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 August 17, 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 David Martinez 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.

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION August 17, 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. 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 August 17, 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: _______________________________ This is the time and place for members of the public to comment on any matter within the 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 August 17, 2022 4 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. 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. Zone Text Amendment (ZTA) 22-01 - Proposal to adopt a Resolution recommending to the City Council approval of a Zone Text Amendment by Ordinance (Next in Order), which amends Section 17.50.020 and Appendix “A” (Regulation of Uses by Zone District) of Title 17 of the Adelanto Municipal Code by adding specific uses by conditional use permit in the Mixed-Use Zone STAFF RECOMMENDATION: Adopt Resolution P-22-27 recommending that the City Council adopt Ordinance No. 635, find the proposed Zone Text Amendment 22-01 is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b)(3), and Approve Zone Text Amendment No. ZTA 22-01 to amend Section 17.50.020 and Appendix “A” (Regulation of Uses by Zone District) of Title 17 of the Adelanto Municipal Code by adding specific automobile-related uses by conditional use permit in the Mixed Use Zone, based on the findings required by Municipal Code Section 17.115.040. (Planner Louis Morales) 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 August 17, 2022 5 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. RESOLUTION NO. P-22-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ZONE TEXT AMENDMENT TO ADD SPECIFIC AUTO SERVICE AND AUTO REPAIR USES TO SECTION 17.50.020 AND APPENDIX “A” IN THE MIXED-USE ZONE M_________________________S________________________ACTION___________ PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 2. Conditional Use Permit 21-22, Location and Development Plan 21-22 & Tentative Parcel Map 20454 - The City of Adelanto is reviewing an application to develop a 6.05- acre (263,730 square-foot) site within the southcentral portion of the City of Adelanto. The proposed project involves the construction of eight (8), two-story buildings that would be used for cannabis cultivation, distribution, and manufacturing. The area of the new buildings ranges from 24,070 SF to 28,420 SF, totaling 214,608 SF. The property has a General Plan and Zoning land use designation of Manufacturing/Industrial (MI) (APNs: 3120-631-012 and 013). (Planner Jim Hirsch) STAFF RECOMMENDATION: Adopt Resolution P-22-28 to Adopt the Mitigated Negative Declaration (MND) and Approve Conditional Use Permit 21-22 to develop a 6.05-acre (263,730 square-foot) site within the southcentral portion of the City of Adelanto. The proposed project involves the construction of eight (8), two-story buildings that will be used for cannabis cultivation, distribution, and manufacturing. The total floor area of the new buildings would be 214,608 square feet. The property has a General Plan and Zoning land use designation of Manufacturing/Industrial (MI). The proposed project site is located to the southwest of the intersection of the future Violet Road right-of-way and Koala Road in the southcentral portion of the City in the City of Adelanto, California based on the findings and subject to the conditions of approval.

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION August 17, 2022 6 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. RESOLUTION NO. P-22-28 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 21-22 TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION, MANUFACTURING AND DISTRIBUTION AND ANCILLARY OFFICE USES, LOCATION AND DEVELOPMENT PLAN 21-22 AND TENTATIVE PARCEL MAP 20454 TO CONSTRUCT EIGHT (8), TWO-STORY BUILDINGS, ON INDIVIDUAL LOTS TOTALING 214,608 SF IN FOUR (4) PHASES ON A 6.05-ACRE SITE LOCATED AT THE SOUTHWEST OF THE INTERSECTION OF THE FUTURE VIOLET ROAD RIGHT-OF-WAY AND KOALA ROAD IN THE MANUFACTURING INDUSTRIAL (MI) ZONING DISTRICT IN THE CITY OF ADELANTO, CALIFORNIA (APN: 3120-631- 012 AND 013) M_________________________S________________________ACTION___________ PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 3. Tentative Tract Map No. TTM 20471, Proposal by Ms. Jessica Haughton, representing Synergy Consulting CA, to subdivide a 42.44-acre site into 171 single-family lots and 2 storm drain basins, located at the southeast corner of Vintage Road and Koala Road in the Single Family Residential (R-S1) zoning District within the City of Adelanto, County of San Bernardino as shown on the vicinity map. Assessor Parcel Number (APN) 0459-014- 13. (Planner Jim Hirsch) STAFF RECOMMENDATION: Adopt Resolution No. P-22-29 adopting the Initial Study & Mitigated Negative Declaration (IS/MND) and Approve TTM 20471 to subdivide 42.44 acres into 171 single-family residential lots, and 2 storm drain basins, located at the southeast corner of Vintage Road and Koala Road in the Single Family Residential (R-S1) zoning District, based on the findings and subject to conditions of approval.

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION August 17, 2022 7 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. RESOLUTION NO. P-22-29 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 20471 TO SUBDIVIDE A 42.44 ACRE PROPERTY INTO 171 SINGLE-FAMILY RESIDENTIAL LOTS AND 2 RETENTION BASIN LOTS, LOCATED AT THE SOUTHEAST CORNER OF VINTAGE ROAD AND KOALA ROAD IN THER-S1 ZONING DISTRICT IN THE CITY OF ADELANTO, BASED ON THE FINDINGS AND SUBJECT TO CONDITIONS OF APPROVAL M_________________________S________________________ACTION___________ 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___________ H. PARKS AND RECREATION COMMISSION ITEMS K. ADJOURNMENT

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION August 17, 2022 8 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. 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 AUGUST 11, 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

PLANNING COMMISSION AGENDA REPORT DATE: August 17, 2022 TO: Honorable Chairman and Members of the Planning Commission THROUGH: FROM: Douglas Fenn, Planning Manager Louis Morales, Project Planner SUBJECT: Zone Text Amendment (ZTA) 22-01 - Proposal to adopt a Resolution recommending to the City Council approval of a Zone Text Amendment by Ordinance (Next In Order), which amends Section 17.50.020 and Appendix “A” (Regulation of Uses by Zone District) of Title 17 of the Adelanto Municipal Code by adding specific uses by conditional use permit in the Mixed Use Zone. STAFF RECOMMENDATION: Adopt Resolution P-22-27 recommending that the City Council adopt Ordinance No. 635, find the proposed Zone Text Amendment 22-01 is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b)(3), and Approve Zone Text Amendment No. ZTA 22-01 to amend Section 17.50.020 and Appendix “A” (Regulation of Uses by Zone District) of Title 17 of the Adelanto Municipal Code by adding specific automobile-related uses by conditional use permit in the Mixed Use Zone, based on the findings required by Municipal Code Section 17.115.040. BACKGROUND: Applicant, Lakha Wahla (“Applicant”) owns property in the City’s Mixed Use (MU) Zone (the “Property”). The City’s General Plan Land Use Map and Zoning Map are the same and designate the Property as being within the Mixed Use Zone/Land Use designation. Applicant desires to use the Property as an automobile body shop. As noted in Municipal Code Appendix A, which outlines the permitted and conditional uses in each zone, an auto body shop is not a permitted or conditionally permitted use in the Mixed Use Zone in the City. Applicant submitted an application to the City pursuant to Municipal Code Section 17.115.010, requesting a Zone Text Amendment which would add automotive uses in the Mixed Use Zone. The City’s General Plan has general policy guidance for the Mixed Use area, but does not have specific land use limitations. Policy statements in the General Plan indicate that auto related uses within the Mixed Use area are consistent with the intent of the General Plan. In general, the Mixed Use area is intended to have, as the name implies, a mix of uses between residential and commercial with the

2 commercial uses being in close proximity to residential uses to provide services to the residents. Therefore, it is appropriate to have auto related uses near residential properties in the Mixed Use Zone so that individuals may drop off their cars at the facilities and then walk to their residences while their vehicles are being serviced. The Mixed Use Land designation and zone is located along the Hwy 395 and includes Adelanto City Hall and is approximately 733 acres in area and comprised of 347 parcels. The MU area located on the west side of HWY 395 is bounded by Hwy 395 to the east, Bellflower Street to the west, Powers lines along Rancho Road to the south, and to the north where Bellflower Street ends at Hwy 395. The MU area located along the east side of Hwy 395 is bounded by Hwy 395 to the west, Adelanto Road to the east, Ranch Road to the north, and to the point where Adelanto Road merges into Hwy 395 to the south. The procedure for the Zone Text Amendment requires that certain findings be made under Municipal Code Section 17.115.040 as follows: 1. The Zone Text Amendment is consistent with the General Plan; and 2. The proposed change will not adversely affect surrounding properties. The Zone Text Amendment would affect all properties within the Mixed Use Zone, therefore, there would be no issue with “spot zoning.” Second, the new uses would be “conditionally permitted” and require a conditional use permit (“CUP”) rather than being simply “permitted” ensuring that the City has some control of such uses to make sure they are appropriate to specific properties and do not adversely affect surrounding properties. Third, not only auto body shops, but other auto related uses such as automobile accessory sales, automobile service, and automobile minor repair, which are separate auto related uses, would also be conditionally permitted in the Mixed Use Zone if this Zone Text Amendment is approved, making these auto uses available to residents living in the Mixed Use Zone. ENVIRONMENTAL CONSIDERATIONS: A Zone Text Amendment is a proposed Project subject to the California Environmental Quality Act (“CEQA”). Staff has conducted an environmental review and determined that the proposed Zone Text Amendment is exempt from the provisions the California Environmental Quality Act pursuant to Section 15061(b)(3) of the State Guidelines to implement CEQA, which states that the activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. PUBLIC HEARING NOTICE A public hearing notice was published on August 4, 2022. As of the writing of this report, no comments have been received by staff. ATTACHMENTS: Attachment A: Draft Council Ordinance No. 635 Attachment B: PC Resolution P-22-27 Attachment C: General Plan Land Use and Zoning Map

RESOLUTION NO. P-22-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A ZONE TEXT AMENDMENT TO ADD SPECIFIC AUTO SERVICE AND AUTO REPAIR USES TO SECTION 17.50.020 AND APPENDIX “A” IN THE MIXED USE ZONE WHEREAS, the City of Adelanto Planning Commission has considered the application of Lakha Wahla to propose a Zone Text Amendment that will add specific auto service and auto repair uses by conditional use permit to Section 17.50.020 and Appendix “A”, Regulation of Uses by Zone District in the Mixed Use (MU) Zone; and WHEREAS, the City of Adelanto’s Mixed-Use Zone, is intended to have a mix of uses between residential and commercial with the commercial uses being in close proximity to residential uses to provide services to residents; and WHEREAS, the proposed Zone Text Amendment will be consistent and harmonious with the zone in which it is to be located and will be in general conformity to the City of Adelanto General Plan design guidelines and policies; and WHEREAS, by amending these specific uses and improving the consistency of the information provided in the Citywide Zoning Code, City staff will be able to provide a consistent interpretation of allowable uses by conditional use permit in the Mixed Use Zone; and WHEREAS, the Planning Commission conducted a duly noticed public hearing on August 17, 2022 concerning the prospective recommendation set forth herein at which evidence, both written and oral, was presented. NOW, THEREFORE, the Planning Commission of the City of Adelanto hereby resolves: SECTION 1. ENVIRONMENTAL REVIEW Staff has conducted an environmental review and determined that the proposed Zone Text Amendment is exempt from the provisions the California Environmental Quality Act (“CEQA”) pursuant to Section 15061(b)(3) of the State Guidelines to implement CEQA, which states that the activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question, the proposed Zone Text Amendment, may have a significant effect on the environment, the activity is not subject to CEQA.

RESOLUTION NO. P-22-27 August 17, 2022 Page 2 SECTION 2. FINDINGS The Planning Commission has reviewed the proposed Zone Text Amendment application in accordance with the standards and principles stated in Section 17.115.040 of the Adelanto Zoning Code, and finds that the proposed use is consistent with the objectives of the Zoning Code and the Adelanto General Plan by the following: (a) The Zone Text Amendment is consistent with other development uses as detailed in Article 17 of the Adelanto Zoning Code. The proposed uses were reviewed by staff using the current Zoning Code. The Zone Text Amendment promotes the public health, safety and welfare of the community by allowing uses that provide a thorough and efficient level of service to residents and developers seeking to develop specific use projects on local parcels. (b) The Zone Text Amendment is consistent with the goals, policies, and objectives of the General Plan. The Zone Text Amendment will meet Policy 3.1 and 3.2 of the General Plan Land Use Element, in that the Zone Text Amendment will promote attractive commercial uses that will meet the local demand for products and services or encourage a balanced commercial development in the Mixed Use Zone. (c) The Zone Text Amendment will contribute to the General Health, Safety, and Welfare of the City of Adelanto and its residents. (d) The Zone Text Amendment will not adversely affect surrounding properties if proper conditions of approval are implemented. (e) As noted in finding (a), the Zone Text Amendment will meet the current development standards for the City of Adelanto. SECTION 3. Based upon the findings contained in this Resolution and on all other written and oral evidence in the record, the Planning Commission hereby recommends City Council approval of the Zone Text Amendment based on the Amendment’s ability to meet the findings stated above and recommends approval of the amendment of Appendix “A” to the Zoning Code, as to the Mixed Use Zone to read as follows:

RESOLUTION NO. P-22-27 August 17, 2022 Page 3 Appendix A. Regulation of Uses by Zoning District • KEY: P = Use permitted by right with Location and Development Plan Approval (subject to all local, State, and other applicable Code requirements) C = Use requires Conditional Use Permit (Chapter 17.30 Adelanto Zoning Code) Cm = Use Requires a Minor Conditional Use Permit (Chapter 17.30 Adelanto Zoning Code) A = Use permitted as accessory use only (when such use is directly related to the primary use) T = Use permitted as temporary use only (see Chapter 17.75) Zone District Land Use Mixed Use Auto Service and Repair Automobile Accessory Sales and Installation, including parts supply (No overnight outside storage or parking; body work prohibited)4,6 C Automobile Service (Lubrication, Tune-ups, emission tests, batteries, mufflers, etc. No use of impact wrenches or other equipment that could create noise impacts; No overnight outside storage or parking; Paint, body work, upholstery prohibited)4,6 C Automobile Minor Repair (Brakes, tires, radiators, electrical, etc. No overnight outside storage or parking; Paint, body work, upholstery prohibited)4,6 C Automobile Paint, Body, and Upholstery Shops4,6 C

RESOLUTION NO. P-22-27 August 17, 2022 Page 4 PASSED, APPROVED AND ADOPTED by the Planning Commission this 17th day of August, 2022. ___________________________________ Chris Waggener Chairman of the Planning Commission ___________________________________ 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-22-27 was duly and regularly adopted at a regular meeting of the Planning Commission of the City of Adelanto on the 17th day of August 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 17th day of August, 2022. ___________________________________ Nyeka Allen Secretary to the Planning Commission

ORDINANCE NO. 635 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ADELANTO, COUNTY OF SAN BERNARDINO, CALIFORNIA, AMENDING SECTION 17.50.020 AND APPENDIX A, ADDING AUTO SERVICE AND AUTO REPAIR USES AS CONDITIONALLY PERMITTED USE IN THE MIZED USE (MU) ZONE. WHEREAS, on August 28, 2001, the City Council adopted the General Plan Update for the City of Adelanto (“City”); and WHEREAS, in 2014, the City Council adopted the Adelanto North 2035 Sustainable Plan; and WHEREAS, the Adelanto Planning Commission, after a duly noticed public hearing held on August 17, 2022, adopted Resolution No. P-22-27 recommending that the City Council Adopt Ordinance No. 635, approving Zone Text Amendment No. ZTA 22- 01. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF ADELANTO DOES ORDAIN AS FOLLOWS: SECTION 1. The above recitals are true and correct and incorporated herein. SECTION 2. The City Council finds that pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, no further environmental review is required prior to the adoption of the proposed amendments to Chapter 17.50.020 of the Adelanto Municipal Code. Specifically, the current Zone Code Amendment application is exempt from further environmental review pursuant to Section 15061(b)(3) of the State Guidelines to implement CEQA, which states that the activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment, such is the case with ZTA 22-01, the activity is not subject to CEQA. Further, the City Council finds that State CEQA guidelines Section 15378(b)(5) exempts organizational and administrative activities of governments that will not result in physical environmental impacts, and the proposed Zone Text Amendment merely allows a use that was previously permitted in the area prior to the 2014 General Plan update. SECTION 3. Chapter 17.050.020 is amended as follows:

ORDINANCE No. 635 17.50.020 Permitted Uses, Accessory Uses, Conditional Uses, and Temporary Uses. (a) Appendix A: Regulation of Uses by Zone District of this Zoning Code permits a range of uses including, but not limited to the following: • Residential uses (compact lots, attached homes, condominiums, etc.) • Civic and community facilities • Eating and drinking establishments • Offices • Retail • Service Stations • Auto Service and Repair • Automobile Service (Lubrication, Tune-ups, emission tests, batteries, mufflers, etc. No use of impact wrenches or other equipment that could create noise impacts; No overnight outside storage or parking; Paint, body work, upholstery prohibited) • Automobile Minor Repair (Brakes, tires, radiators, electrical, etc. No overnight outside storage or parking; Paint, body work, upholstery prohibited) • Automobile Paint, Body, and Upholstery Shops (b) Uses listed as conditionally permitted uses are subject to the review requirements and conditions contained in Chapter 17.130 of this Zoning Code. Temporary uses are subject to the review requirements and conditions contained in Chapter 17.155. Also, certain other uses such as antennas may be subject to Special Use Standards outlined in Chapter 17.80, subject to the special height limitations contained in Table 22-1, Section 17.22.040 (a). Appendix A of Section 17 is amended as follows: Zone District Land Use Mixed Use Auto Service and Repair C Automobile Accessory Sales and Installation, including parts supply (No overnight outside storage or parking; body work prohibited)4,6 C Automobile Service (Lubrication, Tune-ups, emission tests, batteries, mufflers, etc. No use of impact wrenches or other equipment that could create noise impacts; No overnight outside storage or parking; Paint, body work, upholstery prohibited)4,6 C Automobile Minor Repair (Brakes, tires, radiators, electrical, etc. No overnight outside storage or parking; Paint, body work, upholstery prohibited)4,6 C Automobile Paint, Body, and Upholstery Shops4,6 C SECTION 4. The City Council directs staff to prepare and file a Notice of Exemption (“NOE”) with the Clerk of the Board of Supervisors for the County of San Bernardino within five (5) working days of the passage and adoption of this Ordinance.

ORDINANCE No. 635 SECTION 5. The documents and materials that constitute the record of proceedings on which these findings are based are located at the Development Services Department of the City of Adelanto, Adelanto City Hall, 11600 Air Expressway, Adelanto, CA 92301. SECTION 6. If any section or provision of this Ordinance is for any reason held to be invalid, unconstitutional, illegal, or unenforceable by any court of competent jurisdiction, or contravened by reason of any preemptive legislation, then such section or provision shall be severed and shall be inoperative, and the remainder of this Ordinance shall remain in full force and effect. SECTION 7. The Mayor shall sign and the City Clerk shall certify passage and adoption of this Ordinance, and the City Clerk shall cause the same to be published and posted pursuant to the provisions of law in this regard, and this Ordinance shall take effect 30 days after its final passage. PASSED, APPROVED, and ADOPTED this ___ day of ____, 2022. ______________________________ Gabriel Reyes, Mayor ___________________________________ Brenda Lopez, CMC, City Clerk APPROVED AS TO FORM: ___________________________________ Marc Tran, City Attorney

ORDINANCE No. 635 I, Brenda Lopez, City Clerk of the City of Adelanto, California, do hereby certify that the foregoing Ordinance No. 635 was duly introduced for first reading on the __ day of ______, 2022 and adopted at a regular meeting of the City Council of the City of Adelanto on this day ___ day of ________, by the following voter, 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 this ___ day of ___, 2022 _______________________________ Brenda Lopez, CMC, City Clerk

Adelanto Rd U.S. Hwy 395 Bellflower St Aster Rd Koala Rd Richardson Rd Caughlin Rd Lessing Ave Pearmain St Jonathan St Delicious ST Lilac Rd Verbena Rd Daisy Rd Stevens St Raccoon Ave Muskrat Ave Otter Ave Beaver Rd El Privelegio St Trinidad Rd Vinton Rd Shasta Rd Barbet Rd Middleton Rd Tumbleweed Rd Palmdale Rd Seneca Rd Mojave Dr Holly Rd Rancho Rd Air Expressway Begonia Rd Villa St Victor St Joshua St Lupin Rd Cactus Rd Poppy Rd Pansy Ave Cassia Rd Primrose Ave Violet Ave Yucca Rd Joshua Ave Chamberlaine Way El Mirage Rd Desoto Ave Colusa Rd Lawson Ave Bartlett Ave Lee Avenue Vintage Rd Auburn Ave La Paz Ave Avalon Ave Nichols Rd Coronado Ave Egert Rd Calleja Ave Calana Rd Desert Flower Rd Oleander St Dayton St Sonoma Rd Hote Rd Torosa St Purple Sage St Jimson St Redondo Rd Mesa Linda Rd Aguadera Rd Emerald Rd Diamond Rd Cobalt Rd Brucite Rd Amethyst Rd e General Plan Land Use & Zoning Map μ1 0 10.5 Miles City of Adelanto 11600 Air Expressway Adelanto, CA 92301 Adelanto Geographical Information Systems Zoning Updated:March 22, 2022 LAND USE AND ZONING DISTRICTS Zoning Airport Development District (ADD) Airport Park (AP) Business Park (BP) Commercial (C) Desert Living (DL-5) (1 du/5 ac) Desert Living (DL-9) (1 du/9 ac) Desert Living (DL-2.5) (1 du/2.5 ac) Light Manufacturing (LM) Light Manufacturing Cannabis Only (LMCO) Manufacturing/Industrial (MI) Mixed Use (MU) (12 - 18 du/ac) Open Space (OS) Public Utilities (PU) Medium Density Residential (R-M12) High Density Residential (R3-30) Single Family Residential (R-S1) Single Family Residential (R-S5) Single Family Residential (R-1) Medium Density Residential (R3-8) Dispensary Zones CANNABIS ZONES: The City of Adelanto permits and regulates Medicinal and Adult Use Cannabis activities in designated zones. Cannabis activity is permitted in the following zones: Light Manufacturing (LM), Light Manufacturing Cannabis Only (LMCO), Manufacturing Industrial (MI), and Airport Development District (ADD).

PLANNING COMMISSION AGENDA REPORT DATE: August 17, 2022 TO: Honorable Chairman and Members of the Planning Commission FROM: BY: Douglas Fenn, Planning Manager James Hirsch, Senior Contract Planner Subject: Conditional Use Permit 21-22, Location and Development Plan 21-22 & Tentative Parcel Map 20454 - The City of Adelanto is reviewing an application to develop a 6.05- acre (263,730 square-foot) site within the southcentral portion of the City of Adelanto. The proposed project involves the construction of eight (8), two-story buildings that would be used for cannabis cultivation, distribution, and manufacturing. The area of the new buildings ranges from 24,070 SF to 28,420 SF, totaling 214,608 SF. The property has a General Plan and Zoning land use designation of Manufacturing/Industrial (MI) (APNs: 3120-631-012 and 013). STAFF RECOMMENDATION: Adopt Resolution P-22-28 to Adopt the Mitigated Negative Declaration (MND) and Approve Conditional Use Permit 21-22 to develop a 6.05-acre (263,730 square-foot) site within the southcentral portion of the City of Adelanto. The proposed project involves the construction of eight (8), two-story buildings that will be used for cannabis cultivation, distribution, and manufacturing. The total floor area of the new buildings would be 214,608 square feet. The property has a General Plan and Zoning land use designation of Manufacturing/Industrial (MI). The proposed project site is located to the southwest of the intersection of the future Violet Road right-of-way and Koala Road in the southcentral portion of the City in the City of Adelanto, California based on the findings and subject to the conditions of approval. BACKGROUND: Applicant: Vazgen Khachatryan Koala LA, LLC 115 Skyline Drive Burbank, CA 91501 General Location: The proposed project site is located to the southwest of the intersection of the future Violet Road right-of-way and Koala Road in the southcentral portion of the city in the City of Adelanto, California, County of San Bernardino. Assessor’s Parcel No: 3120-631-012 and 013 Environmental Determination: A Mitigated Negative Declaration (MND) and a Mitigation Reporting

CUP 21-22, LDP 21-22 and TPM 20454 August 17, 2022 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 Vacant, undeveloped land South Vacant, undeveloped East Koala Road extends along the project site’s east side. An industrial use land is located further east. West Vacant, undeveloped land The site has exhibited considerable human disturbance including illegal dumping and off-road activities. ANALYSIS & REVIEW: PROJECT DESCRIPTION The applicant, Vazgen Khachatryan, is requesting approval of a Conditional Use Permit to establish cannabis cultivation, distribution, and manufacturing cannabis uses, including adult and medical cultivation as well as approval for a Location and Development Plan to construct and develop a 6.05- acre (263,730 square-foot) site within the southcentral portion of the City of Adelanto. The proposed project involves the construction of eight (8) two-story buildings that would be used for cannabis cultivation, distribution, and manufacturing. The total floor area of the new buildings would be 214,608 square feet. The total floor area of the new buildings would be 214,608 square feet. In addition, 185 standard parking spaces and 16 ADA-compliant stalls will be provided. Driveway connections would provide vehicular access to the proposed development with the future Violet Road (on the north) and Koala Road (on the east). The proposed project is anticipated to employ up to 150-190 people per day, including management positions. The Mitigated Negative Declaration Document for the project presents a breakdown of the anticipated positions. 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 cannabis adult and medical use cultivation, manufacturing, and distribution within the Manufacturing

CUP 21-22, LDP 21-22 and TPM 20454 August 17, 2022 Industrial (MI) Zoning District, a Location and Development Plan (LDP) for the design and layout of the proposed project and a Tentative Parcel Map to allow each building to be on a separate lot. Locate the Project description at the beginning of the document. CONSTRUCTION PHASING: The construction for the current proposed project is assumed to commence in January 2023 and would take approximately nine months to complete. The project is proposed to be constructed in Four (4) Phases 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; 2023 Phase II – Site Preparation • Site Work and improvements such as footings, utility lines, and other underground infrastructure; 2023 Phase III – Building Constructio n • Six new buildings constructed • Internal access, on-site paving, trash enclosure, loading, landscaping, and improvements for the six buildings; 2023 Phase IV – Paving and Finishing • Required access & 58 parking spaces including 6 ADA & EV spaces. 2023 As shown in Table 1 above, the first phase will commence in the spring of 2023 and the second, third, fourth, and final phases later in 2023. None of the phases will overlap or occur concurrently. The key construction elements for each of the four phases are outlined 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 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 six 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 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 cannabis uses are

CUP 21-22, LDP 21-22 and TPM 20454 August 17, 2022 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. The proposed project is consistent with the Adelanto North 2035 Sustainable Plan. More specifically, the project implements Chapter 3 (Economic Development) by providing job creation, infrastructure expansion, and revenue generation. As conditioned, the project is also consistent with the surrounding zoning land uses. The project complies with the applicable MI development and design standards, policies, and guidelines outlined in the City’s Zoning Code. 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. PARKING, LOADING The proposed project must comply with the Parking and Loading Standards of 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 summarizes the type and required number of parking stalls compared to the number of stalls provided. Table 2: MI Development Standards Development Standards Required Provided Complies? Minimum Lot Size 20,000 SF 263,730 SF Yes Minimum Lot Width 100’ 405’ Yes Minimum Lot Depth 100’ 620’ Yes Minimum Front Setback • To Building • To Parking Area 25’ 10’ 25’ 10’ Yes Minimum Side & Rear Yard Setback • To Building • To Parking 25’ 10’ 25’ 10’ Yes Maximum Building Height 60’ max 29’ 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 13% Yes

CUP 21-22, LDP 21-22 and TPM 20454 August 17, 2022 Table 3: Parking & Loading Requirements Uses SF of Use Regular Space Code Ratio Spaces Required Spaces Provided TOTAL Spaces Provid ed Compl ies Regular ADA Regul ar ADA 8 Industrial Buildings for Commerci al Cannabis 214,608 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 114 8 186 16 202 Yes TOTALS 214,608 - 114 8 186 16 202 Yes The proposed project’s parking demand will be met by a total of 186 parking spaces and 16 ADA spaces. In addition, 16 loading areas (12’x 20’) will be provided. 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 seven (7) security personnel which will patrol the site 24hrs per day, seven 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 6.05-acres located southwest of the intersection of Koala Road and the future Violet Road. The property is currently vacant and undeveloped. Driveway connections would provide vehicular access to the proposed development with the future Violet Road (on the north) and Koala Road (on the east). The driveway at Koala Road would have a width of 26 feet. The internal drive aisles would separate the eight buildings, and the width of these drive aisles would be 26 feet. The applicant must construct and complete all street improvements per phase before the 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 being longer than 150 feet. Traffic Trip generation estimates were developed for the project 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. As noted in Section 3.17 of the IS/MND, Transportation, the projected vehicle trips to and from the site will not be significant given the proposed use. All vehicle, equipment, and machinery sales transactions will be completed online. Few customers will visit the project site since the new business will be closed

CUP 21-22, LDP 21-22 and TPM 20454 August 17, 2022 to the general public. Because of security protocols, the mobile emissions related to operations will be limited to employees, vendors, deliveries, and repair/maintenance personnel. 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: Street Improvements: Before the issuance of any building permits, the following street dedications and improvements shall be completed. The Developer shall be directly and solely responsible for mitigating impacts related to existing traffic levels plus project traffic prior to recordation of the final map. The Developer shall obtain all required rights of ways, and construct all street improvements as Directed by the City Engineer. 1. Street dedications are as follows: a. None. 2. Street improvements are as follows: a. Koala 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 11.0, whichever is greater, 8" concrete curb and gutters, per City Standard 109 Type C along project frontage. Plan and profile design shall be included in the street plans subject to city approval. Design for this segment is subject to Impact Fee credit. c. Violet Road shall be constructed 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 8.0, whichever is greater, 8" concrete curb and gutters per City Standard 109 Type C. ARCHITECTURE OF BUILDINGS Each of the eight buildings will provide the same modern architectural design with green, medium gray corrugated metal panels, light green corrugated metal accent bands, and light green galvanized metal coping along the edge of the flat roof, light blue channel overhangs, doors, and window frames. The buildings will contain metal facades, with flat rooflines accented with soft blue accent bands to create a base, body, and cap, which meets the design guidelines outlined in Section 17.15 of the AMC for Industrial buildings. The building will improve the area's visual appearance, which will help 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 within a 100-year flood plain. The project is required to conform to Section 17.93.060 – Runoff Control of the Adelanto Municipal

CUP 21-22, LDP 21-22 and TPM 20454 August 17, 2022 Code. In addition, stormwater discharges from construction activities that disturb one or more acres, or smaller sites disturbing less than one acre that is part of a joint 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 prepared for determining whether the project may have a significant effect on the environment. Based on the IS, staff concluded that the project’s potential significant impacts could be avoided or mitigated to a point where there are 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. Staff received comments from Cal Cannabis which have been included as mitigation measures in the IS/MND. 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 certified public hearing notice was published and sent to property owners within 300 feet of the project site. ATTACHMENTS: Attachment A: Resolution P-22-28 Attachment B: Conditions of Approval Planning Attachment C: Conditions of Approval Engineering Attachment D: Zoning and Location Map Attachment E: Floor Plans, roof plans, site plans Attachment F: Elevations The project MND/MMRP, Initial Study - and Associated Studies are on File at the Planning Department and the City’s website at: https://www.ci.adelanto.ca.us/377/CEQA-Process-Policy.

RESOLUTION NO. P-22-28 August 17, 2022 Page 2 ATTACHMENT A RESOLUTION NO. P-22-28 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 21-22 TO ESTABLISH COMMERCIAL MEDICAL AND ADULT-USE CANNABIS CULTIVATION, MANUFACTURING AND DISTRIBUTION AND ANCILLARY OFFICE USES, LOCATION AND DEVELOPMENT PLAN 21-22 AND TENTATIVE PARCEL MAP 20454 TO CONSTRUCT EIGHT (8), TWO- STORY BUILDINGS, ON INDIVIDUAL LOTS TOTALING 214,608 SF IN FOUR (4) PHASES ON A 6.05-ACRE SITE LOCATED AT THE SOUTHWEST OF THE INTERSECTION OF THE FUTURE VIOLET ROAD RIGHT-OF-WAY AND KOALA ROAD IN THE MANUFACTURING INDUSTRIAL (MI) ZONING DISTRICT IN THE CITY OF ADELANTO, CALIFORNIA (APN: 3120-631-012 AND 013) WHEREAS, the applicant, Vazgen Khachatryan representing Koala LA, LLC has proposed to establish commercial medical and adult use cannabis cultivation, manufacturing and distribution and ancillary uses and to construct eight (8) two-story buildings, totaling 214,608 SF in four (4) phases on a 6.05-acre site located at the southwest corner of the future Violet Road and Koala Road in the Manufacturing Industrial (MI) zoning district in the City of Adelanto, California (APNs: 3120-631-012 and 013) 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 August 17, 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 Measure 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 21-22, Location and Development Plan 21-22 and Tentative Parcel Map 20454. 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 21-22 (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 6.05 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. Tentative Parcel Map 20454 and Location and Development Plan 21-22 (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 Tentative Parcel Map and 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 proposed project 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. (c) That the site for the proposed use is of adequate size and shape to accommodate the use and buildings proposed;

RESOLUTION NO. P-22-28 August 17, 2022 Page 2 ATTACHMENT A The overall site is approximately 6.05-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; 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. ATTACHMENTS: Attachment B: Conditions of Approval CUP 21-22 . LDP 21-22 and TPM 20454 PASSED, APPROVED AND ADOPTED by the Planning Commission this 17th day of August, 2022 . Chris Waggener Chairman of the Planning Commission Nyeka Allen Secretary to the Planning Commission

RESOLUTION NO. P-22-28 August 17, 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-22-28 was duly and regularly adopted at a regular meeting of the Planning Commission of the City of Adelanto on the 17th day of August 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 17h day of August, 2022. Nyeka Allen Secretary to the Planning Commission

Page 1 Project: CUP 21-22 / LDP 21-22, TPM 20454 Date: August 17, 2022 ATTACHMENT B Conditions of Approval Conditional Use Permit 21-22, Location and Development Plan 21-22, Tentative Parcel Map 20454 – Vazgen Khachatryan, Koala, LA, LLC August 17, 2022 Planning Commission Project:- Conditional Use Permit 21-22, Location and Development Plan 21-22, Tentative Parcel Map 20454- Proposal to establish commercial medical and adult use cannabis cultivation and related ancillary office and storage uses and to construct eight (8) two story, buildings ranging from 24,070 SF to 28,420 SF, totaling 214,608 SF on a 6.05-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). Applicant: Vazgen Khachatryan, Koala, LA, LLC 115 Skyline Drive PLANNING DEPARTMENT General Conditions: 1. Approval Period. Approval of this pr