20437 to subdivide the 15-acre property into 12 parcel on a site located on Auburn Avenue, between Montezuma Street and Jonathan Street in the Airport Development District (ADD) zone, based on the findings and subject to conditions of approval. RESOLUTION NO. P-21-27 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 21-04 TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION, NON-VOLATILE MANUFACTURING, DISTRIBUTION AND TRANSPORTATION AND LOCATION AND DEVELOPMENT PLAN 21-03 TO CONSTRUCT TWELVE 30,375 SF (INCLUDING MEZZANINE) BUILDINGS AND TENTATIVE PAREL MAP 20437 TO SUBDIVIDE THE PROPERTY INTO 12 PARCELS ON 15-ACRES LOCATED ON AUBURN AVENUE BETWEEN MONTEZUMA STREET AND JONATHAN STREET IN THE AIRPORT DEVELOPMENT DISTRICT (ADD) ZONE IN THE CITY OF ADELANTO, CALIFORNIA (APN: 0459-053-70, 71, 72 & 74) SUBJECT TO CONDITIONS AND MAKING FINDINGS IN SUPPORT THEREOF M_________________________S________________________ACTION___________ 1. Marconi Park update I. NEW BUSINESS H. PARKS AND RECREATION COMMISSION ITEMS

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION January 19, 2022 8 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. 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, SECRETARY OF PLANNING COMMISSION AND PARKS AND RECREATION COMMISSION, HEREBY CERTIFY THAT A TRUE, ACCURATE COPY OF THE FOREGOING AGENDA WAS POSTED ON JANUARY 13, 2022 SEVENTY-TWO (72) HOURS PRIOR TO THE MEETING PER GOVERNMENT CODE 54954.2 IN THE GOVERNMENTAL CENTER’S DISPLAY CASE, 11600 AIR EXPRESSWAY, ADELANTO, CALIFORNIA. Nyeka Allen Nyeka Allen Secretary of Planning Commission K. ADJOURNMENT

Adelanto City Hall ~ 11600 Air Expressway, Adelanto, CA 92301 ~ (760) 246-2300 ~ Fax (442) 249-1121 REGULAR MEETING OF THE PLANNING COMMISSION AND PARKS AND RECREATION COMMISSION January 19, 2022 • On March 4, 2020, Governor Newsom proclaimed a State of Emergency in California as a result of the threat of COVID-19. On September 16, 2021, Governor Newsom signed Assembly Bill 361 (“AB 361”), which was effective immediately and amends Government Code § 54953 to allow a local legislative body to hold public meetings via teleconferencing and to make public meetings accessible telephonically or otherwise electronically to all members of the public seeking to observe and to address the local legislative body. Pursuant to AB 361, please be advised that members of the Adelanto City Council may participate in meetings telephonically. • Pursuant to AB 361, the public may view the meeting and participate in public comment remotely as follows: • All of our meetings are streamed live at https://adelanto.granicus.com/ViewPublisher.php?view_id=1 and are also available for playback after the meeting. • To Participate and Call in for public comments: Please call Please call 1-415-655-0001 along with conference code 146 581 6297# Should you wish to speak on the item push *3, 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 City Council prior to the meeting. Send emails to nallen@ci.adelanto.ca.us; written correspondence may be sent to Nyeka Allen, 11600 Air Expressway Adelanto CA 92301. TIME TELECONFERENCE 7:00 p.m. To Participate and and Call in for public comments: Please call 1-415-655-0001 along with conference code 146 581 6297# Should you wish to speak on the item push *3, you will be placed in the que. * DATED: January13, 2022 Nyeka Allen Planning Secretary

PLANNING COMMISSION AGENDA REPORT DATE: January 19, 2022 TO: Honorable Chairman and Members of the Planning Commission FROM: THROUGH: BY: Dave Martinez, Development Services Director Mary Blais, Planning Consultant James Hirsch SUBJECT: Conditional Use Permit 21-12, Location and Development Plan 21-09 and Tentative Parcel Map 20446 - Proposal to establish commercial medical and adult use cannabis cultivation, manufacturing and distribution and related ancillary office and storage uses and to construct five (5) single story buildings, totaling 234,000 SF and to subdivide the 12.4 -acre parcel into six (6) parcels purposes in conformance with CUP 21-12 and LDP 21-09 on the site located at the SW corner of Rancho Road and Aster Road in the Manufacturing Industrial (MI) zoning district in the City of Adelanto, California (APN: 3128-051-03) STAFF RECOMMENDATION: ADOPT Resolution P-21-17 to ADOPT the Mitigated Negative Declaration (MND) and APPROVE Conditional Use Permit 21-12 to establish commercial medical and adult use cannabis cultivation, distribution and manufacturing, Location and Development Plan 21-09 to construct five (5) single story buildings, totaling 234,000 SF and Tentative Parcel Map 20446 to subdivide the 12.4 acre parcel into six (6) parcels on the site located at the SW corner of Rancho Road and Aster Road in the Manufacturing Industrial (MI) zoning district based on the findings and subject to conditions of approval. BACKGROUND: Applicant: Lip Yow Adelanto Rancho Park, LLC 16225 Beaver Road, Adelanto, CA 92301 General Location: Southwest corner of Rancho Road and Aster Road within the City of Adelanto, County of San Bernardino. Assessor’s Parcel No: 3128-051-03

CUP 21-12, LDP 21-09 and TPM 20446 January 19, 2022 2 Environmental Determination: A Mitigated Negative Declaration (MND) and a Mitigation Reporting Monitoring Program Existing General Plan & Current Zoning Designation: Manufacturing Industrial (MI) Surrounding General Plan and Zoning: North Manufacturing Industrial (MI) South Manufacturing Industrial (MI) East Manufacturing Industrial (MI) West Manufacturing Industrial (MI) Existing Land Use: The project site is currently vacant and contains native vegetation. Surrounding Land Uses: The following chart shows the surrounding land uses: North Rancho Road is along the site’s north side. The property located to the north of this roadway has the Desert View Modified Correctional Facility, Adelanto ICE Processing Center and San Bernardino County Fire Station No 322 on it. South Vacant, undeveloped land with a power line easement and further south a high voltage switching station East Aster Road extends along the project site’s east side. An industrial use land is located further east. West Vacant, undeveloped ANALYSIS & REVIEW: BACKGROUND: The project was scheduled for the regular Planning Commission meetings of August 4, August 18, 2021 and October 6, 2021, but was continued so that the applicant could resolve various sitework issues involving the removal of Joshua trees from the site. During grading, and consistent with the project described in the draft CEQA document, the Applicant removed 91 Joshua trees, translocating 32 of them to a different location of the site. On September 10, 2021, the California Department of Fish and Wildlife (CDFW) was made aware of a potential violation of the California Endangered Species Act (CESA) involving the unauthorized removal of western Joshua tree (Yucca brevifolia), a candidate for listing under CESA. On October 25, 2021, the Applicant received a Notice of Violation (NOV) from CDFW and stopped work at the Project site. Since receiving the NOV, the Applicant has had several meetings with the City and CDFW both separately and together, to address mitigation opportunities for impacts to Joshua Trees at this property, and also City-wide. The Applicant is actively working with CDFW to ensure that a CDFW-

CUP 21-12, LDP 21-09 and TPM 20446 January 19, 2022 3 approved, Long Term Management Plan (LTMP) and appropriate mitigation for the Joshua trees, are adopted for this Project. The CEQA document has been revised to reflect changes to the biological resources section of the IS/MND including the proposed mitigation measures. Under CEQA, the impacts of a proposed project must be evaluated by comparing expected environmental conditions after project implementation to conditions at a point in time referred to as the baseline. The changes in environmental conditions between those two scenarios represent the environmental impacts of the proposed project. The description of the environmental conditions in the project study area under baseline conditions is referred to as the environmental setting. For the purposes of the recirculated CEQA document and consistent with the Draft IS/MND that was circulated for public review, a baseline will be utilized that describes the Project site prior to the grading activities occurred. Any revisions to the environmental setting, particularly those within the Biological Resources section, were revised to correct erroneous information. Since translocation is not an accepted mitigation under CESA, the LTMP must provide acceptable mitigation for all 66 trees that were taken on site, via a preserved Joshua Tree Woodland offsite that will be placed under a Conservation Easement and managed by a non-profit conservancy. The LTMP as required by MM BIO-6 would also detail a compensatory mitigation plan for the total amount of trees taken from the Project site (66 Joshua trees) via one of three options that would be managed in perpetuity. These options are further described in MM BIO-6 and include A) land purchased by the Applicant and managed through an endowment paid for by the Applicant, B) an agreement with the City to create a larger conservation bank, or C) credits purchased at a CDFW approved mitigation bank. With incorporation of this mitigation, impacts from removal of the Joshua trees would be less than significant. PROJECT DESCRIPTION The applicant, Lip Yow, representing Adelanto Rancho Park, LLC is requesting approval of a Conditional Use Permit to establish commercial cannabis uses, including adult and medical, cultivation, manufacturing and distribution as well as approval for a Location and Development Plan to construct five, single story buildings and relating parking, drainage, landscaping and on and off-site improvements in four (4) Phases and a Tentative Parcel Map to subdivide the 12.4 acre parcel into six (6) parcels in conformance with CUP 21-12 and LDP 21-09 on the site located at the SW corner of Rancho Road and Aster Road in the Manufacturing Industrial (MI) zoning district. Two buildings are 12,000 SF and the three other buildings are 60,000 SF, 80,000 SF and 68,000SF, respectively. Thus, 234,000 SF total building square footage is proposed on the site. The 68,000 SF building has a 2 story office component consisting of 18,000 SF. All five buildings will be constructed during the 3rd phase of construction within a 6 month period. A stormwater retention basin will be constructed in the northern portion of the site, immediately south of Rancho Road. Approximately 27,000 SF will be reserved for landscaping. The proposed project is anticipated to employ up to 221 people, including management positions. A breakdown of the anticipated positions is presented in the Mitigated Negative Declaration Document for the project. The hours of operation for the proposed project is 24-hours a day, though the primary hours of on-site operations 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

CUP 21-12, LDP 21-09 and TPM 20446 January 19, 2022 4 cannabis adult and medical use cultivation, manufacturing and distribution within the Manufacturing Industrial (MI) Zoning District, a Location and Development Plan (LDP) for the design and layout of the proposed project and a Tentative Parcel Map (TPM) to subdivide the 12.4 acre parcel into six (6) parcels in conformance with CUP 21-12 and LDP 21-09 on the site located at the SW corner of Rancho Road and Aster Road. As noted above, various other permits are required from the City Public Works Department and the State Department of Fish and Wildlife. CONSTRUCTION PHASING: The project is proposed to be constructed in Four (4) Phases and is anticipated to take approximately 9 months to complete as outlined in Table 1 below: Table 1: Construction Phasing PHASES IMPROVEMENTS TIMING (YEAR) Phase I – Grading Rough grading ready for the first phase building and infrastructure improvements; 2022 Phase II – Site Preparation • Site Work and improvements such as footings, utility lines, and other underground infrastructure; 2022 Phase III – Building Construction • Five new buildings constructed • Internal access, on-site paving, trash enclosure, loading, landscaping, and improvements for the three buildings; • Required access & 162 parking spaces including ADA & EV spaces. 2022 Phase IV – Paving and Finishing • Internal access, on-site paving, trash enclosure, loading, landscaping, and improvements for the five buildings; • Required access & 216 parking spaces including 16 ADA & EV spaces. 2022 As shown in the Table 1 above, the first, second and third phases will commence early in 2022; and the fourth and final phase later in 2022. None of the phases will overlap or occur concurrently. The key construction elements for each of the four phases are outlined about and further summarized below. ● Grading. The portion of the project site that would be developed during the particular phase would be graded and readied for the construction. The site would undergo rough grading. This phase would require approximately one month to complete. ● Site Preparation. During this phase, the building footings, utility lines, and other underground infrastructure would be installed. This element would require approximately one month to complete. ● Building Construction. The five new buildings would be constructed during this phase. This phase would take approximately six months to complete. ● Paving and Finishing. This concluding phase would involve the paving and finishing. The

CUP 21-12, LDP 21-09 and TPM 20446 January 19, 2022 5 completion of the paving and finishing of the buildings and the site would take approximately one month to complete. PROJECT ANALYSIS: GENERAL PLAN (2035 SUSTAINABLE PLAN) AND ZONING CONSISTENCY The Project Site is within the Manufacturing Industrial (MI) Zoning District and the cannabis uses are permitted in this zoning district with a CUP. The project will expand the necessary MI uses contemplated by the City’s Adelanto North 2035 Sustainable Plan. As such, the proposed project is consistent with the Adelanto North 2035 Sustainable 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 MI 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. DEVELOPMENT STANDARDS The proposed project is subject to the development standards of the MI district, which allows for a variety of industrial uses, including the proposed cannabis uses with approval of a Conditional Use Permit. Table 2 below outlines the development standards for the MI zoning district and demonstrates that the project meets or exceeds all standards. As shown in Table 2 above, the proposed project meets or exceeds the development standards established for the MI Zoning District. Table 2: MI Development Standards Development Standards Required Provided Complies? Minimum Lot Size 20,000 SF 540,144 SF Yes Minimum Lot Width 100’ 339’’ Yes Minimum Lot Depth 100’ 839’’ Yes Minimum Front Setback • To Building • To Parking Area 25’ 10’ 49’ 50’ Yes Minimum Side & Rear Yard Setback • To Building • To Parking 25’ 10’ 25’ 23’ Yes Maximum Building Height 60’ max 33’ 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 5% & 10% Yes

CUP 21-12, LDP 21-09 and TPM 20446 January 19, 2022 6 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 MI 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 (included) 5 Industrial Buildings for Commercial Cannabis 234,000 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 192 6 200 16 216 Yes TOTALS 234,000 - 192 6 200 16 216 Yes The proposed project’s parking demand will be met by a total of 216 parking spaces including ADA spaces. In addition, Clean Air Vehicle, Electric Vehicle Charging Stations (EVCS) and bicycle parking will be provided as well as 6 loading areas (12’x45’) and 2 loading areas ( 12’x 20’). The proposed parking and loading areas will be concrete and paved per AMC requirements. FENCING/SCREENING, SECURITY 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 slats and electric security gates. SITE ACCESS/CIRCULATION/TRAFFIC The proposed project site is a relatively flat, rectangular-shaped property of approximately 12-acres located at the southwest corner of Rancho Road and Aster Road. The property is currently vacant and undeveloped. Access to the project site is proposed to be provided by two driveway connections with the south side of Air Expressway Boulevard, two driveway connections with the west side of Koala Road, and two driveway connections with the south side of Rancho Road. The driveways at Rancho Road would have a

CUP 21-12, LDP 21-09 and TPM 20446 January 19, 2022 7 width of 30 feet. In addition, two driveway connections are proposed for the future roadway that will extend along the project’s west side. The internal drive aisles would separate the five buildings and the width of these drive aisles would range from 30 feet to 40 feet. The applicant is required to construct and complete all street improvements per phase prior to issuance of building permits, or as directed by the City Engineer. All buildings in all construction phases must have two paved points of access and all terminating paved accesses must have proper standard fire turn-around of not be longer than 150 feet. Traffic Trip generation estimates were developed for the project by using nationally recognized and recommended rates found in the 9th edition “Trip Generation Manual” published by the Institute of Transportation Engineers (ITE) that are appropriate for the proposed use. It is estimated that the project, at build-out when all five buildings are occupied and operational, will be generate a total of 1,118 vehicle trips during a typical workday and 60 trips during the after-hour shifts for a total of 1,178 trips per day. 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: 1. Offsite street dedications: a. Dedication for street and utility purposes to provide for a Major Arterial half-width of 50 feet for the south half of Rancho Road along the north boundary of the site. b. Dedication for street and utility purposes to provide for a Major Arterial half-width of 50 feet for the west half of Aster Road along the east boundary of the site. c. Dedication for street and utility purposes to provide for a Commercial & Industrial Local Street half-width of 30 feet for the east half of Stevens Road, along the west boundary of the site. 2. Offsite street improvements: a. Rancho Road shall be constructed to half-width of 40 feet wide, centerline to curb, consisting of a minimum of 4 inches of asphalt concrete over 6 inches of Class 2 base material, or per “R” value test for a Traffic Index (TI) of 11, whichever is greater, 8" concrete curb and gutters, per City Standard 109 Type C. b. Aster Road shall be constructed to half-width of 40 feet wide, centerline to curb, consisting of a minimum of 4 inches of asphalt concrete over 6 inches of Class 2 base material, or per “R” value test for a Traffic Index (TI) of 11, whichever is greater, 8" concrete curb and gutters, per City Standard 109 Type C. c. Stevens Road shall be constructed to half-width of 18 feet wide, centerline to curb, consisting of a minimum of 3 inches of asphalt concrete over 4 inches of Class 2 base material, or per “R” value test for a Traffic Index (TI) of 8, whichever is greater, 8" concrete curb and gutters, per City Standard 109 Type

CUP 21-12, LDP 21-09 and TPM 20446 January 19, 2022 8 ARCHITECTURE OF BUILDINGS Each of the five buildings will provide the same modern architectural design, beige vertical metal panels, green and purple color accent bands, silver aluminum storefronts with frosted windows and anodized silver awnings over the main entryways. The buildings will contain metal facades, with flat rooflines accented with grey cornices to create a base, body and cap, which meets the intent of design guidelines outlined in Section 17.15 of the AMC for Industrial buildings. 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: According to the Federal Emergency Management Agency (FEMA) flood insurance maps obtained for the City of Adelanto, the proposed project site is located in Zone X, which is not located within a 100- year flood plain. 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 per the Initial Study and Mitigated Negative Declaration prepared for the project. 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 the project’s potential significant impacts could be avoided or mitigated to a point where there are clearly no significant effects on the environment through mitigation measures, revisions to the site design, conditions of approval and the application of the City’s zoning ordinance standards and criteria and that there is no substantial evidence in light of the whole record that the project, as revised may have a significant effect on the environment. As such, a Mitigated Negative Declaration (MND) was prepared with a Mitigation Monitoring and Reporting Program (MMRP) that will be implemented for the proposed project. Pursuant to §15703 (a) of CEQA, the IS/ MND was circulated for a 30-day period between July 2, 2021, through August 2, 2021 to Responsible Agencies, and interested parties for review and comment and

CUP 21-12, LDP 21-09 and TPM 20446 January 19, 2022 9 comments were received from CDFW which have now been included as mitigation measures in a Revised IS/MND dated December 28, 2021 and sent to Responsible Agencies for a 10 day courtesy review. 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. A separate public hearing notice was published and sent to property owners within 300 feet of the project site for the January 19, 2022 Planning Commission meeting. As of the writing of this report, no additional written comments have been received by staff. ATTACHMENTS: Attachment A: Resolution P-21-17 Attachment B: Conditions of Approval Planning Attachment C: Conditions of Approval Engineering Attachment D: Zoning and Location Map Attachment E: Site & Landscape Plan, Elevations Attachment F: Revised Site Plan per SB County Fire Attachment G: TPM 20446 The project MND/MMRP, Initial Study - and Associated Studies are on File at the Planning Department and on the City’s website at: https://www.ci.adelanto.ca.us/377/CEQA-Process-Policy

ATTACHMENT A RESOLUTION NO. P-21-17 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 21-12 TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION, MANUFACTURING AND DISTRIBUTION AND ANCILLARY OFFICE USES, LOCATION AND DEVELOPMENT PLAN 21-09 TO CONSTRUCT FIVE (5), SINGLE-STORY BUILDINGS, TOTALING 234,000 SF IN FOUR (4) PHASES AND TENTATIVE PARCEL MAP 20446 TO SUBDIVIDE INTO SIX (6) PARCELS IN CONFORMANCE WITH CUP 21-12 AND LDP 21-09 THE 12.4-ACRE SITE LOCATED AT THE SW CORNER OF RANCHO ROAD AND ASTER ROAD IN THE MANUFACTURING INDUSTRIAL (MI) ZONING DISTRICT IN THE CITY OF ADELANTO, CALIFORNIA (APN: 3128-051-03) WHEREAS, the applicant, Lip Yow, representing Adelanto Rancho Park, LLC has proposed to establish commercial medical and adult use cannabis cultivation, manufacturing and distribution and ancillary uses and to construct five (5) single-story buildings, totaling 234,000 SF in four (4) phases on a 12.4-acre site located at the SW corner of Rancho Road Expressway and Aster Road in the Manufacturing Industrial (MI) zoning district in the City of Adelanto, California (APN: 3128-051-03) within the City of Adelanto, County of San Bernardino; and WHEREAS, the applicant has consented to all conditions of approval; and WHEREAS, duly noticed public hearings were scheduled for the August 4, and August 18, 2021 Planning Commission, but were continued; WHEREAS, a duly noticed public hearing was held by the Adelanto Planning Commission on January 19, 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 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 21-12 Location and Development Plan 21-09 and Tentative Parcel Map 20446. 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. SECTION 3. The Planning Commission hereby finds and determines that:

Conditional Use Permit 21-12 (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 Manufacturing Industrial (MI), 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, east, south and west are all currently zoned for MI uses, which permits similar compatible uses and as such, the project would not adversely affect these surrounding properties. (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 12.4 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 21-09 (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 Manufacturing Industrial (MI), which is consistent with Title 17 of the Zoning Code, which allows for the proposed uses in the MI zoning district with an approved Location and Development Plan. (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, east and west are all currently zoned for MI uses, which permits similar compatible uses and as such, the project would not adversely affect these surrounding properties.

ATTACHMENT A (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 12.4-acres in size, which exceeds the minimum 20,000 square feet required in the MI 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 Manufacturing Industrial 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. Tentative Parcel Map 20446 (a) That the proposed Tentative Parcel Map is consistent with the General Plan; The proposed tentative parcel map project is consistent with the General Plan as the site is designated Manufacturing Industrial (MI) which allows for the proposed use and as conditioned the proposed design and required improvements will be compatible with existing uses, which have the same designation. (b) That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans. The design of the proposed subdivision is consistent with the City’s general Plan in that it meets all requirements of Title 16 (Subdivisions) of the Adelanto Municipal Code, which implements the General Plan. (c) That the site is physically suitable for the type of development. The proposed site is physically suitable for the development in that the proposed tentative parcel map is to create individual legal lots for five (5) industrial buildings and one (1) retention basin. (d) That the site is physically suitable for the proposed density of development. The proposed site is physically suitable for the proposed density of the development in that the proposed tentative parcel map is for the purpose of creating legal lots for five (5) industrial buildings and one (1) retention basin. (e) That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The design of the subdivision is not likely to cause substantial environmental damage and/or injure fish or wildlife and no physical alterations are proposed. (f) That the design of the subdivision or type of improvements is not likely to cause serious public health problems in that no physical alterations are proposed. (g) That the design of the subdivision or 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 subdivision in that all easements have been identified and no conflicts have been identified. . ATTACHMENTS: Attachment B: Conditions of Approval CUP 21-12 ,LDP 21-09 & TPM 20446 PASSED, APPROVED AND ADOPTED by the Planning Commission this 19th day of January, 2022. Chris Waggener Chairman of the Planning Commission Nyeka Allen Secretary to the Planning Commission

ATTACHMENT A RESOLUTION NO. P-21-17 January 19, 2022 Page 4 I, Nyeka Allen, Planning Secretary for the Planning Commission of the City of Adelanto, California, do hereby certify that the foregoing Resolution No. P-21-17 was duly and regularly adopted at a regular meeting of the Planning Commission of the City of Adelanto on the 19th day of January, 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 19th day of January, 2022. Nyeka Allen Secretary to the Planning Commission

Attachment B Conditions of Approval Conditional Use Permit 21-12/Location and Development Plan 21-09 / Tentative Parcel Map 20446 – Lip Yow, Adelanto Rancho Park, LLC January 19, 2022 Planning Commission PROJECT: Conditional Use Permit 21-12, Location and Development Plan 21-09 and Tentative Parcel Map 20446 - Proposal to establish commercial medical and adult use cannabis cultivation, manufacturing & distribution uses and to construct five (5) single- story buildings, totaling 234,000 SF in four (4) phases on a 12.4-acre site located at the SW corner of Rancho Road and Aster Road in the Manufacturing Industrial (MI) zoning district in the City of Adelanto, California (APN: 3128-051-03) Applicant: Lip Yow, Adelanto Rancho Park, LLC, 16225 Beaver Rd, Adelanto, CA 92301 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 January 19, 2024, 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. 3. Phasing. The project will be constructed in Four (4) Phases and is anticipated to take approximately 9 months as outlined in Table 1 below:

CUP 21-12 , LDP 21-09, TPM 20446 Conditions of Approval Page 2 Table 1: Construction Phasing PHASES IMPROVEMENTS TIMING (YEAR) Phase I – Grading • Rough grading ready for the first phase building and infrastructure improvements; 2022 Phase II – Site Preparation • Site Work and improvements such as footings, utility lines, and other underground infrastructure; 2022 Phase III – Building Construction • Five new buildings constructed • Internal access, on-site paving, trash enclosure, loading, landscaping, and improvements for the three buildings; • Required access & 162 parking spaces including ADA & EV spaces. 2022 Phase IV – Paving and Finishing • Internal access, on-site paving, trash enclosure, loading, landscaping, and improvements for the five buildings; • Required access & 216 parking spaces including 16 ADA & EV spaces. 2022 4. Indemnification of the City. (a) Applicant shall defend and indemnify the City, its agents and hold harmless the City of Adelanto, its agents, officers, and employees from any 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.

CUP 21-12 , LDP 21-09, TPM 20446 Conditions of Approval Page 3 5. 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. 6. 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. 7. 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. 8. Mitigation Monitoring Reporting Program for CUP 21-12 & LDP 21-09. The project shall incorporate mitigation measures specified in the adopted IS/MND that would avoid or mitigate effects to point where clearly no significant environmental impacts on the environment would occur. 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.

CUP 21-12 & LDP 21-09 Conditions of Approval Page 4 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 e. Mojave Desert AQMD f. Department of Fish and Game g. Any other required approval from an outside agency. Prior to Issuance of Grading Permits: 17. 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. 18. Joshua Trees. The applicant shall obtain an Incidental Take Permit from the State Department of Fish and Wildlife prior to further site disturbance and construction per the requirements of the City Development Code, the State Fish & Wildlife regulations commencing January 2021 and California Desert Native Plant Act. 19. 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.

CUP 21-12 & LDP 21-09 Conditions of Approval Page 5 20. 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. 21. Conditions of Approval. The conditions of approval for Location and Development Plan 20-04 and Conditional Use Permit 20-04 shall be included on the construction plans and submittal to the Building and Safety Department for Plan Check. 22. 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 capit