Palmdale planning commission approves mini-storage at East Avenue S with mature-tree condition

The Palmdale Planning Commission approved a conditional use permit for a mini-storage facility near East Avenue S and Cemetery Road after hearing objections from nearby residents and adding a condition that requires mature trees to screen the development.

Juan Lopez, assistant planner, told the commission the application by Summit Pointe Partners Lehi would construct an office building and 14 storage buildings totaling about 124,612 square feet on roughly 13 acres, with about 9 acres allocated to development. Lopez said an initial study and a mitigated negative declaration were prepared under the California Environmental Quality Act and nine comment letters were included in the environmental document.

The project drew pushback from nearby residents during public comment. Elizabeth, identified by the clerk as a long-time Spanish Broom resident who lives directly in front of the site, said she "live[s] directly in front of the proposed development, and I'm here to voice my strong opposition to the proposed project," and raised concerns about concentration of storage facilities, bright lighting, visual impacts and property values. Dave Markovine, representing neighborhood interests, urged the commission to preserve Avenue S's character and suggested the project would be more suitable on other corridors.

The applicant's representative responded that the company uses "good practices around safety and security, with cameras, lighting, and then individually alarmed units," and that the parcel's proximity to an active fault limits development options, making storage one of the few feasible uses. Staff noted the site is set back from Avenue S at distances that vary across the parcel — the closest point is about 10 feet, other areas extend to 110 and about 600 feet, and the southern property line adjacent to single-family homes is about 338 feet — and said the commission may impose conditions, including planting mature landscaping.

Commissioners discussed lighting, potential encampment concerns and the timeline for tree growth. Staff referred residents to Carrie German in public safety for follow-up on encampment concerns. After discussion the commission voted to adopt the resolution as amended to add a requirement for mature trees as a condition of approval. The motion to adopt the resolution as amended was moved by Commissioner Olivares (with the amended motion put forward by Commissioner Jones) and seconded by Vice Chair Elise; the vote was recorded as unanimous.

The resolution and the mitigation monitoring and reporting program will be transmitted as recommended for implementation; the applicant and staff said they will coordinate further on landscaping and compliance with the city's lighting standards.