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

AGENDA REGULAR MEETING OF THE PLANNING COMMISSION AND PARKS AND RECREATION COMMISSION September 18, 2024 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 Adrianna Brandt, Commissioner Mark Ferretiz, Commissioner Ricky Rubalcava, Commissioner Development Services Jim Hirsch City Attorney Todd Litfin Commissioners, essential staff, and the public are allowed to be physically present inside Council Chambers and will be seated at the recommended distance from each other. Public participation is also call-in or via written correspondence. NOTE: PLEASE TURN CELL PHONES OFF OR PLACE THEM ON VIBRATE DURING THE PLANNING / PARKS AND RECREATION COMMISSION MEETING AS A COURTESY TO OTHERS. Thank you, Administrative Staff The Planning / Parks and Recreation Commission packet may be reviewed by the public at the reception counter in City Hall. Any writings or documents pertaining to an open session item, provided to a majority of the Planning / Parks and Recreation Commissioners within 72 hours of a regular meeting, shall be made available for public inspection at the reception counter in City Hall at 11600 Air Expressway, Adelanto, CA 92301, during normal business hours. Members of the public can view the agenda or download any staff reports in advance by accessing the city website at www.ci.adelanto.ca.us on Thursday the week before the scheduled meeting. The public may view the meeting or participate / comment remotely as follows: • Join in person City Council Chambers social distancing required. • Join from a PC, Mac, iPad, iPhone or Android device: Please click this URL to join. https://zoom.us/j/92326837040?pwd=SVNMRm1TT25qTnBRT3E5NE02RkRmUT09 Passcode: 7601 Description: City of Adelanto City Planning Commission Meeting • To Participate phone: Please call 1 669 900 6833 along with webinar ID 923 2683 7040 passcode 7601. Should you wish to speak on the item push *9, you will be placed in the que. *Please Note – This process will be a learning curve for all, please be patient. • Submit written comments: We encourage submittal of written comments supporting, opposing, or otherwise commenting on an agenda item, for distribution to the Planning Commission prior to the meeting. Send

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 18, 2024 2 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. emails to nallen@ci.adelanto.ca.us; written correspondence may be sent to Nyeka Allen, 11600 Air Expressway Adelanto CA 92301. Rules of Decorum “Members of the Public are advised that all PAGERS, CELLULAR TELEPHONES and any OTHER COMMUNICATION DEVICES are to be turned off upon entering the City Council Chambers.” If you need to have a discussion with someone in the audience, kindly step out into the lobby. Under the Government Code, the Planning Commission may regulate disruptive behavior that impedes the Planning Commission Meeting. Disruptive conduct may include, but is not limited to: • Screaming or yelling during another audience member’s public comments period. • Profane language directed at individuals in the meeting room. • Throwing objects at other individuals in the meeting room. • Physical or verbal altercations with other individuals in the meeting room; and • Going beyond the allotted three-minute public comment period granted. When a person’s or group’s conduct disrupts the meeting, the Chair or presiding officer will request that the person or group stop the disruptive behavior and WARN the person or group that they will be asked to leave the meeting room if the behavior continues. If the person or group refuses to stop the disruptive behavior, the Chair or presiding officer may order the person or group to leave the meeting room and may request that those persons be escorted from the meeting room. Any person who, without authority of law, willfully disturbs or breaks up a Planning Commission meeting is guilty of a misdemeanor. (Pen. Code, § 403.) It should also be noted that any person who WILLFULLY disturbs or breaks up the Planning Commission meeting may be arrested for a misdemeanor offense. (Penal Code, § 403.) MEMBERS OF THE PUBLIC WISHING TO ADDRESS THE PLANNING COMMISSION MEMBERS ARE REQUIRED TO FILL OUT A SPEAKER REQUEST FORM AND PLACE IT IN THE TRAY ON THE PODIUM PRIOR TO MEETING. Thank you, Administrative Staff The Planning Commission packet may be reviewed by the public at the reception counter in City Hall. Any writings or documents pertaining to an open session item, provided to a majority of the Planning Commission Members within seventy-two (72) hours of a Regular Meeting and twenty-four (24) hours of a Special Meeting. Members of the public can view the agenda or download any staff reports in advance by accessing the City’s website at www.ci.adelanto.ca.us on the Thursday of the week before the scheduled meeting. AMERICANS WITH DISABILITIES ACT: In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the City Clerk at (760) 246- 2300, ext. 11123, no later than seventy-two (72) hours prior to the meeting per 28 CFR 34.102.104.

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 18, 2024 3 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. TIME: ________________ ROLL CALL: Commissioner Rubalcava ______ Commissioner Brandt ______ Commissioner Ferretiz ______ Vice Chair Delgado ______ Chair Waggener ______ INVOCATION: FLAG SALUTE: Director of Development Services to announce if there are any additions/removals of items from the agenda. C. PRESENTATIONS Opened at: ________________________ Closed at: _______________________________ A. CALL TO ORDER B. DELETIONS/ADDITIONS TO AGENDA D. CONFLICT OF INTEREST Planning Commissioners will announce any possible Conflicts of Interests for the Planning Commission Meeting. E. PUBLIC COMMUNICATIONS

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 18, 2024 4 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. This is the time and place for members of the public to comment on any matter within the jurisdiction of the Planning Commission. Members of the public wishing to address the Planning Commission Members on items not on the agenda can push *9 on their telephones to raise their hands. The Planning Secretary will call on you in the order received. You will be asked to un-mute - to do so you must push *6. Please state your name for the record. There is a time limit of three (3) minutes. Members of the audience may address the Planning Commission on non-agenda items; however, in accordance with Government Code section 54954.2, the Planning Commission may not take action on an item not appearing on the agenda. PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ 1. Conditional Use Permit 22-24 and Location and Development Plan 22-18 – The proposed project would involve the construction and operation of an auto and truck fueling and commercial center. The commercial center development would consist of two parcels totaling 4.65-acres (202,605 square feet). The proposed development would include a new retail building (a food mart) consisting of 4,960 square feet and a second-floor office and storage area consisting of 1,200 square feet; two covered fuel dispensing areas consisting of 6 pumps for trucks and a second fueling area consisting of 9 pumps for smaller vehicles; and a 4,883 square foot building that would include a 2,600 square foot quick serve restaurant (QSR) and a 2,283 square foot retail space. Underground storage tanks (USTs) for fuel storage would be located along the east side of the project site. Access to the site is via a driveway on the project’s frontage with Air Expressway in the site’s northwest corner and a second driveway at the southern end of the site connecting to Cholla Avenue accessible via Montezuma Street. A total of 71 parking spaces would be provided including 68 standard stalls and 3 ADA accessible stalls for vans. Landscaping would be provided around the site’s perimeter, around the buildings, and within the parking area. Finally, an 80-foot high “Freeway Sign” would be located in the center of the site near the truck fueling area. The sign face would have an area of 300 square feet. Landscaping F. CONSENT CALENDAR – PLANNING COMMISSION Items on the Consent Calendar are considered routine in nature, require no further discussion by the Planning Commission, and may be acted on in one motion unless a member of the Planning Commission or staff requests a separate discussion on an item. G. PUBLIC HEARING – PLANNING COMMISSION

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 18, 2024 5 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. would total 24,025 square feet. The project site is currently undeveloped though it has been disturbed. The project site’s zoning designation is Mixed Use (MU) zone. (0459-354-04 & 05) (Planner L. Morales) STAFF RECOMMENDATION: ADOPT Resolution P-24-11 Adopting the Initial Study, Mitigated Negative Declaration (IS/MND) and approving Conditional Use Permit No. CUP 22-24 and Location and Development Plan No. LDP 22-18 for the construction and operation an auto and truck fueling and commercial center that will consist of the proposed development of a new retail building (convenience store/food mart) consisting of 6,160 square feet (Building 1) with two covered fuel dispensing areas consisting of 6 pumps for trucks and a second fueling area consisting of 9 pumps for smaller vehicles; and a 4,883 square foot building (Building 2) that will include a 2,600 square foot quick serve restaurant (QSR) and a 2,283 square foot retail space; and an 80-foot high “Freeway Sign” that will be located in the center of the site near the truck fueling area. RESOLUTION NO. P-24-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO, SAN BERNARDINO COUNTY, CALIFORNIA, MAKING FINDINGS, ADOPTING THE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION (IS/MND) AND APPROVING CONDITIONAL USE PERMIT 22-24 AND LOCATION AND DEVELOPMENT PLAN 22-18 TO CONSTRUCT AN AUTO AND TRUCK FUELING AND A COMMERCIAL SHOPPING CENTER DEVELOPMENT COMPRISED OF TWO BUILDINGS THAT INCLUDES A 6,169 SQUARE FOOT SERVICE STATION/CONVENIENCE STORE WITH TYPE 21 OFF-SALE GENERAL ALCOHOL SALES (BUILDING 1) WITH A 9 PUMP FUELING STATION FOR VEHICES AND 6 PUMPS FOR TRUCKS AND A 4,883 SQUARE FOOT MULTI TENANT BUILDING (BUILDING 2) COMPRISED OF 2,600 SQUARE FOOT QUICK SERVICE RESTAURANT WITH A DRIVE THROUGH AND 2,283 SQUARE FOOT RETAIL SPACE ON A 4.65-ACRE AND A FREEWAY SIGN ON A SITE LOCATED AT THE SOUTHEAST CORNER OF AIR EXPRESSWAY AND HWY 395 WITH THE SITE’S ACCESSOR PARCEL NUMBERS 0459-354-04 AND 05 WITH A ZONING DESIGNATION OF MIXED USE (MU), BASED ON THE FINDINGS AND SUBJECT TO CONDITIONS OF APPROVAL. M_________________________S________________________ACTION___________

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 18, 2024 6 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. 2. Zoning Code Amendment No. ZCA 24-02 which amends Adelanto Municipal Code, (AMC), City of Adelanto Appendix A -Regulation of Uses by Zoning District), to allow Mini-Warehouses/Storage Facilities/Recreational Vehicle Storage in the Commercial (C) and Mixed-Use (MU) zones with a Conditional Use Permit, (CUP) on public and private properties located in the City of Adelanto, County of San Bernardino. (Planner L. Morales) STAFF RECOMMENDATION: ADOPT Resolution P-24-12 recommending that the City Council adopt Ordinance No. 635, find the proposed Zone Text Amendment 24- 02 is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061 (b)(3), and Approve Zone Text Amendment No. ZCA 24-02 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 Mini-Warehouses/Storage Facilities/Recreational Vehicle Storage in the Commercial (C) and Mixed-Use (MU) zones with a Conditional Use Permit (CUP), based on the findings required by Municipal Code Section 17.115.040. M_________________________S________________________ACTION___________PUBLIC HEARING OPEN: ________ PUBLIC HEARING CLOSED: __________ H. PARKS AND RECREATION COMMISSION ITEMS COMMERCIAL (C) AND MIXED USE (MU) ZONES STORAGE TO SECTION 17.50.020 AND APPENDIX “A” IN THE WAREHOUSES/STORAGE FACILITIES/RECREATIONAL VEHICLE A ZONE CODE AMENDMENT ZCA NO. 23-02 TO ADD MINI- ADELANTO RECOMMENDING TO THE CITY COUNCIL APPROVAL OF A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF RESOLUTION NO. P-24-12

REGULAR MEETING PLANNING COMMISSION PARK AND RECREATION COMMISSION September 18, 2024 7 11600 Air Expressway • Adelanto, CA 92301 • (760) 246-2300 • www.ci.adelanto.ca. I. NEW BUSINESS 1. Director Development Services Comments J. PLANNING MANAGER/COMMISSIONER’S ANNOUNCEMENTS AND/OR REPORTS 1. Director Development Services Comments 2. Planning / Parks and Recreation Commissioner Comments TIME OUT: ____________ M_________________________S________________________ACTION___________ L. DECLARATION OF POSTING I, NYEKA ALLEN, PLANNING SECRETARY OF THE CITY OF ADELANTO, OR MY DESIGNEE, HEREBY CERTIFY THAT A TRUE, ACCURATE COPY OF THE FOREGOING AGENDA WAS POSTED ON SEPTEMBER 12, 2024, 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 K. ADJOURNMENT

PLANNING COMMISSION AGENDA REPORT A D E L A N T O G O V E R N M E N T A L C E N T E R | 1 1 6 0 0 A I R E X P R E S S W A Y | A D E L A N T O , C A L I F O R N I A 9 2 3 0 1 STAFF RECOMMENDATION: ADOPT Resolution P-24-11 Adopting the Initial Study, Mitigated Negative Declaration (IS/MND) and approving Conditional Use Permit No. CUP 22-24 and Location and Development Plan No. LDP 22-18 for the construction and operation an auto and truck fueling and commercial center that will consist of the proposed development of a new retail building (convenience store/food mart) consisting of 6,160 square feet (Building 1) with two covered fuel dispensing areas consisting of 6 pumps for trucks and a second fueling area consisting of 9 pumps for smaller vehicles; and a 4,883 square foot building (Building 2) that will include a 2,600 square foot quick serve restaurant (QSR) and a 2,283 square foot retail space; and an 80-foot high “Freeway Sign” that will be located in the center of the site near the truck fueling area. BACKGROUND: DATE: September 18, 2024 TO: Honorable Chairman and Members of the Planning Commission FROM: Louis Morales, Contract Planning Project Manager SUBJECT: Conditional Use Permit 22-24 & Location and Development Plan 22-18 Proposal to construct and operate an auto and truck fueling and commercial center. The commercial center development will consist of two parcels totaling 4.65-acres (202,605 square feet). The proposed development of 2 buildings that will include a new retail building (convenience store/food mart with Type 21 Off-Sale General) comprised of a 6,160 square feet (Building 1) with two covered fuel dispensing areas consisting of 6 pumps for trucks and a second fueling area consisting of 9 pumps for smaller vehicles; a 4,883 square foot building (Building 2) that will include a 2,600 square foot quick serve restaurant (QSR) with a drive through and a 2,283 square foot retail space; and a “Freeway Sign” will be located in the center of the site near the truck fueling area. The project site’s zoning designation is Mixed Use (MU) zone. The site’s Accessor Parcel Numbers are 0459-354-04 & 05. PROJECT LOCATION: The proposed project site is located to the southwest corner of Air Expressway and US 395, in the City of Adelanto, California 92301.

CUP 22-24 & LDP 22-18 September 18, 2024 2 Applicant: Mr. Karan (Alex) Bhatia P.O. Box 1021 Walnut, CA 91788 Environmental Determination: A Mitigated Negative Declaration pursuant to Section 15063 of the State CEQA Guidelines Existing General Plan & Current Zoning Designation: Mixed Use (MU) Surrounding General Plan and Zoning: North Mixed Use (MU) South Mixed Use (MU) East HWY 395 Airport Development District (ADD) West Mixed Use (MU) Existing Land Use: The proposed project site is located on a site that is currently vacant and undeveloped. The proposed project site is comprised of 2 parcels, totaling 4.65-acres, that is currently undeveloped but is partially disturbed. The site contains a disturbed desert scrub habitat that supports typical vegetation such as creosote bush (Larrea tridentata), Joshua tree (Yucca brevifolia), rubber rabbitbrush (Ericameria nauseosa), Nevada jointfir (Ephedra nevadensis), Asian mustard (Brassica tournefortii), Flatspine burr ragweed (Ambrosia acanthicarpa) and cheatgrass (Bromus tectorum). Surrounding Land Uses: The following chart shows the surrounding land uses: North Adelanto City Hall South Vacant/Undeveloped Land further south vacant former Boys & Girls Club East U.S. Hwy 395/Existing Service Station West Vacant /Undeveloped land

CUP 22-24 & LDP 22-18 September 18, 2024 3 ANALYSIS & REVIEW: PROJECT DESCRIPTION The applicant, Mr. Alex Bhatia is requesting approval for an auto and truck fueling and commercial center. The commercial center development will consist of two parcels totaling 4.65-acres (202,605 square feet). The proposed development will include a new retail building (Building 1, a food mart/convenience store) consisting of 6,160 square feet with a second floor office and storage area consisting of 1,200 square feet; two covered fuel dispensing areas consisting of 6 pumps for trucks and a second fueling area consisting of 9 pumps for smaller vehicles; and a 4,883 square foot building (Building 2) that will include a 2,600 square foot quick serve restaurant (QSR) and a 2,283 square foot retail space. Underground storage tanks (USTs) for fuel storage will be located along the east side of the project site. Access to the site is via a driveway on the project’s frontage with Air Expressway in the site’s northwest corner and a second driveway at the southern end of the site connecting to Cholla Avenue accessible via Montezuma Street. A total of 71 parking spaces will be provided including 68 standard stalls and 3 ADA accessible stalls for vans. Landscaping will be provided around the site’s perimeter, around the buildings, and within the parking area. Additionally, an 80-foot high “Freeway Sign” will be located in the center of the site near the truck fueling area. The sign face will have an area of 300 square feet. Landscaping will total 24,025 square feet. The project site is currently undeveloped though it has been disturbed is. New Building 1. The proposed development will include a new retail building (service station/ convenience store/food mart with Type 21 Off-Sale General) that will consist of a 6,160 square feet building and will contain two levels. The ground level will be the sales area and will contain 4,960 square feet. The second level will contain 1,200 square feet and will contain office and storage areas. The new building’s dimensions will be 80 feet by 62-feet. The main elevation will face the north towards the auto fueling area. The new building will consist of two levels and will have a maximum height of 35-feet. The first-floor plan will include the cashier’s area, retail sales display area, and rest rooms. New Building 2. This building will be located in the southern portion of the site and will provide for two tenant spaces. This building will be a 4,883 square foot building that will include a 2,600 square foot quick serve restaurant (QSR) with a drive-thru and a 2,283 square foot retail space. The new building’s dimensions will be 80 feet by 122-feet. The new building will consist of one level and will have a maximum height of 35-feet. The main elevation and public entrances will face the west, towards the parking area. Fueling Areas. Two covered fuel dispensing areas, consisting of 6 pumps for trucks and a second fueling area consisting of 9 pumps for smaller vehicles, will be provided. The auto fueling area will be located in the northern portion of the site and will be covered by a 6,815 square foot canopy. A total of 9 dispensers will be provided with 18 fueling positions. The truck fueling area, consisting of 6 dispensers and 12 fueling positions will be located in the center portion of the site. site. The truck fueling area will be located under a 3,714 square foot canopy. Underground Storage Tanks (USTs). Underground storage tanks (USTs) for fuel storage will be located along the east side of the project site. Two USTs will be located east of the auto fueling area. One,

CUP 22-24 & LDP 22-18 September 18, 2024 4 25,000-gallon UST will contain regular gasoline and a second split UST will contain 12,000 gallons of premium gasoline and 10,000 gallons of diesel. A second set of 3 USTs will be located to the east of the truck fueling area. Two tanks will contain 25,000 gallons of diesel fuel and a third tank will contain 8,000 gallons of diesel fuel. Landscaping. Landscaping will be provided around the site’s perimeter, around the buildings, and within the parking area. Landscaping will total 24,025 square feet and will account for 11.9% of the site’s total land area. The landscaping will consist of drought-tolerant (xeriscape) species. Discretionary action required. The following discretionary approvals are required: • The approval of a Conditional Use Permit (CUP 22-24) for the sales of alcohol (Type 21 Off-Sales General), a drive through lane, and the proposed fueling station; • The approval of a Land Development Plan (LDP 22-18) for the sites development; and, • Approval of the Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) PROJECT OPERATIONAL CHARACTERISTICS The proposed project’s anticipated hours of operation will vary depending on the various proposed uses of the project. The anticipated hours of operation and employment is as follows: • New Building 1 and Fueling Areas. The proposed food mart and fueling area will be open for business seven days a week, 24-hours a day. The daily employment will be 3 employees per shift and will include a manager and 2 cashiers and stock persons. • New Building 2 The QSR will be open 24 hours over two shifts and the employment will consist of a cashier, stock person, and a shift manager (4 employees per shifts). • Security/Maintenance. A security person and maintenance person will be on-site over two shifts (A total of 4 employees per day). CONSTRUCTION/PROJECT PHASING: The construction for the proposed project is assumed to commence in the 1st quarter of 2024 and is proposed to be done in two phases with the first phase being completed in approximately thirteen months. The phases are outlined in the Paragraphs below. Phase 1 will entail the development of the northern portion of site and consist the of a new retail building (a food mart/convenient store) consisting of 4,960 square feet with two covered fuel dispensing areas consisting of 6 pumps for trucks and a second fueling area consisting of 9 pumps for smaller vehicles. Phase 1 will provide the requisite parking (36 parking spaces, 18 in parking stalls and 18 at service pumps) for the food mart/convenience store in addition to the fueling stations. Phase 1 will include Underground storage tanks (USTs) for fuel storage that will be located along the east side of the project site. Access to the site will provided via a driveway on the project’s frontage with Air Expressway in the site’s northwest corner and a second driveway at the southern end of the site connecting to Cholla

CUP 22-24 & LDP 22-18 September 18, 2024 5 Avenue accessible via Montezuma Street as required and determined by the traffic geometric study and will include all of the off-site road improvements. The freeway Sign will be submitted for review and approval under Phase 1 Phase 2 will consist of the 4,883 square foot building that will include a 2,600 square foot quick serve restaurant (QSR) with a drive-thru and a 2,283 square foot retail space. Phase two will have 40 parking spaces. Task 2 Site Preparation. During this phase, the building footings, utility lines, and other underground infrastructure will be installed. The typical heavy equipment used during this construction phase will include bulldozers, offroad trucks, back-hoes, and trenching equipment. This task will require one month to complete. The construction for the proposed project is assumed to commence in 1st quarter of 2025 and will take approximately 13 months to complete. The key construction tasks that will occur are outlined in the paragraphs below. • Task 1 Grading. The project site will be graded and readied for the construction. The site will be graded to a depth of approximately 3-inches to 6-inches (except where the USTs will be located). The typical heavy equipment used during this construction phase will include graders, bulldozers, offroad trucks, back-hoes, and trenching equipment. • Task 2 Site Preparation. During this phase, the building footings, utility lines, and other underground infrastructure will be installed. The typical heavy equipment used during this construction phase will include bulldozers, offroad trucks, back-hoes, and trenching equipment. • Task 3 Building Construction. The new buildings will be constructed during this phase. The typical heavy equipment used during this construction phase will include offroad trucks, cranes, and fork-lifts. • Task 4 Paving and Finishing. This concluding task will involve the paving and finishing. The typical heavy equipment used during this construction phase will include trucks, backhoes, rollers, pavers, and trenching equipment. PROJECT ANALYSIS: GENERAL PLAN AND ZONING CONSISTENCY The Project Site is within the Mixed Use Zoning District (MU) and the proposed uses Service Station/convenient store with alcohol sales and a drive through restaurant are conditionally permitted use in this MU zoning district. The project will expand the necessary non-residential revenue generating 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 is consistent with Chapter 3, Economic Development, in that it helps to implement Economic Development goals and policies, including job creation, infrastructure expansion and revenue generation. Such convenience stores, retail, and restaurants will provide revenue to the City and serve the travelling public utilizing the Hwy 395 corridor Air Expressway corridos.

CUP 22-24 & LDP 22-18 September 18, 2024 6 The project is also consistent with the surrounding Mixed Use District zoning land uses as designed and conditioned. The project is in compliance with the applicable Mixed Use District 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 Mixed Use (MU) district, which allows for a variety of mixed commercial and residential uses, including the proposed service station/convenience store with alcohol sales and a restaurant with drive-thru with approval of a Conditional Use Permit. Table 1 below outlines the development standards for the (MU) zoning district demonstrates that the project meets or exceeds all standards. Table 1: MU Development Standards Development Standards Required Provided Complies? Minimum Lot Size 10,000 SF 202,605 SF Yes Minimum Lot Width 100’ 170’ Yes Minimum Lot Depth 100’ 600’ Yes Minimum Front Setback • To Building • To Parking Area 0’ 10’ 41’ 10’ Yes Minimum Side & Rear Yard Setback • To Building • To Parking 25’ 10’ 175’ 10’ Yes Maximum Building Height 60’ max 35’ Yes Landscaping Required 5% of the project area 5% of parking areas 11.9% 8.7% Yes

CUP 22-24 & LDP 22-18 September 18, 2024 7 PARKING The proposed project must comply with the Parking Standards of the Chapter 17.65 of the Adelanto Municipal Code (AMC), which requires all commercially zoned developments to provide off-street parking and loading facilities as well as bicycle spaces and electric vehicle charging spaces. The Table below provides a summary of the type and required number of parking stalls provided compared to the number of stalls provided. Use Parking Req by Use Parking Required Parking Provided Service Station/Convenient Store 6,169 SF 1 space/250 SF 25 spaces 36 parking spaces Restaurant 2,600 SF 1 space/100 SF 26 35 parking spaces Retail Use 2,283 SF 1 space/250 SF 10 ADA 3 spaces 3 spaces Access and Parking. Access to the site will be provided by a single driveway on the project’s northwest corner frontage with Air Expressway and a second driveway connection with Cholla Avenue at the southern end of the site. Cholla Avenue will provide access to Montezuma Street located further west. There is a 75-foot-wide utility easement between the project site and Highway 395 right of way, so the project site currently does not directly front Highway 395 and does not have driveway access to the highway. The project will be conditioned by the City of Adelanto to dedicate the required right of way and construct improvements to its frontage with Air Expressway. Frontage improvements consist of constructing the half-width of the ultimate cross-section of Air Expressway per the city’s General Plan circulation element and/or city standards. Because of the proximity of the project’s frontage to Highway 395, the frontage improvements are within the operational area of the Highway 395/Air Expressway intersection and will include the through and turning lanes for the intersection’s eastbound approach. The intersection of Air Expressway / Montezuma Street will also require improvements. Although the project does not have frontage at this intersection, the intersection will be used to access the site so the project will be responsible for constructing these improvements. Parking. A total of 71 parking spaces will be provided including 3 ADA accessible stalls for vans. Parking stalls will be provided around the proposed buildings. Traffic Generation. The proposed project is estimated to generate 2,089 primary trips, 157 primary AM peak hour trips, and 140 primary PM peak hour trips, which is considered to be less than a significant impact. OFF-SITE STREET IMPROVEMENTS The project will be required to dedicate required right of way and construct improvements to its frontage along Air Expressway (curb, gutter, sidewalks, and street asphalt). Frontage improvements shall consist of constructing the half-width of the ultimate cross-section of Air Expressway per the city’s General Plan circulation element and/or city standards.

CUP 22-24 & LDP 22-18 September 18, 2024 8 Due to the project’s frontage to Highway 395, the frontage improvements are within the operational area of the Highway 395/Air Expressway intersection and will include the through and turning lanes for the intersection’s eastbound approach. The intersection of Air Expressway / Montezuma Street will also require improvements. The project will be required to dedicate required right of way and construct improvements along Cholla Avenue from the southern frontage along Cholla Avenue to Montezuma Street (curb, gutter, sidewalks, and street asphalt). Frontage improvements shall consist of constructing the half-width of the ultimate cross-section of Cholla Avenue per the city’s General Plan circulation element and/or city standards. The Project applicant will also be responsible for dedicating right-of-way and constructing various off- site improvements, at U.S. Highway 395 and Air Expressway, as well as utility tie-ins, etc., as well as payment of relevant Development Impact Fees (DIF). BUILDING ARCHITECTURE Attachment E shows the architecture of the proposed service station/convenience (Building 1) and retail (Building 2) which are one and two-story buildings that will provide for a modern architectural design that includes exterior design treatments with accent colors to create a compatible and integrated development site. The building design also provides for a varied roofline, façade and roof parapet to screen rooftop mechanical equipment, which meets the intent of the Commercial Design Guidelines outlined in Section 17.15.060 of the AMC. HYDROLOGY & WATER QUALITY INTRODUCTION The subject site is approximately 4.65-acres (202,605 sf) with a utility easement approximately 75-feet in width located along the easterly property line. The total disturbed area for the site will be 4.65-acres. The site is undeveloped, barren with a hydrologic soil grade of C. Stormwater runoff from the site will detained using underground infiltration chambers. The site plan for the proposed site indicates the site will be developed with 24,025 sf of landscaped area. The site is located in FEMA Flood Zone AE. 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.

CUP 22-24 & LDP 22-18 September 18, 2024 9 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 The environmental analysis prepared for the proposed project indicated that the project will not result in any significant adverse immitigable impacts. For this reason, the City of Adelanto has determined that a Mitigated Negative Declaration, (MND), is the appropriate California Environmental Quality Act (CEQA) document. This document evaluated all CEQA issues contained in the current Initial Study Checklist form. Based on the findings in the Initial Study, the City of Adelanto proposes to adopt a Mitigated Negative Declaration (MND) for the Auburn Travel Center Development, project. A Notice of Intent to Adopt a Mitigation Negative Declaration (NOI) was issued for this Project by the City. The Initial Study and NOI were circulated for a 30-day period between August 16, 2024 through September 16, 2024 to Responsible Agencies, and interested parties for review and comment through the State Clearing House (SCH# 2023100687). Comments were received from the State Department of Fish and Wildlife (CDFW) in a letter dated November 21, 2023. Raised items were addressed in the IS/MND prior to the distribution of this document. During the draft IS/MND review period, the Draft IS/MND was available for public review at the Development Services public counter. 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, which includes responses to the CDFW letter, has been prepared. A separate public hearing notice was published and sent to property owners within 300 feet of the project site for the September 18, 2024 Planning Commission meeting ATTACHMENTS: Attachment A: Resolution P-24-11 Attachment B: Conditions of Approval (Planning and Engineering) Attachment C: Site Plan Attachment D: Floor Plan Attachment E: Building Elevations Attachment F: Location and Zoning Map The project IS/MND - and Associated Studies are on File at the Planning Department

Attachment A ATTACHMENT A Resolution P-24-11 RESOLUTION NO. P-24-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ADELANTO, SAN BERNARDINO COUNTY, CALIFORNIA, MAKING FINDINGS, ADOPTING THE INITIAL STUDY/MITIGATED NEGATIVE DECLARATION (IS/MND) AND APPROVING CONDITIONAL USE PERMIT 22-24 AND LOCATION AND DEVELOPMENT PLAN 22-18 TO CONSTRUCT AN AUTO AND TRUCK FUELING AND A COMMERCIAL SHOPPING CENTER DEVELOPMENT COMPRISED OF TWO BUILDINGS THAT INCLUDES A 6,169 SQUARE FOOT SERVICE STATION/CONVENIENCE STORE WITH TYPE 21 OFF-SALE GENERAL ALCOHOL SALES (BUILDING 1) WITH A 9 PUMP FUELING STATION FOR VEHICES AND 6 PUMPS FOR TRUCKS AND A 4,883 SQUARE FOOT MULTI TENANT BUILDING (BUILDING 2) COMPRISED OF 2,600 SQUARE FOOT QUICK SERVICE RESTAURANT WITH A DRIVE THROUGH AND 2,283 SQUARE FOOT RETAIL SPACE ON A 4.65-ACRE AND A FREEWAY SIGN ON A SITE LOCATED AT THE SOUTHEAST CORNER OF AIR EXPRESSWAY AND HWY 395 WITH THE SITE’S ACCESSOR PARCEL NUMBERS 0459- 354-04 AND 05 WITH A ZONING DESIGNATION OF MIXED USE (MU), BASED ON THE FINDINGS AND SUBJECT TO CONDITIONS OF APPROVAL. WHEREAS, the applicant, Mr. Karan (Alex) Bhatia has proposed a Conditional Use Permit (CUP) and Land Development Plan (LDP) to establish an auto and truck fueling and commercial shopping center. The commercial center development would consist of two parcels totaling 4.65-acres (202,605 square feet). The proposed development will include 2 buildings comprised of a new retail building (convenience store/food mart with Type 21 Off-Sale General alcohol) comprised of 6160 square feet (Building 1) with two covered fuel dispensing areas consisting of 6 pumps for trucks and a second fueling area consisting of 9 pumps for smaller vehicles; a 4,883 square foot building (Building 2) that would include a 2,600 square foot quick serve restaurant (QSR) with a drive-through and a 2,283 square foot retail space; and an “Freeway Sign” would be located in the center of the site near the truck fueling area. The project site’s zoning designation is Mixed Use (MU) zone within the City of Adelanto, County of San Bernardino; and WHEREAS, the applicant has consented to all conditions of approval; and WHEREAS, a duly noticed public hearing was held by the Adelanto Planning Commission on September 18, 2024, to hear and consider testimony for or against the proposed project; and WHEREAS, the City of Adelanto, as lead agency, determined that a Initial Study/Mitigated Negative Declaration for the proposed project should be prepared for adoption pursuant to 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 22-18,

RESOLUTION NO. P-24-11 September 18, 2024 Page 2 Location and Development Plan 22-18. 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 22-24 (a) That the proposed use will not be contrary to the public interest or injurious to nearby properties and that the spirit and intent of this Section will be observed; The proposed uses will not be contrary to the public interested or injurious to the nearby properties in that alcohol sales will occur on the premises of the convenience store use; the quick service restaurant with a drive through use provides a needed service and observes all zoning code regulations (b) That the proposed use will not enlarge or encourage the development of a blighted area; The proposed uses will not enlarge or encourage the development of a blighted area, in that the uses are designed and conditioned to meet all zoning code, fire code and other affected agency regulations. (c) That the establishment of an additional regulated use in the area will not be contrary to any program of neighborhood conservation nor will it interfere with any other city program; The proposed uses will not be contrary to any program of neighborhood conservation or interfere with any City program in that the uses have been conditioned to meet all local regulations. (d) That all applicable regulations of the zoning district in which the use is permitted will be observed. The proposed uses have been conditioned to meet all applicable regulations of the MU Zoning District. (e) 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 MU, which is consistent with Appendix A of Title 17 of the Zoning Code which allows for a quick service restaurant with a drive through and a convenience store selling with the Off-Sale General alcohol sales with the approval of a conditional use permit. (f) 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 adjacent and surrounding property will be developed with commercial uses and the proposed use will not adversely affect or be materially detrimental to these adjacent uses, buildings or structures.

RESOLUTION NO. P-24-11 September 18, 2024 Page 3 (g) 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 is 4.65-acres in size, which far exceeds the minimum 10,000 square feet required in the Mixed Use (MU) zoning district and has sufficient width and depth to meet all required setbacks to accommodate the proposed uses. (h) 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. (i) 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, a condition of approval has been added reflecting these requirements. Location and Development Plan 22-18 (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 Mixed Use (MU) which is consistent with Title 17 of the Zoning Code, which allows for the proposed uses in the MU 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 proposed project will not adversely affect or be materially detrimental to adjacent uses, in that surrounding properties to the south and west are both currently vacant land, and land to the north (City Hall) are also zoned as Mixed Use and the property to the east is a highway use and existing service station/convenience store. Thus, the proposed project will be compatible with current and future uses. (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 4.65-acres in size, which exceeds the minimum 10,000 square feet required in the Mixed Use 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

RESOLUTION NO. P-24-11 September 18, 2024 Page 4 The proposed project has been designed and conditioned to meet all applicable City zoning and development standards for the Commercial zoning district. (e) That the proposed use observes the spirit and intent of this Zoning Code. The proposed project meets the requirements of the Zoning Code. In addition, to ensure all Code requirements are met, conditions of approval has been added requiring that the project meet code requirements. ATTACHMENTS: Exhibit A (Attachment B): Conditions of Approval CUP 22-24 and LDP 22-18 NOW THEREFORE BE IT RESOLVED that the Adelanto Planning Commission does hereby approve Conditional Use Permit 22-24 and Location and Development Plan 22-18 subject to the conditions of approval shown on Exhibit “A” (Attachment B) attached to this Resolution and by this reference incorporated herein. PASSED, APPROVED AND ADOPTED by the Planning Commission this 18th day of September, 2024. ___________________________________ Chris Waggener Chairman of the Planning Commission ___________________________________ Nyeka Allen Secretary to the Planning Commission

RESOLUTION NO. P-24-11 September 18, 2024 Page 5 I, Nyeka Allen, Planning Secretary for the Planning Commission of the City of Adelanto, California, do hereby certify that the foregoing Resolution No. P-24-11 was duly and regularly adopted at a regular meeting of the Planning Commission of the City of Adelanto on the 18th day of September, 2024, 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 18th day of September, 2024. ___________________________________ Nyeka Allen Secretary to the Planning Commission

Attachment B Exhibit A to Resolution P-24-11 Conditions of Approval Conditional Use Permit 22-24 and Location and Development Plan 22-18 September 18, 2024 Planning Commission PROJECT: Proposal to construct and operate an auto and truck fueling and commercial center. The commercial center development would consist of two parcels totaling 4.65-acres (202,605 square feet). The proposed development of 2 buildings that will include a new retail building (convenience store/food mart with Type 21 Off-Sale General alcohol) comprised of 6,160 square feet (Building 1) with two covered fuel dispensing areas consisting of 6 pumps for trucks and a second fueling area consisting of 9 pumps for smaller vehicles; a 4,883 square foot building (Building 2) that would include a 2,600 square foot quick serve restaurant (QSR) with a drive through and a 2,283 square foot retail space; and a “Freeway Sign” would be located in the center of the site near the truck fueling area. The project site’s zoning designation is Mixed Use (MU) zone. The site’s Accessor Parcel Numbers are 0459-354-04 & 05. Applicant: Karan Bhatia, P.O. Box 1021, Walnut, California 91788 PLANNING DEPARTMENT General Conditions: 1. Approval Period. Approval of this project will become valid only after a signed copy of the City’s approval letter is received by the Planning Department acknowledging acceptance of all conditions of approval. If not received within 10 working days after approval action, this approval will be null and void. This approval shall be used within two (2) years of the approval date of this project; by December 6, 2025, otherwise, it shall become null and void and of no effect whatsoever. Use means the beginning of the substantial construction under this approval within the two (2) year period which is thereafter diligently pursued to completion and in the event the use hereby permitted ceases operation for a period of one (1) year or more, this approval shall become null and void. 2. Modification to Plans. Subsequent modifications of this approval, which do not intensify the use, including but not limited to reorientation of structures, alteration of parking and circulation design, minor changes to the Conditions of Approval, interpretations of the Conditions of Approval relative to intent, necessity of, and timing, may be approved by the Community Development Director, unless the Director requires a Substantial Conformance or Revised Permit application in accordance with the City’s Development Code.

CUP 22-24 & LDP 22-18 Conditions of Approval Page 2 3. Phasing. The project will be developed in 2 phases. Phase 1 will consist of the development of Building 1, which be the 6,160 SF service station and convenience store with Type 21 Off-Sale General Alcohol. 4. Indemnity. The applicant shall defend (with attorneys approved by the City), indemnify and hold harmless the City of Adelanto, its agents, officers, and employees from any claims, damages, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annul, an approval of the City, its advisory agencies, appeal boards, or legislative body concerning CUP 22-24 and LDP 22-18. The City will promptly notify the permittee of any such claim, action, or proceeding against the City and will cooperate fully in the defense. 5. Indemnification of the City. (a) Applicant shall defend and indemnify the City, its agents, officers and employees from all claims against the City for damages, and other action, liability or proceeding to attack, set aside, void or annual the Project or any act or determination related to City’s approval of the Project. Applicant’s obligations under this Agreement shall include, without limitation, payment of all court costs and attorney fees, all litigation-related costs, all judgments and awards against the City, and all settlement costs. (b) The City shall notify the Applicant promptly of any claim, action or proceeding and reasonably cooperate in the defense. Upon receiving such notification, Applicant shall assume the defense of the claim, action, or proceeding, including the employment of counsel satisfactory to City, which approval shall not be unreasonably withheld. In the event of a disagreement between the City and Applicant over litigation issues, City shall have authority to control the litigation and make litigation decisions, including but not limited to, settlement or other disposition of the matter. City’s participation in the defense of any such action shall not relieve the Applicant of any obligation imposed by this condition. If City determines that having common counsel would create a conflict of interest, or if Applicant fails to promptly assume the defense or to promptly employ counsel satisfactory to City, then City may hire counsel for its own defense, and Applicant shall pay the reasonable attorney fees and costs of such counsel within 30 days after receiving itemized invoices. Applicant shall also pay for all costs and fees related to any additional investigation or study, or for supplementing or revising any document, including, without limitation, environmental documents. 6. Fees. All fees and charges the City has or intends to adopt that are due at the time of utility connection or when building permit(s) is/are issued shall be paid for the Developed Area, as required by the City. 7. Outstanding Costs. Any fees due to the City of Adelanto for processing this project shall be paid to the City within 30 calendar days of final action. Failure to pay such outstanding fees within the time specified shall invalidate any approval or conditional approval granted by this action. No permits, site work, or other actions authorized by this entitlement shall be permitted, authorized or commenced until all outstanding fees are paid to the City. 8. CEQA/Fish and Game Fees. The applicant/owner shall file a Notice of Determination with San Bernardino County and pay related County fee for such within five (5) days after the effective date of conditional approval. The applicant should be aware that Section 21089(b) of the Public Resources Code provides that any project approved under CEQA is not

CUP 22-24 & LDP 22-18 Conditions of Approval Page 3 operative, vested or final until the required fee is paid. Proof of filing is required prior to issuance of any permits. 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 Mixed Use zoning district regulations, approved site plan package, presented to the Planning Commission. 11. Maintenance Responsibility. The maintenance of graded slopes and landscaped areas shall be the responsibility of the developer until the transfer to an approved maintenance authority. Grading permits shall not be issued for any areas to be graded and remain undeveloped for an extended period (i.e. for subsequent phases of a development) until a re-vegetation plan is approved by the Planning Department, and until bonds are posted for re-vegetation, or erosion control program for wind erosion. 12. Plans. Plan submittals shall be prepared and signed by a California Licensed Architect or Engineer per State of California, Business and Professions Code. All plans shall be drawn to a standard scale. 13. Development Restrictions. The physical development of the site shall be reviewed and approved by the City. Any use, activity, and/or development occurring on the site without appropriate City approvals shall constitute a code violation and shall be treated as such. Placement of any construction trailer or storage of construction materials shall require separate review and approval by the City. 14. Trash Enclosures. All required trash receptacles proposed for each of the proposed lots 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

CUP 22-24 & LDP 22-18 Conditions of Approval Page 4 c. Engineering Department/Public Works d. San Bernardino County Fire Department e. Mojave Desert AQMD f. Cal Trans for access onto State Highway 395 g. Department of Fish and Game Incidental Take Permit, when Joshua Trees are present on the site h. Any other required approval from an outside agency. Prior to Issuance of Grading Permits: 18. Grading Plans. Grading plans shall be reviewed and approved by the Planning Department for compliance with the approved Development Plan prior to the issuance of a grading permit. 19. Joshua Trees. Prior to the commencement of grading, the applicant shall obtain an Incidental Take Permit from the State Department of Fish and Wildlife, if Joshua trees are located on the site per the City Development Code, the State Fish & Wildlife regulations commencing January 2021 and California Desert Native Plant Act. 20. Proof of Mitigation. Prior to the issuance of grading permits, the developer shall submit written proof, satisfactory to the Development Services Director, that the Mitigation Measures outlined in the Mitigation Monitoring and Reporting Program as part of the project Mitigated Negative Declaration have been completed. 21. Signed Approval Letter. A signed copy of the City’s approval letter shall be on file with the Planning Department. If ownership of the property or the developer of the property has changed since the original approval, a new copy of the City approval letter shall be signed by the current development parties. 22. Conditions of Approval. The conditions of approval for Location and Development Plan No. LDP 22-18 and Conditional Use Permit No. CUP 22-24 shall be included and made part on the construction plans and submittal to the Building and Safety Department for Plan Check. 23. Approved Site Plan. The site plan presented to the Planning Commission and stamped approved by the Planning Division shall be included on the construction plans submitted to the Building and Safety Department for Plan Check. Prior to Issuance of Building Permits: 23. Development Impact Fees. The City of Adelanto has implemented development impact fees for various infrastructure and capital facilities needs generated by new development. These fees will provide for various capital facilities including, but not limited to, roads, parks, flood control and drainage, public facilities, and fire-fighting facilities. This project shall be

CUP 22-24 & LDP 22-18 Conditions of Approval Page 5 subject to all such existing and future development impact fees, which are in effect at the time building permits are issued. 24. Assessment Districts. Prior to the issuance of building permits, this project shall annex into Assessment Districts for the maintenance of Street Lighting, public landscaping and street sweeping, and the applicant hereby agrees to waive the right to protest the formation of said districts. 25. Building Plans. Building plans shall be reviewed and approved the Planning Department for conformance to the Conditions of Approval and the approved Development Plan for each proposed lot separately prior to issuance of a building permit. 26. Water Quality. The applicant shall submit to the City Engineer for approval, a Water Quality Management Plan (WQMP), including a project description and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable. The Water Quality Management Plan shall identify the structural and non-structural measures consistent with the City’s adopted requirements. 27. Equipment Screening. All mechanical equipment and vents, ground or rooftop shall be screened from public view. Roof gutters and downspouts are not permitted on the e