Document Palmdale_doc_aa9f3ee74d

1 I P a g e NOTICE OF PREPARATION Subject: Notice of Preparation of a Draft Environmental Impact Report Project Title: Quail Valley Planned Development Project Location: The Project site is located on the south side of Avenue S, approximately 1.2 miles west of California State Route 14 Lead Agency: Date: City of Palmdale October 23, 2018 Pursuant to Section 15051 of the California Environmental Quality Act (CEQA) Guidelines, the City of Palmdale is the Lead Agency. Quail Valley is located on the south side of Avenue S, approximately 1.2 miles west of California State Route 14 within unincorporated Los Angeles County south of the City of Palmdale and within the City of Palmdale sphere of influence. Any comments provided should identify specific topics of environmental concern and your agency’s reason for suggesting the study of these topics in the EIR. The following agency will be involved as lead agency or key responsible agency in the process: Lead Agency: City of Palmdale Planning Division 38250 Sierra Highway Palmdale, CA 93550 Contact: Megan Taggart, Senior Planner Telephone: [PHONE REDACTED] This Notice of Preparation (NOP) is soliciting the views of your agency regarding the scope and content of the environmental information, which is germane to your agency’s statutory responsibilities in connection with the proposed project. Your agency will need to use the EIR prepared by this agency when considering your permit or other approval(s) for the project. The project description and location, and a preliminary list of the environmental topics identified for study in the EIR are attached to this notice. If any topics of concern to your agency have already been identified for analysis, your agency need not provide a response to this notice. Due to the time limits mandated by state law, your response must be sent to the City at the earliest possible date but not later than 30 days after publication of this notice, October 23, 2018. Please send your written response to Megan Taggart, Senior Planner, at the above address. Agency responses to this NOP should include the name of a contact person within the commenting agency. ---PAGE BREAK--- Notice of Preparation Quail Valley Planned Development EIR Project Description (brief): The City of Palmdale has received a request to develop approximately 878.1 acres directly south of the City of Palmdale, within the City's Sphere of lnfluence, in the unincorporated area of Los Angeles County. The Project site is located on the south side of Avenue S, approximately 1,2 miles west of State Route 14. At buildout, the project would contain a maximum of 730 residential lots, an approximately 3.6-acre HOA maintained amenity center, an approximately 23-acre greenbelt and trail system, approximately 185 acres of open space in the rolling valley area and approximately 211 acres of adjacent hillsides to be preserved as natural open space. The proposed Project would include the necessary infrastructure improvements, including off-site sanitary and water improvements and an annexation of the property and adjacent areas to the City of Palmdale. The project site is undeveloped and vacant land characterized by a mix of valley floor and steep terrain. ïhe subject property is bordered by an existing housing development to the northeast, while rural residential uses are scattered along the easterly and southeasterly boundary. The City Ranch Specific Plan development is located northwest of the site along Avenue S. Also found to the north and east is the California Aqueduct. Primary access to the Project is proposed from Avenue S. Secondary access is at Tovey Avenue. Date, /9 atu Title: ROB BRUCE Planning Manager Gity of Palmdale Reference: California Code of Regulations, Title 14 (State CEQA Guidelines), Sections 15082(a), 151 03, and 15350-87 2li'¿r,'' ---PAGE BREAK--- 3 I P a g e CITY OF PALMDALE INITIAL STUDY AND ENVIRONMENTAL EVALUATION 1. Project Title: Quail Valley Planned Development 2. Lead Agency Name and Address: City of Palmdale Economic and Community Development Department Planning Division 38250 Sierra Highway Palmdale, CA 93550 Attn: Megan Taggart, Senior Planner [PHONE REDACTED] [EMAIL REDACTED] 3. Project Sponsor’s Name and Address: Quail Valley, LLC, 212 South Palm Avenue, Suite 200 Alhambra, CA, 91801; contact Steve Jenkins, Director of Land Development 4. Project Location: The Project site is located on the south side of Avenue S, approximately 1.2 miles west of California State Route 14. 5. General Plan Designations: Existing Los Angeles County General Plan 2035: Portions of Project site designated R-L-1 (one dwelling unit per gross acre), RL2 (one dwelling unit per two gross acres), or RL10 (one dwelling unit per ten gross acres) Existing City of Palmdale Pre-Annexation: LDR (Low Density Residential; one dwelling unit/acre) (Reference Exhibit 1-3) Proposed City of Palmdale: LDR (Low Density Residential; one dwelling unit/acre); Portions of Area A SFR-1 (Single-Family Residential; 0-2 dwelling units/acre) (Reference Exhibit 1-4) ---PAGE BREAK--- 4 I P a g e 6. Zoning Designations: Existing Los Angeles County Zoning: Area A: A-1-1 and A-1-2 (Light Agriculture); Area B: A-2-2 (Heavy Agriculture) Existing City of Palmdale Pre-Annexation: R-1-1 PZ (Pre-zoning Single-Family Residential – one dwelling unit/acre) (Reference Exhibit 1-3) Proposed: R-1-1 (Single-Family Residential) and portions of Area A: R-1-7,000 (Single- Family Residential) (Reference Exhibit 1-4) 7. Project Characteristics: Existing Project Site Quail Valley is located on the south side of Avenue S, approximately 1.2 miles west of California State Route 14 within unincorporated Los Angeles County south of the City of Palmdale and within the City of Palmdale sphere of influence. The location of the Quail Valley Project (Project) site is depicted in Exhibits 1-1 (Project Location Map) and 1-2 (Aerial Map). The majority of the property surrounding the vacant Project site is undeveloped. However, there are a small group of single-family residences northeast of the Project site at Tovey Avenue and partially developed parcels along the easterly and southerly edges in the Anaverde Hills area. Anaverde (i.e. City Ranch Specific Plan) is farther west along Avenue S, northwesterly of the Project site. In addition, the California Aqueduct is north and east of the Project site. Easements (Existing/Pending) Exhibit 2-3 (Composite Map of Existing Easements) depicts the numerous existing easements that traverse the development area of the Quail Valley Project site. The majority of the easements involve power poles, pole lines, utility easements, and associated ingress and egress rights for public utilities. The easements affecting the northwest edge of the Project site near Avenue S include the following: an easement related to improvement of Avenue S (the Anaverde easement); a Southern California Gas Company easement; a City of Los Angeles easement; a County of Los Angeles easement; and, a Southern California Edison Company easement. Existing Land Use and Zoning Designations The Project site currently is located within unincorporated Los Angeles County and thereby is assigned Los Angeles County General Plan Land Use and Zoning designations. In addition, the entire Project site is within the City of Palmdale Sphere of Influence and thereby carries City of Palmdale Land Use and Pre-Zoning designations. The Los Angeles County 2035 General Plan assigns land use designations of RL1 (one dwelling unit per one acre) RL2 (one dwelling unit per 2 acres) and RL10 (one dwelling unit per 10 acres) for portions of the Project site. Existing Los Angeles County zoning for the Project site is A-1-1 and A-1-2 (Light Agriculture) for Area A and A-2-2 (Heavy Agriculture) for Area B. City of Palmdale pre-annexation General Plan designation for the Project site is LDR (Low Density Residential); City pre-zoning for the Project ---PAGE BREAK--- 5 I P a g e site is R-1-1 PZ (Single-Family Residential, one dwelling unit per acre). Reference Exhibit 1-3 (Existing Land Use & Zoning), which depicts these designations. Annexation The City of Palmdale is proposing to annex the entire Quail Valley Project site, together with various adjacent parcels, consistent with the City Sphere of Influence/planning area boundary. The Quail Valley Project site is not contiguous with the City corporate boundary, although Avenue S is owned by the City and is directly adjacent to the Project site. Exhibit 1-5 (Annexation Boundary) depicts the properties for annexation. The proposed annexation boundary currently includes 178 assessor parcels, 53 parcels of which are within the Quail Valley Project site. The entire annexation area occupies approximately 1,285 acres. There are existing residences within the proposed annexation area northwesterly of the Avenue S/7th Street West intersection. The balance of the annexation area is vacant of development. Annexation of the 178 parcels would provide continuity and avoid creation of an “island” of unincorporated Los Angeles County territory. Development Concept The entire Project site is comprised of two primary land areas – Area A (primarily Tentative Tract Map 65813) and Area B. Area A occupies 667.5 acres in the northerly Project site adjacent to Avenue S and will contain the developed portion of the Project site; Area B comprises 210.6 acres in the higher elevations of the foothills to the ridgeline of the Sierra Pelona Mountains and will be preserved in its entirety as undisturbed. The Quail Valley Project (Project) involves a General Plan Amendment to change the land use designation of approximately 600.4 acres within the Area A (generally westerly of Tovey Avenue) from LDR (Low Density Residential, 1 dwelling unit per acre) to SFR-1 (Single-Family Residential, 0-2 dwelling units per acre). The proposed one-acre rural lots in the northeast and the non-contiguous southwest triangle piece with Area A will remain LDR (reference Exhibit 1-4 (Proposed Land Use & Zoning, which depicts these designations). Area A further involves a Zone Change from a City pre-zone designation of R-1-1 PZ (Single-Family Residential: one- acre minimum lot size) to R-1-1 (Single-Family Residential) and to R-1-7,000 (Single-Family Residential, 7,000 square foot minimum lot size). In addition, the existing City of Palmdale General Plan land use designation for the 210.6-acre Area B is proposed to remain unchanged with a density transfer (of 62.9 allowable residential units) to Area A. This will ensure Area B will remain as a long-term preservation area. This also allows Area A to achieve a clustered residential development that will preserve hillsides and mountain vistas pursuant to the City of Palmdale Hillside Management Ordinance. The Project proposes to develop a master planned, gated community of 730 single-family residences on 878.1 acres. This includes 647 single-family lots, 51 equestrian estate lots, 3 large rural lots, a 3.6-acre community recreation facility, and an extensive 23.4-acre greenbelt and trail system. In addition, approximately 10.1 acres are reserved for future development of as many as 28 units (single-family detached, single-family attached, or a combination of both). The Project additionally includes one residual residential lot located at the northwesterly portion of the Project area northerly of Lot 722, depicted on associated Tentative Tract Map 65813. ---PAGE BREAK--- 6 I P a g e Exhibit 3-1 (Planned Development Plan) depicts the areas to be subdivided (483 acres) and to remain permanently undeveloped (395.1 acres). The proposed 730 residences will be clustered in the gently rising valley portion of the Project site entirely within the northerly Area A property. There are six lot sizes proposed throughout the Project. Of the proposed 730 dwellings, 28 are planned as future residential units (single-family detached, single-family attached, or a combination of both) to be located south of the community recreation facility and will be constructed according to future market demand. The area for the future 28 units initially will serve as a temporary debris and detention basin. The remaining 395.1 acres of the Project site (45% of the total Project area: Area A and B combined) will be retained as permanently undeveloped area. The following Table 3-1 (Land Use Summary) provides a summary of proposed land uses within the Quail Valley Project. Project development will occur in approximately 13 phases that will respond in part to changing market demand. Individual phases are comprehensively designed to provide all necessary grading, backbone infrastructure, drainage components, circulation and other elements necessary to support the overall development. Most of the project will be on gravity sewer service. Portions of the project, inclusive of the large rural lots, are intended for onsite wastewater treatment systems. In addition, the Project is divided into geographically located Planning Areas, wherein up to six lot sizes will be located. Exhibit 3-2 (Planning Areas & Lot Sizes) depicts the proposed development area of Quail Valley with Planning Areas overlaid. TABLE 3-1 – LAND USE SUMMARY Land Use Dwelling Units Acres Density (du/acre) Subdivided Area Residential Area (Net Acres) Lot Size 1 Single-Family Detached 276 118.2 2.34 Lot Size 2 Single-Family Detached 248 141 1.76 Lot Size 3 Single-Family Detached 123 69.2 1.78 Lot Size 4 Rural Residential 51 64.4 0.79 Lot Size 5 Large Rural Residential 3 16.9 0.18 Lot Size 6 Single-Family Attached 29 10.1 2.87 Sub-Total 701 (7302) 419.8 (48%) 1.67 du/acre Common Area Lots (Net Acres) Community Recreation Facility 3.6 Greenbelt 23.4 Archaeological Site 1.1 Utilities/Detention Basins 35.1 ---PAGE BREAK--- 7 I P a g e Sub-Total 63.2 Subdivided Area Total 730 483 (55%) Permanently Undeveloped Area3 Area A3 184.5 Area B 210.6 Permanently Undeveloped Area Total 395.1 (45%) TOTAL 730 dwelling units 878.1 Gross Acres 0.83 du/acre 1 These 29 units (Lot Size 1 or Lot Size 6, or combination thereof) depend on market conditions during phasing or thereafter, resulting in a maximum 730 units. Allocation for the residual lot at the northwest edge of PA5B, designated as NAP Exhibit 3-2 is included in the referenced 29 lots. 2 The total unit count maximum of 730 units in inclusive of the 29 future units. 3 The Permanently Undeveloped Area in Area A includes an estimated 12,737 linear feet of 5-foot unimproved trails (1.46 acres) Circulation Plan Exhibit 4-1 (Circulation Plan) depicts access points, roadways internal to the Project, and vehicular gates. Primary ingress/egress to the Project will be via a new signalized intersection at Avenue S, approximately 1.2 miles west of State Route I-14. Project development will include modification of the median strip of Avenue S to accept a left-turn lane from westbound lanes. The Project will include a roundabout along Tovey Avenue to slow traffic entering and leaving the Project. Primary and secondary vehicular gates (Reference Exhibit 4-2 – Vehicle Gate Entries) will be located along A Street and recessed into the Project from Avenue S and Tovey Avenue intersections. The internal roadway network serving the Project will be comprised of private streets. The Project street network consists of a series of curvilinear connector and local streets and traffic calming roundabouts. Trails The Project will include more than 7.1 miles of new trails and provide connections to the regional Antelope Valley Backbone Trail System and existing dirt roadways extending from the Project site in multiple directions. Further trail detail is contained in Exhibit 3-12 – Conceptual Trail Plan. Community Greenbelt The Project will include a 23.4-acre central north/south greenbelt that extends the length of the Project and that will contain a 12-foot wide multi-purpose decomposed granite trail that will provide an enhanced linkage component to the regional Backbone Trail System. The greenbelt is large enough to accommodate active community recreational features such as those indicated in the City of Palmdale General Plan Parks, Recreation and Trails Element. Reference 3-11 (Greenbelt & Amenity Plan) for a depiction of the proposed Community Greenbelt. ---PAGE BREAK--- 8 I P a g e Recreational Amenities A 3.6-acre community recreation facility will be located in central portion of Project site and encircled by the primary loop road. The community recreation facility will contain a community pool and spa surrounded by shade structures, restrooms, Homeowners Association governed indoor facilities, pickleball courts, open play area, and other activity areas, and an off-street parking lot. Reference Exhibit 3-10 (Conceptual Recreation Facility Plan) for a conceptual depiction of the proposed Community Recreation Facility. Parks and Open Space The combined community recreation facility (3.6 acres), greenbelt with multi-purpose trail and recreational/exercise elements (23.4 acres) and preserved area (395.1 acres) exceed City of Palmdale park and open space requirements. Assuming 3.55 persons/household (the 2010 Census number of persons per owner-occupied household), Quail Valley would generate a population of 2,591.5 persons. This would equate to a 13-acre parkland requirement for the Quail Valley Project. Landscape Plan Exhibit 3-6 (Conceptual Landscape Plan) illustrates the following: proposed landscaped traffic roundabouts; corner enhancements; greenbelt portals; entry features; equestrian entry features; the community recreation center; and, the greenbelt with multi-purpose trail and amenities. The conceptual landscape plant palette generally includes high desert and drought tolerant species. Fuel Modification Project design also includes a Fuel Modification Plan that consists of the following three zones: Setback Zone; Irrigation Zone; and, Thinning Zone. The Zones combined extend a minimum 120 feet from the Project’s combustible structures. 8. Anticipated Required Discretionary Actions and Entitlements: General Plan Amendment Zone Change Planned Development Annexation to the City of Palmdale Tentative Tract Map Approval(s) Conveyance Tentative Tract Map Approval City Pre-Annexation and Development Agreement Approval Subdivision Development Plan ---PAGE BREAK--- 9 I P a g e Palmdale Water District Out of District Service Agreement Local Agency Formation Commission (LAFCO) Approval of Annexation, Service Agreements and Annexation into Service Districts Wastewater District Annexation (and potential Sphere of Influence Amendment) California State Department of Fish and Wildlife Permits Regional Water Quality Control Board Permits Antelope Valley Air Quality Management District Permits Landscape Lighting and Maintenance District or Other Assessment District Participation Community Facilities District Participation Palmdale School District Mello-Roos Community Facilities District Annexation (if necessary) 9. Surrounding Land Uses and Setting: Vacant land to the north, west and south. Single-Family Residential development and vacant land to the northeast, east and southeast. 10. Other public agencies whose approval is required: Los Angeles County Local Agency Formation Palmdale Water District California State Department of Fish and Wildlife Los Angeles County Sanitation District Regional Water Quality Control Board Antelope Valley Air Quality Management District ---PAGE BREAK--- 10 I P a g e LIST OF EXHIBITS: 1-1 Project Location Map 1-2 Aerial Map 1-3 Existing Land Use & Zoning 1-4 Proposed Land Use & Zoning 1-5 Annexation Boundary 2-3 Composite Map of Existing Easements 3-1 Planned Development Plan 3-2 Planning Areas & Lot Sizes 3-6 Conceptual Landscape Plan 3-10 Conceptual Recreation Facility Plan 3-11 Greenbelt & Amenity Plan 3-12 Conceptual Trail Plan 4-1 Circulation Plan 4-2 Vehicle Gate Entries ---PAGE BREAK--- NTS REV 03-16-2018 Quail Valley Initial Study Exh 1-1 Project Location Map AVENUE S TIERRA SUBIDA ANTELOPE VALLEY AVENUE S BARREL SPRINGS ROAD 14 CALIFORNIA AQUEDUCT CALIFORNIA AQUEDUCT TOVEY RD VIEW VISTA TE. TIERRA SUBIDA SKY VISTA TOVEY RD HIGH SPRINGS RD. AVENUE S-2 AVENUE S-4 TIERRA SUBIDA AVENUE R-12 AVENUE S-14 FREEWAY AREA LAKEVIEW DR SHANER ROAD Development Area per Tentative Tract Map 65813 AREA Open Space 667.5 acres 210.6 acres 11 I Page ---PAGE BREAK--- NTS REV 03-16-2018 Quail Valley Initial Study CALIFORNIA PROJECT SITE TIERRA SUBIDA AVE. TOVEY AVE. AVENUE S BARREL SPRINGS RD. LAKEVIEW DRIVE AQUEDUCT AVENUE S AREA A AREA B Exh 1-2 Aerial Map ANAVERDE 12 I P age ---PAGE BREAK--- NTS rev 03-16-2018 Quail Valley Planned Development Exh 1-3 Existing Land Use & Zoning Tovey Ave Tierra Subida Ave W Barrel Springs Road PF-B SFR-2 SP-2 City Ranch IND LDR LDR Area A LDR PF Avenue S Area B LDR SD BP Lake Palmdale 14 PF California Aq ueduct City of Palmdale Boundary City of Palmdale Spere of Influence Boundary EXISTING General Plan Land Uses Legend LDR (1 du/ac) SFR-2 (0-3 du/ac) SP-2 (City Ranch Specific Plan) IND (Industrial) SD (Special Development) PF (Public Facility) PF-B (Public Facility) BP (Business Park) Tovey Ave Tierra Subida Ave W Barrel Springs Road Avenue S PF R-1-15,000 PZ M-4 R-1-1 PZ R-1-1 PZ Area A R-1-1 PZ PF Area B R-1-1 PZ Lake Palmdale 14 PF California Aq ueduct City of Palmdale Boundary City of Palmdale Spere of Influence Boundary R-1-1 SP-2 City Ranch EXISTING Zoning Legend R-1-1 PZ (SFR - 1 acre lot min) R-1-15,000 PZ (SFR - 15,000 sqft lot min) SP-2 (City Ranch Specific Plan) M-4 (Planned Industrial) PF (Public Facilities) Existing Land Use & Zoning Summary EXISTING General Plan Land Use AREA A • LDR (1du/ac) AREA B • LDR (1du/ac) EXISTING Zoning AREA A • R-1-1 PZ (SFR - du/ac - 1 acre lot min) AREA B • R-1-1 PZ (SFR - 1 acre lot min) rev 05-02-2018 13 I P ag e ---PAGE BREAK--- NTS rev 03-16-2018 Quail Valley Planned Development Exh 1-4 Proposed Land Use & Zoning Proposed Land Use & Zoning Tovey Ave Tierra Subida Ave W Barrel Springs Road PF-B SFR-2 IND LDR LDR Area A SFR-1 PF Avenue S Area B LDR SD BP Lake Palmdale 14 PF LDR California Aq ueduct City of Palmdale Boundary City of Palmdale Spere of Influence Boundary SP-2 City Ranch PROPOSED General Plan Land Uses Legend Tovey Ave Tierra Subida Ave W Barrel Springs Road Avenue S PF R-1-15,000 PZ M-4 R-1-1 PZ R-1-1 PZ Area A R-1-7,000 PF Area B R-1-1 Lake Palmdale 14 PF California Aq ueduct City of Palmdale Boundary City of Palmdale Spere of Influence Boundary R-1-1 R-1-1 SP-2 City Ranch PROPOSED Zoning Legend LDR (1 du/ac) SFR-1 (0-2 du/ac) SP-2 (City Ranch Specific Plan) SFR-2 (0-3 du/ac) IND (Industrial) PF (Public Facility) PF-B (Public Facility) BP (Business Park) SD (Special Development) R-1-1 (SFR - 1 acre lot min) R-1-7,000 (SFR - 7,000 sqft lot min) SP-2 (City Ranch Specific Plan) M-4 (Planned Industrial) PF (Public Facilities) R-1-15,000 PZ (SFR - 15,000 sqft lot min) Summary PROPOSED General Plan Land Use AREA A • SFR-1 (0-2 du/ac) • LDR (1du/ac) AREA B • LDR (1du/ac) PROPOSED Zoning AREA A • R-1-1 PZ (SFR - 1 acre lot min) • R-1-7,000 (SFR - 7,000 sqft lot min) AREA B • R-1-1 PZ (SFR - 1 acre lot min) rev 05-02-2018 14 I P ag e ---PAGE BREAK--- NTS REV 03-16-2018 Quail Valley Initial Study Barrel Springs Road City of Palmdale County of Los Angeles Avenue S California Aqueduct PROJECT SITE AREA A AREA B Exh 1-5 Annexation Boundary Legend Project Boundary City Boundary Proposed Annexation Boundary City of Palmdale Sphere of Influence 15 I P age ---PAGE BREAK--- NTS rev 03-16-2018 Quail Valley Planned Development AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED AS BOOK 4533, PAGE 385 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED AS BOOK 4739, PAGE 324 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR ROAD AND INCIDENTAL PURPOSES, RECORDED AS BOOK 4764, PAGE 126 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR ELECTRIC LINES AND INCIDENTAL PURPOSES, RECORDED JUNE 26, 1963 AS BOOK D-2079 PAGE 970 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY. AFFECTS: A STRIP OF LAND, 285 FEET WIDE, OVER A PORTION OF THE LAND. THE ABOVE EASEMENT WAS MODIFIED BY INSTRUMENTS ENTITLED “AMENDMENT OF GRANT OF EASEMENT” RECORDED JANUARY 8, 2001 AS INSTRUMENT NO. 01-0042712 THROUGH 01-0042716 OF OFFICIAL RECORDS. AN EASEMENT FOR INGRESS, EGRESS, UTILITY AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 28, 1976 AS INSTRUMENT NO. 681 OF OFFICIAL RECORDS. IN FAVOR OF: JOHN S. GORDON, JR., A MARRIED MAN. AFFECTS: THE EAST 30 FEET OF THE SOUTH 350 FEET OF SECTION 5. AN EASEMENT FOR PUBLIC UTILITY AND INCIDENTAL PURPOSES, RECORDED DECEMBER 27, 1979 AS INSTRUMENT NO. 79-1443870 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF LOS ANGELES. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR POWER LINES FOR THE TRANSMISSION OF ELECTRICITY AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 24, 1989 AS INSTRUMENT NO. 89-295800 OF OFFICIAL RECORDS. IN FAVOR OF: SAGEBRUSH, A CALIFORNIA GENERAL PARTNERSHIP. AFFECTS: A STRIP OF LAND, 275 FEET WIDE, OVER A PORTION OF THE LAND. AN EASEMENT FOR POWER LINES, POLES, INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED JANUARY 3, 1996 AS INSTRUMENT NO. 96-7446 OF OFFICIAL RECORDS. IN FAVOR OF: SAGEBRUSH, A CALIFORNIA GENERAL PARTNERSHIP. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR POLE LINES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 1, 1947 AS BOOK 25833, PAGE 90 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR RIDING AND HIKING TRAIL AND INCIDENTAL PURPOSES, RECORDED OCTOBER 21, 1957 AS INSTRUMENT NO. 3208 OF OFFICIAL RECORDS. IN FAVOR OF: THE COUNTY OF LOS ANGELES. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR POLE LINES AND INCIDENTAL PURPOSES, RECORDED NOVEMBER 1, 1957 AS INSTRUMENT NO. 4203 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR RIGHT TO CONSTRUCT, MAINTAIN, OPERATE AND USE A RIDING AND HIKING TRAIL AND APPURTENANT STRUCTURES AND INCIDENTAL PURPOSES, RECORDED JULY 23, 1958 AS INSTRUMENT NO. 3284 OF OFFICIAL RECORDS. IN FAVOR OF: THE COUNTY OF LOS ANGELES. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR POLE LINES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 10, 1958 AS BOOK D-301, PAGE 235 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED JANUARY 31, 1979 AS INSTRUMENT NO. 79-137032 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED JUNE 11, 1980 AS INSTRUMENT NO. 80-564431 OF OFFICIAL RECORDS. IN FAVOR OF PACIFIC TELEPHONE AND TELEGRAPH COMPANY. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 31, 1981 AS INSTRUMENT NO. 81-1277529 OF OFFICIAL RECORDS. IN FAVOR OF: THE PACIFIC TELEPHONE AND TELEGRAPH COMPANY. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR PUBLIC UTILITY ROAD AND ACCESS PURPOSES AND NECESSARY APPURTENANCES AND INCIDENTAL PURPOSES, RECORDED JULY 15, 1982 AS INSTRUMENT NO. 82-714014 OF OFFICIAL RECORDS. IN FAVOR OF: THE CITY OF LOS ANGELES. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED AUGUST 15, 1984 AS INSTRUMENT NO. 84-983424 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON COMPANY. AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR PIPE LINES AND INCIDENTAL PURPOSES, RECORDED APRIL 5, 1957 AS INSTRUMENT NO. 4265 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA GAS COMPANY AND SOUTHERN COUNTIES GAS COMPANY OF CALIFORNIA. AFFECTS: THE NORTHERLY 92 FEET OF THE LAND. AN EASEMENT FOR PIPE LINES AND INCIDENTAL PURPOSES, RECORDED APRIL 5, 1957 AS INSTRUMENT NO. 4265 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA GAS COMPANY, AND SOUTHERN COUNTIES GAS COMPANY OF CALIFORNIA. AFFECTS: THE NORTH 92 FEET OF THE LAND. AN EASEMENT FOR PIPE LINES AND INCIDENTAL PURPOSES, RECORDED AS BOOK 54139, PAGE 390 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA GAS COMPANY AFFECTS: A PORTION OF THE LAND. AN EASEMENT FOR SLOPE, DRAINAGE AND TEMPORARY CONSTRUCTION PURPOSES AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 25, 2003 AS INSTRUMENT NO. 03-2832245 OF OFFICIAL RECORDS. IN FAVOR OF: ANAVERDE LLC, A DELAWARE LIMITED LIABILITY COMPANY. AFFECTS: THOSE PORTIONS AS DESCRIBED AND DEPICTED THEREIN. AN EASEMENT FOR ELECTRIC TRANSMISSION CORRIDOR AND INCIDENTAL PURPOSES, RECORDED OCTOBER 21, 2010 AS INSTRUMENT NO. 20101505514 OF OFFICIAL RECORDS. IN FAVOR OF: SOUTHERN CALIFORNIA EDISON. AFFECTS: AS DESCRIBED THEREIN. Exh 2-3 Composite Map of Existing Easements Composite Map of Existing Easements N.A.P. 3 5 7 8 9 10 11 12 17 20 23 24 25 29 30 31 32 33 34 38 90 94 110 Legend SCE Easement Project Boundary SoCal Gas Co Easement Public Easement (Dedicated by Land Owner) County of LA Easement Sagebrush Easement City of LA Easement AnaVerde Easement Pacific Telephone Easement Record of Survey Easement 16 I P ag e ---PAGE BREAK--- NTS REV 03-16-2018 Quail Valley Initial Study Exh 3-1 Planned Development Plan Legend Project Boundary Subdivided Area Water Tank Area A Area B Permanently Undeveloped Area B Total 210.6-acres Permanently Undeveloped Area A Total 184.5-acres Tovey Avenue Avenue S Subdivided Area 483.0-acres Permanently Undeveloped Area 17 I P age ---PAGE BREAK--- NTS REV 03-16-2018 Quail Valley Initial Study Exh 3-2 Planning Areas & Lot Sizes Planning Area Boundary 212 211 210 209 208 206 205 204 203 202 201 200 199 6 3 7 207 740 0 5 7 "GG" ST. "DD" "AA" ST. "CC" ST. "RR" "BBB" . T S " W W " ST. ST. "MM" ST. "KK" ST. ST. ST. "II" ST. ST. ST. ST. ST. ST. ST. ST. "ZZ" . T S ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. . T S " G " ST. ST. ST. "CCC" ST. "YY" "SS" ST. "AAA" "SS" ST. "ZZ" ST. "VV" ST. "XX" ST. ST. " R " "UU"ST ST. "PP" "PP" ST. "QQ" "HH" ST. "OO" "NN" ST. ST. "JJ" ST. "II" "GG" "BB" "EE" "AA" "BB" "AA" ST. ST. ST. ST. ST. . T S " P " ST. "BB" ST. "TT" ST. "LL" ST. ST. "FF" " E E E " "DDD" ST. ST. "FFF" ST. TOVEY AVE ST. ST. ST. "BB" . T S ST. ST. ST. ST. ST. ST. "RR" ST. ST. "VV" ST. ST. 18 55 1 180 183 184 187 321 282 320 285 286 292 291 589 737 8 3 7 742 743 747 748 749 751 4 250 10 2 3 5 9 6 7 8 11 12 13 14 15 16 17 19 22 0 2 1 2 23 24 26 25 27 29 28 33 30 31 32 34 35 37 40 36 38 42 39 41 43 45 44 49 47 48 51 50 53 52 402 54 58 56 57 59 60 62 365 61 64 63 65 6 6 67 68 69 373 374 161 162 163 174 169 175 176 177 178 179 1 8 1 182 185 188 186 189 193 191 190 192 194 195 197 196 198 138 139 140 141 2 4 1 5 4 1 147 7 2 1 8 2 1 129 130 678 683 679 680 681 682 694 693 695 696 697 698 220 523 547 521 518 251 249 248 247 246 245 243 244 242 241 253 252 254 255 256 257 258 259 260 261 262 263 264 265 267 266 268 269 270 271 272 273 274 275 276 277 278 279 280 281 213 214 216 223 217 222 221 219 218 394 394 396 398 397 400 399 393 392 391 390 388 389 387 401 350 349 351 353 352 354 355 356 357 358 359 360 361 362 363 364 366 367 368 369 370 371 372 375 376 377 348 347 346 345 344 343 342 1 4 3 340 339 338 337 336 335 334 333 332 331 330 329 436 328 327 326 325 324 323 322 283 289 284 287 288 293 503 294 296 295 297 298 299 300 301 302 303 305 304 307 308 309 310 311 312 313 314 315 229 228 227 226 224 225 382 381 380 378 379 496 230 231 232 233 234 235 236 237 238 316 317 319 8 1 3 239 240 215 306 290 524 522 525 526 528 527 529 536 537 538 539 540 541 542 544 543 545 546 520 519 517 516 515 514 513 512 404 2 1 4 411 410 408 408 407 406 405 413 415 414 416 417 418 419 403 420 421 422 423 424 425 426 427 428 437 435 429 430 431 432 434 433 511 510 509 508 507 506 505 504 502 501 500 499 498 497 495 494 492 493 491 488 489 486 487 484 485 483 478 482 481 480 479 477 476 474 475 473 472 471 470 469 468 467 466 465 464 463 462 461 460 459 458 457 451 456 455 452 450 449 447 448 446 445 444 443 442 441 440 439 438 577 576 575 574 573 572 571 570 569 568 567 566 565 564 553 552 551 550 549 554 555 556 557 558 559 560 561 562 563 597 598 599 600 601 588 595 596 590 592 591 593 594 105 106 108 107 111 149 150 151 114 116 117 2 2 1 9 1 1 118 154 155 639 640 641 642 643 644 645 646 647 648 649 650 651 652 653 654 655 656 657 658 659 660 665 666 667 668 669 670 672 671 673 674 676 677 675 687 684 686 685 688 691 690 9 8 6 692 602 605 603 604 606 621 622 623 627 624 629 628 620 638 619 637 625 636 630 635 633 632 634 631 7 1 6 616 8 1 6 607 626 4 3 1 726 726 701 702 760 706 710 711 712 713 713 714 714 715 716 717 718 718 719 720 721 3 7 7 723 724 725 727 798 776 727 729 729 729 729 730 731 732 733 733 733 734 9 3 7 741 746 744 751 8 0 7 758 754 751 5 5 7 765 756 3 5 7 769 700 753 9 9 6 2 7 7 46 661 663 662 664 586 587 578 579 580 584 581 582 585 583 769 530 531 532 533 534 535 548 453 490 613 4 1 6 615 609 608 610 612 611 "GGG" ST. 454 709 722 720 751 5 0 7 735 5 4 7 779 768 733 764 763 8 7 7 778 2 5 7 757 770 6 6 7 767 6 6 7 754 754 771 775 762 4 7 7 759 777 782 76 77 84 81 75 78 79 80 85 82 7 8 6 8 3 8 103 102 104 100 99 101 97 98 92 96 94 93 95 91 90 89 88 72 73 703 70 753 753 ST. 383 385 386 384 728 780 1 8 7 783 784 8 7 7 3 4 1 148 146 4 4 1 126 5 2 1 4 2 1 3 2 1 164 160 165 166 6 8 7 "HHH" ST. 4 0 7 761 PA 1 PA 2 PA 3 PA 4 PA 5B PA 5A PA 6 PA 7 PA 8 PA 9 PA 10 PA 11 PA 12 PA 13 Area A Area B PA 14 PA 14 Tovey Avenue Avenue S Lot Size 2 Lot Size 2 Lot Size 4 Lot Size 3 Lot Size 1 Lot Size 2 Lot Size 1 Lot Size 1 Lot Size 2 Lot Size 3 Lot Size 3 Lot Size 2 Lot Size 5 Lot Size 1 Or Lot Size 6 Legend Lot Size 1 Lot Size 2 Water Tank Greenbelt Permanently Undeveloped Area Lot Size 3 Drainage Basin Lot Size 4 Lot Size 5 Lot Size 6 and/or Lot Size 1 rev 04-23-2018 18 I P age ---PAGE BREAK--- NTS rev 03-16-2018 Quail Valley Planned Development 1669.75' S 89° 46' 44" W 1273.88' S 89° 46' 44" W 1319.31 S 89° 46' 44" W 1320.94' N 89° 46' 44" E 112.84' S 59° 52' 09" E 420.26' S 89° 36' 05" E 1669.75' S 89° 46' 44" W 1273.88' S 89° 46' 44" W 1319.31 S 89° 46' 44" W 1320.94' N 89° 46' 44" E 112.84' S 59° 52' 09" E 420.26' S 89° 36' 05" E COMMUNITY REC CENTER PROJECT ENTRY FEATURE CORNER ENHANCEMENT AT UPPER VALLEY NEIGHBORHOOD GREENBELT PORTAL LANDSCAPED TRAFFIC ROUNDABOUTS GREENBELT WITH MULTI-PURPOSE TRAIL AND AMENITIES DECORATIVE BENCHES (5 TOTAL) AND WASTE RECEPTACLES (5 TOTAL) ALONG MULTI-PURPOSE TRAIL SHADE STRUCTURE WITH 2 PICNIC TABLES OVERLOOKING VIEW INTO LOWER GREENBELT MEANDERING DRY CREEK BED WITH NATIVE RIPARIAN PLANTING THROUGHOUT GREENBELT OPEN SPACE TURF AREAS FOR PLAY VARYING SLOPES INTO GREENBELT PLANTED WITH TREES AND SHRUBS PER CITY EROSION CONTROL GUIDELINES HIGH STONE PILASTERS WITH WOOD TRELLIS TO IDENTIFY GATEWAYS INTO GREENBELT (5 TOTAL) NATIVE STONE PILASTERS WITH STREET SIGNAGE (14 TOTAL) THREE TIERS OF PLANTING WITH OUTERMOST TIER CONSISTING OF LOW GROWING GROUNCOVER LESS THAN 24" HIGH, MIDDLE TIER WITH SHRUBS LESS THAN 3.5 FEET IN HEIGHT AND CENTER TIER WITH A SINGLE SPECIMEN TREE AND TALL SHRUBS GREATER THAN 6.5 FEET IN HEIGHT TO SCREEN APPROACHING TRAFFIC. 3.56 ACRE RECREATION FACILITY LOCATED CENTRALLY IN PROJECT WITH OFF-STREET PARKING, POOL & SPA, SHADE STRUCTURES, TOT-LOT, LAWN AREAS, BOCCE BALL AND PICKLE BALL COURTS LOW STONE WALLS WITH PROJECT IDENTIFICATION SIGNAGE , ENHANCED PAVING AND ENTRY MONUMENTATION CONSISTING OF DECORATIVE WOOD TRELLISES UPON STONE PILASTERS GATED VEHICULAR ENTRY (PRIMARY ENTRANCE) GATED VEHICULAR ENTRY (SECONDARY ENTRANCE: FOR RESIDENTS ONLY) EQUESTRIAN NEIGHBORHOOD ENTRY HIGH STONE PILASTERS WITH RAIL FENCING ACCENTS TO IDENTIFY ARRIVAL INTO EQUESTRIAN NEIGHBORHOOD. PLANTING TO INCLUDE LOW GROWING NATIVE GROUND COVER AND SHRUBS IN MEDIAN AND PARKWAYS AND STREET TREES SELECTED FROM THE CITY OF PALMDALE RECOMMENDED PLANT LIST. SPECIFIC DESIGN TO BE COMPLETED DURING DESIGN DEVELOPMENT CORNER ENHANCEMENT AT LOWER VALLEY NEIGHBORHOOD PRIMARY VEHICULAR ENTRY Exh 3-6 Conceptual Landscape Plan Conceptual Landscape Plan NTS rev 04-19-2018 19 I P ag e ---PAGE BREAK--- NTS rev 03-16-2018 Quail Valley Planned Development 201 200 199 ST. ST. "LL" S 749 198 496 498 497 5 600 601 596 727 787 729 769 71 777 788 790 789 201 200 199 ST. ST. "LL" S 749 198 496 498 497 5 600 601 596 727 787 729 769 71 777 788 790 789 4 1 2 3 10 5 6 7 8 9 11 12 13 14 15 16 17 19 18 22 20 21 24 23 26 25 27 29 28 33 30 31 32 34 35 37 40 36 38 39 42 41 43 45 44 46 47 48 49 50 51 52 54 53 57 55 56 58 59 61 60 63 62 64 65 66 67 68 71 69 70 72 73 83 75 74 76 77 78 79 80 81 85 82 84 102 86 103 99 101 100 98 97 96 95 91 92 93 94 90 89 88 87 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 124 123 122 121 120 119 125 126 127 128 133 132 131 130 129 134 139 138 137 136 135 140 141 142 143 151 150 149 148 147 146 145 144 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 175 174 173 172 171 170 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 658 659 660 661 662 663 664 665 666 667 668 669 670 671 672 673 674 675 676 677 678 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 618 619 620 621 622 623 624 625 626 627 628 629 630 631 637 638 639 640 645 644 646 647 648 635 636 641 642 643 657 656 655 654 653 652 651 650 649 632 633 634 698 703 699 700 701 702 704 708 705 706 707 709 712 710 711 715 713 714 716 717 718 719 213 212 211 210 209 208 207 206 205 202 251 252 250 249 248 247 246 244 245 243 242 254 253 255 256 257 258 259 260 261 262 263 264 265 266 268 267 269 270 271 272 273 274 275 276 277 278 279 280 281 282 214 215 217 224 218 223 222 221 220 219 414 413 415 417 416 718 419 412 411 410 409 407 408 406 421 420 353 352 354 356 355 357 358 359 360 361 362 363 364 365 366 367 368 369 370 371 372 373 374 375 376 377 378 380 379 381 382 383 384 351 350 349 348 347 346 345 344 343 342 341 340 338 337 336 335 334 333 332 331 330 329 328 327 326 325 324 323 322 283 284 285 286 287 288 289 290 292 293 294 295 296 297 298 299 300 301 302 303 304 306 305 308 309 310 311 312 313 314 315 316 230 229 228 227 226 225 393 392 391 390 389 388 387 386 385 397 396 395 394 231 232 233 234 235 236 237 238 239 339 317 318 319 320 321 401 400 399 405 398 404 403 402 X 203 204 " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. 240 241 216 307 291 539 540 541 542 543 544 545 546 552 551 550 549 547 548 553 554 555 556 557 558 559 560 561 562 563 564 527 526 525 524 523 522 521 520 519 517 518 423 431 430 429 428 427 426 425 424 432 433 434 435 436 437 438 422 439 440 441 442 443 444 445 446 447 456 455 454 448 449 450 453 452 451 538 537 536 535 534 533 532 531 530 529 528 516 515 514 513 512 511 510 509 508 507 506 505 504 503 502 501 500 499 498 497 496 495 494 493 492 491 490 489 488 487 486 485 484 483 482 481 480 479 478 477 476 475 474 470 473 472 471 469 468 467 466 465 464 463 462 461 460 459 458 457 593 592 591 590 589 588 587 586 585 584 583 582 581 580 569 568 567 566 565 570 571 572 573 574 575 576 577 578 579 594 595 596 597 598 599 600 601 602 613 614 615 616 617 603 604 610 611 612 605 606 607 608 609 NO PARKING NO PARKING NO PARKING CHILDREN ACTIVITY AREAS FOR AGES 2-5 YR & 6-12 YR OPEN PLAY TURF AREA WITH PICKLEBALL COURTS & BOCCE BALL 12' WIDE DECOMPOSED GRANITE TRAIL CONNECTING GREENBELT SECTION A-A A A OFF STREET PARKING LOT (29 SPACES TOTAL, INCLUDING 2 HANDICAP SPACES) DECOMPOSED GRANITE TRAIL WIDE) PERIMETER CONCRETE CURB ADJACENT SIDEWALK WIDE) FUTURE SINGLE FAMILY OR MULTI-FAMILY HOUSING LOW NATIVE SHRUBS AND GROUND COVER MOUNDS ON OUTSIDE OF DECOMPOSED. GRANITE TRAIL STREET TREES AND SHADE TREES SELECTED FROM THE CITY OF PALMDALE RECOMMENDED PLANT LIST COMMUNITY POOL SPA PERSPECTIVE REC CENTER FUTURE SINGLE FAMILY OR MULTI-FAMILY HOUSING Exh 3-10 Conceptual Recreation Facility Plan Conceptual Recreation Facility Plan 4 1 2 3 10 5 6 7 8 9 11 12 13 14 15 16 17 19 18 22 20 21 24 23 26 25 27 29 28 33 30 31 32 34 35 37 40 36 38 39 42 41 43 45 44 46 47 48 49 50 51 52 54 53 57 55 56 58 59 61 60 63 62 64 65 66 67 68 71 69 70 72 73 83 75 74 76 77 78 79 80 81 85 82 84 102 86 103 99 101 100 98 97 96 95 91 92 93 94 90 89 88 87 104 105 106 107 108 109 110 111 112 113 114 115 116 117 118 124 123 122 121 120 119 125 126 127 128 133 132 131 130 129 134 139 138 137 136 135 140 141 142 143 151 150 149 148 147 146 145 144 152 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 175 174 173 172 171 170 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 197 198 199 200 201 658 659 660 661 662 663 664 665 666 667 668 669 670 671 672 673 674 675 676 677 678 679 680 681 682 683 684 685 686 687 688 689 690 691 692 693 694 695 696 697 618 619 620 621 622 623 624 625 626 627 628 629 630 631 637 638 639 640 645 644 646 647 648 635 636 641 642 643 657 656 655 654 653 652 651 650 649 632 633 634 698 703 699 700 701 702 704 708 705 706 707 709 712 710 711 715 713 714 716 717 718 719 213 212 211 210 209 208 207 206 205 202 251 252 250 249 248 247 246 244 245 243 242 254 253 255 256 257 258 259 260 261 262 263 264 265 266 268 267 269 270 271 272 273 274 275 276 277 278 279 280 281 282 214 215 217 224 218 223 222 221 220 219 414 413 415 417 416 718 419 412 411 410 409 407 408 406 421 420 353 352 354 356 355 357 358 359 360 361 362 363 364 365 366 367 368 369 370 371 372 373 374 375 376 377 378 380 379 381 382 383 384 351 350 349 348 347 346 345 344 343 342 341 340 338 337 336 335 334 333 332 331 330 329 328 327 326 325 324 323 322 283 284 285 286 287 288 289 290 292 293 294 295 296 297 298 299 300 301 302 303 304 306 305 308 309 310 311 312 313 314 315 316 230 229 228 227 226 225 393 392 391 390 389 388 387 386 385 397 396 395 394 231 232 233 234 235 236 237 238 239 339 317 318 319 320 321 401 400 399 405 398 404 403 402 X 203 204 " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. " ? " ST. X 240 241 216 307 291 539 540 541 542 543 544 545 546 552 551 550 549 547 548 553 554 555 556 557 558 559 560 561 562 563 564 527 526 525 524 523 522 521 520 519 517 518 423 431 430 429 428 427 426 425 424 432 433 434 435 436 437 438 422 439 440 441 442 443 444 445 446 447 456 455 454 448 449 450 453 452 451 538 537 536 535 534 533 532 531 530 529 528 516 515 514 513 512 511 510 509 508 507 506 505 504 503 502 501 500 499 498 497 496 495 494 493 492 491 490 489 488 487 486 485 484 483 482 481 480 479 478 477 476 475 474 470 473 472 471 469 468 467 466 465 464 463 462 461 460 459 458 457 593 592 591 590 589 588 587 586 585 584 583 582 581 580 569 568 567 566 565 570 571 572 573 574 575 576 577 578 579 594 595 596 597 598 599 600 601 602 613 614 615 616 617 603 604 610 611 612 605 606 607 608 609 NO PARKING NO PARKING NO PARKING REC CENTER 20 I P ag e ---PAGE BREAK--- NTS rev 03-16-2018 Quail Valley Planned Development 740 366 727 733 [PHONE REDACTED].75' S 89° 46' 44" W 1273.88' S 89° 46' 44" W 1319.31 S 89° 46' 44" W 1320.94' N 89° 46' 44" E 112.84' S 59° 52' 09" E 420.26' S 89° 36' 05" E 740 366 727 733 733 764 DECORATIVE BENCH (5 TOTAL) TRASH RECEPTACLE (5 TOTAL) SHADE STRUCTURE AND PICNIC TABLES OVERLOOKING VIEW INTO GREENBELT NEIGHBORHOOD ACCESS POINTS INTO GREENBELT COMMUNITY REC CENTER MEANDERING DRY CREEK ROCK BED MULTI PURPOSE TRAIL WITH SPLIT RAIL FENCING ALONG BOTH SIDES. 5' WIDE CONCRETE SIDEWALK MEANDERING DRY CREEK BED PLANTED WITH NATIVE RIPARIAN PLANTING ALONG EDGES 12' WIDE MULTI -PURPOSE TRAIL (DECOMPOSED GRANITE) RAIL FENCING ON BOTH SIDES OF MULTI-PURPOSE TRAIL SHADE STRUCTURE AND PICNIC TABLES OVERLOOKING VIEW INTO LOWER GREENBELT DOWNSLOPE INTO GREENBELT PLANTED WITH TREES AND SHRUBS PER CITY EROSION CONTROL GUIDELINES ENTRY PORTAL INTO GREENBELT (5 TOTAL) ENTRY PORTAL INTO GREENBELT (5 TOTAL) 5' WIDE MEANDERING SIDEWALK AND 12' WIDE MULTI-PURPOSE TRAIL (DECOMPOSED GRANITE) OPEN SPACE TURF FOR PASSIVE PLAY ENTRY PORTAL INTO GREENBELT (5 TOTAL) TRASH RECEPTACLE OPEN SPACE TURF AREAS FOR PLAY THROUGHOUT GREENBELT MEANDERING SIDEWALK AND MULTI-PURPOSE TRAIL THROUGHOUT GREENBELT WITH NEIGHBORHOOD ACCESS POINT ENTRY PORTAL INTO GREENBELT NEIGHBORHOOD ACCESS POINT INTO GREENBELT 12' WIDE MULTI-PURPOSE TRAIL (DECOMPOSED GRANITE) Exh 3-11 Greenbelt & Amenity Plan Greenbelt & Amenity Plan NTS rev 04-19-2018 21 I P ag e ---PAGE BREAK--- NTS rev 03-16-2018 Quail Valley Planned Development GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GREENBELT COMMUNITY SECONDARY ACCESS 12' WIDE MULTI-PURPOSE TRAIL - 10,493 L.F. 5' WIDE GREENBELT SIDEWALK - 6,015 L.F. 5' WIDE MULTI-PURPOSE TRAIL - 1,662 L.F. 8' WIDE PRIVATE TRAIL - 11,820 L.F. (DECOMPOSED GRANITE) COMMUNITY REC CENTER LOCATION (DECOMPOSED GRANITE) (DECOMPOSED GRANITE) TO COUNTY BACKBONE TRAIL ALIGNMENT COMMUNITY PRIMARY ACCESS GREENBELT PROJECT LOCATION 5' WIDE UNIMPROVED TRAIL - 12,737 L.F. EXISTING DIRT ROAD - 7,489 L.F. COUNTY BACKBONE TRAIL ALIGNMENT NOTES: 1. N.A.P. - NOT A PART 2.ALL UNIMPROVED TRAIL LOCATIONS ARE APPROXIMATE AND WILL BE FIELD LOCATED. N.A.P. FUTURE CONNECTION TO PALMDALE HILLS TRAIL 8' WIDE ASPHALT BIKE TRAIL - 1,180 L.F. SCALE: 1" = ' - 0" 50 QUAIL VALLEY I C t l T il Pl EXAMPLE OF UNIMPROVED TRAIL ON-STREET BIKE LANE 30,600 LF Exh 3-12 Conceptual Trail Plan Conceptual Trail Plan 22 I P ag e ---PAGE BREAK--- NTS REV 03-16-2018 Quail Valley Initial Study Exh 4-1 Circulation Plan Legend Major Arterial 92’ Connector Street 79’ Connector Street 212 211 210 209 208 206 205 204 203 202 201 200 199 6 3 7 207 740 0 5 7 "GG" ST. "DD" "AA" ST. "CC" ST. "RR" "BBB" . T S " W W " ST. ST. "MM" ST. "KK" ST. ST. ST. "II" ST. ST. ST. ST. ST. ST. ST. ST. "ZZ" . T S ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. ST. . T S " G " ST. ST. ST. "CCC" ST. "YY" "SS" ST. "AAA" "SS" ST. "ZZ" ST. "VV" ST. "XX" ST. ST. " R " "UU"ST ST. "PP" "PP" ST. "QQ" "HH" ST. "OO" "NN" ST. ST. "JJ" ST. "II" "GG" "BB" "EE" "AA" "BB" "AA" ST. ST. ST. ST. ST. . T S " P " ST. "BB" ST. "TT" ST. "LL" ST. ST. "FF" " E E E " "DDD" ST. ST. "FFF" ST. TOVEY AVE ST. ST. ST. "BB" . T S ST. ST. ST. ST. ST. ST. "RR" ST. ST. "VV" ST. ST. 18 55 1 180 183 184 187 321 282 320 285 286 292 291 589 737 8 3 7 742 743 747 748 749 751 4 250 10 2 3 5 9 6 7 8 11 12 13 14 15 16 17 19 22 0 2 1 2 23 24 26 25 27 29 28 33 30 31 32 34 35 37 40 36 38 42 39 41 43 45 44 49 47 48 51 50 53 52 402 54 58 56 57 59 60 62 365 61 64 63 65 6 6 67 68 69 373 374 161 162 163 174 169 175 176 177 178 179 1 8 1 182 185 188 186 189 193 191 190 192 194 195 197 196 198 138 139 140 141 2 4 1 5 4 1 147 7 2 1 8 2 1 129 130 678 683 679 680 681 682 694 693 695 696 697 698 220 523 547 521 518 251 249 248 247 246 245 243 244 242 241 253 252 254 255 256 257 258 259 260 261 262 263 264 265 267 266 268 269 270 271 272 273 274 275 276 277 278 279 280 281 213 214 216 223 217 222 221 219 218 394 394 396 398 397 400 399 393 392 391 390 388 389 387 401 350 349 351 353 352 354 355 356 357 358 359 360 361 362 363 364 366 367 368 369 370 371 372 375 376 377 348 347 346 345 344 343 342 1 4 3 340 339 338 337 336 335 334 333 332 331 330 329 436 328 327 326 325 324 323 322 283 289 284 287 288 293 503 294 296 295 297 298 299 300 301 302 303 305 304 307 308 309 310 311 312 313 314 315 229 228 227 226 224 225 382 381 380 378 379 496 230 231 232 233 234 235 236 237 238 316 317 319 8 1 3 239 240 215 306 290 524 522 525 526 528 527 529 536 537 538 539 540 541 542 544 543 545 546 520 519 517 516 515 514 513 512 404 2 1 4 411 410 408 408 407 406 405 413 415 414 416 417 418 419 403 420 421 422 423 424 425 426 427 428 437 435 429 430 431 432 434 433 511 510 509 508 507 506 505 504 502 501 500 499 498 497 495 494 492 493 491 488 489 486 487 484 485 483 478 482 481 480 479 477 476 474 475 473 472 471 470 469 468 467 466 465 464 463 462 461 460 459 458 457 451 456 455 452 450 449 447 448 446 445 444 443 442 441 440 439 438 577 576 575 574 573 572 571 570 569 568 567 566 565 564 553 552 551 550 549 554 555 556 557 558 559 560 561 562 563 597 598 599 600 601 588 595 596 590 592 591 593 594 105 106 108 107 111 149 150 151 114 116 117 2 2 1 9 1 1 118 154 155 639 640 641 642 643 644 645 646 647 648 649 650 651 652 653 654 655 656 657 658 659 660 665 666 667 668 669 670 672 671 673 674 676 677 675 687 684 686 685 688 691 690 9 8 6 692 602 605 603 604 606 621 622 623 627 624 629 628 620 638 619 637 625 636 630 635 633 632 634 631 7 1 6 616 8 1 6 607 626 4 3 1 726 726 701 702 760 706 710 711 712 713 713 714 714 715 716 717 718 718 719 720 721 3 7 7 723 724 725 727 798 776 727 729 729 729 729 730 731 732 733 733 733 734 9 3 7 741 746 744 751 8 0 7 758 754 751 5 5 7 765 756 3 5 7 769 700 753 9 9 6 2 7 7 46 661 663 662 664 586 587 578 579 580 584 581 582 585 583 769 530 531 532 533 534 535 548 453 490 613 4 1 6 615 609 608 610 612 611 "GGG" ST. 454 709 722 720 751 5 0 7 735 5 4 7 779 768 733 764 763 8 7 7 778 2 5 7 757 770 6 6 7 767 6 6 7 754 754 771 775 762 4 7 7 759 777 782 76 77 84 81 75 78 79 80 85 82 7 8 6 8 3 8 103 102 104 100 99 101 97 98 92 96 94 93 95 91 90 89 88 72 73 703 70 753 753 ST. 383 385 386 384 728 780 1 8 7 783 784 8 7 7 3 4 1 148 146 4 4 1 126 5 2 1 4 2 1 3 2 1 164 160 165 166 6 8 7 "HHH" ST. 4 0 7 761 Tovey Ave Avenue S Area A Area B St “FFF” St “EEE” St “DDD” St “ R ” S t St St St St St St St St “SS” St “CCC” St “WW” St “ZZ” St “XX” St “GGG” St “YY” St “AAA” St “BBB” St “UU” St St St St St St St St “HHH” St St St St St St St St St St St “II” St “LL” St “KK” St “JJ” St “HH” St “GG” St “FF” St “RR” St “TT” St “PP” St “QQ” St “OO” St “PP” St “NN” St “MM” St “EE” St “DD” St “AA” St “AA” St St St “BB” St “BB” St “CC” St Primary Gate Secondary Gate Non-Gated Planning Areas PA 5A PA 2 “ V V ” S t Vehicular Gates Non-Gated Planning Areas 60’ Local Street 58’ Cul-de-Sac 64’ Connector Street 23 I P age ---PAGE BREAK--- NTS rev 03-16-2018 Quail Valley Planned Development Vehicle Gate Entries Exh 4-2 Vehicle Gate Entries   Primary Gate Entry Secondary Gate Entry Primary Gate Elevation Elevation 24 I P ag e ---PAGE BREAK--- Environmental Fa Potentiallv Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant lmpact" as indicated by the checklist on the following pages: Aesthetics Aqriculture and Forestrv Resources Air Quality X Biolooical Resources Cultural Resources Geology/Soils Greenhouse Gas Emissions Hazards & Hazardous Materials Qualitv Land Use/Planninq Mineral Resources X Noise Public Services Recreation Tra nsportation/Traffic Tribal Cultural Resources utit ce Svstems Mandatory Findings of Significance Determination (to be completed bv the lead aqencvl: On the basis of this initial study and environmental evaluation: 1d./d Bruce Date Planning Manager City of Palmdale I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. X I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a signifìcant effect on the environment, because all potentially signifìcant effects have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION, pursuant to applicable standards, and have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. 25 lPt¡c For ---PAGE BREAK--- 26 I P a g e Evaluation of Environmental Impacts: 1) A brief explanation is required for all answers except “No Impact” answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A “No Impact” answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved the project falls outside a fault rupture zone). A “No Impact” answer should be explained where it is based on project-specific factors as well as general standards the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. “Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may be significant. If there are one or more “Potentially Significant Impact” entries when the determination is made, an EIR is required. 4) “Negative Declaration: Less Than Significant With Mitigation Incorporated” applies where the incorporation of mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than Significant Impact.” The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, “Earlier Analyses,” may be cross- referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an affect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are “Less than Significant with Mitigation Measures Incorporated,” describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project’s environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) The significance criteria or threshold, if any, used to evaluate each question; and b) The mitigation measure identified, if any, to reduce the impact to less than significance. ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 27 I P a g e I. AESTHETICS Would the project: a) Have a substantial adverse effect on a scenic vista? X The 878.1-acre Project site currently is vacant and crossed by a series of dirt roads, many of which provide access to existing transmission lines. The majority of the surrounding properties also are undeveloped, with the exception of a small group of single-family residences along the northeastern edge of the Project site at Tovey Avenue and partially developed properties easterly of the Project site in the Anaverde Hills area. Area A is comprised of a gently sloping valley surrounded on three sides by natural hillsides. In July 2005, a wildfire burned approximately 375 acres in the central and southern portions of the Project site and thereby removed a significant amount of native vegetation, some of which has re-established. The central and northern portions of Area A consist of lowland foothills dominated by scrub species, ruderal vegetation, and disturbed areas. Area B is located in higher elevations of the foothills that approach the ridgeline of the Sierra Pelona Mountains. Although Area B comprises a major portion of the natural grade that forms the backdrop of the City of Palmdale’s southern skyline, there are no scenic vistas or scenic resources on or near the Project site that Project development could adversely affect. Area B and portions of Area A are and will remain natural open space. Public views are available from a few locations in developed areas north and northeast of the City. In addition, distant views of the Project site are available from limited areas on Avenue S and Tierra Subida and other roadways in the vicinity of the Project site. The scenic vistas closest to the Project site are vistas of West Hills (2.4 miles to the southwest) and the Sierra Pelona Mountains (4.4 miles to the west). Impacts to scenic vistas, including vistas from the I-14 freeway, will be minimal and are less than significant. Although Project development will involve substantial grading and pad construction for residential units, roadways and recreation facilities on a portion of the Project site and Project development (grading; construction) will disturb 483 acres of the 878-acre Project site, the development area of the Project site is not visible from most areas beyond the immediate surrounding residential areas. Therefore, Project development would not result in a substantial adverse effect on a scenic vista and the resultant level of impact would be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; City of Palmdale General Plan; Los Angeles County General Plan; Quail Valley Project Development Plan Visual Analysis b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a State scenic highway? X The 878.1-acre Project site currently is vacant and crossed by a series of dirt roads. In July 2005, a wildfire burned approximately 375 acres in the central and southern portions of the Project site and thereby removed a significant amount of native vegetation, some of which has re-established. Although the Project site contains cupules (human-manufactured depressions in rock [that may be a snake motif] associated with socio-religious activities) and four rock art panels, the Project site does not include any heritage trees, historic buildings or rock outcroppings that would be considered scenic resources. In addition, as indicated in response 1(a), no roadways in the Project vicinity are designated State scenic highways. Therefore, Project development will not result in any impact on scenic resources, including but not limited to trees, rock outcroppings and historic buildings within a State scenic highway. Sources: Project Plans; City of Palmdale General Plan; Los Angeles County General Plan; Quail Valley Project Development Plan Visual Analysis c) Substantially degrade the existing visual character or quality of the site and its surroundings? X The 878.1-acre Project site currently is vacant and crossed by a series of dirt roads, many of which provide access to existing transmission lines. In July 2005, a wildfire burned approximately 375 acres in the central and southern portions of the Project site and thereby removed a significant amount of native vegetation, some of which has re-established. The area surrounding the Project site largely is undeveloped, except for a small cluster of single-family residences along the Project site’s northeastern edge at Tovey Road and some residentially-developed properties easterly of the Project site in the Anaverde Hills vicinity. The California Aqueduct is north and east of the Project site. The Project site is part of the valley floor that is visible from recreational trails along the Sierra Pelona Mountain ridgeline and from the hillside above the Project site. Project development (grading and construction) will occur over 483 acres in Area A of the 878.1-acre Project site and will preserve the entirety of Area B in its natural state. Project development will include grading activities and construction of 730 ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 28 I P a g e dwelling units. Project development would be visible to some of the nearby residents. Grading and construction activities that would be visible to nearby residents would be temporary. This would require removal of existing vegetation on Area A. Although the open space character of Area A would be changed, the Project impact on the visual character/quality of the Project site and surroundings would be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; City of Palmdale General Plan; Los Angeles County General Plan; Quail Valley Project Development Plan Visual Analysis d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? X The vacant Project site is adjacent to existing and approved residential developments to the northeast and east/southeast. No sources of light or glare are present on the Project site. Therefore, the proposed Project development will result in both temporary sources of light and glare (grading and construction operations) and permanent sources of light and glare emanating from residential security and residential uses associated with Project operation. The resultant impact of new light and glare will affect both day and nighttime views of the Project site and the Project vicinity and be potentially significant. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any potentially significant impacts will be reduced to a less than significant level. Source: Project Plans; Quail Valley Project Development Plan Visual Analysis II. AGRICULTURE AND FOREST RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project; the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? X The Project site has no Prime Farmland, Unique Farmland or Farmland of Statewide importance as identified by the California State Department of Conservation. Therefore, Project development and operation will not result in converting such land to non-agricultural use. No impact will result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; City of Palmdale Zoning Code; Los Angeles County General Plan; City of Palmdale Zoning Code; Department of Conservation, Farmland Mapping and Monitoring Program, 1984-2006 b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? X The Project site is not designated for agricultural use or subject to a Williamson Act contract. Therefore, Project development and operation will not conflict with such zoning or contract. No impact will result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; City of Palmdale Zoning Code; Los Angeles County General Plan; City of Palmdale Zoning Code ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 29 I P a g e c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? X The Project site is not zoned for forest land, timberland or timberland production. Therefore, Project development and operation will not conflict with such zoning/re-zoning. No impact will result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; City of Palmdale Zoning Code; Los Angeles County General Plan d) Result in the loss of forest land or conversion of forest land to non-forest use? X The Project site does not contain forest land. Therefore, Project development and operation will not result in loss of such land or conversion of forest land to non-forest use. No impact will result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan; City of Palmdale Zoning Code; Department of Conservation, Farmland Mapping and Monitoring Program, 1984-2006 e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use or conversion of forest land to non-forest use? X Reference II(a) above. No agricultural uses or forest uses occur on the Project site. Project development and operation will not involve conversion of Farmland to agricultural use or conversion of forest land to non-forest use. No impact will result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan; City of Palmdale Zoning Code III. AIR QUALITY Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? X The Southern California region has been divided into a number of geographical air basins based on areas with similar topographical and meteorological conditions. Air quality within air basins is managed by air pollution control districts or air quality management districts that are responsible for maintaining healthful air within their assigned jurisdictions. The Project site is located in the Antelope Valley, which is within the westernmost portion of the Mohave Desert Air Basin. This Air Basin includes the desert portions of Los Angeles and San Bernardino Counties, the eastern desert portion of Kern County, and the northeastern desert portion of Riverside County. Air quality in the Air Basin is primarily affected by motor vehicle emissions generated within the Antelope Valley, construction-related dust, travel on unpaved roads, and pollutants transported from other air basins. The Antelope Valley Air Quality Management District maintains an air quality monitoring station in the City of Lancaster, northerly of the City of Palmdale. This station monitors Ozone, Carbon Monoxide, Nitrogen Dioxide, and Fine Particulate Matter. Air quality in the Project vicinity has exceeded State standards for Ozone and Fine Particulate Matter and federal standards for Ozone over the past several years. Based on the air quality modeling analysis in the ‘Air Quality Assessment” for the Project, there will be significant short-term construction impacts due to Project implementation and operation, based on Antelope Valley Air Quality Management District thresholds of significance. Although the emissions are in excess of the Air Quality Management District threshold criteria, it is not likely that short-term construction activities will increase frequency or severity of existing air quality violations due to required compliance with Antelope Valley Air Quality Management District Rules and Regulations and with City of Palmdale regulations. Project development and operation will increase regional emissions by an amount less that the Antelope Valley Air Quality Management District thresholds. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any identified significant impacts will be reduced to a less than significant level. ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 30 I P a g e Source: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Landrum & Brown, “Air Quality Assessment For: Quail Valley Residential Development,” City of Palmdale (March 16, 2018) b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? X Air quality in the Mohave Desert Air Basin is affected primarily by motor vehicle emissions, construction dust, travel on unpaved roads with silty debris, and pollutants transported from other air basins. Frequent dust storms and wind-blown dust particles from the Mohave Desert also affect air quality in the Air Basin. Pollutants from the Los Angeles metropolitan area southwest of the Project area can cause a substantial air quality problem in the Project vicinity in winter months when the Pacific High Pressure Cell retreats south and winds begin to blow from the southwest. Determination whether regional air quality is healthful or unhealthful occurs by comparing contaminant levels in ambient air samples to national and State ambient air quality standards. California and the federal government have established health-based air quality standards for the following “criteria” contaminants: Ozone (O3); Carbon Monoxide (CO); Nitrogen Dioxide (NO2); Sulfur Dioxide (SO2); Respirable and Fine Particulate Matter (PM2.5 and PM10); and, Lead (Pb). These standards were established to protect sensitive receptors (with a safety margin) from adverse health impacts due to exposure to the air pollutants. California standards are more stringent than federal standards. Furthermore, California has established ambient air quality standards for sulfates, visibility-reducing particles, hydrogen sulfide, and vinyl chloride. Air quality of a region is deemed to be in attainment of State standards if the measured ambient air pollutant levels for Ozone, Carbon Monoxide, Sulfur Dioxide hour and 24-24), Nitrogen Dioxide, Respirable and Fine Particulate Matter, and visibility-reducing particles do not exceed State standards and all other standards are not equaled or exceeded at any time in any consecutive 3-year period. National Ambient Air Quality Standards (other than for Ozone, Respirable and Fine Particulate Matter, and those based on annual averages or arithmetic mean) are not to be exceeded more than once per year. National Ambient Air Quality Standards for Ozone and Respirable and Fine Particulate Matter are based on statistical calculations over one-year to three-year periods, depending on the pollutant. Reference III(a) above. Project development and operation are expected to be in compliance with the Antelope Valley Air Quality Management District published attainment and maintenance plan. The Air Quality Management District has identified the Project site as Attainment/Unclassified for Nitrogen Dioxide (NOx). NOx is a combination of primarily NO and NO2. While Project development and operation will generate a temporary increase in NOx in 2020, the Project is not expected to impact the Antelope Valley Air Quality Management District’s goals of reaching federal attainment maintenance status in 2021. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any identified significant impacts will be reduced to a less than significant level. Source: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Landrum & Brown, “Air Quality Assessment For: Quail Valley Residential Development,” City of Palmdale (March 16, 2018) c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? X Reference III(a)(b) above. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any identified significant impacts will be reduced to a less than significant level. Source: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Landrum & Brown, “Air Quality Assessment For: Quail Valley Residential Development,” City of Palmdale (March 16, 2018) d) Expose sensitive receptors to substantial pollutant concentrations? X X Residences, schools, daycare centers, playgrounds, athletic facilities, long-term facilities and medical facilities are considered sensitive receptor land uses. The Project site is located adjacent to low density residential land uses and less than one mile from a residential housing tract to the southeast. The Antelope Valley Air Quality Management District identifies in its “Antelope Valley AQMD CEQA and Federal Conformity Guidelines” that specific proposed project types within a certain distance from existing or planned sensitive receptors are to be “evaluated for exposure to substantial pollutant concentrations. . . The project types are the following: any industrial use within 1,000 feet; a distribution center (40 or more trucks per day) within 1,000 feet; a major transportation project (50,000 or more vehicles per day) within 1,000 feet; a ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 31 I P a g e dry cleaner using perchloroethylene within 500 feet; and, a gasoline dispensing facility within 300 feet. The Project does not meet the criteria of project types located near sensitive receptor land uses to be evaluated for exposure to substantial pollutants. Project development (grading and construction activities) will generate pollutants such as those emanating from construction equipment exhaust emissions/vehicle trips and fugitive dust from soil movement. Although the Project development (grading, paving, construction, and architectural coating) timeframe is not known at this time, it is assumed the initial phase of Project development will occur in 2019 and be open by 2020, with the remaining phases of Project development to continue after 2020. Grading construction activity in 2020 is assumed to generate emissions that exceed the Antelope Valley Air Quality Management District Regional Emissions Significant Thresholds. Construction activities for large development projects as estimated by the United States Environmental Protection Agency can be reduced by 50 percent if water or other soil stabilizers are used to control dust as required by Antelope Valley Air Quality Management District Rule 403. In addition, use of newer construction equipment that is manufactured with stricter emission requirements than older construction equipment will further reduce typical construction-related emission rates. Furthermore, it is typical that the greatest levels of air pollutant emissions during construction activities would occur during site grading, demolition and/or excavation. Operating more than four pieces of the largest heavy construction equipment for 8 hours a day or 6-8 pieces of smaller equipment will generate NOx emissions in excess of the Antelope Valley Air Quality Management District’s 137 pounds per day significance threshold. In general, actively disturbing 10 acres or less per day during site preparation will not generate PM10 emissions greater than the daily significance threshold of 82 pounds. The majority of heavy construction equipment utilized during construction will be diesel fueled and thereby emit Diesel Particulate Matter (DPM). Impacts from toxic substances are related to cumulative exposure and are assessed over a 70- year period. Cancer risk is expressed as the maximum number of new cases of cancer projected to occur in a population of one million people due to exposure to the cancer-causing substance over a 70-year lifetime. Project construction of each phase is estimated to occur over a one-year period; grading is expected to occur over six months to one year. Due to the relatively short duration of construction compared to a 70-year lifespan, diesel emissions resulting from Project development are not expected to result in a significant impact. The sum level of Project development exposure of sensitive receptors to substantial pollutant concentrations will be potentially significant, but will be reduced to a less than significant level with implementation of Mitigation Measures identified in the Air Quality Assessment conducted for the Project and in the Project EIR. Source: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Landrum & Brown, “Air Quality Assessment For: Quail Valley Residential Development,” City of Palmdale (March 16, 2018); Antelope Valley Air Quality Management District, “Antelope Valley AQMD California Environmental Quality Act (CEQA) and Federal Conformity Guidelines (2016) e) Create objectionable odor affecting a substantial number of people? X During Project development (grading; construction), there would be minimal odor emissions associated with grading and construction equipment emissions. However, these odors will be short-term in duration. Additionally, there are not significant numbers of people in the immediate vicinity of the Project site. The resultant impact level would be less than significant. Source: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Landrum & Brown, “Air Quality Assessment For: Quail Valley Residential Development,” City of Palmdale (March 16, 2018) IV. BIOLOGICAL RESOURCES Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game (i.e. California X ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 32 I P a g e Department of Fish and Wildlife) or U. S. Fish and Wildlife Service? The southern, eastern and western portions of the Project site are dominated by various woodland and chaparral species. The central and northern portions of the Project site (Area A) contain various scrub and grassland species as well as disturbed/developed areas. All shrubs and herbaceous vegetation within the 375-acre burned area were destroyed; however, most of the California junipers, oak and manzanita have recovered. The Project site contains trees, shrubs and ground cover that provide suitable habitat for nesting migratory birds. The Migratory Bird Treaty Act and California Fish and Game (Wildlife) Code prohibit impacts to nesting birds. A qualified biologist will be required to conduct nesting bird surveys prior to ground disturbance activities if vegetation is to be removed during the nesting season. Focused Plant Surveys conducted for the Project site in 2005, 2008, and 2014 identified two special-status plant species (Pierson’s morning glory and short-joint beavertail). In addition, Joshua trees and California junipers were surveyed. Most of the Joshua trees are located within the Project development area. Eight special-status animal species were detected on the Project site during 2005 surveys. None of the species are Federally or State listed as Threatened or Endangered. Additional surveys conducted in 2017 indicated conditions on the Project site have not changed pertaining to special-status animals. Although no burrowing owls were observed on the Project site during the surveys, the Project site has the potential to support burrowing owls. Therefore, pre-disturbance surveys should be conducted for burrowing owls prior to initiation of Project development. If burrowing owls were to be detected on the Project site during pre-construction surveys, any owls should be passively excluded from the development area (outside of the breeding season) following accepted protocols. Exclusion of owls will require approval of the California State Department of Fish and Wildlife. This topic will be addressed in greater detail in the Project EIR and appropriate Mitigation Measures will be recommended. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; RMC, Geosyntec Consultants, Dr. Richard Ambrose, GreenInfo Network, Solution Strategies International, and Aubrey Dugger, “The Greater Los Angeles County Open Space for Habitat and Recreation Plan – (Integrated Regional Water Management Plan Update-2012),” (June, 2012); Glenn Lukos Associates, Inc., “Biological Technical Report for the 725-Acre Quail Valley Property, City of Palmdale, Los Angeles County, California: (September 22, 2006); Glenn Lukos Associates, Inc., “Updated Biological Survey Report for the 725-Acre Quail Valley Property, City of Palmdale, Los Angeles County, California” (June 11, 2008); Glenn Lukos Associates, Inc., “Report of Updated Rare Plant Surveys Conducted for the Approximately 880-Acre Quail Valley Project, Palmdale, Los Angeles County, California” (September 19, 2016); Glenn Lukos Associates, Inc., “Habitat Assessment Report for The Quail Valley Project – Located in the City of Palmdale, Los Angeles County, California,” (August 28, 2017) b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game (i.e. California Department of Fish and Wildlife) or U. S. Fish and Wildlife Service? X The City of Palmdale recognizes action must be taken to protect and preserve desert vegetation to retain the unique natural desert aesthetics in some areas of the City and to promote the general welfare of the Palmdale community. The City of Palmdale Municipal Code contains the “Palmdale Native Desert Vegetation Ordinance” that applies to all development proposals for land that contain desert vegetation. This Ordinance establishes the minimum standard for Joshua tree/California juniper preservation for any new development at 2 trees per gross acre, averaged for the gross area of the site covered by the pertinent development application. In addition, the Ordinance provides for salvage and translocation of native desert vegetation that is unable to be preserved within a Project area. Approximately 2.01 acres of California Department of Fish and Wildlife jurisdiction is associated with the Project site; 1.42 acres of which consist of riparian vegetation. Impacts to California State Department of Fish and Wildlife jurisdiction will require a California Fish and Game (Wildlife) Code Section 1602 Streambed Alteration Agreement. This topic will be addressed in greater detail in the Project EIR and appropriate Mitigation Measures will be recommended. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; RMC, Geosyntec Consultants, Dr. Richard Ambrose, GreenInfo Network, Solution Strategies International, and Aubrey Dugger, “The Greater Los Angeles County Open Space for Habitat and Recreation Plan – (Integrated Regional Water Management Plan Update-2012),” (June, 2012); Glenn Lukos Associates, Inc., “Biological Technical Report for the 725-Acre Quail Valley Property, City of Palmdale, Los Angeles County, California: ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 33 I P a g e (September 22, 2006); Glenn Lukos Associates, Inc., “Updated Biological Survey Report for the 725-Acre Quail Valley Property, City of Palmdale, Los Angeles County, California” (June 11, 2008); Glenn Lukos Associates, Inc., “Report of Updated Rare Plant Surveys Conducted for the Approximately 880-Acre Quail Valley Project, Palmdale, Los Angeles County, California” (September 19, 2016); Glenn Lukos Associates, “Jurisdictional Delineation Report for the Quail Valley Project, Palmdale, Los Angeles County, California,” (August 28, 2017) c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? X The jurisdictional delineation report (July 28, 2017) conducted for the Project site identified four distinct drainage systems that generally drain from the southwest to the northeast. One of the drainage systems exhibits an ordinary high water mark and a discernible streambed and thereby has been identified as jurisdictional. Approximately 0.60 acre of potential Lahontan Regional Water Quality Control Board jurisdiction is associated with the Project site, none of which consist of jurisdictional wetlands. Since the Project site does not contain waters of the United States, a Clean Water Act Section 404 permit will not be required from the Army Corps of Engineers and a Clean Water Act Section 401 Water Quality Certification will not be required from the Regional Water Quality Control Board. However, the Regional Water Quality Control Board may require the Project to obtain authorization through the Waste Discharge Requirements for impacts to waters of the State. Therefore, Project development and operation will not adversely affect federally protected wetlands. No impact to federally protected wetlands will result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan 2035; Los Angeles County General Plan; RMC, Geosyntec Consultants, Dr. Richard Ambrose, GreenInfo Network, Solution Strategies International, and Aubrey Dugger, “The Greater Los Angeles County Open Space for Habitat and Recreation Plan – (Integrated Regional Water Management Plan Update-2012),” (June, 2012); Glenn Lukos Associates, “Jurisdictional Delineation Report for the Quail Valley Project, Palmdale, Los Angeles County, California,” (August 28, 2017); Lahontan Water District d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? X The earlier habitat surveys evaluated wildlife species on the Project site. Habitat assessments generally were performed for special-status animals and separate assessments were performed for the Mohave ground squirrel and burrowing owl. No suitable Mohave ground squirrel habitat was identified on the Project site. It was determined in the 2017 Habitat Assessment that conditions had not changed regarding the potential for the Mohave ground squirrel to occur at the Project site and therefore no focused surveys were warranted. No burrowing owls or owl sign were observed within the Project site during the 2005 focused surveys. No burrowing owls were observed during subsequent surveys of the Project site although the Project site has the potential to support burrowing owls. Therefore, the resultant impact of Project development could be potentially significant. In addition, the Project site contains trees, shrubs and ground cover that provide suitable habitat for nesting migratory birds. Impacts to nesting birds are prohibited under the Migratory Bird Treaty Act and the California Fish and Game (Wildlife) Code. Project development could result in a potentially significant impact to nesting birds. These topics will be addressed in greater detail in the Project EIR and appropriate Mitigation Measures will be recommended. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; RMC, Geosyntec Consultants, Dr. Richard Ambrose, GreenInfo Network, Solution Strategies International, and Aubrey Dugger, “The Greater Los Angeles County Open Space for Habitat and Recreation Plan – (Integrated Regional Water Management Plan Update-2012),” (June, 2012) e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinances? X Mountains in the southern portion of the Project site are dominated by California juniper woodland, California juniper-Tucker scrub oak woodland, and semi-desert chaparral. The eastern portion of the Project site consists of rolling hills dominated by California juniper woodland and California juniper-Tucker scrub oak woodland. The western portion of the Project site consists of rolling hills dominated by post-burned California juniper-oak woodland and Mohave mixed woody scrub. The central and northern portions of the Project site consist of lowlands dominated by big sagebrush scrub, rabbitbrush scrub, Mohave mixed woody scrub, ruderal vegetation/non-native grassland, and disturbed/developed areas. Two special-status ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 34 I P a g e plant species (Pierson’s morning glory and short-joint beavertail) were identified and mapped on the Project site during 2005 focused surveys. An area encompassing 37.27 acres on the Project site supports Pierson’s morning glory. Fifty individual short-joint beavertail have been identified on the Project site. Vegetation in the northern and western portions of the Project was not affected by the 2005 wildfire that burned approximately 375 acres in the central and southern portions of the Project site. The City of Palmdale recognizes action must be taken to protect and preserve desert vegetation to retain the unique natural desert aesthetics in some areas of the City and to promote the general welfare of the Palmdale community. The City of Palmdale Municipal Code contains the “Palmdale Native Desert Vegetation Ordinance” that applies to all development proposals for land that contain desert vegetation. This Ordinance establishes the minimum standard for Joshua tree/California juniper preservation for any new development at 2 trees per gross acre, averaged for the gross area of the site covered by the pertinent development application. In addition, the Ordinance provides for salvage and translocation of native desert vegetation that is unable to be preserved within a Project area. The 2007 Biological Technical Report noted eight special-status animal species on the Project site. However, none of the identified species are Federally or State listed as Threatened or Endangered. Based on 2017 surveys, conditions on the Project site had not changed with regard to special-status animals. Project development could result in a potentially significant impact to the special-status species. This topic will be addressed in greater detail in the Project EIR and appropriated Mitigation Measures will be recommended. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; RMC, Geosyntec Consultants, Dr. Richard Ambrose, GreenInfo Network, Solution Strategies International, and Aubrey Dugger, “The Greater Los Angeles County Open Space for Habitat and Recreation Plan – (Integrated Regional Water Management Plan Update-2012),” (June, 2012); Glenn Lukos Associates, Inc., “Biological Technical Report for the 725-Acre Quail Valley Property, City of Palmdale, Los Angeles County, California: (September 22, 2006); Glenn Lukos Associates, Inc., “Updated Biological Survey Report for the 725-Acre Quail Valley Property, City of Palmdale, Los Angeles County, California” (June 11, 2008); Glenn Lukos Associates, Inc., “Report of Updated Rare Plant Surveys Conducted for the Approximately 880-Acre Quail Valley Project, Palmdale, Los Angeles County, California” (September 19, 2016); Glenn Lukos Associates, “Jurisdictional Delineation Report for the Quail Valley Project, Palmdale, Los Angeles County, California,” (August 28, 2017) f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? X Los Angeles County has identified two Significant Ecological Areas near the Project site. Project development will not interfere directly or conflict with ecological provisions in these areas. Therefore, any Project-generated impact will be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; RMC, Geosyntec Consultants, Dr. Richard Ambrose, GreenInfo Network, Solution Strategies International, and Aubrey Dugger, “The Greater Los Angeles County Open Space for Habitat and Recreation Plan – (Integrated Regional Water Management Plan Update-2012),” (June, 2012); Glenn Lukos Associates, Inc., “Biological Technical Report for the 725-Acre Quail Valley Property, City of Palmdale, Los Angeles County, California: (September 22, 2006); Glenn Lukos Associates, Inc., “Updated Biological Survey Report for the 725-Acre Quail Valley Property, City of Palmdale, Los Angeles County, California” (June 11, 2008); Glenn Lukos Associates, Inc., “Report of Updated Rare Plant Surveys Conducted for the Approximately 880-Acre Quail Valley Project, Palmdale, Los Angeles County, California” (September 19, 2016); Glenn Lukos Associates, “Jurisdictional Delineation Report for the Quail Valley Project, Palmdale, Los Angeles County, California,” (August 28, 2017) ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 35 I P a g e V. CULTURAL RESOURCES Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? X There is one recorded tribal cultural resource within the Project development area boundary. The development is designed to avoid the site and its surrounding areas entirely. The resource will be preserved in place within a Homeowners Association common area open space lot in a manner consistent with intended preservation of know archaeological sites. Therefore, the site will not be impacted by Project development or operation. A historic (and active) transmission line exists across the designed open space area of the Project site. The resultant level of impact of Project development and operation will be less than significant. Although Project development will not result in any impact to the recorded tribal cultural resource, the “Tribal Cultural Resources” section (Section XVII) of this Initial Study contains Mitigation Measures pertaining to full-time monitoring of all earth moving activities to ensure protection of Native American cultural resources. Sources: City of Palmdale General Plan; Quail Valley Project Development Plan; Los Angeles County General Plan 2035; Cogstone, “Confidential Cultural and Paleontological Assessment Report and Mitigation Plan – Update for the Quail Valley Project, California,” (February, 2017) b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? X Refer to V(a) above. Thirty-five prehistoric sites were identified during surveys of the Anaverde Valley. The Project Environmental Impact Report will recommend appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: City of Palmdale General Plan; Quail Valley Project Development Plan; Los Angeles County General Plan 2035; Cogstone, “Confidential Cultural and Paleontological Assessment Report and Mitigation Plan – Update for the Quail Valley Project, California,” (February, 2017) c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? X There are no recorded paleontological localities within the Project development area or within a one-mile radius of the Project site. The Cogstone-produced Cultural Resources report, cited below, indicates that the potential for paleontological resources is low until grading exceeds 10 feet below the current ground surface. The potential exists that significant vertebrate fossils may exist in deeper levels of the Quaternary Alluvium soil in the northern portion of the Project site (Area The limited area of deep grading will require full-time paleontological monitoring to ensure any impacts will be reduced to a less than significant level. Sources: Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Cogstone, “Confidential Cultural and Paleontological Assessment Report and Mitigation Plan – Update for the Quail Valley Project, California,” (February, 2017) d) Disturb any human remains, including those interred outside of formal cemeteries? X In that the Anaverde Valley was utilized by prehistoric peoples, the possibility exists that human remains may be encountered during Project development. California Health and Safety Code requirements and City of Palmdale reporting requirements will be implemented should such remains be encountered. The EIR will contain appropriate Mitigation Measures. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures. Sources: City of Palmdale General Plan; Los Angeles County General Plan 2035; Cogstone, “Confidential Cultural and Paleontological Assessment Report and Mitigation Plan – Update for the Quail Valley Project, California,” (February, 2017) ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 36 I P a g e VI. GEOLOGY AND SOILS Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? X The Project site does not contain an Alquist-Priolo Special Studies Zone, as identified by the California State Department of Mines and Geology. The Alquist-Priolo Earthquake Fault Zoning Act provides for delineation of rupture zones along active faults in California. The purpose of the Alquist-Priolo Act is to regulate development on/near fault traces to reduce the hazard of fault rupture and to prohibit location of most structures for human occupancy across the traces. The Project site is located within Seismic Zone 4. Forty-seven faults or fault segments have been identified within a 60- mile radius of the Project site. The San Andreas Fault Zone, which has experienced movement within the last 150 years, is approximately 1.2 miles north of the Project site. This Fault Zone is considered the most significant earthquake threat in California. There are several splays (faults that extend out at obtuse or awkward angles) in the vicinity of Palmdale that could experience movement. The subsidiary faults that are active and that could experience movement resulting from San Andreas Fault movement include the Cemetery Fault, the Nadeau Fault, and the Littlerock Fault. The Vincent Thrust Fault intersects the center of the Project site. The Vincent Thrust Fault is considered Pre-Quarternary; that is, it has had no recognized displacement in more than 700,000 years. Other principal faults capable of producing significant ground shaking in the Palmdale area include the Garlock Fault (28.8 miles northwest of the Project site), White Wolf Fault (50 miles northwest of the Antelope Valley vicinity), and Sierra Madre (San Fernando) Fault (24 miles south of Palmdale). Seismically induced ground rupture is defined as the physical displacement of surface deposits in response to an earthquake’s seismic waves. Magnitude, sense and nature of fault rupture can vary for different faults or along different segments of the same fault. Ground rupture is considered more likely along active faults. Although it is probable earthquake faults in the Project vicinity will move in the future, it is unlikely ground rupture will occur at the Project site because the Project site is not located within an Alquist-Priolo Earthquake Fault Zone or within 500 feet of a known active fault trace. Therefore, the potential for ground rupture during a seismic event would yield an impact level of less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Pacific Soils Engineering, Inc., “Preliminary Geotechnical Review, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” Volumes I and II (October 2, 2006); Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (November 30, 2007); Pacific Soils Engineering, Inc, “Response to Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (January 8, 2008); Pacific Soils Engineering, Inc., “Supplemental Geotechnical Investigation and Response to Review Comments, Tentative Tract Man No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (June 25, 2007); Petra Geosciences, “Updated Geotechnical Report, Tract 65813, Quail Valley Project, Proposed Residential Development, APN 3054-004-016 and APN 3054-003-101, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 12, 2017) ii) Strong seismic ground shaking? X The California Seismic Hazards Mapping Act (1991) was instituted to protect the public from effects of strong ground shaking, liquefaction, landslides and other ground failure, and from other hazards caused be earthquakes. The Act requires the State Geologist to delineate various seismic hazard zones and requires local permitting agencies to regulate certain development projects within the zones. ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 37 I P a g e The Project site is in a seismically active area in California although the Project site is not within an Alquist-Priolo Earthquake Fault Zone. Strong seismic ground shaking emanating from regional and local fault activities is a geologic hazard related to earthquakes that potentially could affect the Project site. However, compliance with Uniform Building Code required design standards and County of Los Angeles Building Standards will ensure Project-related impacts related to exposure of persons or structures to strong seismic ground shaking will be reduced to a less than significant level. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Pacific Soils Engineering, Inc., “Preliminary Geotechnical Review, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” Volumes I and II (October 2, 2006); Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (November 30, 2007); Pacific Soils Engineering, Inc, “Response to Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (January 8, 2008); Pacific Soils Engineering, Inc., “Supplemental Geotechnical Investigation and Response to Review Comments, Tentative Tract Man No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (June 25, 2007); Petra Geosciences, “Updated Geotechnical Report, Tract 65813, Quail Valley Project, Proposed Residential Development, APN 3054-004-016 and APN 3054-003-101, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 12, 2017) iii) Seismic-related ground failure, including liquefaction? X Ground failure is a general term describing some secondary effects of an earthquake. Types of ground failure that can occur are liquefaction, landslides, and settlement of unconsolidated soil, ground lurching, and shallow ground failure. Liquefaction occurs when ground motion causes water saturated sand or silt to behave as a viscous fluid and can cause settlement on the ground surface, tilting of engineering structures, flotation of buried structures, and fissuring of the ground surface. The California Geological Survey (Seismic Hazard Map, Ritter Ridge Quadrangle, 2003) has placed a portion of the Project in a zone of required investigation for liquefaction potential. The Project site is considered to be susceptible to liquefaction and seismic settlement due to soil grain size, soil grain type, and soil plasticity. However, the potential for liquefaction on the Project site is considered to be minimal due to the granular nature of on-site materials and the absence of a high water table. In 2005, the California State Department of Mining and Geology released its official seismic hazard zone maps for the Lancaster West USGS Quadrangle, within which the Project is located. The maps depict no seismic hazards on the Project site, with the exception of soils within Amargosa Creek that are subject to liquefaction during a major earthquake. Areas within the Project site that are covered by younger alluvium will have a potential for liquefaction. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Pacific Soils Engineering, Inc., “Preliminary Geotechnical Review, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” Volumes I and II (October 2, 2006); Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (November 30, 2007); Pacific Soils Engineering, Inc, “Response to Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (January 8, 2008); Pacific Soils Engineering, Inc., “Supplemental Geotechnical Investigation and Response to Review Comments, Tentative Tract Man No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (June 25, 2007); Petra Geosciences, “Updated Geotechnical Report, Tract 65813, Quail Valley Project, Proposed Residential Development, APN ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 38 I P a g e 3054-004-016 and APN 3054-003-101, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 12, 2017) iv) Landslides? X Refer to VI(iii) above. The Project site topography consists of a central valley that slopes upward to the west, south and east from rolling hills to steeper mountains to the south. Project site elevations range from approximately 3,000-4,000 feet mean sea level. A portion of the Project site is within a hillside region. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Pacific Soils Engineering, Inc., “Preliminary Geotechnical Review, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” Volumes I and II (October 2, 2006); Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (November 30, 2007); Pacific Soils Engineering, Inc, “Response to Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (January 8, 2008); Pacific Soils Engineering, Inc., “Supplemental Geotechnical Investigation and Response to Review Comments, Tentative Tract Man No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (June 25, 2007); Petra Geosciences, “Updated Geotechnical Report, Tract 65813, Quail Valley Project, Proposed Residential Development, APN 3054-004-016 and APN 3054-003-101, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 12, 2017) b) Result in substantial soil erosion or the loss of topsoil? X Geologic hazards specific to the Project site include seismically induced hazards, hillside development hazards, and soil hazards. Exhibit 2-2 in the “Quail Valley Planned Development” depicts hillside slope areas. The proposed development generally would occur in areas within Area A with slope gradients of 0-10% (266.2 acres). These areas would accommodate 667 dwelling units. No units are proposed within Area B. Landform preservation techniques involve protection of primary ridgelines surrounding the development area. Grading that occurs within the edges of the valley will utilize variations to slope gradients, contour, landform and daylight grading, and will incorporate selected landscape elements to minimize impacts on the natural terrain. Grading associated with Project development will include extensive alluvial removals. As designed and provided in the Planned Development, the Project grading is consistent with City of Palmdale grading standards and design objectives for hillside developments, including the standards listed in Sections 100.13 and 100.14 of the City Hillside Management Ordinance. Project development will result in covering much of Area A with non-erosive surfaces, which would result in a less than significant impact. In addition, the normal slope revegetation program will ensure Project development impacts related to soil erosion will be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Pacific Soils Engineering, Inc., “Preliminary Geotechnical Review, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” Volumes I and II (October 2, 2006); Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (November 30, 2007); Pacific Soils Engineering, Inc, “Response to Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (January 8, 2008); Pacific Soils Engineering, Inc., “Supplemental Geotechnical Investigation and Response to Review Comments, Tentative Tract Man No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (June 25, 2007); Petra Geosciences, “Updated Geotechnical Report, Tract 65813, Quail Valley Project, Proposed Residential Development, APN 3054-004-016 and APN 3054-003-101, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 12, 2017) c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? X ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 39 I P a g e Reference VI(b) above. Natural slopes adjacent to the Area A development area have potential slope instability due to existing landslides or adverse geologic structure. Grading proposed near, or at the base or toe of, natural slopes would expose the planes of weakness and create an adverse slope stability condition. There is a potential for landslides within the hillside portions of the Project site. Most hillside areas are planned for open space. The design techniques identified in VI(b) site design will be implemented. In addition, the Project design is subject to the City of Palmdale Hillside Management Ordinance (Chapter 17, Article 100 of the City Zoning Ordinance). Thereby, Project development has a low potential of exposing persons or structures to seismically induced landslides and the resultant impact would be less than significant. No potential exists for landslides on the flat portions of the Project site. The PSE Preliminary Geotechnical Review contains recommendations pertaining to grading and composition of cut and fill slopes on the Project site. These will be incorporated into the EIR as Mitigation Measures and will reduce potentially significant impacts pertaining to grading or cut/fill slope stability to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Pacific Soils Engineering, Inc., “Preliminary Geotechnical Review, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” Volumes I and II (October 2, 2006); Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (November 30, 2007); Pacific Soils Engineering, Inc, “Response to Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (January 8, 2008); Pacific Soils Engineering, Inc., “Supplemental Geotechnical Investigation and Response to Review Comments, Tentative Tract Man No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (June 25, 2007); Petra Geosciences, “Updated Geotechnical Report, Tract 65813, Quail Valley Project, Proposed Residential Development, APN 3054-004-016 and APN 3054-003-101, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 12, 2017) d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code, creating substantial risks to life or property? X Most soils and bedrock material on the Project site (when tested in accordance with Uniform Building Code Standard 18-2) typically possess expansion potential in the “very low” range. However, geologic testing on the Project site indicated some alluvial and terrace deposits may possess “medium to high” expansion potential. These areas will be mixed with the underlying granular soils during grading operations. Thereby, the potential for significant impacts on structures built on the Project site from shrinking and selling of expansive soils is considered to be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Pacific Soils Engineering, Inc., “Preliminary Geotechnical Review, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” Volumes I and II (October 2, 2006); Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (November 30, 2007); Pacific Soils Engineering, Inc, “Response to Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (January 8, 2008); Pacific Soils Engineering, Inc., “Supplemental Geotechnical Investigation and Response to Review Comments, Tentative Tract Man No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (June 25, 2007); Petra Geosciences, “Updated Geotechnical Report, Tract 65813, Quail Valley Project, Proposed Residential Development, APN 3054-004-016 and APN 3054-003-101, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 12, 2017) e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? X All residential lots and the recreation lot will be connected to the principal sewer system, with the exception of the future large (equestrian) lots in Area A. Those lots will each have a septic system. All soils on site can adequately support use of septic tanks or alternative waste water disposal systems because Los Angeles County Department of Public Health requirements ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 40 I P a g e for percolation testing have been considered in Project design. Technical studies conducted for the Project indicated no geologic, soils or seismic constraints would preclude the development of the Project site as proposed. Therefore, the resultant impact level of Project development and operation will be less than significant. If the County of Los Angeles and/or City of Palmdale have adopted requirements for individual lot percolation testing the Project EIR will address such in greater detail. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Pacific Soils Engineering, Inc., “Preliminary Geotechnical Review, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” Volumes I and II (October 2, 2006); Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (November 30, 2007); Pacific Soils Engineering, Inc, “Response to Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (January 8, 2008); Pacific Soils Engineering, Inc., “Supplemental Geotechnical Investigation and Response to Review Comments, Tentative Tract Man No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California” (June 25, 2007); Petra Geosciences, “Updated Geotechnical Report, Tract 65813, Quail Valley Project, Proposed Residential Development, APN 3054-004-016 and APN 3054-003-101, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 12, 2017) VII. GREENHOUSE GAS EMISSIONS Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? X Project development and operation will result in generation of greenhouse gas emissions associated with construction vehicle and equipment usage, residential unit and roadway construction, and operational emissions including motor vehicle use, electricity generation and consumption, water provision, and natural gas generation and consumption. Emissions generated by Project development and operation will contribute a minor amount to the overall global carbon emissions level (0.00004 percent of annual Greenhouse Gas Emissions) and will not exceed annual CO2 equivalent emissions of the Antelope Valley Air Quality Management District. Therefore, Project development and operation will not result in significant Greenhouse Gas Emissions and will have a less than significant impact on the environment. The Project Environmental Impact Report will address this topic in greater detail and identify commonly-used measures that will contribute to maintaining a less than significant impact related to Greenhouse Gas Emissions. Sources: Project Plans; Quail Valley Project Development Plan; Landrum & Brown, “Greenhouse Gas Assessment For: Quail Valley Residential Development, City of Palmdale,” (March 16, 2018) b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? X The California Air Resources Board and the Antelope Valley Air Quality Management District have been working to establish significance thresholds for greenhouse gas emissions impacts, have published draft thresholds for review and comment, but have not adopted significance thresholds applicable to general projects. Project development and operation will not conflict with United States Environmental Protection Agency Clean Air Act enforcement or establishment of the national air quality standards pertaining to seven criteria pollutants (Ozone; Carbon Dioxide; Nitrous Oxide; Sulfur Dioxide; Particulate Matter [2.5 and 10 microns]; and, Lead). In addition, Project development and operation will not conflict with California Clean Air Act implementation that responds to the federal Clean Air Act requirements and for regulating emissions from motor vehicles and consumer products within California as well as setting health-based air quality standards and control measures for toxic air contaminants. The California Clean Air Act established a legal mandate for air basins to achieve California ambient air quality standards. The State standards apply to the same seven criterial pollutants as the federal Clean Air Act, but also include sulfates, visibility-reducing particles, hydrogen sulfide, and vinyl chloride. Some California standards are more stringent than corresponding federal standards. The Antelope Valley Air Quality Management District 2008 Ozone Attainment Plan establishes a plan to implement, maintain and enforce measures necessary to bring the Antelope Valley into attainment with California and federal Ozone standards. ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 41 I P a g e The State of California has adopted many laws and policies pertaining to reduction of greenhouse gas emissions. The California Global Warming Solutions Act of 2006 (Assembly Bill 32) commits California to reduce greenhouse gas emissions in California to 1990 levels by 2020 and to 80 percent below 1990 levels by 2050, but does not mandate that each individual city adopt its own greenhouse gas reduction plan to meet Assembly Bill 32 targets. The California Sustainable Communities and Climate Protection Act of 2008 (Senate Bill 375), among other provisions, requires the South Coast Air Quality Management District to develop a “Sustainable Communities Strategy” (since adopted) to meet Assembly Bill 32 targets on a regional basis through coordinated land use and transportation planning. Other important actions by the State of California include the following: Senate Bill 743; Senate Bill 32; Senate Bill 97; State of California Code of Regulations, Title 24-Energy Building Regulations; Assembly Bill 1358; Assembly Bill 811; Assembly Bill 1493; Senate Bill 1078; Senate Bill 1368; Senate Bill 7; Senate Bill 407; Assembly Bill 939; Senate Bill 1016; and Assembly Bill 341. In addition, Governor Brown issued Executive Oder B-30-15 in 2015, which established a California Greenhouse Gas Emissions reduction target of 40 percent below 1990 levels by 2030 and requires all State agencies with jurisdiction over sources of Greenhouse Gas Emissions to participate and agencies to prepare implementation plans. Two other Executive Orders (S-3-05 and S-1-07) also pertain to reduction of Greenhouse Gas Emissions. The City of Palmdale has not adopted a Greenhouse Gas Emissions Reduction Plan. Project development and operation will not generate sufficient Emissions to be in conflict with federal or State regulations. Therefore, Project development and operation will not conflict with any applicable plans, policies or regulations adopted for the purpose of reducing Greenhouse Gas Emissions. The resultant impact level is less than significant. Sources: Project Plans; Quail Valley Project Development Plan; Los Angeles County General Plan 2035; Landrum & Brown, “Greenhouse Gas Assessment For: Quail Valley Residential Development, City of Palmdale,” (March 16, 2018); City of Palmdale, “Energy Action Plan” (August 3, 2011) VIII. HAZARDS AND HAZARDOUS MATERIALS Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? X Project development may include temporary transport, storage and use of potentially hazardous materials, including fuels, lubricating fluids, cleaners and solvents. Transport of such materials will be subject to federal, State and local regulations to assure risks associated with transport are minimized. Additionally, construction activities that transport hazardous materials will be required to transport such materials along designated roadways to limit any risk of upset. Also, Project operation (residential uses) generally require use or storage of small quantities of hazardous materials. Small amounts of products that contain hazardous materials possibly could be used for cleaning and maintenance of dwellings and the recreation area. However, such use would not pose a significant risk to public health and safety. Therefore, the level of impact of Project development and operation related to creation of a significant hazard to the public or the environment through routine transport, use or disposal of hazardous materials would be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? X Proposed residential and recreational uses on the Project site could involve use, storage, disposal or transportation of hazardous materials. However, during Project development there would be a possibility of accidental release of hazardous substances such as spilling petroleum-based fuels used for construction equipment. These materials likely would be limited to solvents, paints, chemicals used for cleaning and building maintenance, and landscaping chemicals and thereby would not differ substantially from household chemicals and solvents widely used throughout existing residential uses in the Project vicinity. Compliance with existing laws and regulations governing transport, use, release and storage of hazardous materials and wastes and compliance with City of Palmdale policies/standard construction practices would reduce potential impacts related to exposure of the public, Project residents and Project visitors or the environment to hazardous materials to a less than significant level. This topic will be addressed in greater detail in the Project EIR. ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 42 I P a g e Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? X The Project site is not located within one-quarter mile of a school. The schools closest to the Project site are the following: Anaverde Hills School (1.5 miles to the west); Ocotillo Elementary School (2.0 miles to the north); Palm Tree Elementary School (2 miles to the northeast); Juniper Middle School (5.6 miles to the north; and, Antelope Valley Union High School (10.3 miles to the northeast). Therefore, no impact will result from Project development or operation. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? X Previous searches of federal and State environmental database records pertaining to the Project site and vicinity indicated the Project site is not listed as a hazardous materials site pursuant to Government Code Section 65962.5. However, the Antelope Valley Public Landfill is located within one-half mile of the Project site and is listed on the Leaking Underground Storage Tank list, Solid Waste Facilities/Landfill Sites database and the Waste Management Database System and is considered a Class III landfill. The leak was confirmed in 2000, but the source of the leak was undefined. In addition, it was not reported whether underground water was contaminated by the leak. Although this site was listed as a Registered Underground Storage Tank site and listed as a 380-gallon gasoline tank, no leaks had been reported for this tank. Therefore, Project development is not located on a site included on a list of hazardous materials sites nor are there any hazardous materials sites in the immediate vicinity of the Project site. Thereby, Project development and operation would not create a significant hazard to the public or the environment and no impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 e) For a project located within an airport land use plan, or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? X The Project site is not located within an airport land use plan or within two miles of a public airport or public use airport. The Palmdale Regional Airport is 6.3 miles northeast of the Project site. Portions of the City of Palmdale are subject to requirements of the Air Installation Compatible Use Zone (AICUZ) Program, which is designed to protect the health, safety and welfare from noise and hazards through compatible development in the airport environment. The AICUZ study contains recommendations based on current and anticipated future aircraft and maintenance run-up operations. The study is used to assist local communities as a tool for future planning and zoning activities. The guidelines within the study provide land use recommendations for Accident Potential Zones and 4 noise zones. Accident Potential Zones are areas where an aircraft accident is likely to occur if one occurs and follow arrival, departure and pattern flight tracks and are based upon analysis of historical data. AICUZ maps define three Accident Potential Zones – a Clear Zone, Accident Potential Zone 1, and Accident Potential Zone 2. The Clear Zone extends 3,000 feet beyond the runway. Accident Potential Zone 1 extends 5,000 feet beyond the Clear Zone. Accident Potential Zone 2 extends 7,000 feet beyond Accident Potential Zone 1. Due to the distance from the Project site to the Palmdale Regional Airport (6.3 miles). Project development and operation would not result in a safety hazard for people residing or working in the Project area. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 43 I P a g e f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? X The Project site is not located within the vicinity of a private airstrip. The private airstrip nearest the Project site is the Boron Airstrip, which is 45 miles northeast of the Project site. Therefore, Project development and operation would not result in a safety hazard for people residing or working in the Project vicinity. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? X The Antelope Valley Freeway (California State Route 14) is designated as an emergency evacuation planned route for the City of Palmdale. Therefore, Project development and operation would be required to comply with the City of Palmdale Emergency Response Plan, which would ensure any Project development and operation impacts to an adopted emergency response plan or emergency evacuation plan would be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? X Southern California has experienced several devastating wild fires in recent years. Urban fires pose a public safety threat within developed communities. These disasters often are due to faulty electrical wiring or mechanical equipment, combustible construction materials, absence of fire alarms and sprinkler systems, and human carelessness. Project development may expose Project residents, visitors and structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. However, compliance with State Building Code requirements, Los Angeles County Fire Department standards related to building construction, water provision for fighting fires, and fuel modification comprise Mitigation Measures that will reduce potentially significant impact to a less than significant level. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 IX. HYDROLOGY AND WATER QUALITY Would the project: a) Violate any water quality standards or waste discharge requirements? X Construction of the Project would involve ground-disturbing activities and use of heavy machinery that could release hazardous materials, including sediments and fuels. Project operation also could result in discharges of wastewater that could be contaminated and affect waters. Project development would result in a significant impact to applicable water quality or waste water discharge requirements. However, compliance with permits and regulations, and implementation of Best Management Practices contained therein would ensure potential water quality impacts would be less than significant. In addition, Project development is subject to multiple permits and approvals associated with water quality protection. Implementation of City of Palmdale policies and compliance with City and State permits and regulations discussed above will ensure potential impacts to water quality that may occur during Project development and operation will be reduced to, and maintained at, a less than significant level. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 44 I P a g e Sources: Project Plans; Quail Valley Project Development Plan; Stantec, “Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (Revised: September 23, 2016 and October 26, 2016); Stantec, “Addendum to Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (September 24, 2018) b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? X The geologic study conducted for the Project indicated that according to the State of California the historic high groundwater level near the Project site has been mapped at a depth of approximately 8 feet. Exploratory borings conducted for the geologic study encountered groundwater at a depth ranging between approximately 32 and 45 feet. The minimum depth of groundwater at the Project site was within 22 feet in the last 10 years. Groundwater level, localized zones of perched water and increased soil moisture content fluctuations should be anticipated during and following the rainy season. Irrigation of landscaped areas on or adjacent to the Project site also can cause a fluctuation of local groundwater levels. Based on research and observed conditions, groundwater is not expected to impact Project development (grading and construction) and the resultant impact of Project development and operation would be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; Stantec, “Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (Revised: September 23, 2016 and October 26, 2016); Stantec, “Addendum to Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (September 24, 2018) c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? X Project development will substantially alter the existing drainage pattern of Area A, which could result in soil erosion on- or off-site. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; Stantec, “Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (Revised: September 23, 2016 and October 26, 2016); Stantec, “Addendum to Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (September 24, 2018) d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner in which would result in flooding on- or off-site? X Project development will include placement of impervious surfaces over Area A and thereby alter the existing drainage pattern of the Project site. However, the rate or amount of runoff will not result in flooding on-site or off-site due to the extensive storm drain improvements that are part of Project development. The result impact level would be less than significant. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; Stantec, “Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (Revised: September 23, 2016 and October 26, 2016); Stantec, “Addendum to Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (September 24, 2018) ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 45 I P a g e e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? X Project development would alter drainage patterns, such alterations would not result in substantial adverse effects. Project development would introduce new paved areas to the Project site, as well as new surface water discharges. However, the rate and amount of runoff discharge would not result in flooding on-site or off-site. Any resultant impact would be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; Stantec, “Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (Revised: September 23, 2016 and October 26, 2016); Stantec, “Addendum to Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (September 24, 2018) f) Otherwise substantially degrade water quality? X During Project development (construction) and operation there will be a potential for water quality impacts to occur due to unanticipated leaks, spills or releases of hazardous or potentially hazardous materials, and due to the potential for encountering existing contamination in the Project area. Compliance with existing City of Palmdale permits will include Best Management Practices and spill response measures to address any unanticipated occurrences that could potentially affect water quality in or near the Project site. Implementation of these policies and compliance with permits and regulations discussed above will ensure potential impacts to water quality that may occur during Project development and operation will be reduced to, and maintained at, a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; Stantec, “Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (Revised: September 23, 2016 and October 26, 2016); Stantec, “Addendum to Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (September 24, 2018) g) Place housing within a 100-year flood hazard area as mapped on federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? X The Project site has no areas designated as 100-year flood zones or hazard areas. A large portion of the Project site Area A is within FEMA Flood Zone X, which is determined to refer to areas outside the 0.2% annual chance floodplain. The western portion of Area A and all of Area B is in FEMA Flood Zone D, which indicates “areas in which flood hazards are undetermined, but possible.” The portion of Area A that is outside the development footprint (and the entirety of Area B, all of which are not proposed for development) are thereby safe from 100-year flood hazard areas. Therefore, Project development and operation would not place housing within a 100-year flood hazard area and thereby would not impede or redirect flood flows. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? X Reference IX(g), The Project site has no areas designated as 100-year flood zones or hazard areas. A large portion of the Project site Area A is within FEMA Flood Zone X, which is determined to refer to areas outside the 500-year floodplain and with a 0.2% annual chance floodplain. The western portion of Area A and all of Area B is in FEMA Flood Zone D, which indicates “areas in which flood hazards are undetermined, but possible.” In consideration of the elevations and projected hydrology of these areas, project development would not place structures within a 100-year flood hazard area and thereby would not impede or redirect flood flows. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a X ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 46 I P a g e result of the failure of a levee or dam? No dams or reservoirs are located in the near vicinity of the Project site. The closest reservoir is Lake Palmdale which is located approximately 1.05 miles northeast (southeasterly of Avenue S/Highway 14) of the Project site. The level or dam nearest the Project site is the Little Rock-Palmdale Dam, approximately 6 miles to the southeast. Given the distance and the location of the Project site upstream of the Little Rock-Palmdale Dam, the Project site would not be subject to flooding as a result of failure of the Little Rock-Palmdale Dam. In addition, most of the Project site is located outside of the 500-year floodplain as indicated in IX(h) above. Thereby, Project development and operation would not expose people or structures to potential inundation from dam failure. No impact would result. Sources: Project Plans; www.california aqueduct palmdale/lake palmdale; City of Palmdale General Plan j) Inundation by seiche, tsunami, or mudflow? X The Project site is located approximately 50 miles inland from the Pacific Ocean at an approximate elevation of 3,000-4,000 feet above mean sea level. Due to the Project site location, the potential for a tsunami or seiche affecting the Project site is extremely unlikely. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan X. LAND USE AND PLANNING Would the project: a) Physically divide an established community? X The majority of the property surrounding the 878.1-acre Project site to the west and south is undeveloped. Open land to the west of the Project site is bisected with dirt roads and trails. The Anaverde (City Ranch) Specific Plan study area that consists of residential uses is located northwest of the Project site. Rural single-family residences are separated from the Project site to the south by approximately 0.25 mile of open space. Also, a small group of single-family residences occurs along the Project site’s northeastern edge at Tovey Road. In addition, rural residential uses are located along the easterly and southeasterly edge of the Anaverde Hills study area. The California Aqueduct extends to the north and east of the Project site. Project development will convert vacant land to residential uses and a recreation facility designed for use by Quail Valley residents and visitors. The City of Palmdale is proposing to annex the 878.1-acre Project site together with other parcels adjacent to Palmdale (to the north, south, east and west of the Quail Valley Project site) consistent with the City Sphere of Influence planning area boundary. The Project site currently is not contiguous with the City corporate boundary although Avenue S, which is directly adjacent to the Project site, is owned by the City. The proposed annexation boundary currently includes 178 assessor parcels (53 parcels within the Quail Valley Project site and 125 additional parcels) that total of approximately 1,285 acres. The proposed annexation area includes existing residential properties northwesterly of the Avenue S/7th Street West intersection and vacant land over the remainder of the annexation territory. Project development will provide 730 residences that will continue the area residential uses and not divide an established community. Therefore, annexation of the additional properties adjacent to the Quail Valley Project site will avoid creation of an “island” of unincorporated County of Los Angeles territory. Therefore, no impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? X This topic will be addressed in greater detail in the Project EIR, which will include an analysis of Project consistency with City of Palmdale and Los Angeles County General Plan goals and policies, City Municipal Code provisions, and regional planning policies. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; City of Palmdale Municipal Code; Los Angeles County General Plan;Los Angeles County General Plan 2035 c) Conflict with any applicable habitat conservation plan or natural community conservation plan? X ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 47 I P a g e The City of Palmdale and County of Los Angeles have not adopted a habitat conservation plan or natural community conservation plan that include the Project site. The closest “Significant Ecological Area” to the Project site is the Santa Clara River Ecological Area, which is approximately one mile south of the Project site. The San Andreas Significant Ecological Area is approximately three miles north of the Project site. “Significant Ecological Areas” are areas where the County of Los Angeles deems it important to facilitate a balance between development and biological resource conservation. In addition, according to the United States Fish and Wildlife Service Environmental Conservation Online System, the closes Habitat Conservation Plan is the Newhall Farm Seasonal Crossings Habitat Conservation Plan, adopted by the Ventura Fish and Wildlife Office (Ventura County Jurisdiction). Therefore, Project development and operation will not conflict with any such plan. No impact will result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 XI. MINERAL RESOURCES Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? X Mineral extraction activities do not occur on the Project site or on adjacent or nearby properties in the vicinity of the Project site. The Project site and surrounding areas are not identified as sources of important mineral resources in the Los Angeles County General Plan. The closest Mineral Resources Zone is approximately 7 miles east of the Project site. As such, the potential for mineral resources to occur on site is low. Furthermore, the Project site is not located within a mineral producing area as classified by the California Geologic Survey. Therefore, Project development and operation will not result in loss of availability of a known mineral resource that would be of value to the region and residents of the State. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Los Angeles County Draft General Plan Environmental Impact Report b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? X Mineral extraction activities are not present on the Project site and the Project site is not identified as Mineral Resources Zone in the Los Angeles County General Plan Environmental Impact Report Figure 3.5-4, Mineral Resources Map. As such, the potential for mineral resources to occur onsite is low. Furthermore, the Project site is not located within a mineral producing area as classified by the California Geologic Survey. No locally-important mineral resource recovery sites are located on or near the Project site or are identified in the City of Palmdale General Plan, or Anaverde (City Ranch) Specific Plan. Therefore, Project development will not result in loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Los Angeles County Draft General Plan Environmental Impact Report XII. NOISE Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? X The City of Palmdale has adopted a compatibility matrix for determining compatibility of various land uses with appropriate noise exposure levels, as indicated in the City General Plan Noise Element. The exterior limit is 65 dBA CNEL (the CNEL scale represents a time weighted 24-hour average noise level based on the A-weighted decibel). The interior limit is 45 dBA CNEL on stationary noise sources. The Palmdale Municipal Code regulates construction noise and prohibits noise generated by construction activities between 8:00 p.m. and 6:30 a.m., Monday through Saturday, and at any time on Sunday. The Palmdale Municipal Code does not include specific noise level limits for construction activities. In addition, the County of Los Angeles Noise Ordinance prohibits construction-related noise disturbance across a residential or commercial property line between 7:00 p.m. and 7:00 a.m. on weekdays and establishes noise levels for non-scheduled intermittent short-term ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 48 I P a g e operation (fewer than 10 days) for mobile equipment. Although there is no scientific evidence available to support use of 3 decibels as a significance threshold, in community noise assessment, changes in noise levels greater than 3 decibels often are identified as significant while changes of less than 1 decibel will not be discernible to local residents. Project development (demolition; grading; construction) would result in a substantial short-term increase in ambient noise levels on the Project site and in the vicinity of the Project site above existing ambient noise levels. Project development activities (on-site and off-site) would occur during City-permitted days and hours. The peak noise level for most of the construction equipment to be used during Project development is 80-95 decibels at a distance of 50 feet; 68-83 decibels at 200 feet. The closest sensitive land uses to the Project site are existing residences along Tovey Avenue and Hernandez Drive south of Avenue S on the north side of the Project site. Project development will expose residents living north and east of the Project site to construction noise emanating from grading and building equipment. These residences are approximately 50 feet from the Project construction zone. Therefore, the increased noise levels expected in the area will occur during Project development and are a potentially significant impact without incorporation of mitigation measures. These mitigation measures are examined in the Noise Study prepared for the Project and pertain to the following: limitation of construction activities in areas within 200 feet of the residences on the westerly side of Tovey avenue to specific hours (7:00 a.m. – 7:00 Mondays through Saturdays, and prohibiting construction on Sundays and holidays so that maximum noise levels at any affected buildings will not exceed those listed in the County of Los Angeles Noise Ordinance (which is consistent with the Palmdale Municipal Code); limiting construction activities for the balance of the Project to 6:30 a.m. – 8:00 p.m., Monday through Saturday and prohibiting such construction activities during all other time periods as well as on Sundays and legal holidays; and conducting a detailed acoustical study pertaining to roadway noise sources that may impact lots on the north side and nearest to Avenue S. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; County of Los Angeles General Plan 2035; Landrum & Brown, “Noise Assessment for: Quail Valley Development – City of Palmdale,” (December 12, 2017) b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? X Various components of Project development (grading and construction) can cause various degrees of ground vibration on site, depending on construction procedures and equipment. The effect on buildings in the vicinity of the construction site depends on soil type, ground strata and receptor-building construction. Operation of construction equipment generates vibrations that spread through the ground and diminish with distance from the source. Vibration from construction activities rarely reaches levels that can damage structures, but can achieve audible and perceptible ranges in buildings close to the construction site. Project construction will require use of large bulldozers, loaded trucks, jackhammers, small bulldozers, and other equipment. It is anticipated ground vibration generated by Project construction activities would be at levels below the threshold of human annoyance and below the threshold of architectural damage due to the distance between the Project construction zone and the closest residences. Therefore, Project development impacts related to exposure of persons to, or generation of, excessive vibration or groundborne noise levels would be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; Landrum & Brown, “Noise Assessment for: Quail Valley Development – City of Palmdale,” (December 12, 2017) c) A substantially permanent increase in ambient noise levels in the project vicinity above levels existing without the project? X Increased traffic resulting from Project development and operation will result in increased traffic noise levels along roadways in the Project vicinity. The greatest increase in traffic noise will occur along Tovey Avenue south of Avenue S; an increase of 8.3 decibels will occur. Existing noise exposure along this roadway segment is 39.6 dBA CNEL at a distance of 100 feet. The noise level will increase to 47 dBA CNEL at a distance of 100 feet. Although the increase is significant, the resultant noise level will be well below the City of Palmdale exterior noise standard of 65 dBA CNEL. Noise level increases on other adjacent and nearby roadways will be less than 3 decibels. Therefore, the resultant impact level of Project development and operation will be less than significant. However, Project operational noise increases would result from increased traffic associated with future residents of the proposed 730 residential units and service vehicles/operations as well as other human activity on the developed Project site such that the increased noise levels that would be experienced by the nearest proposed exterior observer along Avenue S would be 65.1 dBA CNEL. As this noise level would exceed the exterior noise level ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 49 I P a g e standard of 65 dBA CNEL, the level of impact would be potentially significant and Mitigation Measures would be required. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Landrum & Brown, “Noise Assessment for: Quail Valley Development – City of Palmdale,” (December 12, 2017) d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? X Reference XII(a) above. The resultant level of Project development related noise increase is a potentially significant impact. The Project Environmental Impact Report will address this impact in greater detail and recommend appropriate Mitigation Measures. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Landrum & Brown, “Noise Assessment for: Quail Valley Development – City of Palmdale,” (December 12, 2017) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? X As discussed in Section VIII, the Project site is not located within an airport land use plan or within two miles of a public airport or public use airport. The Project site is not located within an airport land use plan or within two miles of a public airport or public use airport. The Palmdale Regional Airport is 6.3 miles northeast of the Project site. Therefore, Project development and operation would not expose people residing or working in the Project area to excessive noise levels from airport use. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? X The project site is not located within the vicinity of a private airstrip. The Project site is not located within the vicinity of a private airstrip. The private airstrip nearest the Project site is the Boron Airstrip, which is 45 miles northeast of the Project site. Therefore, Project development would not expose people residing or working in the Project area to excessive noise levels from private airstrip use. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 XIII. POPULATION AND HOUSING Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? X Project development of 730 residential dwellings will add approximately 2,592 persons (3.55 per household) to the population of the City of Palmdale. The United States Census Bureau-published 2010 population in the City of Palmdale is 152,750; the Census Bureau estimates the July 1, 2017 City population to be 157,519, which would equate to a 3.1 percent increase between April 1, 2010 and July 1, 2017. Therefore, Project development will increase the City of Palmdale population by 1.7 percent. The Project-generated population added to the City of Palmdale would occur over a period of years (the full timeframe of Project development and occupancy is not known at the present time, but is estimated to occur over at least 4 years, one year of which would be comprised of grading and site preparation). Therefore, approximately Project ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 50 I P a g e development would add approximately 864 persons per year to the City population. This would equate to an annual increase in City population of 0.55 percent. The resultant impact would be less than significant. Sources: Project Plans; Quail Valley Project Development Plan; United States Census (2010 and 2016) b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? X Project development will occur on vacant property. Therefore, Project development would not displace any existing housing. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? X As indicated in XIII(b) above, Project development will occur on vacant property. Therefore, Project development would not displace any people. No impact would result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 XIV. PUBLIC SERVICES Would the project: a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the following public services: i) Fire protection? X The Los Angeles County Fire Department provides fire protection and emergency services to the City of Palmdale. The Fire Department provides the following services to unincorporated areas of Los Angeles County: 911 emergency dispatch; emergency medical services; fire prevention/protection; forestry protection; hazardous materials management; and, lifeguard services. The Los Angeles County Fire Department has maintained a Class 1 protection rating by the Insurance Services Office through an extensive fire prevention program. A Class 1 rating recognizes the highest level of fire protection. There are five fire stations in the City of Palmdale that currently operate within a five-mile radius of the Project site. Fire stations in Palmdale receive backup services from Los Angeles Fire Department stations outside the Palmdale area under emergency fire conditions. Project development and operation will generate an increased number of calls for fire protection and emergency service provision calls. Fire protection and emergency service demands in the City of Palmdale and on the Project site will be met by the entire resources of the Los Angeles Fire Department as necessary. The Project would generate revenue in the form of property taxes, which when combined with the Los Angeles County Developer Fee Program would be used to fund additional equipment, facilities and personnel costs associated with fire protection and emergency services. Response times and other performance objectives will not be impacted significantly. In addition, Project design includes a Fuel Modification Plan consisting of three zones (Setback; Irrigation; and, Thinning), various fire safety features, payment of development impact fees as required in the City of Palmdale Municipal Code (Chapter 3.45), and an on-site water supply that will ensure Project- generated physical impacts associated with provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities needed to maintain acceptable service ratios, response times or other performance objectives for fire protection service and emergency service provision would be less than significant. This topic will be addressed in greater detail in the Project EIR and, if necessary, the EIR will contain appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 ii) Police protection? X The City of Palmdale contracts with the Los Angeles County Sheriff’s Department for general law enforcement services and the California Highway Patrol for traffic enforcement services. The Sheriff’s Department is responsible for all crime response ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 51 I P a g e and reserve operations and for traffic and parking problems within the City. Currently, there are two sheriff’s stations that serve the Antelope Valley, one of which is located in Palmdale. Approximately 3 officers serve each 1,500 City residents. Therefore, Project development would require 4-5 additional officers. Annual review of the City contract with the Sheriff’s Department occurs to ensure law enforcement services will be adequate for City needs. The County of Los Angeles is required by State law to organize a formal mutual aid agreement between all police departments within its jurisdiction. This agreement is established in the Mutual Aid Operations Plan for Los Angeles County. The Antelope Valley California Highway Patrol Station serving Palmdale is located in the City of Lancaster. In addition to enforcing traffic-related activities, the Highway Patrol is involved in accident prevention, school bus safety, training, and truck safety. Project operation will increase the demand for police protection services typical to residential land uses, such as burglary, vandalism and assault. Project development would generate revenue from property taxes, a portion of which would be allocated to maintain adequate staffing and equipment levels within the City of Palmdale. In addition, Project operation and concomitantly-generated traffic) will contribute to demand for California Highway Patrol services on area highways. However, increased revenues generated by motor vehicle registration fees would make available funding for additional staffing and equipment for the Antelope Valley Station to meet future demand. Due to the funding mechanisms (i.e. payment of development impact fees as required in the City of Palmdale Municipal Code, Chapter 3.45) in place and contractual arrangements Project-generated physical impacts associated with provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities needed to maintain acceptable service ratios, response times or other performance objectives for police protection service would be less than significant. This topic will be addressed in greater detail in the Project EIR and, if necessary, the EIR will contain appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 iii) Schools? X The Project site is located within the Palmdale School District and the Antelope Valley High School District. Four elementary schools (Ocotillo Elementary; Yucca Elementary; Palm Tree Elementary; Tumbleweed Elementary) and two intermediate schools (Juniper Intermediate and Anaverde Hills) are located within five miles of the Project site. The Antelope Valley Union High School District provides education for Grades 9 through 12 at five schools and provides adult education, a special needs high school, and a continuation school. Two high schools (Palmdale High School and Highland High School) are located within five miles of the Project site. Project development and operation will increase enrollment in public school districts serving City of Palmdale residents that currently are at or near capacity. Based on a student generation ratio of 0.60 students per dwelling unit, Project development and operation would generate 438 K through Grade 8 students; a generation rate of 0.339 students per dwelling unit would result in 247 additional students within Grades 9 through 12. This would result in a potentially significant impact to the Palmdale School District and to the Antelope Valley Union High School District. However, payment of impact fees authorized under the State Education Code and Government Code (which are subject to annual review) will be required prior to issuance of building permits. Fee payment will reduce the potentially significant impact to school facilities of Project development and operation to a less than significant level. Letters received from both the Palmdale School District and the Antelope Valley Joint Union High School District indicate a school site is not needed within the Project site and both Districts’ school facilities would be able to accommodate and serve Project-generated students. Therefore, the level of impact is less than significant. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Palmdale School District, Letter Re: Proposed New Communities: TTM 54328 – Falcon Glen (407 sfd homes) and TTM 65813 – Quail Valley (701 sfd homes + up to 29 future homes MFA or SFD) (January 4, 2017); Antelope Valley Joint Union High School District, Letter Re: Proposed New Communities: TTM 54328 – Falcon Glen (407 sfd homes) and TTM 65813 – Quail Valley (701 sfd homes + up to 29 future homes MFA or SFD) (November 16, 2016) iv) Parks? X The City of Palmdale Parks and Recreation Department provides parks and recreation facilities in the Project vicinity. The Department operates six community parks (5-50+ acres each), four neighborhood parks (3-7 acres) and other public facilities. The City parkland/facilities total more than 278 acres. The City also owns approximately 235 acres of undeveloped parkland to be developed as funding becomes available. In addition, the City maintains several special park facilities that include sports fields, a hockey rink, amphitheater, and natural habitat areas with walking trails. Project design includes the following recreational amenities: a community recreation facility; a community greenbelt; equestrian trails; and, bicycle and pedestrian ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 52 I P a g e pathways. Project development and operation impacts to park facilities are discussed in Section XV (Recreation), but are considered to be less than significant. The combined acreage of the central community recreation facility (3.6 acres), the greenbelt with multi-purpose trail and recreational and exercise elements (23.4 acres), and the permanently undeveloped area (395.1 acres) within the Project exceed City of Palmdale requirements (5 acres of parkland per 1,000 persons) for park and open space. The resultant impact level would be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 v) Other public facilities? X The City of Palmdale operates two libraries. Los Angeles County libraries in close proximity to the City of Palmdale are located in Quartz Hill, Littlerock, and Lancaster. The Palmdale City Library is located at 700 East Palmdale Boulevard; the Palmdale Youth Library is located at 38510 North Sierra Highway. The two libraries have a combined collection of 131,824 volumes within 22,450 square feet. The City standards for library service are the following: 2.5 volumes per capita; 8.5 periodicals per 1,000 residents; 0.5 staff per 1,000 persons; and, 5.0 reader seats per 1,000 residents. Therefore, library services in the City of Palmdale currently are considered inadequate based on City General Plan standards. The City of Palmdale and the Los Angeles County library systems have a reciprocal use agreement that allows borrowing privileges within each system to all residents of the County. Project development and operation will generate a need for the following: 5,730 additional volumes; 19 additional periodicals; 1 additional staff person; and, 11 additional reader seats. Thereby, Project development and operation will contribute to the existing deficiency. The Los Angeles County Library system has adopted a County Library Developer Fee subject to an annual Consumer Price Index adjustment. The amount of the fee to be imposed on a residential development project is based upon findings and conclusions of the Los Angeles County librarian and are not to exceed the estimated reasonable cost of providing library facilities for the Project. Therefore, the Project Applicant will be required to pay developer fees to fund additional library services within the Los Angeles County Library system, which also is used by Palmdale residents. The result level of impact will be less than significant. This topic will be addressed in greater detail in the Project EIR and Mitigation Measures will be provided that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 XV. RECREATION Would the project: a) Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? X Project development and operation will result in an increased use of existing parks in the Project vicinity. However, the Quail Valley Project will contain internal recreational facilities intended for the exclusive use of Project residents and visitors, and add publicly available additional parklike trail facilities. These recreational facilities include a 3.6-acre community recreation facility, a community greenbelt, equestrian trails, and bicycle/pedestrian pathways. In addition, the Project will include a public component of the Los Angeles County regional multi-use trail corridor. Therefore, the impact of Project development and operation on the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated would result in a less than significant level impact. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the X ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 53 I P a g e environment? Project design includes the following recreational amenities: a community recreation facility; a community greenbelt; equestrian trails; and, bicycle and pedestrian pathways. The Homeowners Association will be responsible for maintaining the project community recreational facilities, as to be defined in the Declaration of Covenants, Conditions and Restrictions. The community recreation facility occupies 3.6 acres in the central portion of Area A. The facility will contain the following: a community pool and spa; shade structures; restrooms; Homeowners’ Association-governed indoor facilities; pickleball courts; a bocce ball court; open play area; children’s activity area; and a 29-space parking lot. The community riparian greenbelt (23.4 acres in area) will traverse the entire Quail Valley community and contain a 12-foot wide decomposed granite multi- purpose trail and adjacent 4-foot wide concrete sidewalk. The greenbelt will be planted with groundcover and have turf areas allotted for play that include a series of exercise stations and fitness courses. Various trails will link to the greenbelt. In addition, the greenbelt encompasses the Los Angeles County Regional Trail system (Exhibit 10.1 in the Los Angeles County General Plan) that traverses the Project site generally in a north-south path. The Multi-Purpose trail within the Project’s central greenbelt in conjunction with the trail transition through the central circle and the northerly lower trail area adjacent to the Project’s entry roadway will provide an enhanced linkage with the regional trail system. Other improved and unimproved trails are planned to traverse the Project site. The overall length of the new trails in the Project site will be 7.1 miles. Furthermore, individual neighborhoods within the Project will be connected to the central greenbelt via a series of pedestrian walkways and paths. Development of the Project interior recreational facilities and new extensive connections to the Regional Trail System will not have a negative impact on existing regional trails or other recreational facilities that would result in an adverse physical effect on the environment. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan XVI. TRANSPORTATION/TRAFFIC Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? X The Traffic Study conducted for the Project analyzed 7 un-signalized intersections and 11 signalized intersections within the City of Palmdale approved study area. The roadways studied range from 2 lanes in width to major arterial highway widths. The Traffic Study estimated Project operation would generate 6,539 average daily trips and assigned Project distribution to travel as follows: 35% to the north; 25% to the east; 15% to the south; and, 25% to the west. The Traffic Study also conducted analyses of the study area intersections for AM and PM peak hours for the following scenarios: Existing; Existing Plus Project; Build Year 2026; Build Year Plus Project 2026; Build Year 2026 Cumulative; Build Year Plus Project 20-26 Cumulative; Future 2035; Future 2035 Plus Project; Future 2035 Cumulative; and, Future 2035 Plus Project Cumulative. The City of Palmdale’s minimum acceptable level of service standard for intersections is LOS during peak hours. The Traffic Study concluded that for the “Existing” condition all intersections within the study area operate at acceptable Levels of Service during non-peak hours. A significant impact is deemed to occur at an intersection when addition of Project traffic causes an intersection to degrade below a Level of Service or addition of Project traffic causes a 2% increase in delay at an intersection already operating below a Level of Service For the “Build Year” and “Build Year Plus Cumulative” conditions, the Traffic Study indicated all intersections within the study area would operate at acceptable Levels of Service in the 2026 Build Year and were anticipated to continue to do so with addition of Project traffic. With addition of Project traffic and cumulative traffic in these scenarios, the Avenue S/Parkwood Drive intersection was anticipated to operate below an acceptable Level of Service in the AM peak hour. The Traffic Study further concluded that for the “Future and Future Plus Cumulative” scenarios (2035), the Tierra Subida Avenue/Elizabeth Lake Road intersection was anticipated to operate below an acceptable Level of Service prior to addition of Project traffic and that all other intersections within the study area operating with acceptable Levels of Service would continue to do so in these scenarios. Intersection improvements necessary by year 2035 to maintain or improve the operational Level of Service of the street system in the Project vicinity include improvements to the Elizabeth Lake Road/Tierra Subida Avenue and the Parkwood Drive/Avenue S intersections. This topic will be addressed in greater detail in the Project EIR and, if necessary, the EIR will contain appropriate Mitigation ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 54 I P a g e Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Ruettgers & Schuler, “Traffic Study for Quail Valley Residential Development Located Along Avenue S & West of State Route 14, Palmdale, California,” (August, 2017) b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? X The purpose of the Los Angeles County Congestion Management Program is to address the impact of local growth on the regional transportation system by linking local land use decisions with the impacts on regional transportation and air quality, as well as by coordinating County-wide efforts pertaining to transportation solutions that employ all travel modes. According to the Congestion Management Program, a significant impact occurs “when the proposed project increases traffic demand on a CMP [Congestion Management] facility by 2% of capacity … causing LOS If the facility already is at Level of Service a significant impact would occur when the proposed project increases traffic demand on a CMP facility by 2% of capacity. The Los Angeles County Congestion Management Program identifies California State Route 14 as a CMP facility. Therefore, the Traffic Study for the Project includes the following intersections and freeway segments in its analyses: Avenue S/State Route 14 Southbound Ramp intersection; Avenue S/State Route 14 Northbound intersection; State Route 14 segment south of Avenue S; and, State Route 14 segment from Avenue S to Palmdale Boulevard (California State Route 138). The Traffic Study conducted for the Quail Valley Project concludes as follows for the Roadway Analysis: “All roadways within the study scope currently operate at acceptable levels of service and are anticipated to continue to do so through the future year with the addition of project and cumulative traffic.” The Traffic Study also concludes the following for the Congestion Management Intersection and Roadway Analysis: all CMP study area roadways and intersections operate at acceptable levels of service in the “Existing” year scenarios, but by “Build Year” (2026) State Route 14 Northbound and Southbound ramps at Avenue S will operate below an acceptable level of service prior to addition of Project traffic for the PM peak hour and the State Route 14 freeway segment south of Avenue S will operate below an acceptable level of service prior to addition of Project traffic. Therefore, with addition of Project traffic “it is anticipated that the State Route 14 freeway segment between Avenue S and Palmdale Boulevard (SR-138) will operate below an acceptable level of service.” However, the Traffic Study also concludes “the addition of project traffic to the above mentioned intersection and freeway segments does not create a significant impact per CMP standards.” The conclusion indicates that the Elizabeth Lake Road/Tierra Subida Avenue and Parkwood Drive/Avenue S intersections will require mitigation as stated in the Traffic Study and as included in the Project EIR by 2035 to maintain an acceptable level of service and that the Project Applicant/Developer pay a proportionate percent share for required improvements. In addition, the Traffic Study states “no other intersections or roadways within the scope of the study were determined to have significant impacts due to project generated traffic.” The resultant impact will be reduced to a less than significant. level. This topic will be addressed in greater detail in the Project EIR and, if necessary, the EIR will contain appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Ruettgers & Schuler, “Traffic Study for Quail Valley Residential Development Located Along Avenue S & West of State Route 14, Palmdale, California,” (August, 2017) c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? X Project development will not encroach into air traffic space nor result in any effects on demand for local air service or volumes of air traffic. The Palmdale Regional Airport is 6.3 miles northeast of the Project site. The private airstrip nearest the Project site is the Boron Airstrip, which is 45 miles northeast of the Project site. Project development will occur on property outside general air traffic patterns and will not alter air traffic patterns. Therefore, no impact will result. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 d) Substantially increase hazards due to a design feature sharp curves or dangerous intersections) or incompatible uses farm equipment)? X ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 55 I P a g e The Quail Valley Project will be a private gated community with gates recessed into the community and hidden from access points at Avenue S and Tovey Avenue. Only two planning areas of the community are located outside the vehicle gates. The main entry road is planned as a modified connector roadway. Primary access to Quail Valley is via Avenue S, approximately 1.2 miles west of California State Route 14. The Avenue S median will be modified to incorporate a left-turn lane, with signalized intersection; the eastbound directon will include a dedicated right-turn lane. The Avenue S/”A” Street intersection will be signalized. Secondary access will be provided via Tovey Avenue with an engineered roundabout designed to slow vehicular traffic leaving the Project. Approximately 20 percent of Project traffic is anticipated to use Tovey Avenue. The increased vehicle use of Tovey Avenue is within design standards as discussed in the Traffic Impact Analysis prepared for the Project. The Project internal roadway system will be comprised of private streets extending as a series of curvilinear connector and local streets and traffic calming roundabouts. Project design will not increase hazards due to any design features. Roadways throughout the Project will meet City of Palmdale design standards. Therefore, no impact will result. Source: Project Plans; Quail Valley Project Development Plan; Ruettgers & Schuler, “Traffic Study for Quail Valley Residential Development Located Along Avenue S & West of State Route 14, Palmdale, California,” (August, 2017) e) Result in inadequate emergency access? X The Quail Valley Project will be a private gated community with gates recessed into the community and hidden from access points at Avenue S and Tovey Avenue. Only two planning areas of the community are located outside the vehicle gates. Interior drive aisles within the Project site will be sufficiently wide to provide adequate emergency access. Project driveways will be designed in accordance with all applicable design and safety standards required by adopted fire codes, safety codes and building codes established by the City of Palmdale and the Los Angeles County Fire Department. Project parking layout is designed to meet City requirements to allow emergency vehicles adequate access to the Project. Therefore, the Project impact is considered to be less than significant. Source: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? X Project development will provide internal bicycle and pedestrian trails and links to adjacent and nearby regional trails. Project development will not conflict with adopted policies or plans supporting alternative transportation modes such as bus transit, bicycles or pedestrian paths. The Project will not cause changes to existing roadway designations in the City of Palmdale General Plan. In addition, Project development will not result in removal of any existing transit or alternative transportation facilities. Any Project-related impact will be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035 XVII. TRIBAL CULTURAL RESOURCES Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 50201(k), or X There is one recorded tribal cultural resource within the Project development area boundary. The resource is a sacred place that consists of a builder complex with 38 cupules and a meandering groove that may be a snake motif. Two other pecked snake motifs are present. The site will be preserved in place. The resource is a sacred place that consists of a boulder complex with 38 cupules (human manufactured depressions in rock associated with prehistoric socio-religious activities) and meandering grooves. Together, these form four rock art panels. The development is designed to avoid this site and its surrounding area entirely. The resource will be preserved in place within a Homeowners Association common area open space lot in a manner consistent with intended preservation of known archaeological sites. Therefore, the site will not be ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 56 I P a g e impacted by Project development or operation. Two other pecked snake motifs are present on the Project site. These snake motifs are within the same preserved site, and are located in an open space area. These cultural resources will not be impacted by Project development or operation. Furthermore, the cultural resources report states “survey of the development impact area of the Quail Valley project resulted in the identification of a single resource site . . . a prehistoric site consisting of a large number of cupules and a meandering groove on a bedrock outcrop. This site is a Tribal Cultural Resource under CEQA. Other prehistoric sites may be revealed when vegetation is removed from the project development area.” In addition, a historic (and active) transmission line exists in the Project’s open space. The City of Palmdale submitted a letter to the Native American Heritage Commission requesting a Sacred Land File Search. The Native American Heritage Commission replied with a list of tribes who might request consultation. The following tribal groups requested consultation: Gabrielino Tongva Indians of California Tribal Council; Fernandeno Tataviam Band of Mission Indians; and, San Manuel Band of Mission Indians. The Tribal Council requested that a Native American Monitor be present during all ground-disturbing activities and report daily to the Councils about grading activities. This will be memorialized as a Condition of Approval for the Project. In addition, the San Manuel Band of Mission Indians included a request for an updated records search of the Sacred Lands Files and South Central Coastal Information Center, a radius map indicating the location of all sites within one mile of the Project boundary, an exhibit outlining the vertical and horizontal extent of ground disturbance, engineering/design plans for the project, photographs of the project area, and an updated Phase 1 archaeological study that includes use of ground penetrating radar and other methods of subsurface exploration. The City of Palmdale responded on January 26, 2017 by indicating as follows. “Please note that the applicant is in the process of updating the records searches and preparing the 1 mile radius map, vertical ground disturbance exhibits and engineering/design plans for the project. These items will be provided to you as soon as they have been completed. In addition, the applicant forwarded a hard copy of the updated Cultural Assessment Report, dated February 2017, to your attention, which included the horizontal ground disturbance area and photographs of the project site.” “In regards to the request for an updated Phase 1 survey, the Phase 1 cultural survey prepared for the project indicates that the survey was not effective due to an abundance of vegetation, primarily grasses, covering the site that make typical survey methods, such as ground penetrating radar (GPR) unreliable. As such, the project will be conditioned to provide a full-time archeological monitor for all earth disturbance activities, including grubbing and vegetation removal. In addition to the archeological monitor, Native American monitoring will also be a condition of approval for the project. The applicant is researching the feasibility of a monitoring rotation to allow for monitoring by all interested tribes. The frequency of that monitoring, daily, weekly or will be established once the construction schedule is known.” “The City and the applicant understand that monitoring of vegetation during earth disturbance activities may reveal cultural sites that will require further work prior to commencement of construction excavations and, as such, all tribal consulting parties will receive notification of any discoveries within 24 hours as part of continuing consultation.” The Cogstone Cultural and Paleontological Report for the Project indicated a strong Serrano/Vanyme affiliation with the Project area and, on that basis, the City of Palmdale indicated the San Manuel Band of Mission Indians “has been selected to provide the Native American Monitors for this project.” Grading will be necessary to prepare the property for accommodating the Project. There may be a possibility Project development could potentially result in discovery of human remains because sub-surface grading would need to be made to accommodate the proposed residential and recreational components of the Project. In the event human remains are encountered during Project development, Mitigation Measures would be required. Pursuant to this Mitigation the proper authorities would be notified if human remains were encountered and standard procedures for respectful handling of human remains in compliance with State Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98 would be implemented. With implementation of the Mitigation Measures, potential Project-generated impacts to Tribal Cultural Resources would be less than significant. This topic will be addressed in greater detail in the Project EIR and, if necessary, the EIR will contain appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; Cogstone, “Confidential Cultural and ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 57 I P a g e Paleontological Assessment Report and Mitigation Plan – Update for the Quail Valley Project, California,” (February, 2017); letter from City of Palmdale to Mr. Robert F. Dorame, Gabrielino Tongva Indians of California Tribal Council (February 16, 2017); letter from City of Palmdale to Ms. Kimia Fatehi, Fernandeno Tataviam Band of Mission Indians (January 25, 2017 and February 16, 2017); letter from City of Palmdale to Ms. Joan Schneider, San Manuel Band of Mission Indians (January 26, 2017) b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. X Reference XVII(a) above. This topic will be addressed in greater detail in the Project EIR and, if necessary, the EIR will contain appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; Cogstone, “Confidential Cultural and Paleontological Assessment Report and Mitigation Plan – Update for the Quail Valley Project, California,” (February, 2017) XVII. UTILITIES AND SERVICE SYSTEMS Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? X Project operation is assumed to generate 189,800 gallons of wastewater daily, based on a generation factor of 260 gallons/day for a single-family residence. Due to the planned expansion of Reclamation Plant capacity, sufficient wastewater treatment capacity will be available to serve the Quail Valley Project. Therefore, Project development and operation impact on wastewater treatment requirements of the Regional Water Quality Board will be less than significant. The Los Angeles County Sanitation District Numbers 14 and 20 provide sewer service to the Quail Valley Project site. District Number 14 serves the northwestern portion of the City of Palmdale and its Sphere of Influence, Quartz Hill, Lancaster and private sewage haulers. District Number 20 serves Palmdale’s urban core and the northeastern portion of the City as well as the City’s Sphere of Influence. The Palmdale Water Reclamation Plant provides wastewater treatment for the City of Palmdale. The Sanitation District is planning to expand the Reclamation Plant capacity to accommodate projected increase in wastewater generation flow through year 2025. The Project site will be annexed into Los Angeles County Sanitation District Number 20 concurrently with the City of Palmdale annexation process to ensure adequate wastewater services will be provided to the site. This topic will be addressed in greater detail in the Project EIR and, if necessary, the EIR will contain appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; Cannon, “Quail Valley Sewer Area Study – Tentative Tract 65813,” (Revised October 18, 2016) b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X The Sewer Study conducted for the Quail Valley Project uses the most current planning information available and confirms “that the sewers planned in that study [Community Facilities District 93-1 Sewerage System Study] are adequately sized.” Therefore, Project development and operation impact on wastewater treatment requirements of the Regional Water Quality Board will be less than significant. Fifty-four of the proposed 730 residential units will be on a septic system and thereby not generate sewage flow. Therefore, the Sewer Study assumes the total number of Quail Valley residential units that would drain to the sewer system will be 676. Peak sewage flow rate from the Quail Valley Project to be collected at Street and Avenue S is 0.96 cubic feet per second, which is consistent with planning anticipated in previous studies. From this point, the sewer will cross Avenue S and will ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 58 I P a g e connect to the proposed 15-inch collector sewer in Tract 54328 where it will be further conveyed to the existing City of Palmdale Sewer stub-out in Cherry Blossom Street, where it connects to an existing sewer. The Sewer Study concludes “the existing and proposed City of Palmdale sewers are sized to adequately convey the peak sewage flow from the Quail Valley project to the existing Elizabeth Lake Road Extension Trunk Sewer.” The Project site will be required to annex to District #20. Therefore, the Project-generated level of impact pertaining to requiring or resulting in construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant effects is less than significant. This topic will be addressed in greater detail in the Project EIR and, if necessary, the EIR will contain appropriate Mitigation Measures that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; Cannon, “Quail Valley Sewer Area Study – Tentative Tract 65813,” (Revised October 18, 2016) c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X Project development includes construction of various scales of storm water drainage facilities throughout the project. Construction of the new storm water drainage facilities would not result in significant environmental effects. A portion of the Project site is located within the Anaverde Creek Watershed. A number of debris basins are planned at the upper elevations of the development area at the natural intersections of the various natural drainage areas. Primary drainage will be conveyed within the street curb area to appropriately located storm drain lines and from there to a large storm drain line in the central greenbelt, terminating in an open detention basin adjacent to Avenue S. Drainage from the basin will be conveyed via the existing box culvert under Avenue S to the north. A secondary drainage facility and discharge location occurs at the northwest corner of the Project site. This interim facility will be converted to graded residential lots after completion of regional off-site drainage facilities. Drainage in the lower northeast area of the Project site (the one acre lots) will be conveyed within the street curb area to appropriately placed storm drain lines prior to discharging into a detention basin, and then conveyed under the aqueduct via an existing storm drain line. In addition, the City of Palmdale requires nuisance water be intercepted and disposed of whenever the depth of the design flow exceeds City standards. Design flow for a single-family residential area is 160 gallons per household per day. The Hydrology Study prepared for the Project indicates a drywell collection system can be used to mitigate nuisance water by collecting nuisance water and any debris carried by the flow. During dry weather conditions, nuisance water captured by the storm drain system will be diverted into the proposed drywells. Therefore, the resultant level of impact would be less than significant. Sources: Project Plans; Quail Valley Project Development Plan; Cannon, “Quail Valley Sewer Area Study – Tentative Tract 65813,” (Revised October 18, 2016); Palmdale Water District website – palmdalewater.org d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? X Water supplies to unincorporated Los Angeles County are provided by a complex network of water districts, water wholesalers and private companies that specialize in developing and improving water service. The Palmdale Water District is one such district and provides water service to the Project site. The Water District is entitled to 21,300 acre feet (5.6 billion gallons annually from the California Aqueduct (State Water Project). The water is treated at the Palmdale Water District’s water treatment plant for distribution to the public. A second source of surface water is supplied by the Litlerock Dam Reservoir. The Littlerock Dam was originally constructed in 1922 and recently renovated to increase its storage capacity to 3,500 acre feet (1.1 billion gallons). The Reservoir is fed by local rainfall and by natural runoff from snow packs in local mountains. The water then is transferred from Littlerock Reservoir to Palmdale Lake and subsequently is treated at the Palmdale Water District water treatment plant for distribution. A third source of water for Palmdale Water District customers is through District water wells that pump ground water. Well water comprises approximately 40 percent of the District annual production. In drought conditions (such as currently experienced), well water production may increase up to 50-60 percent to offset the lack of available surface water. The Quail Valley Development Plan (Exhibit 6-1, Public Services) further indicates the northernmost potion of the Project site ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 59 I P a g e (from northerly of the central community recreation facility) currently is located within the Palmdale Water District. The remaining portion of the Project site is neither within the spheres of influence of the Palmdale Water District nor the Los Angeles County Waterworks. However, Palmdale Water District, under separate and independent action, is in process to provide water service to the balance of the Project site through an out-of-district agreement that would provide service continuity within the Quail Valley Project site. A Water Supply Assessment for the Project will be required as Mitigation Measure and will be issued prior to City certification of the Project EIR. Under California State law, as Quail Valley exceeds 500 dwelling units, the Project will be subject to a Water Supply Analysis. The Palmdale Water District has included Project water demands in its current Urban Water Management Plan has included additional water tanks in its master system management plan and, through a Project-specific Water Supply Analysis, has determined the District has sufficient water available to service the Project. Therefore, the resultant impact of Project development and operation on existing water resources is less than significant with implementation of appropriate Mitigation Measures. This topic will be addressed in greater detail in the Project EIR and appropriate Mitigation Measures will be provided that will ensure any impacts will be reduced to a less than significant level. Sources: Project Plans; Quail Valley Project Development Plan; Cannon, “Quail Valley Sewer Area Study – Tentative Tract 65813,” (Revised October 18, 2016); Palmdale Water District website – palmdalewater.org e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? X Reference response XVII(a). The Project site will be annexed into Los Angeles County Sanitation District Number 20 concurrently with the City of Palmdale annexation process to ensure adequate wastewater services will be provided to the site. The increase in wastewater generated by the Quail Valley Project would not result in the Palmdale Water Reclamation Plant inability to meet pollutant standards outlined in its Regional Water Quality Control Board permit. The Plant has sufficient capacity to serve Project needs and is expanding its capacity. Therefore, the resultant level of Project impact is less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; Cannon, “Quail Valley Sewer Area Study – Tentative Tract 65813,” (Revised October 18, 2016) f) Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? X Residential solid waste disposal service in the City of Palmdale is provided by contract with Waste Management Inc. The Antelope Valley Landfill through City approval of Conditional Use Permit 98-12 has a disposal area of 125 acres within a property boundary of 185 acres. The overall Antelope Valley Landfill (comprised of Landfill Numbers I and II) was expanded in 2011 through Palmdale Planning Commission approval. That expansion allowed for an added 12.8 million cubic yards of landfill capacity. The overall landfills have a remaining capacity of approximately 10.12 million tons, anticipated as a remaining life span of 27 years. Project operation would generate 1,489 tons of solid waste annually. Project-generated waste would represent a minimal percentage of daily permitted disposal rate at the landfill. Therefore, the level of Project- generated impact pertaining to service by a landfill with sufficient permitted capacity to accommodate the Project’s solid waste disposal needs would be less than significant. This topic will be addressed in greater detail in the Project EIR. Sources: Project Plans; Quail Valley Project Development Plan; City of Palmdale General Plan; Los Angeles County General Plan 2035; Los Angeles County General Plan 2035; City of Palmdale Planning Staff Report for Conditional Use Permit (CUP) 98-12 (June 9, 2011) g) Comply with federal, state, and local statutes and regulations related to solid waste? X The Quail Valley Project will comply with all California Integrated Waste Management Act requirements pertaining to mandating cities and counties reduce the amount of solid waste entering existing landfills through recycling, reuse and waste prevention practices. In addition, Project development and operation will comply with City of Palmdale General Plan goals, policies and objectives pertaining to solid waste. Therefore, the level of impact Project development and operation pertaining to compliance with federal, State and local statutes and regulations related to solid waste would be less than significant. ---PAGE BREAK--- ISSUES: Potentially Significant Impact: Less Than Significant Impact With Mitigation: Less Than Significant Impact: No Impact: 60 I P a g e This topic will be addressed in greater detail in the Project EIR. Sources: Quail Valley Project Development Plan; Los Angeles County General Plan 2035 XVIII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X Project development may impact two special-status plant species as well as Joshua trees and California junipers. No plant species identified on the Project site are federally or State listed as Threatened or Endangered. The Project site has the potential to support burrowing owls and has vegetation that may support nesting birds. The Project EIR Biological Resources, Cultural Resources and Tribal Cultural Resources sections will contain Mitigation Measures that will reduce any Project development or operation related impacts to a less than significant level. There is one recorded tribal cultural resource on the Project site that will be preserved in place. Any discovery of archaeological, paleontological, human remains or tribal cultural resources that may occur during Project development will be subject to Mitigation Measures delineated in the Cultural Resources and Tribal Cultural Resources Sections of this document. The resultant impact will be reduced to a less than significant level. b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? X The vacant Project site is located within a largely undeveloped area. Project impacts pertaining to the following may be cumulatively considerable: aesthetics; biological resources; cultural resources; geology and soils, hazards and hazardous materials; hydrology and water quality; noise; public services; transportation and traffic; tribal cultural resources; and, utilities and service systems. Technical analyses and studies conducted and to be conducted will address these potential areas of impact and the EIR will discuss these topical areas further. Therefore, Project contribution to potential cumulative environmental impacts may be potentially significant and, if so, will be addressed in the EIR. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X Based on the analysis in this Initial Study, the Project could result directly or indirectly in potentially significant impacts to human beings with regard to the following topics: air quality; geology and soils; hazards and hazardous materials; hydrology and water quality; noise; public services; transportation and traffic; and, utilities and service systems. As a result, these potential effects will be analyzed further in the EIR. ---PAGE BREAK--- 61 I P a g e LIST OF SOURCES: “Fuel Modification Plan – Quail Valley,” (January, 2018) Antelope Valley Air Quality Management District, “Federal 8-Hour Ozone Attainment Plan (Western Mohave Desert Non-Attainment Area,” (May 20, 2008) Antelope Valley Joint Union High School District, Letter dated November 16, 2016 Cannon, “Quail Valley Sewer Area Study – Tentative Tract 65813,” (Revised October 18, 2016) “City of Palmdale General Plan” “City of Palmdale Zoning Code” Cogstone, “Confidential Cultural and Paleontological Assessment Report and Mitigation Plan – Update for the Quail Valley Project, California,” (February,2017) County of Los Angeles, “Hydrology Manual” County of Los Angeles, “General Plan 2035,” (October 6, 2015) Glenn Lukos Associates, “Jurisdictional Delineation Report for the Quail Valley Project, Palmdale, Los Angeles County, California,” (August 28, 2017) Glenn Lukos Associates, Inc., “Habitat Assessment Report for The Quail Valley Project – Located in the City of Palmdale, Los Angeles County, California,” (August 28, 2017) Glenn Lukos Associates, Inc., “Biological Technical Report for the 725-Acre Quail VAlly Property, City of Palmdale, Los Angeles County, California” (September 22, 2006) Glenn Lukos Associates, Inc., “Updated Biological Survey Reprt for the 725-Acre Quail Valley Property, City of Palmdale, Los Angeles County, California” (June 11, 2008) Glenn Lukos Associates, Inc., “Report of Updated Rare Plant Surveys Conducted for the Approximately 880-Quail Valley Project, Palmdale, Los Angeles County, California” (September 19, 2016) Glenn Lukos Associates, Inc., “Jurisdictional Delineation Report for the Quail Valley Project, Palmdale, Los Angeles County, California,” (August 28, 2017) Landrum & Brown, “Air Quality Assessment For: Quail Valley Residential Development – City of Palmdale,” (March 16, 2018) Landrum & Brown, “Greenhouse Gas Assessment For: Quail Valley Residential Development, City of Palmdale,” (March 16, 2018) Landrum & Brown, “Noise Assessment for: Quail Valley Development – City of Palmdale,” (December 12, 2017) “Los Angeles County General Plan 2035,” (2017) ---PAGE BREAK--- 62 I P a g e Pacific Soils Engineering, Inc., “Preliminary Geotechnical Review, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California, Volumes I and II (October 2, 2006) Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (November 30, 2007) Pacific Soils Engineering, Inc., “Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (January 8, 2008) Pacific Soils Engineering, Inc., “Supplemental Geotechnical Investigation and Response to Review Comments, Tentative Tract Map No. 65813, Quail Valley Project, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 25, 2007) Palmdale School District, Letter dated January 4, 2017 Petra Geosciences, “Updated Geotechnical Report, Tract 65813, Quail Valley Project, Proposed Residential Development, APN 3054-004-016 and APN 3054-003-101, Southwesterly Adjacent to Intersection of West Avenue S and Tovey Avenue, City of Palmdale, California,” (June 12, 2017) RMC, Geosyntec Consultants, Dr. Richard Ambrose, GreenInfo Network, Solution Strategies International, and Aubrey Dugger, “The Greater Los Angeles County Open Space for Habitat and Recreation Plan – (Integrated Regional Water Management Plan Update-2012),” (June, 2012) Ruettgers & Schuler, “Traffic Study for Quail Valley Residential Development Located Along Avenue S & West of State Route 14, Palmdale, California,” (June 2017) Stantec, “Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (Revised: September 23, 2016; October 26, 2016) Stantec, “Addendum to Hydrology Study for Tentative Tract Map No. 65813, City of Palmdale, County of Los Angeles,” (September 24, 2018) WWW.Census.gov