Agenda, regular meeting, second session — Highland City Council, October 10, 2023 (part 5 of 7)

Parking lot noise would be consistent with the existing noise near the project site and would be partially masked by background noise from traffic along Sterling Avenue and 91h Street. As such, parking lot noise levels would not exceed the City' s day -night average exterior sound level standard for residential use ( 65 dBA). Parking lot activities within the residential use during nighttime would be minimal and would not exceed the City' s nighttime noise standards ( 45 dBA). Thus, less than significant noise impacts from parking lot activities would occur.
11 Elliott H. Berger, Rick Neitzel, and Cynthia A. Madden, Noise Navigator Sound Level Database with Over 1700 Measurement Values, June 26, 2015.

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Per The City of Highland General Plan Circulation Element Figure 3- 2, Roadway Network, Sterling Avenue is classified as a Major Highway and 911, Street is classified as a Secondary Highway.

Per The City of Highland General Plan Noise Element Figure 7- 2, Future Roadway Noise Contours, Sterling Avenue north of 9th Street would be within the 75 CNEL noise contour and 91h Street would be within the 70 CNEL noise contour.

Based on the Traffic Study, the proposed project would generate approximately 999 daily trips. The proposed project is expected to provide full access along Sterling Avenue.

Traffic volumes associated with the proposed project would represent a nominal increase ( what %) in the daily traffic compared to the existing traffic conditions on the surrounding roadways studied. According to Caltrans, a doubling of Traffic ( 100 percent increase) on a roadway would result in a perceptible increase in traffic noise levels ( 3 dBA). 12
Proposed project -related increases in traffic volumes would be nominal compared to the existing traffic volumes along the surrounding roadways and would not significantly increase the existing traffic noise levels.

The proposed multi -family residential development would be setback 31 feet from Sterling Avenue, but the individual residential units, depending upon their site location, may experience noise levels that fall within the normally unacceptable range ( 70- 75 CNEL). On -site residences would not be adversely impacted by existing ambient urban noise levels as the proposed project would be constructed to meet and exceed Title 24 insulation standards of the California Code of Regulations for residential buildings, which serves to provide an acceptable interior noise environment for sensitive uses. Specifically, as required by Title 24, the proposed project would be designed and constructed to ensure interior noise levels would be at or below a CNEL of 45 dBA in any habitable room of the project. Thus, operational traffic noise levels would be less than significant.

MITIGATION MEASURES,
N- 1 The project applicant shall prepare a Construction Noise Reduction Plan that outlines and identifies noise complaint measures, best management practices, and equipment noise reduction measures. The Construction Noise Reduction Plan specifications shall be included in construction documents, which shall be reviewed by the City prior to issuance of a grading permit.

The Construction Noise Reduction Plan shall include, but is not limited to, the following actions:

1. The construction contractor shall limit construction activities adjacent to existing noise - sensitive uses to daylight hours between 7:00 am and 6: 00 pm. Discourage construction on weekends or holidays except in the case of construction proximate to schools where these operations could disturb the classroom environment.

2. During all project site excavation and grading on -site, construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturer standards.

3. The contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the project site.

4. Equipment shall be shut off and not left to idle when not in use. 11 California Department of Transportation, technical Noise Supplement to the Traffic Noise Analysis Protocol, September 2013.

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5. The contractor shall locate equipment staging in areas that will create the greatest distance between construction - related noise/ vibration sources and nearest school during all project construction activities.

6. The project proponent shall mandate that the construction contractor prohibit the use of music or sound amplification on the project site during construction.

7. The construction contractor shall limit haul truck deliveries to the same hours specified for construction equipment.

8. jackhammers, pneumatic equipment and all other portable stationary noise sources shall be shielded, and noise shall be directed away from sensitive receptors.

9. For the duration of construction activities, the construction manager shall serve as the contact person should noise levels become disruptive to local residents. A sign should be posted on the project site with the contact phone number.

N- 2 The project applicant shall require in contract specifications that heavily loaded trucks used during construction would be routed away from residential streets to the extent feasible.

Contract specifications shall be included in construction documents, which shall be reviewed by the City prior to issuance of a grading permit.

Ensure that construction equipment is properly muffled according to industry standards and be in good working condition.

Place noise -generating construction equipment and locate construction staging areas away from sensitive uses, where feasible.

Schedule high noise -producing activities between the daylight hours of 7:00 AM and 6: 00 PM on any day except Sunday or a City -recognized holiday to minimize disruption on sensitive uses.

Implement noise attenuation measures to the extent feasible, which may include, but are not limited to, temporary noise barriers or noise blankets around stationary construction noise sources.

Use electric air compressors and similar power tools rather than diesel equipment, where feasible.

Construction -related equipment, including heavy-duty equipment, motor vehicles, and portable equipment, shall be turned off when not in use for more than 5 minutes.

Construction hours, allowable workdays, and the phone number of the job superintendent shall be clearly posted at all construction entrances to allow for surrounding owners and residents to contact the job superintendent. If the City or the job superintendent receives a complaint, the superintendent shall investigate, take appropriate corrective action, and report the action taken to the reporting party.

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B. WOULD THE PROJECT RESULT IN GENERATION OF EXCESSIVE GROUNDBORNE VIBRATION OR GROUNDBORNE NOISE LEVELS?

LESS THAN SIGNIFICANT IMPACT
Vibration is sound radiated through the ground. Vibration can result from a source ( e. g., subway operations, vehicles, machinery equipment, etc.) causing the adjacent ground to move, thereby creating vibration waves that propagate through the soil to the foundations of nearby buildings. This effect is referred to as groundborne vibration. The peak particle velocity ( PPV) or the root mean square ( RMS) velocity is usually used to describe vibration levels. PPV is defined as the maximum instantaneous peak of the vibration level, while RMS is defined as the square root of the average of the squared amplitude of the level. PPV is typically used for evaluating potential building damage, while RMS velocity in decibels VdB) is typically more suitable for evaluating human response.

Construction Vibration
Construction activities for the proposed project have the potential to generate low levels of groundborne vibration. The operation of construction equipment generates vibrations that propagate though the ground and diminishes in intensity with distance from the source. Vibration impacts can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibration at moderate levels, to slight damage of buildings at the highest levels. The construction activities associated with the proposed project could have an adverse impact on both sensitive structures (i.e., building damage) and populations ( i.e., annoyance).

Project construction can generate varying degrees of groundborne vibration, depending on the construction procedure and the construction equipment used. Operation of construction equipment generates vibrations that spread through the ground and diminish in amplitude with distance from the source. The effect on buildings in the vicinity of a construction site often varies depending on soil type, ground strata, and construction characteristics of the receiver building( s).

The Caltrans Transportation and Construction Vibration Manual identifies various vibration damage criteria for different building classes. This evaluation uses the Caltrans architectural damage criterion for continuous vibrations at residential buildings of 0.2 inch -per -second ( inch/ second) PPV. The types of construction vibration impacts include human annoyance and building damage.

Project Construction Analysis
Construction of the proposed project is not expected to require the use of substantial vibration inducing equipment or activities, such as pile drivers or blasting. The main sources of vibration impacts during construction of the proposed project would be the operation of equipment such as bulldozer activity during site preparation, and loading trucks during grading and excavation.

The construction vibration assessment utilizes the referenced vibration levels and methodology set -forth within the Caltrans Transportation and Construction Induced Vibration Guidance Manual. Table 4. 13- 6, Project Construction Vibration Analysis shows the proposed project' s construction - related vibration analysis at the nearest structures to the proposed construction area. Construction impacts are assessed from the closest area on the project site to the nearest adjacent structure.

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TABLE 4.13- 6 PROJECT TYPICAL CONSTRUCTION VIBRATION LEVELS Peak Particle Velocity Annoyance Criteria
Equipment PPV) ( inches/ second) Damage Potential Level Level
at 20 feet'
Large bulldozer 0. 1138 No Impact Distinctly Perceptible Loaded trucks 0. 0971 No Impact Distinctly Perceptible
Small bulldozer 0. 0038 No Impact Barely Perceptible
Sources:

MAT Engineering, Inc., Halcyon Residential Project Noise Impact Analysis, City of Highland ( June 2023) Federal Transit Administration, Transit Noise and Vibration Impact Assessment Manual ( September 2018) Notes:

1. Calculated using the following formula:

PPV equip = PPVref x ( 25/ D) 1. 1
where: PPV ( equip) = the peak particle velocity in in/ sec of the equipment adjusted for the distance PPV (ref) = the reference vibration level in in/ sec at 25 feet (inches/ second) D = the distance from the equipment to the receiver
Based on the vibration levels presented in Table 4. 13- 6, ground vibration generated by the heavy-duty equipment would range from approximately 0. 0038 to 0. 1138 in/ sec PPV at 20 feet from the source of activity. As such, the nearest residential buildings located 20 feet west of the project site would not be exposed to vibration levels exceeding the Caltrans 0. 2 in/sec PPV significance threshold for vibration.

Thus, project -related construction activity is not expected to cause any damage potential to the nearest structures. Additionally, groundborne vibration during construction would be a temporary impact and would cease completely when construction ends. Once operational, the proposed project would not be a source of groundborne vibration. Thus, less than significant groundborne vibration impacts would occur.

Project Operational Analysis
The proposed project involves the construction and operation of residential uses and would not involve the use of stationary equipment that would result in high vibration levels, which are more typical for large manufacturing and industrial projects. Groundborne vibrations at the project site and immediate vicinity currently result from heavy- duty vehicular travel ( e. g., refuse trucks and transit buses) on the nearby local roadways. Thus, the proposed residential uses at the project site would not result in a substantive increase of these heavy- duty vehicles on the public roadways. While refuse trucks would be used for the removal of solid waste at the project site, these trips would typically occur several times a week and would not be any different than those presently occurring in the vicinity of the project site.

Thus, less than significant project operational vibration impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

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C. FORA PROJECT LOCATED WITHIN THE VICINITY OF A PRIVATE AIRSTRIP OR 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?

LESS THAN SIGNIFICANT IMPACT
The project site is located within an airport land use plan or within two miles of an airport or a private airstrip. The nearest airport is the San Bernardino International Airport ( SBIA). The San Bernardino International Airport (SBIA, SBD) is a single runway, multi -use airport. The SBIA covers 1, 329 acres and has one runway that can accommodate the largest existing aircraft, including the Airbus A380 and the Boeing 747. The SBIA facility is a commercial, general aviation, and cargo airport. The project site is located approximately 0. 7 mile north of the SBIA northern boundary (3rd Street). There are no private airstrips within a 2- mile radius of the project site.

The project site is not located within the 65 CNEL noise contour for SBIA per the Federal Department of Transportation, National Transportation Noise Map; refer to Exhibit 4. 9- 3, SBIA CNEL Noise Contour Mati.13This is also confirmed in the SBIA Airport Layout Narrative Report Exhibit 4H, Existing and Ultimate Noise Contours. 14 Thus, the project site falls well outside the SBIA 65 dBA noise contour, and as such, the SBIA is not considered as a source that contributes to the ambient noise levels on the project site.

Implementation of the proposed project would not expose people residing or working on the project site to excessive noise impacts from SBIA. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

CUMULATIVE IMPACTS
All construction and operational noise impacts can be mitigated to a less than significant level.

Construction noise impacts are by nature localized. The distance of separation among the proposed project and other cumulative projects would be such that the temporary noise and vibration effects of the proposed project would not be compounded or increased by similar noise or vibration effects from other cumulative projects. As discussed, operational noise caused by the proposed project can be mitigated.

The noise analysis performed for project operations incorporated cumulative noise levels from forecasted traffic volumes in the study area. No known past, present, or reasonably foreseeable projects would compound or increase the operational noise levels generated by the project. Therefore, less than significant cumulative impacts relative to temporary and permanent noise generation associated with the proposed project would occur.
13 Source: Department of Transportation, National Transportation Noise Map(dot. gov), accessed June 12, 2023. 14 San Bernardino International Airport Authority, Airport Layout Narrative Report, September 22, 2010.

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4. 14. POPULATION AND HOUSING
Less Than
Significant
Potentially Impact With Less Than
Significant Mitigation Significant No
Would the project: Impact Incorporated Impact Impact
a. Induce substantial unplanned 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)?
b. Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
Sources Cited in Section 4. 14
City of Highland, The City of Highland General Plan, March 2006 Southern California Association of Governments ( SCAG), Connect SoCal — The 2020- 2045 Regional Transportation Plan/ Sus Sustainable Communities Strategy, May 2020 Southern California Association of Governments, Profile of the City of Highland, 2019 A. WOULD THE PROJECT INDUCE SUBSTANTIAL UNPLANNED 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)?

LESS THAN SIGNIFICANT IMPACT
The project proposes to construct 220 multi -family residential units on the project site, which would result in a direct growth of the City' s permanent population of approximately 770 persons, based on an average of 3. 5 people per household.ls
This population forecast would represent approximately 1. 014 percent growth over the City' s 2018 population of approximately 54, 761 persons. 16 SCAG is the responsible agency for developing and adopting regional housing and population forecasts for local San Bernardino County governments, among other counties, and provides population projection estimates in five-year increments up to 2040.

SCAG projects that the City' s population and households would be 66,900 persons and 20,600 households17 in 2040. Thus, proposed project would not cause SCAG' s 2040 population forecast for the City to be exceeded.

Additionally, the increase in residential units and population is consistent with the growth projections in the Highland General Plan, which forecasted the City' s buildout population to be approximately 77, 137 persons and 20, 190 dwelling units. 18 Therefore, the proposed project would not cause the City' s population forecast to be exceeded. Also, the increase in residential units and population is consistent with the City' s adopted and certified 2021- 2029 Housing Element. As such, implementation of the is Southern California Association of Governments, Profile of the City of Highland, 2019. 16 Ibid.
11 Southern California Association of Governments Southern California Association of Governments ( SCAG), Connect SoCal — The 2020- 2045 Regional Transportation Plan/ Sus Sustainable Communities Strategy, May 2020. 18 City of Highland, City of Highland General Plan Land Use Element, Table 2. 1: Residential Buildout Estimates.

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proposed project would not induce substantial unplanned population growth within the City either directly or indirectly. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

B. WOULD THE PROJECT DISPLACE SUBSTANTIAL NUMBERS OF EXISTING PEOPLE OR

HOUSING, NECESSITATING THE CONSTRUCTION OF REPLACEMENT HOUSING ELSEWHERE?

NO IMPACT
The project site is currently vacant and undeveloped; thus, there are no homes or residents on -site. The project proposes to construct 220 multi -family residential units on the 6. 77- acre project site. Given that there is no existing on -site housing and that no housing would be removed to accommodate the proposed project, no impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

CUMULATIVE IMPACTS
The proposed project is consistent with the anticipated growth of the Highland General Plan and SCAG growth projections. City growth would be subject to City review for consistency with the Highland General Plan, in accordance with the requirements of CEQA. Therefore, less than significant cumulative impacts associated with population and housing would occur.

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4. 15. PUBLIC SERVICES
Less Than
Significant
Potentially Impact With Less Than
Significant Mitigation Significant No
Would the project: Impact Incorporated Impact Impact
a. Would the project 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 public services:
1) Fire protection?
2) Police protection?
3) Schools?
4) Parks?
5) Other public facilities?
Sources Cited in Section 4. 1 S
City of Highland, The City of Highland General Plan, March 2006 City of Highland, Highland Municipal Code Chapter 15. 04, California Building Code City of Highland, Highland Municipal Code Chapter 15. 06, California Fire Code City of Highland, Highland Municipal Code Chapter 2. 36, Fees and Service Charges City of Highland, Development Impact Fees, Effective April 27, 2019 A. WOULD THE PROJECT RESULT INSUBSTANTIAL 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 PUBLIC SERVICES:

FIRE PROTECTION?

LESS THAN SIGNIFICANT IMPACT
City of Highland Fire Department
The California Department of Forestry and Fire Protection ( CalFire) provides fire protection and emergency medical services to the Highland community through a cooperative agreement that provides for Cal Fire employees to staff City -owned facilities and apparatus. The Highland Fire Department HFD) has three fire stations:

Station 541, 26974 Base Line
Station 542, 29507 Base Line
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Station 543, 7469 Sterling Avenue
The closest station to the project site is Station 543, which is located approximately 0. 10- mile southeast of the site.

The proposed project would be required to comply with all applicable Highland Municipal Code and Fire Code requirements for construction, access, water mains, fire flow, and hydrants. This ensures that the proposed project would not reduce the staffing, response times, or existing service levels within each City.

No road closures are anticipated during project construction. As such, fire protection service in the project vicinity would not be interrupted during project construction.

Although 220 multi -family residential units would be constructed and operated on the project site, the proposed project would be located in an urbanized area and would not result in a substantial increase in demand on fire protection services. It is not anticipated to increase response time to the project site or vicinity. The proposed project would not result in the need for new or physically altered fire protection facilities in the City. Thus, less than significant long- term impacts related to fire protection services would occur.

Implementation of the proposed project is forecast to increase the number of residents in the project area by approximately 770 persons. The incremental increase in residents within the City associated with the 220 multi -family residential units would require fire protection services, including response to fire service calls upon project occupancy. However, the incremental increase in residents within the City would not require the construction of new or alteration of existing fire protection facilities to maintain an adequate level of service to the project area. Thus, no physical impacts associated with fire protection services and facilities would occur.

The proposed project would be required to comply with the Highland Municipal Code Chapter 15. 04, California Building Code and Chapter 15.06, California Fire Code in order to prevent the creation of fire hazards in the City. In addition, the Applicant would be required to pay the City' s current Development Impact Fee for fire suppression facilities, vehicles, and equipment.

Also, the proposed project has been reviewed by HFD and would be subject to HFD conditions of approval prior to construction to ensure that adequate water pressure and emergency vehicle access are provided. Thus, less than significant impacts to fire protection services would occur.

MITIGATION MEASURES
No mitigation measures are required.

2. POLICE PROTECTION?

LESS THAN SIGNIFICANT IMPACT
San Bernardino County Sheriff' s Department
The San Bernardino County Sheriff' s Department (SBCSD) provides police protection services to the Highland community. The SBCSD has one patrol station in the City of Highland, located at 26985 East Baseline, Highland.

According to the SBCSD' s website accessed on June 20, 2023, The station is currently staffed with 34 sworn officers ( which includes 1 Captain, 1 Lieutenant, 6 Sergeants, 3 Detectives and 23 patrol deputies), as well as 9 non -sworn civilian employees ( which includes 1 secretary, 4 clerical personnel, and 4 Draft I July 2023 Environmental Analysis — 4- 118
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Sheriff' s Service Specialists). As part of the Sheriff' s contract, the Highland station, its personnel, and the community have access to an impressive array of specialty resources offered by SBCSD including Narcotics, SWAT, Arson -Bomb, Crimes against Children, Homicide, Scientific Investigations/ Crime Lab, Aviation, Volunteer Forces/ Search and Rescue, Major Accident Investigation Team and more.

The Highland Station is one of the busiest stations within the SBCSD in terms of calls for service, arrests per deputy and reports per deputy. In addition, the Highland Station boasts its participation in many innovative Multiple Enforcement Team ( MET) operations and Neighborhood Watch. The MET' s deputies deal primarily with recurring problem locations within the community and work closely with Code Enforcement and other departments within the City.

Highland residents generally have a strong sense of community, as is evidenced by the number of residents who regularly volunteer their time, both to the City and to the Police/ Sheriff' s Station. Reserve Deputy Sheriff' s benefit the Highland Station by volunteering their time working patrol and supplementing the patrol staff. Reserves also provide security and traffic control at all local community events and many other local functions. Citizen Volunteers also play an essential role, providing extra - patrol to local residents and businesses while assisting patrol personnel at the scenes of major traffic collisions, crime scene perimeters, and assisting at many local community events. The stations 27- member Citizen on Patrol contingent also plays an integral role in supporting the Neighborhood Watch Program. On average our citizen volunteers donate almost 10, 000 hours of their time to the station and the citizens of Highland every year. The Station also has 6 Explorer Scouts that assist by riding with and assisting deputies on the street. They also assist by staffing security and traffic positions during city functions and events.

The City and SBCSD would review the proposed project to ensure that adequate building configuration and other requirements are met to ensure adequate access to police protection. In addition, The Applicant would be required to pay the City' s current Development Impact Fee for law enforcement facilities, which would contribute to the funding of expanded facilities for SBCSD.

The proposed project would not result in the need for new or physically altered police protection facilities in the City. As such, less than significant long-term impacts related to police protection services would result from implementation of the proposed project.

The proposed project has been reviewed by SBCSD and would be subject to SBCSD conditions of approval prior to construction to ensure that adequate emergency vehicle access is provided. Thus, less than significant impacts to police protection services would occur.

MITIGATION MEASURES
No mitigation measures are required.

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SCHOOLS?

LESS THAN SIGNIFICANT IMPACT
The project site is located within the boundaries of the San Bernardino City Unified School District SBCHSD or District). The District serves over 50, 000 students in grades TK19- 12 and operates 50 elementary schools, 11 middle schools, six comprehensive high schools, one community day school, one alternative education school and numerous specialized schools.

The project site is within the attendance boundaries of the following schools:

Warm Springs Elementary School ( K-6): 7497 Sterling Avenue, Highland o Located immediately east of the project site
Del Vallejo Middle School ( 6- 8): 1885 East Lynwood Drive, San Bernardino o Located approximately 2. 2 miles from the project site Indian Springs High School ( 9- 12): 650 North Del Rosa Drive, San Bernardino o Located approximately 0. 9 mile from the project site TABLE 4. 15- 1 SCHOOL ENROLLMENT
School Capacity'
Enrollment
2016-
2017
2017-
2018
2018-
2019
2019-
202
2020-
22021
2021-
2022
2022-
2023
Warm Springs Elementary
School
518 565 536 556 575 499 444 494
Del Vallejo Middle School 795 562 558 565 681 675 649 598 Indian Springs High School 1, 901 1, 760 1, 819 1, 861 1, 888 1, 943 1, 993 1, 901 Source:

San Bernardino City Unified School District (May 2023)
Note:

1. Capacity is subject to change with changes to loading standards or utilization of rooms. 19 TK = Transitional Kindergarten
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TABLE 4. 15- 2 STUDENT GENERATION RATES
Student Generation Rates
Grade Group
Students Per Residential
Housing Unit
Proposed Project
TK - 6 0. 388 85
7- 8 0. 108 24
9 - 12 0. 168 37
Total 0. 664 145
Source:

San Bernardino City Unified School District ( May 2023) With the development of 220 multi -family residential units, it is estimated that the proposed project would generate up to approximately 85 elementary school students, 24 middle school students, and 37 high school students, as shown in Table 4. 15- 2, Student Generation Rates.

In order to maintain adequate classroom seating and facilities standards, individual development projects are required to pay statutory fees to the school district in order to compensate for the potential impacts of development on school capacities.

Pursuant to SB 50, payment of fees to the school district is considered full mitigation for project impacts, including impacts related to 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, or other performance objectives for schools. The City requires the Applicant to pay the current SDCUSD statutory fees. Thus, less than significant would occur.

MITIGATION MEASURES
No mitigation measures are required.

4. PARKS?

LESS THAN SIGNIFICANT IMPACT
The nearest public parks to the project site in Highland are the Cunningham Neighborhood Park ( 1. 26 miles northeast) and the Highland Community Park ( 1. 63 miles southeast). In addition, there are several public schools with recreational facilities open to the public near the project site: Warm Springs Elementary School and Lankershim Elementary School.

Development of the 220 multi -family residential units would result in a population increase of 770 persons. Thus, implementation of the proposed project would create additional demand on existing parks and recreation facilities within the City.

The open space ratio established within the Highland General Plan Conservation and Open Space Element is 2. 5 acres per 1, 000 residents, which includes a ratio of 2. 0 acres of developed park acreage and 0.5 acre of undeveloped natural parkland. Based upon the City' s parkland to population requirement of 2. 5 acres of parkland per 1, 000 persons, implementation of the proposed project would result in a need for approximately 1. 93 acres of parkland. Given that the City' s current parkland and joint -use facilities Draft I July 2023 Environmental Analysis - 4- 121
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agreement with San Bernardino City Unified School District, implementation of the proposed project would not create significant impacts regarding the need for additional parkland or recreational facilities.

The Applicant would be required to pay the City' s current Development Impact Fee for parks. The fees are collected by the City and used for acquisition, development, and improvement of public parks and recreational facilities in the City, as proposed by the City' s Capital Improvement Program. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

5. OTHER PUBLIC FACILITIES?

LESS THAN SIGNIFICANT IMPACT
The City of Highland has one public library, the Highland Sam J. Racadio Library & Environmental Learning Center located at 7863 Central Avenue, which is a branch of the San Bernardino County Library.

The Highland Branch Library serves residents in the City and in the neighboring City of San Bernardino.

Funding for the library services comes from the City' s Development Impact Fee fund. The library building is situated across from Cypress Elementary School and would serve the needs of the school as well as the general public. The library is also located next to the Jerry Lewis Community Center. The City of Highland maintains a standard of 10,000 square feet of library space per 36, 000 residents; 18. 3 weekly service hours per 10, 000 population; 2. 82 books per capita.

The Highland Branch Library is located approximately two miles northwest of the project site. The Applicant would be required to pay the City' s current Development Impact Fee for library facilities and collections.

Implementation of the project would not significantly affect other governmental agencies or facilities.

The proposed project would not substantially increase the demand for public facilities, including library services, and would not require the construction of new or alternation of existing facilities. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

CUMULATIVE IMPACTS
The provision of public services and facilities takes into consideration a larger service area than is associated with a project site. Therefore, the study area is the service area for the respective agencies and districts. Through coordination with the public services and facilities providers, the cumulative needs of the area are considered.

The proposed project does not cause the need to construct any new or expand any existing facilities.

Therefore, the proposed project would not result in incremental effects to public services or facilities that could be compounded or increased when considered together with similar effects from other past, present, and reasonably foreseeable probable future projects. Thus, less than significant cumulatively considerable impacts to public services or facilities would occur.

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4. 16. RECREATION
Less Than
Significant
Potentially Impact With Less Than
Significant Mitigation Significant No
Would the project: Impact Incorporated Impact Impact
a. Would the project 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?
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 environment?
Sources Cited in Section 4. 16
City of Highland, The City of Highland General Plan, March 2006 City of Highland, Highland Municipal Code, Title 2, Chapter 2. 36 A. WOULD THE PROJECT 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?

LESS THAN SIGNIFICANT IMPACT
Implementation of the proposed project would increase the use of park facilities located within the City, as the proposed project would construct 220 multi -family residential units and generate approximately 770 new residents. The nearest public parks to the project site in Highland are the Cunningham Neighborhood Park ( 1. 26 miles northeast) and the Highland Community Park ( 1. 63 miles southeast). In addition, there are several public schools with recreational facilities open to the public near the project site: Warm Springs Elementary School and Lankershim Elementary School.

There are also a number of existing and proposed multi -use trails in the City, primarily located in the eastern portion of the City, east of the Santa Ana River as shown on Highland General Plan Figure 5. 6, Multi -Use Trails.

The increase in residential units and population is consistent with the growth projections in the Highland General Plan. Therefore, the population increase associated with the proposed project would not significantly impact the use of the City' s existing parks and/ or other recreational facilities. However, the proposed project would be required to dedicate land and/ or pay fees for the purposes of providing park and recreational facilities in accordance with the City' s current Development Impact Fees for parks.

Dedication and/ or payment of the applicable fees and the provision of open space as required would further reduce impacts to a less than significant level. Thus, while the proposed project' s population increase would increase the use of parks and other recreational facilities in the City, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

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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 ENVIRONMENT?

LESS THAN SIGNIFICANT IMPACT
The proposed project includes private open space areas totaling nine percent of the project site per the density bonus incentive for private and public open space.

The proposed project includes the following:

Children' s play areas include a tot lot (0 to 5 age) and play equipment with rubber mat surface age 5 to 12). The tot lot would include a shade structure and seating.

Community space areas include a dining table and chair with a shade structure, fire pit and lounge seating, barbeque, and a pool/ spa with chaises, tables, and lounge seating.

The dog park would be fenced with artificial turf, shade structure, and seating.

The physical impacts resulting from the construction and operation of these facilities are addressed in this Initial Study as a part of the overall project. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

CUMULATIVE IMPACTS
The proposed project would not result in a significant increased use of recreational facilities or require construction or expansion of existing recreational facilities. Thus, less than significant cumulatively considerable impacts to recreation facilities would occur.

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4. 17. TRANSPORTATION
Less Than
Significant
Potentially Impact With Less Than
Significant Mitigation Significant No
Would theproject: Impact Incorporated Impact Impact
a. Conflict with an applicable plan, ordinance or policy addressing the circulation, including transit, roadway, bicycle, and pedestrian facilities? b. Conflict or be inconsistent with CEQA Guidelines Section 15064. 3 subdivision b?
c. Substantially increase hazards due to a design feature (e. g., sharp curves or dangerous intersections) or incompatible uses e.., farm equipment) ? d. Result in inadequate emergency access?
Sources Cited in Section 4. 17
City of Highland, Highland General Plan Circulation Element ( March 2006) City of Highland, City ofHighland Public Works Policies, Procedures and Standards, 9. 0 Traffic, 90--- TrafficPDF ( cityofhighland. org) MAT Engineering, Inc., VMT Screening Evaluation, July 10, 2023 MAT Engineering, Inc., Transportation Study, July 28, 2023 OminTrans, Home I Omnitrans Public Transit Agency in San Bernardino Valley OmniTrans, View Omnitrans Bus Routes, Maps, and Schedules OmniTrans, System Map POSTER may23 ( omnitrans. orQ)
San Bernardino County Transportation Authority, San Bernardino County Congestion Management Plan, 2016 Update, CMP 2016 update ( gosbcta. com)
A. WOULD THE PROJECT CONFLICT WITH AN APPLICABLE PLAN, ORDINANCE OR POLICY

ADDRESSING THE CIRCULATION, INCLUDING TRANSIT, ROADWAY, BICYCLE, AND PEDESTRIAN FACILITIES?
Congestion Management Program
Goal of the CMP
The goals of the San Bernardino County Congestion Management Program, 2016 Update ( San Bernardino County CMP) are:

Goal 1 - Maintain or enhance the performance of the multimodal transportation system and minimize travel delay.

Goal 2 - Assist in focusing available transportation funding on cost-effective responses to subregional and regional transportation needs.

Goal 3 - Provide for technical consistency in multimodal transportation system analysis.

Goal 4 - Help to coordinate development and implementation of subregional transportation strategies across jurisdictional boundaries.

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Goal 5 - Anticipate the impacts of proposed new development on the multimodal transportation system, provide consistent procedures to identify and evaluate the effectiveness of mitigation measures and provide for adequate funding of mitigations.

Goal 6 - Promote air quality and improve mobility through implementation of land use and transportation alternatives or incentives that reduce both vehicle trips and miles traveled and vehicle emissions.

The CMP also incorporates the goals of the 2016- 2040 SCAG Regional Transportation Plan/ Sustainable Communities Strategy ( RTPISCS).

Organization of the CMP
The CMP consists of the elements defined above. In addition to chapters addressing these elements, additional chapters are provided, plus several appendices. The CMP document is organized as follows:

Chapter 1 - Introduction
Chapter 2 - System Level of Service Element. The CMP Transportation System, including the designated CMP System of Roadways).

Chapter 3 - Transit Performance Measures Element. The criteria used to determine multimodal transportation system performance and to select the strategies to be implemented as part of the CMP Transportation Program.

Chapter 4 - Land Use/ Transportation Analysis Program. A two tiered approach to identifying the impact of land use changes on the regional transportation system, possible mitigations and their costs.

Chapter 5 - Travel Demand Management Element
Chapter 6 - Capital Improvement Program Element
Chapter 7 - Monitoring and Transportation Modeling
Chapter 8 - Deficiency Plans
Appendix A - CMP Network Monitoring Results
Appendix B - Guidelines for Traffic Impact Analysis Reports Appendix C - Guidelines for Preparing Deficiency Plans
Appendix D - Conflict Resolution Procedure
Appendix E - Post -Processed Traffic Volume Guidelines
Appendix F - Requirements for the Land Use/ Transportation Analysis Program for local jurisdictions in the San Bernardino and Victor Valley Areas.

Appendix G - Development Mitigation Nexus Study
Appendix H - Acronyms/ Definitions
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Summary of the San Bernardino County CMP
Each chapter contains background information and the approach to the specific element. One of the benefits of implementing the CMP is the identification of cost-effective improvements and strategies for mitigating CMP system performance problems. Plans for the mitigation of performance problems on the system can come from several sources: Traffic Impact Analysis Reports, CMP modeling and most importantly from area -wide deficiency plans. There is extensive interaction among the components of the CMP, identified below.

CMP Components
The San Bernardino County Association of Governments ( SANBAG) was designated as the Congestion Management Agency ( CMA) in August 1990.

The CMP System of Roads
The Term Congestion Management Program ( CMP) — " CMP Intersection" Level of Service ( LOS) Standards
Level of Service ( LOS) Procedures
Performance Measures Element
The State of the System
Land Use/ Transportation Analysis Program
Inclusion of the SANBAG Nexus Study and its Development Mitigation Requirements Congestion Management Program ( CMP) Forecasts
Countywide Transportation Model and Database
Travel Demand Management Element
Deficiency Plans
Monitoring Program
Capital Improvement Program
Traffic Impact Analysis Reports
Traffic Impact Analysis (TIA) Reports shall be prepared by local jurisdictions when local criteria and thresholds indicate they are necessary. However, TIA Reports must be prepared to satisfy CMP requirements, except as noted below, when a proposed change in land use, development project, or at local discretion, a group of projects are forecast to equal or exceed the CMP threshold of 250 two-way peak hour trips generated, based on trip generation rates published for the applicable use or uses in the Institute of Transportation Engineers' Trip Generation or other CMA- approved data source. Pass -by trips shall not be considered in the threshold determination.

Traffic Impact Analysis Review
All TIA Reports shall be copied to the CMA. If a TIA Report is prepared by the local jurisdiction as stated above and if the TIA Report determines that the project would add 50 or more 2- way peak -hour trips to a CMP arterial within another jurisdiction or 100 2- way peak -hour trips to a freeway, that jurisdiction ( and Caltrans, if a state highway) shall be provided a copy of the TIA Report by the Draft I July 2023 Environmental Analysis — 4- 127
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permitting jurisdiction. However, these criteria are not intended to determine when a local jurisdiction prepares a TIA Report.

CMP Analysis
The proposed project is forecast to generate approximately 999 daily trips, which includes approximately 81 AM peak hour trip and approximately 86 PM peak hour trips on Sterling Avenue and 91h Street. The proposed project would not add 50 or more 2- way peak -hour trips to a CMP arterial within another jurisdiction or 100 2- way peak -hour trips to a freeway. As such, a CMP analysis is not required. Thus, no impacts would occur.

Project Traffic Impact Analysis
The Transportation Study analyzes forecast traffic conditions associated with the proposed Halcyon project in the City of Highland, California.

The Transportation Study evaluates the following for the proposed project in accordance with the Recommended Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment Fehr & Peers, February 2020), San Bernardino County Transportation Impact Study Guidelines ( July 9, 2019), and the scope of work previously prepared by MAT Engineering, Inc., and reviewed and approved by City staff:

Forecast level of service (LOS) operations of the study area and the potential effect of the project trips on the surrounding circulation system based on the City of Highland adopted and established performance criteria and requirements; and
Forecast vehicular queuing operations of the study area and the potential effect of the project trips on the surrounding circulation system.

Study Area and Analysis Scenarios
The study area has been identified based discussions with City during the scoping process and consists of the following study intersections:

1. Sterling Avenue / Base Line

2. Sterling Avenue / 9th Street

3. Sterling Avenue / Project North Access — School North Access

4. Sterling Avenue / Project South Access — School South Access Exhibit 4. 17- 1 shows the study intersection locations.

Consistent with the approved scope and the applicable guidelines, the study evaluates the following scenarios:

Existing ( 2023) Conditions
Existing ( 2023) With Project Conditions
Opening Year (2026) Without Project Conditions
Opening Year ( 2026) With Project Conditions
Long -Range ( 2040) Without Project Condition
Long -Range ( 2040) With Project Conditions
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Generally, traffic studies evaluate the weekday peak periods between 7: 00 AM to 9: 00 AM and 4: 00 PM to 6: 00 PM, when the traffic on the surrounding roadway network typically experiences its peak traffic activity.

To ensure the analysis captures the traffic conditions and activities associated with the Warm Springs Elementary School, the peak period of analysis for this study has been expanded based on discussions with the school staff to consist of 6: 00 AM to 9: 00 AM and 2: 30 PM to 6: 00 PM.

Analysis Methodologies, Performance Criteria and Thresholds Transportation Study Section 2.0 presents the methodologies used to perform the traffic analyses summarized in this report in accordance with the City of Highland and County of San Bernardino requirements. Transportation Study Section 2. 0 also discusses the agency -established applicable performance criteria and thresholds of level of service operation for the study facilities.

The analysis methodologies, performance criteria and thresholds include the following:

Intersection Peak Hour Level of Service Analysis Methodology Study Intersection Methodology: Highway Capacity Manual Signalized Intersection Level of Service Performance Criteria Unsignalized Intersection Level of Service Performance Criteria Vehicular Queuing Analysis Methodology & Performance Criteria Existing Traffic Volumes and Circulation System
Existing Traffic Volumes and Intersection Geometrics
Exhibit 4. 17- 2, Existing Study Intersection Geometry identifies the existing roadway conditions for the study area intersections. The number of traffic lanes and the existing intersection controls are identified.

Existing Traffic Volumes
Existing Conditions intersection level of service calculations are based upon manual AM and PM peak hour turning movement counts taken in May 2023 during typical conditions when schools were in session.

Generally, traffic studies evaluate the weekday peak periods between 7: 00 AM to 9: 00 AM and 4:00 PM to 6:00 PM, when the traffic on the surrounding roadway network typically experiences its peak traffic activity.

The AM peak hour traffic volumes were determined by counting the three- hour period between 6: 00 AM and 9: 00 AM. Similarly, the PM peak hour traffic volumes were identified by counting the 3. 5- hour period between 2: 30 PM and 6: 00 PM.

Exhibit 4. 17-3 shows the existing traffic volumes at the study intersections.

The traffic count worksheets are included in Technical Appendix H2, Appendix A.

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Impact Analysis
Projected Traffic Volumes
Project Trip Generation
The proposed project consists of construction and operation of 220 multi -family residential dwelling units.

Access for the proposed project is planned as follows:

Project North Driveway: One egress only (left-out/right-out) unsignalized access Project South Driveway: One full access (left-in/left-out and right-in/right-out) unsignalized access Trip generation represents the amount of traffic that is attracted and produced by a development. The trip generation for the project is based upon the specific land uses that have been planned for this development.

As requested by the City, since the nearby Warm Springs Elementary School is active and located across the site, to evaluate the worst -case condition, the project trip generation has been evaluated utilizing the maximum total peak hour trip generation value obtained from the two following methodologies:

Project trip generation based on the ITE peak hour of adjacent roadway (trip generation of the site during the time frames when the adjacent roadway system is expected to experience its highest traffic volumes); and
Project trip generation based on the ITE peak hour of generator ( trip generation of the site during the time frames when the site is expected to experience its highest traffic volumes).

Trip generation rates for the proposed development for both methodologies are shown in Technical Appendix H2 Table 3 and are based on the Institute of Transportation Engineers ( ITE) Trip Generation, 11th Edition, 2021. This publication provides a comprehensive evaluation of trip generation rates for a variety of land uses.

Utilizing the ITE trip generation rates shown in Technical Appendix H2 Table 3, Table 4. 17- 1, Proposed Project Try Generation summarizes the daily and peak hour trip generation for the proposed project for both of the evaluated trip generation methodologies. As shown in Table 4. 17- 1, based on ITE trip generation rates, the proposed project is expected to generate approximately 999 daily trips, which includes approximately 81 AM peak hour trips and approximately 86 PM peak hour trips.

Project Trip Distribution
Trip distribution represents the directional orientation of traffic to and from the project site.

Trip distribution is heavily influenced by the geographical location of the site, the location of residential, employment and recreational opportunities, and the proximity to the regional freeway system. The directional orientation of traffic was determined by evaluating existing and proposed land uses, and highways within the community and existing traffic volumes.

The trip distributions for the proposed project have been reviewed and approved by City staff during the scoping process.

Exhibit 4. 17-4 shows the forecast outbound percent trip distribution for the proposed project, and Exhibit

4. 17- 5 shows the forecast inbound percent trip distribution for the proposed project.

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TABLE 4.17- 1 PROPOSED PROJECT TRIP GENERATION
Peak Hour
Land Use
p
Units
ITE
AM Peak Hour Daily PM Peak Hour
Code
In Out Total In Out Total
Peak Hour of Adjacent Roadway ( When the Roadway System Traffic Peaks) Multi -family Residential
220 DU 221 20 61 81 53 33 86 999
Mid - Rise)
Peak Hour Generator of Land Use (When the Land Use Traffic Peaks) Multi -family Residential
220 DU 221 20 57 77 51 35 86 999
Mid - Rise)
Total Maximum ( Utilized in Traffic Analysis) 20 61 81 53 33 86 999 Source: MAT Engineering, Inc. ( July 2023)
Notes:

Trip Generation Source: 2021 ITE 11th Edition Trip Generation Manual DU = Dwelling Units
Project Traffic Volumes
The assignment of traffic from the project site to the adjoining roadway system has been based upon the project' s trip generation, trip distribution, and proposed arterial highway and local street systems that this traffic study assumes would be in place by the time of initial occupancy of the site. Exhibit 4. 17- 6 shows the project traffic volumes. As previously noted, the analysis evaluates the project' s highest total peak hour trip generation obtained from two different methodologies shown in Technical Appendix H2 Table 3.

Background Traffic
Project opening year ( 2026) background traffic volumes are derived by applying an annual growth rate of three ( 3) percent per year to the existing ( 2023) traffic volumes previously shown in Exhibit 4. 17- 3.

Cumulative Projects Traffic
Information on cumulative projects in the vicinity of the study area has been provided by City of Highland staff for inclusion in this analysis. Exhibit H shows the location of the cumulative projects.

Technical Appendix H2 Table 5 shows the trip generation of the cumulative projects based on corresponding ITE trip generation rates. Cumulative projects traffic volumes are shown in Exhibit 4. 17- 7.

In reality, some of the cumulative projects may change in scope and/ or may not be open and generating trips by the opening year ( 2026) of the proposed project. In addition, many of the cumulative projects would be subject to a variety of improvement measures that would reduce the potential trip generation associated with those projects or the capacity of the roadway network. However, those improvement measures have not been taken into account in projecting the trip generation of the related projects or the capacity of the study roadway system.

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Existing With Project Conditions Traffic Volumes
Existing (2023) With Project Conditions traffic volumes are derived by adding project -generated traffic volumes shown in Technical Appendix H2 Exhibit G to the existing traffic volumes shown in Technical Appendix H2 Exhibit E. Existing ( 2023) With Project Conditions traffic volumes are shown in Technical Appendix H2 Exhibit J.

Opening Year Without Project Conditions Traffic Volumes Opening Year ( 2026) Without Project Conditions traffic volumes consists of the summation of the existing ( 2023) traffic volume shown in Technical Appendix H2 Exhibit E after application of an annual growth rate of three percent per year over a three- year period and the traffic generated by the cumulative projects shown in Technical Appendix H2 Exhibit I. Opening Year (2026) Without Project Conditions traffic volumes are shown in Technical Appendix H2 Exhibit K.

Opening Year With Project Conditions Traffic Volumes
Opening Year (2026) With Project Conditions traffic volumes consists of the summation of the Opening Year ( 2026) Without Project Conditions traffic volumes shown in Technical Appendix H2 Exhibit K and project -generated traffic shown in Technical Appendix H2 Technical Appendix H2 Exhibit G. Opening Year (2026) With Project Conditions traffic volumes are shown in Exhibit 4. 17- 8.

Long -Range Without Project Conditions Traffic Volumes
Long -Range ( 2040) Without Project Conditions traffic volumes have been derived utilizing the San Bernardino County Traffic Analysis Model (SBTAM) traffic projections for the study area. A copy of the SBTAM model plots is contained in Technical Appendix H2 Appendix B. Long -Range ( 2040) Without Project Conditions traffic volumes are shown in Technical Appendix H2 Exhibit M.

Long -Range With Project Conditions Traffic Volumes
Long -Range ( 2040) With Project Conditions traffic volumes are derived by adding project -generated traffic volumes shown in Technical Appendix H2 Exhibit G to the Long -Range ( 2040) Without Project Conditions traffic volumes shown in Technical Appendix H2 Exhibit M. Long -Range (2040) With Project Conditions traffic volumes are shown in Exhibit 4. 17- 9.

Level of Service Analysis
Existing Conditions Level of Service
Existing ( 2023) Conditions Level of Service ( LOS) calculations for the study intersections are shown in Technical Appendix H2 Table 6 and are based upon the Existing (2023) Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit E and the existing geometry shown in Technical Appendix H2 Exhibit D.

As shown in Technical Appendix H2 Table 6, all study area intersections operate at an acceptable level of service during the peak hours for Existing ( 2023) Conditions. Detailed LOS analysis sheets for Existing 2023) Conditions are contained in Technical Appendix H2 Appendix C.

Existing With Project Conditions Level of Service
Existing (2023) With Project Conditions Level of Service ( LOS) calculations for the study intersections are shown in Technical Appendix H2 Table 7 and are based upon the Existing ( 2023) With Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit J and the existing geometry shown in Technical Appendix H2 Exhibit D.

As shown in Technical Appendix H2 Table 7, all study area intersections are forecast to continue to operate at an acceptable level of service during the peak hours for Existing ( 2023) With Project Draft I July 2023 Environmental Analysis — 4- 132
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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
Conditions. As also shown in Technical Appendix H2 Table 7, based on the agency -established performance criteria, no study intersection improvements are required for Existing ( 2023) With Project Conditions. Detailed LOS analysis sheets for Existing ( 2023) With Project Conditions are contained in Technical Appendix H2 Appendix D.

Opening Year Without Project Conditions Level of Service Opening Year (2026) Without Project Conditions Level of Service (LOS) calculations for the study intersections are shown in Technical Appendix H2 Table 8 and are based upon the Opening Year ( 2026) Without Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit K and the existing geometry shown in Technical Appendix H2 Exhibit D.

As shown in Technical Appendix H2 Table 8, all study area intersections are forecast to continue to operate at an acceptable level of service during the peak hours for Opening Year (2026) Without Project Conditions. Detailed LOS analysis sheets for Opening Year ( 2026) Without Project Conditions are contained in Technical Appendix H2 Appendix E.

Opening Year With Project Conditions Level of Service
Opening Year ( 2026) With Project Conditions Level of Service ( LOS) calculations for the study intersections are shown in Table 4. 17- 2, and are based upon the Opening Year (2026) With Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit L and the existing geometry shown in Technical Appendix H2 Exhibit D.

As shown in Table 4. 17-2, all study area intersections are forecast to continue to operate at an acceptable level of service during the peak hours for Opening Year (2026) With Project Conditions. As also shown in Table 4. 17- 2, based on the agency - established performance criteria, no study intersection improvements are required for Opening Year ( 2026) With Project Conditions. Detailed LOS analysis sheets for Opening Year ( 2026) With Project Conditions are contained in Technical Appendix H2 Appendix F.

Long -Range Without Project Conditions Level of Service Long -Range (2040) Without Project Conditions Level of Service (LOS) calculations for the study intersections are shown in Technical Appendix H2 Table 10 and are based upon the Long -Range ( 2040) Without Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit M and the existing geometry shown in Technical Appendix H2 Exhibit D.

As shown in Technical Appendix H2 Table 10, all study area intersections are forecast to continue to operate at an acceptable level of service during the peak hours for Long -Range ( 2040) Without Project Conditions. Detailed LOS analysis sheets for Long -Range (2040) Without Project Conditions are contained in Technical Appendix H2 Appendix G.

Long -Range With Project Conditions Level of Service
Long -Range ( 2040) With Project Conditions Level of Service ( LOS) calculations for the study intersections are shown in Table 4. 17- 3 and are based upon the Long -Range ( 2040) With Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit N and the existing geometry shown in Technical Appendix H2 Exhibit D.

As shown in Table 4. 17- 3, all study area intersections are forecast to continue to operate at an acceptable level of service during the peak hours for Long -Range ( 2040) With Project Conditions. As also shown in Table 4. 17- 3, based on the agency -established performance criteria, no study intersection improvements are required for Long -Range ( 2040) With Project Conditions. Detailed LOS analysis sheets for Long - Range ( 2040) With Project Conditions are contained in Technical Appendix H2 Appendix H.

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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
Vehicular Queue Analysis
Existing and Existing With Project Conditions Vehicular Queue Analysis Existing ( 2023) Conditions and Existing ( 2023) With Project Conditions vehicular queue calculations for the study intersections are shown in Technical Appendix H2 Table 12 and are based upon the Existing 2023) Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit E.

Existing ( 2023) With Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit J and the existing geometry shown in Technical Appendix H2 Exhibit D.

As shown in Technical Appendix H2 Table 12, based on the analysis performed for Existing (2023) Conditions and Existing (2023) With Project Conditions, adequate stacking capacity is forecast to be provided at the evaluated left -turn lanes for vehicles to not encroach onto the upstream major intersections or adjacent through lane by utilizing the existing storage space currently available within the left -turn lanes and painted medians which can accommodated vehicular queue.

Detailed vehicular queue analysis sheets for Existing ( 2023) Conditions are contained in Technical Appendix H2 Appendix C. Detailed vehicular queue analysis sheets for Existing ( 2023) With Project Conditions are contained in Technical Appendix H2 Appendix D.

Opening Year Without Project and Opening Year With Project Conditions Vehicular Queue Analysis Opening Year ( 2026) Without Project Conditions and Opening Year ( 2026) With Project Conditions vehicular queue calculations for the study intersections are shown in Table 4. 17- 4 and are based upon the Opening Year (2026) Without Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit K. Opening Year ( 2026) With Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit L and the existing geometry shown in Technical Appendix H2 Exhibit D.

As shown in Table 4. 17- 4 based on the analysis performed for Opening Year ( 2026) Without Project Conditions and Opening Year ( 2026) With Project Conditions, adequate stacking capacity is forecast to be provided at the evaluated left -turn lanes for vehicles to not encroach onto the upstream major intersections or adjacent through lane by utilizing the existing storage space currently available within the left -turn lanes and painted medians which can accommodated vehicular queue.

Detailed vehicular queue analysis sheets for Opening Year (2026) Without Project Conditions are contained in Technical Appendix H2 Appendix E. Detailed vehicular queue analysis sheets for Opening Year ( 2026) With Project Conditions are contained in Technical Appendix H2 Appendix F.

Long -Range Without Project and Long -Range With Project Conditions Vehicular Queue Analysis Long -Range ( 2040) Without Project Conditions and Long -Range (2040) With Project Conditions vehicular queue calculations for the study intersections are shown in Table 4. 17- 5 and are based upon the Long -Range ( 2040) Without Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit M. Long -Range ( 2040) With Project Conditions peak hour turning movement volumes shown in Technical Appendix H2 Exhibit N and the existing geometry shown in Technical Appendix H2 Exhibit D.

As shown in Table 4. 17- 5, based on the analysis performed for Long -Range ( 2040) Without Project Conditions and Long -Range ( 2040) With Project Conditions, adequate stacking capacity is forecast to be provided at the evaluated left -turn lanes for vehicles to not encroach onto the upstream major intersections or adjacent through lane by utilizing the existing storage space currently available within the left -turn lanes and painted medians which can accommodated vehicular queue.

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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
Detailed vehicular queue analysis sheets for Long -Range (2040) Without Project Conditions are contained in Technical Appendix H2 Appendix G. Detailed vehicular queue analysis sheets for Long - Range ( 2040) With Project Conditions are contained in Technical Appendix H2 Appendix H.

Impact Conclusion
Level of Service Analysis Impact Conclusion
All study area intersections are forecast to operate at an acceptable level of service during the peak hours for all of the analysis scenarios evaluated as part of the Transportation Study. Based on the agency - established performance criteria, no study intersection improvements are required for any of the analysis scenarios evaluated as part of the Transportation Study. Thus, less than significant impacts would occur.

Vehicular Queue Analysis Impact Conclusion
For all of the evaluated scenarios, adequate stacking capacity is forecast to be provided at the evaluated left -turn lanes for vehicles to not encroach onto the upstream major intersections or adjacent through lane by utilizing the existing storage space currently available within the left -turn lanes and painted medians that can accommodated vehicular queue. Thus, less than significant impacts would occur.

Public Transit, Bicycle, and Pedestrian Facilities Policies, Plans or Programs The proposed project does not include any components that would conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities. Thus, no impacts would occur.

Public Transportation Services
OmniTrans provides the following transit services throughout San Bernardino County: Fixed Route, sbX Greenline, OmniAccess ADA service, and OmniRide.

Fixed Route
Omnitrans fixed -route service consists of 28 convenient routes, including local fixed -routes, one regional express route, providing safe, dependable, and environmentally friendly transportation throughout the San Bernardino Valley. Omnitrans' fixed -route service area covers 15 cities and portions of unincorporated areas of San Bernardino County, to major destinations such as transportation centers, medical centers, educational facilities, shopping malls, business parks, and community centers. Routes are operated with 40- foot buses and 30- foot buses, running primarily along major east -west and north - south corridors. Headways vary from 15- minute to hourly service, with approximately 18 hours of service on weekdays, 13 hours on Saturdays, and 12 hours on Sundays. sbX Green Line
The sbX Green line, San Bernardino County' s first -ever express passenger service, offers quick, convenient, comfortable, and affordable transportation to major destinations in the cities of San Bernardino and Loma Linda. The sbX fleet consists of deluxe 60- foot articulated vehicles powered by environmentally - friendly compressed natural gas, with 16 art -inspired stations at key destinations along the 16- mile route, dedicated bus -only lanes, traffic signal prioritization, and convenient onboard Wi- Fi, power outlets, and bike racks. Service runs weekdays every 10 minutes during peak hours, 15 minutes off peak. On Saturdays, service runs every 20 minutes. In addition to the existing Green Line, the next sbX segment will be the West Valley Connector.

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OmniAccess ADA Service
OmniAccess paratransit service is an Americans with Disabilities Act (ADA) mandated public transportation service for people unable to independently use the fixed route bus service in South Western San Bernardino County for all or some of their trips. OmniAccess provides curb -to -curb service to complement the Omnitrans fixed -route bus system, and is available during the same periods that fixed -route service operates.

OmniRide
OmniRide is a microtransit service in Bloomington, Chino/ Chino Hills and Upland with on -demand, reservation based transportation. Customers can reserve rides on an app, then be picked up and dropped off at the locations of their choosing within the service area boundaries. Each $ 4 trip on OmniRide includes a day pass to connect to Omnitrans buses. The OmniRide vans are ADA accessible.

Service runs weekdays from 6: 00 am to 8: 00 pm on weekdays only.

Public bus transit services are provided within the City of Highland by OmniTrans. Bus routes link various destinations within the City and throughout the County. Omnitrans operates routes in and through the City of Highland.

Route 1 serves Colton, Highland, and San Bernardino.

Route 3 serves Highland and San Bernardino.

Route 4 serves Highland and San Bernardino.

Route 15 serves Colton, Fontana, Highland, Redlands, Rialto, and San Bernardino.

SB Connect Route 300 serves Colton, Highland, and San Bernardino.

The bus routes closest to the project site are Routes 3/ 4, which are circular routes that serves West San Bernardino ( Baseline - Highland - San Bernardino). Project residents would have access to Routes 3/ 4 on 91h Street.

The proposed project does not involve any modifications to the roadway system within the project vicinity that would impact public transit service. As the proposed project consists of 220 multi -family residential units, increased use of the public transportation system could result from future residents utilizing nearby public transportation. As such, the proposed project is not anticipated to impact the effectiveness or performance of existing transit systems. Thus, less than significant impacts would occur.

Pedestrian and Bicycle Facilities
Per Highland General Plan Circulation Element Figure 3- 5, Bikeways, both Sterling Avenue and 911, Street are classified as Class III Bike Routes. Class III Bike Routes are considered shared facilities serving either to provide continuity to other bicycle facilities or to designate preferred routes through high -demand corridors. Such bikeways are designated using signage along the roadway without special street striping.

Sidewalks for pedestrians and bicycle facilities are currently provided on the west and east sides of Sterling Avenue. Class III Bike Routes are available on Sterling Avenue, and could by directly accessed to/from the proposed project site. The proposed project would not significantly impact the effectiveness or performance of existing pedestrian or bicycle facilities.

Although all construction staging would occur within the boundaries of the project site, construction activities may temporarily limit pedestrian use of the sidewalk adjacent to the site, as well as the Class III Bike Route on Sterling Avenue. These activities would be temporary and would cease upon project completion. Also, implementation of the proposed project would not limit the accessibility of the site for Draft I July 2023 Environmental Analysis - 4- 140
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pedestrians or future cyclists, or their ability to utilize existing facilities. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

B. WOULD THE PROJECT CONFLICT OR BE INCONSISTENT WITH CEQA GUIDELINES SECTION 15064. 3 SUBDIVISION ( B)?

LESS THAN SIGNIFICANT IMPACT WITH MITIGATION INCORPORATED CEQA Vehicle Miles Traveled Screening Evaluation
Based on the most current version of the California Environmental Quality Act ( CEQA), projects are required to prepare a Vehicle Miles Traveled ( VMT) analysis.

Based on the City -adopted Recommended Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment ( Fehr & Peers, February 2020), there are three types of screening that lead agencies can apply to effectively screen projects from project -level assessment:

I. Transit Priority Area ( TPA) Screening
II. Low VMT Area Screening using the online SBCTA screening tool developed by Fehr & Peers III. Project Type Screening: Projects which serve the local community and have the potential to reduce VMT should not be required to complete a VMT assessment. These projects include:

Projects generating less than 110 daily vehicle trips
K- 12 schools
Local -serving retail less than 50, 000 sq. ft.

Local parks
Day care centers
Local serving gas stations
Local serving banks
Student housing projects
Local serving community colleges that are consistent with the assumptions noted in the RTP/ SCS
Project VMT Screening Analysis
Public Resources Code Section 21099 defines Transit Priority Areas ( TPAs) as an area within one- half mile of a major transit stop that is existing or planned, if the planned stop is scheduled to be completed within the planning horizon included in a Transportation Improvement Program.

Public Resources Code Section 21155(b) defines High Quality Transit Areas ( HQTAs) are defined as areas within one- half mile of a fixed guideway transit stop or a bus transit corridor where buses pick up passengers at a frequency of every 15 minutes or less during peak commuting hours Draft I July 2023 Environmental Analysis — 4- 141
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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
A VMT screening was performed for the proposed project utilizing the San Bernardino County Transportation Authority ( SBCTA) VMT screening tool. A screenshot of the SBCTA screening tool and project site evaluation is contained in Technical Appendix Hl, Attachment A.

Based on the VMT screening tool, the project site is completely located within a Transit Priority Area TPA), and within a low VMT generating Traffic Analysis Zone (TAZ). As such, the proposed project is screened out for VMT. The screening is consistent with the City of Highland' s adopted and established guidelines relative to VMT, and the CEQA thresholds of significance. Thus, less than significant impacts would occur.

The Air Quality and Greenhouse Gas Analysis (refer to Technical Appendix A, Appendix A — CALEEMOD Outputs, Pages 67/ 79 & 68/ 79) estimated that the proposed project would result in 2, 864, 750 vehicle miles traveled (VMT) annually. However, the City of Highland has not yet developed thresholds of significance based upon VMT.

Level of Service Analysis
Traffic studies shall be prepared in accordance with criteria adopted by the City of Highland as stipulated in the City of Highland Public Works Policies, Procedures and Standards, 9. 0 Traffic. 20 The Transportation Study was prepared using Level of Service ( LOS) as the threshold of significance.

Therefore, LOS was used as the threshold of significance for transportation impacts for the proposed project. The analysis in Response 4.17.A concluded impacts to be less than significant.

All study area intersections are forecast to operate at an acceptable level of service during the peak hours for all of the analysis scenarios evaluated as part of this report.

Based on the agency -established performance criteria, no study intersection improvements are required for any of the analysis scenarios evaluated as part of the Transportation Study. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

C. WOULD THE PROJECT SUBSTANTIALLY INCREASE HAZARDS DUE TO A DESIGN FEATURE E. G., SHARP CURVES OR DANGEROUS INTERSECTIONS) OR INCOMPATIBLE USES ( E. G., FARM EQUIPMENT)?

LESS THAN SIGNIFICANT IMPACT
Technical Appendix H2, Transportation Analysis includes an evaluation of the forecast vehicular queuing operations of the study area and the potential effect of the project trips on the surrounding circulation system.

The methodology utilized to evaluate the vehicular queues is the Highway Capacity Manual ( HCM) 95th percentile methodology. The Transportation Analysis utilizes the following criteria for evaluating vehicular queues:

If the vehicular queue for a left -turn lane on a public roadway exceeds the capacity of the turn lane and results in a spillover of the queue onto the upstream major intersection or onto the 20 City of Highland, City of Highland Public Works Policies, Procedures and Standards, 9. 0 Traffic. 90--- Traffic-PDF ( cityofhighland. or) Draft I July 2023 Environmental Analysis — 4- 142
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Halcyon 220- Unit Multi -Family Development at 7S36 Sterling Avenue Initial Study/ Mitigated Negative Declaration
adjacent through travel lane, improvements need to be identified to avoid the queue spillover onto the upstream major intersection or adjacent through travel lane.

The proposed project driveways are slightly offset from the existing Warm Springs Elementary School driveways located across the project site on Sterling Avenue. However, to provide a more conservative analysis, the vehicular queues analysis evaluates the offset intersections as one intersection with combined traffic volumes.

Site Access
Access to the project site would be from two gated driveway entries on Sterling Avenue. The southern driveway would be the main site driveway with full movement in (ingress) and out (egress) of the site.

The southern driveway provides one full unsignalized access ( left- in/left-out and right- in/ right- out). The northern driveway would be a secondary driveway with movement only out (egress) of the site. The northern driveway provides one unsignalized access ( left -out and right -out). An emergency access gate would be provided on the northern boundary of the site at the southern terminus of Elm Street.

Vehicular Queuing Evaluation
Existing ( 2023) and Existing ( 2023) With Project Conditions Existing ( 2023) Conditions and Existing ( 2023) With Project Conditions vehicular queue calculations for the study intersections are shown in Technical Appendix H2, Table 12 and are based upon the Existing 2023) Conditions peak hour turning movement volumes shown in Technical Appendix H2, Exhibit E, and Existing ( 2023) With Project Conditions peak hour turning movement volumes shown in Technical Appendix H2, Exhibit J and the existing geometry shown in Technical Appendix H2, Exhibit D.

As shown in Technical Appendix H2, Table 12, based on the analysis performed for Existing ( 2023) Conditions and Existing ( 2023) With Project Conditions, adequate stacking capacity is forecast to be provided at the evaluated left -turn lanes for vehicles to not encroach onto the upstream major intersections or adjacent through lane by utilizing the existing storage space currently available within the left -turn lanes and painted medians which can accommodated vehicular queue.

Detailed vehicular queue analysis sheets for Existing ( 2023) Conditions are contained in Technical Appendix H2, Appendix C. Detailed vehicular queue analysis sheets for Existing ( 2023) With Project Conditions are contained in Technical Appendix H2, Appendix D.

Opening Year Without Project & Opening Year With Project Conditions Vehicular Queue Analysis Opening Year ( 2026) Without Project Conditions and Opening Year ( 2026) With Project Conditions vehicular queue calculations for the study intersections are shown in Technical Appendix H2, Table 13 and are based upon the Opening Year ( 2026) Without Project Conditions peak hour turning movement volumes shown in Exhibit K, Opening Year ( 2026) With Project Conditions peak hour turning movement volumes shown in Exhibit L and the existing geometry shown in Exhibit D.

As shown in Technical Appendix H2, Table 13, based on the analysis performed for Opening Year ( 2026) Without Project Conditions and Opening Year (2026) With Project Conditions, adequate stacking capacity is forecast to be provided at the evaluated left -turn lanes for vehicles to not encroach onto the upstream major intersections or adjacent through lane by utilizing the existing storage space currently available within the left -turn lanes and painted medians which can accommodated vehicular queue.

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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
Detailed vehicular queue analysis sheets for Opening Year ( 2026) Without Project Conditions are contained in Technical Appendix H2, Appendix E. Detailed vehicular queue analysis sheets for Opening Year ( 2026) With Project Conditions are contained in Technical Appendix H2, Appendix F.

Long -Range ( 2040) Without Project & Long -Range ( 2040) With Project Conditions Vehicular Queue Analysis
Long -Range (2040) Without Project Conditions and Long -Range (2040) With Project Conditions vehicular queue calculations for the study intersections are shown in Technical Appendix H2, Table 14 and are based upon the Long -Range ( 2040) Without Project Conditions peak hour turning movement volumes shown in Technical Appendix H2, Exhibit M, Long -Range ( 2040) With Project Conditions peak hour turning movement volumes shown in Exhibit N and the existing geometry shown in Technical Appendix H2, Exhibit D.

As shown in Technical Appendix H2, Table 14, based on the analysis performed for Long -Range ( 2040) Without Project Conditions and Long -Range (2040) With Project Conditions, adequate stacking capacity is forecast to be provided at the evaluated left -turn lanes for vehicles to not encroach onto the upstream major intersections or adjacent through lane by utilizing the existing storage space currently available within the left -turn lanes and painted medians which can accommodated vehicular queue.

Detailed vehicular queue analysis sheets for Long -Range ( 2040) Without Project Conditions are contained in Technical Appendix H2, Appendix G. Detailed vehicular queue analysis sheets for Long - Range ( 2040) With Project Conditions are contained in Technical Appendix H2, Appendix H.

Impact Conclusion
For all of the evaluated scenarios, adequate stacking capacity is forecast to be provided at the evaluated left -turn lanes for vehicles to not encroach onto the upstream major intersections or adjacent through lane by utilizing the existing storage space currently available within the left -turn lanes and painted medians which can accommodated vehicular queue. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

D. WOULD THE PROJECT RESULT IN INADEQUATE EMERGENCY ACCESS?

LESS THAN SIGNIFICANT IMPACT
Access to the project site would be from two gated driveway entries on Sterling Avenue. The southern driveway would be the main site driveway with full movement in (ingress) and out (egress) of the site.

The northern driveway would be a secondary driveway with movement only out ( egress) of the site. An emergency access gate would be provided on the northern boundary of the site at the southern terminus of Elm Street.

Constructed roadways and driveways are required to meet access standards of the Highland Fire Department. Compliance with Highland Fire Department and San Bernardino County Sherriff Department requirements. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration

CUMULATIVE IMPACTS
The Transportation Study addresses both the project -specific and the proposed project' s contribution to cumulative impacts and concluded that the proposed project' s contribution to cumulatively significant impacts would be less than significant.

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-343-
Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration

4. 18. UTILITIES AND SERVICE SYSTEMS
Less Than
Significant
Potentially Impact With Less Than
Significant Mitigation Significant No
Would the project: Impact Incorporated Impact Impact
a. Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
b. Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry, and multiple dry years? c. 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? d. Generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
e. Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Sources Cited in Section 4. 18
DRC Engineering, Inc., Conceptual Utility Plan, April 4, 2023 East Valley Water District, 2019 Water System Master Plan, December 2019 2019- WSMP- Final ( eastvalley. org) , accessed June 21, 2023 East Valley Water District, 2019 Sewer System Master Plan, December 2019 2019- SSMP- Final ( eastvalley. org) , accessed June 21, 2023 Development- Guidelines- and- Procedures- 2022- 07- 05 ( eastvalley. org), accessed June 21, 2023 Basin Plan I Santa Ana Regional Water Quality Control Board (ca. gov), accessed June 15, 2023 A. WOULD THE PROJECT REQUIRE OR RESULT IN THE RELOCATION OR CONSTRUCTION OF

NEW OR EXPANDED WATER, WASTEWATER TREATMENT OR STORM WATER DRAINAGE,

ELECTRIC POWER, NATURAL GAS, OR TELECOMMUNICATIONS FACILITIES, THE

CONSTRUCTION OR RELOCATION OF WHICH COULD CAUSE SIGNIFICANT ENVIRONMENTAL EFFECTS?

LESS THAN SIGNIFICANT IMPACT
Existing Infrastructure
Existing water, sewer, storm drain, electrical, natural gas, and telecommunication facilities exist in the project area. Water, sewer, storm drain, electrical, and gas lines and fire hydrants are located within the Sterling Avenue right of way (refer to Exhibit 4. 18- 1, Utility Plan.

Electric power poles and lines exist within both sides of the Sterling Avenue right- of-way. Two existing electric power poles with cables are located within the project site.

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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
The Utility Plan identifies existing on- and off -site utilities and provides construction notes for storm drain, fire water, water, and sewer to support the proposed project.

Proposed Project Improvements
The proposed project would remove the two on -site electric power poles. Per the Utility Plan, the proposed project would install the on -site water, sewer, storm drain, street, electricity, natural gas, and telephone infrastructure to serve the proposed on -site multi -family residential development, and connect to applicable off -site systems in Sterling Avenue or Elm Street.

Implementation of the proposed project does not result in the construction of expanded water, wastewater treatment, storm water drainage, electrical, natural gas, or telecommunications facilities that would cause significant environmental effects. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

B. WOULD THE PROJECT HAVE SUFFICIENT WATER SUPPLIES AVAILABLE TO SERVE THE

PROJECT AND REASONABLY FORESEEABLE FUTURE DEVELOPMENT DURING NORMAL, DRY, AND MULTIPLE DRY YEARS?

LESS THAN SIGNIFICANT IMPACT
The proposed project does not satisfy the criteria in Senate Bill 610 or Senate Bill 221 ( codified as California Water Code Sections 10910- 10915, Business and Professions Code Section 11010, and Government Code Section 66473) regarding the preparation of a Water Supply Assessment to verify that sufficient water supplies are available to serve the proposed project from existing entitlements/ resources.

The East Valley Water District ( EVWD) is responsible for water service to the City and maintaining the City' s water system infrastructure. Implementation of the proposed project would increase the demand for water service for the project site.

There is currently no water service to the project site. The proposed project would involve the installation of water lines and water meters within the project site that would connect to the existing water lines in Sterling Avenue.

Upper Santa River Watershed Region
The water management agencies within the Upper Santa Ana River ( SAR) Watershed Region ( Region) have a long history of collaboration to deliver regional water resource solutions. They collaborate to collect and manage water resource data and prepare multiple planning documents to meet regulatory requirements while guiding effective regional and local decision -making. Two of the Region' s foundational documents are the Upper Santa Ana River Watershed Integrated Regional Water Management Plan (IRWMP) and the San Bernardino Valley Regional Urban Water Management Plan RUWMP). Since both documents were due to be updated for the 2020 planning cycle and considering the overlap and interdependence of these two documents, Valley District and its regional partners envisioned a consolidated document that combines these two plans, merges the common elements, and creates a cohesive water resources planning framework for the future. The IRUWMP includes: Part 1, Regional Context; Part 2, Local Agency Urban Water Management Plans; Part 3, Regional Supporting Information; and Part 4, Urban Water Management Plan Agency Supporting Information. The IRWRP was adopted by the San Bernardino Valley Municipal Water District on June 15, 2021.

Draft I July 2023 Environmental Analysis — 4- 156
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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
The Upper Santa Ana River Watershed Integrated Regional Water Management Plan and the San Bernardino Valley Regional Urban Water Management Plan were prepared in compliance with the requirements of Water Code Section 10610 through 10656 of the Urban Water Management Planning Act. The Urban Water Management Planning Act requires urban water suppliers that either provide 3, 000 acre- feet per year ( AFY) or serve 3, 000 or more connections to assess the reliability of its water sources over a 20- year planning horizon and to update the data in the urban water plans every 5 years.

In preparing their 20- year management plans, water suppliers must directly address the subject of future population growth. The suppliers must identify sources of supply to meet demand during normal, dry, and multiple dry years.

Per the 2020 IRUWMP for the East Valley Water District Table 6- 5: DWR 4- 21Z Projected Demand for Water ( AF), the projected water use for multi -family customer class is:

Year 2025: 3, 497 acre- feet ( AF)
Year 2030: 3, 618 AF
Year 2035: 3, 738 AF
Year 2040: 3, 850 AF
Year 2045: 3, 962 AF
Estimated Project Water Demand
Implementation of the proposed project would result in increased water demand when compared to the existing conditions of a vacant and undeveloped parcel. Table 4. 18- 1, Estimated Project Water Demand, quantifies the proposed project' s estimated water demand.

TABLE 4.18- 1 ESTIMATED PROJECT WATER DEMAND
Use Dwelling Units Factor GPD AFY
or Acres
Proposed Project
Multi -Family Residential - Total 220 DU 245 gpd/ unit 53, 900. 0 60. 42 Source:

1. East Valley Water District, Development Guidelines and Procedures, July 5, 2022 Notes:

DU = dwelling unit; AC = acres; GPD = gallons per day; AFY = acre-feet per year The residential water demand associated with the proposed project is anticipated to be approximately 53, 900 gallons per day ( gpd) or 60. 42 acre- feet per year (AFY). All residential units would incorporate current requirements to reduce water consumption, including but not limited to low flow toilets and reduced flow shower heads.

Per the Landscape Plan, the proposed project incorporates drought tolerant planting. A minimum of 75 percent of the selected trees and shrubs are chosen from the Los Angeles County Drought Tolerant List and the State of California WUCOLS ( Water Use Classification of Landscape Species) List, and are designated as either very low, low, or medium water use in the following percentages.

Very Low Water Use — 5%
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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
Low Water Use — 75%
Medium Water Use — 20%
No plants were selected from the high water use classification.

In addition, the Landscape Plan includes the following irrigation and landscape design notes:

1. Landscape shall adhere to the City of Highland Municipal Code 16. 40

2. Irrigation shall be water conserving and conform to the State of California AB 1811 MWELO requirements

3. Plants shall be grouped into hydrozones utilizing the WUCOLS and 75 percent of the total plants shall be classified as low water used.

4. All landscape areas shall be either a 1- inch minimum layer of decomposed granite or decorative cobble, or be heavily mulched with a 3- inch minimum depth of shredded mulch at the end of construction.

5. Install high efficiency irrigation system with smart clock controls.

6. Turf areas are excluded from this site ( 0%) in favor or drought tolerant planting.

Based on the State of California Model Water Efficient Landscape Ordinance, the anticipated water use is below the 276, 991 gallons per day or 0. 85 AFY maximum allowed for this type and size of project.

Additionally, the proposed project would be required to comply with Highland Municipal Code Chapter

16. 40, General Development Standards.

The proposed projected would be constructed and operational before the Year 2030, and would represent 1. 67 percent of 3,618 AF projected for the Year 2030. Thus, the growth associated with the proposed project is consistent with the 2020 IRUWMP for the East Valley Water District. In addition, the available water supply would meet projected demand during multiple dry years through 2045.

The operational activities associated with the proposed project are not anticipated to require a significant amount of water, and this water demand is not expected to have a significant impact on the local or regional supplies, as the growth under the proposed project has been accounted for in the 2020 IRUWMP for the East Valley Water District.

As such, the increase in water demand generated by implementation of the proposed project can be accommodated by the East Valley Water District. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

C. WOULD THE PROJECT 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?

LESS THAN SIGNIFICANT IMPACT
East Valley Water District
The East Valley Water District ( EVWD) provides sewer ( wastewater) collection services. EVWD' s existing sewer system includes approximately 213 miles of pipeline ranging in size from 4 inches to 24 Draft I July 2023 Environmental Analysis — 4- 158
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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
inches in diameter and 4, 500 sewer manholes. The East Trunk Sewer is approximately 9 miles long ranging in size from 8 inches to 54 inches in diameter. EVWD' s system, including the East Trunk Sewer, encompasses nine siphons to convey flows under creeks and flood control channels. EVWD has five diversion structures in its sewer collection system. Diversion structures are generally installed in manholes to divert flows along a specific route in case of a blockage in the system or during times of high flow. EVWD' s sewer system does not include any lift stations or force mains. All flow is conveyed by gravity into the East Trunk Sewer.

Sterling Natural Resource Center
The San Bernardino Valley Municipal Water District (SBVMWD) worked in partnership with EVWD to construct a new groundwater recharge facility for water produced from the Sterling Natural Resource Center (SNRC) and the City of San Bernardino Municipal Water Department.

The SNRC is a state-of-the-art water recycling facility in the City of Highland that become operational in 2023 and would provide a sustainable new water supply to boost the region' s water independence. The SNRC was constructed on a 14- acre parcel of land located at North Del Rosa Drive between East 5th Street and East 6th Street. The SNRC Treatment Facility is located on the eastern property, while the Administration Center is located on the western parcel. The recycled water conveyance pipelines were constructed along the existing rights -of -way within 6th Street. SNRC is be capable of treating up to 10 million gallons a day. The SNRC would produce Title 22 quality recycled water intended to go to groundwater recharge.

The existing EVWD sewer system conveys flows into the East Trunk Sewer, which then discharges to SNRC.

The EVWD Sewer System Master Plan ( SSMP) was updated in 2019. Within the SSMP, a comprehensive 20- year Capital Improvement Plan ( CIP) was developed that recommends both capacity- and condition - related capital projects and recommendations on further studies. SSMP Figure 3- 7 outlines the Recommended Capacity Projects addressed in the SSMP, and SSMP Chapter 6 describes how the new interceptor sewer would direct flows to the SNRC, and as such would relieve flows from the pipelines associated with the projects outlined in SSMP Chapter 7.

Proposed Project
The proposed project would construct 220 multi -family residential units and install sewer infrastructure on a vacant and undeveloped parcel. The proposed project' s sewer plans would be reviewed by the City Engineer and would be required to provide sufficient capacity and comply with City standards.

As shown on Table 4. 18- 2, Estimated Project Sewer Flows, the proposed project is estimated to generate 40,490 gallons per day (gpd) of wastewater. To determine peaking rates, a conservative value of 2.5 was multiplied to the 40, 480 gpd of wastewater for a result of 101, 200 gpd or 70. 28 gallons per minute ( gpm).

This wastewater would require treatment by the existing wastewater treatment plants.

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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
TABLE 4. 18- 2 ESTIMATED PROJECT SEWER FLOWS
Use Description
Dwelling
Units
Flow Factor'
Average Flow
gpd)
Peaking Flow
gpd)
Peaking Flow
gpm)
Proposed Use
Apartment 220 184 gpd/ unit 40, 480 101, 200 70. 28
Total 40, 480 101, 200 70. 28
Source:

1. East Valley Water District, Development Guidelines and Procedures, July 5, 2022 Notes: 1440 minutes in 1 day
gpd = gallons per day; gpm = gallons per minute
Impact Conclusion
The project site is served by existing EVWD collection systems. As such, the existing wastewater transmission system, as well as the transmission system associated with the development of the SNRC are anticipated to have adequate capacities to accommodate development associated with the proposed project. The proposed project would not require or result in the relocation or construction of new or expanded wastewater treatment facilities. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

D. WOULD THE PROJECT GENERATE SOLID WASTE IN EXCESS OF STATE OR LOCAL

STANDARDS, OR IN EXCESS OF THE CAPACITY OF LOCAL INFRASTRUCTURE, OR OTHERWISE IMPAIR THE ATTAINMENT OF SOLID WASTE REDUCTION GOALS?

LESS THAN SIGNIFICANT IMPACT
Burrtec Waste Management (Burrtec), under contract with the City of Highland, provides residential, commercial, and industrial refuse collection. The proposed project would be required to comply with California Assembly Bill (AB) 1826 and Senate Bill (SB) 1383 relative to multi -family recycling and residential organics diversion.

Burrtec indicated that the proposed project can be incorporated into existing collection routes in the City of Highland, and identifies additional information below relative to proposed project.

All multi -family residential projects in the City of Highland are provided with trash, mixed recyclable, and residential organics collection services. The three material types are collected in separate front -load, 3- axle collection trucks.

All three materials are taken to East Valley Recycling & Transfer ( East Valley) [ SWIS 36- AA- 0453], located at 1150 and 1250 Tippecanoe Avenue, San Bernardino. East Valley is a fully permitted Materials Recovery Facility & Transfer Station with a permitted capacity of 1, 500 tons per day. Mixed recyclables are processed at East Valley.

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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
Green waste and food waste are transferred to the Robert A. Nelson Transfer Station and Materials Recovery Facility ( MRF) [ SWIS 33- AA-02581 located at 1830 Agua Mansa Road, Riverside for composting.

Municipal solid waste is loaded into top -loading walking floor transfer trucks and transferred to either the San Timoteo Landfill [ SWIS 36- AA-0087] or the Mid -Valley Sanitary Landfill ( 36- AA- 0055). Both landfills are owned by San Bernardino County.

The San Timoteo Landfill [SWIS 36- AA-00871 is located at 31 Refuse Road, Redlands, and is permitted through December 1, 2039. The landfill permits a maximum throughput of 2,000 pounds per day. The remaining landfill capacity is 12,360,396 cubic yards as of April 30, 2019; the maximum permit capacity is 23, 685,785 cubic yards.

The Mid -Valley Sanitary Landfill [ 36- AA- 0055] is located at 2390 Alder Avenue, Rialto, and is permitted through April 1, 2045. The landfill permits a maximum throughput of 7,5000 tons per day. The remaining landfill capacity is 61, 219,377 cubic yards as of June 30, 2019; the maximum permit capacity is 101, 300, 000 cubic yards.

Projected Weekly Waste Volumes
Based upon the project information provided to Burrtec, Burrtec estimated the proposed project would generate the following weekly volumes:

Trash: 58 — 60 cubic yards/ week
Recyclables: 58 — 60 cubic yards/ week
Food Waste: 1, 000 — 1, 200 pounds/ week
Based upon the generations rates identified above, Burrtec estimates the proposed project would, at a minimum, require the following level of service:

Trash: Four 4- cubic yard bins picked up four times per week Recyclables: Four 4- cubic yard bins picked up four times per week Food Waste: Four 65- gallon carts picked up three times per week Project Construction
Buildout of the proposed project includes the construction of 220 multi -family residential units on 6. 77 acres. Site preparation (vegetation removal and grading activities) and construction activities would generate typical construction debris, including wood, paper, glass, metals, cardboard, and green wastes.

Non -salvaged construction waste would result in an incremental and intermittent increase in solid waste disposal at landfills and other waste disposal facilities utilized by the City. Construction -related solid waste could further impact landfills with insufficient capacity. However, according to the Solid Waste Information System, all landfills utilized by the City of Highland, have sufficient capacity to support a temporary increase in solid waste during construction of the proposed project. 21 21 CalRecycle, County of San Bernardino, Active & Permitted Disposal Sites, https:// www2.calrecycle. ca. gov/SWFacilities/ Directory/, accessed June 20, 2023.

Draft I July 2023 Environmental Analysis — 4- 161
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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
Project Operations
Operation of the proposed project would generate solid waste from the 220 multi -family residential units. According to CalRecycle, the City of Highland has a disposal rate of 3. 1 pounds per person per day in 2019. 22
Using this rate, the proposed project' s 770 residents would generate approximately 2,387 pounds of solid waste per day or 435. 63 tons per year. The solid waste volume of 1. 19 tons per day would be considered an acceptable amount of the daily capacity of the San Timoteo Landfill [ SWIS 36- AA-0087] or the Mid - Valley Sanitary Landfill ( 36-AA-0055).

The proposed residential development is consistent with the growth projections in the San Bernardino County Projections, which are used by San Bernardino County in their long- term planning for landfill capacity. The County' s landfill system has capacity in excess of the required 15- year threshold established by the California Integrated Waste Management Board (CIWMB). Based on the remaining capacity of the County' s landfills and the County' s long-term planning programs required to meet CIWMB' s requirements, there would be adequate waste disposal capacity within the permitted County' s landfill system to meet the needs of the proposed project.

Solid waste disposal within the City is subject to the requirements established in Highland Municipal Code Chapter 8. 12, Integrated Waste Management. The proposed project would be required to comply with the Highland Municipal Code, which requires providing adequate areas for collecting and loading recyclable materials in concert with Countywide efforts and programs to reduce the volume of solid waste entering landfills. In addition, the location of recycling/ separation areas is required to comply with all applicable Federal, State, public health, or local laws relating to fire, building, access, transportation, circulation, or safety. Compliance with all applicable State and San Bernardino County regulations for the use, collection, and disposal of solid and hazardous wastes is also mandated. It can be assumed that the proposed project would include adequate, accessible and convenient areas for collecting recyclable materials. Thus, less than significant construction and operational solid waste impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

E. WOULD THE PROJECT COMPLY WITH FEDERAL, STATE, AND LOCAL MANAGEMENT AND REDUCTION STATUTES AND REGULATIONS RELATED TO SOLID WASTE?

LESS THAN SIGNIFICANT IMPACT
State, County, and local agencies with regulatory authority related to solid waste include the California Department of Resources Recycling and Recovery, San Bernardino County Solid Waste Management Division, and the City of Highland.

The Integrated Waste Management Act, which requires every City and County in the State to prepare a Source Reduction and Recycling Element ( SRRE) to its Solid Waste Management Plan, identifies how each jurisdiction would meet the State' s mandatory waste diversion goal of 50 percent by and after the year 2000. The diversion goal has been increased to 75 percent by 2020 by SB 341.

Highland Municipal Code Chapter 8. 12, Integrated Waste Management, stipulates standards and regulations for the collection and management of solid waste in the City, in accordance with the z CalRecycle. Jurisdiction Diversion Post 2006, Highland, Jurisdiction Diversion/ Disl2osal Rate Summary ( ca. gov), accessed June 20, 2023.

Draft I July 2023 Environmental Analysis - 4- 162
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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
Integrated Waste Management Act. CalGreen Code Section 4.408 requires preparation of a Construction Waste Management Plan that outlines ways in which the contractor would recycle and/ or salvage for reuse a minimum of 50 percent of the nonhazardous construction and demolition debris. During the construction phase, the proposed project would comply with the CalGreen Code through the recycling and reuse of at least 50 percent of the nonhazardous construction and demolition debris from the project site.

The proposed project is a 220- unit multi -family residential development that does not have any unusual waste production characteristics, and thus, would not include any component that could conflict with State laws governing construction or operational solid waste diversion. The proposed project would comply with Federal, State, and local statutes and implementation requirements related to the management of solid waste. This includes the City' s construction and demolition disposal and recycling requirements.

The proposed project' s compliance with all applicable Federal, State, and local statutes and regulations related to solid waste, including the California Integrated Waste Management Act, San Bernardino County, and City of Highland recycling programs ensures no conflict with statues and regulations would occur. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

CUMULATIVE IMPACTS
The proposed project would have a less than significant impact with respect to utilities and service systems. The proposed project would require water and wastewater infrastructure, as well as solid waste disposal for building operation. Development of public utility infrastructure is part of an extensive planning process involving utility providers and jurisdictions with discretionary review authority. The coordination process associated with the preparation of development and infrastructure plans is intended to ensure that adequate resources are available to serve both individual projects and cumulative demand for resources and infrastructure as a result of cumulative growth and development in the area. Each individual project is subject to review for utility capacity to avoid unanticipated interruptions in service or inadequate supplies. Coordination with the utility companies would allow for the provision of utility service to the proposed project and other developments. The proposed project and other planned projects are subject to connection and service fees to assist in facility expansion and service improvements triggered by an increase in demand. Because of the utility planning and coordination activities described above, less than significant cumulative utility impacts would occur.

Draft I July 2023 Environmental Analysis — 4- 163
-352-
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-353-
Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration

4. 19. WILDFIRE
Less Than
Significant
Potentially Impact With Less Than
Significant Mitigation Significant No
Would the project: Impact Incorporated Impact Impact
a. Expose people or structures, either directly or indirectly, to a significant risk of loss, injury, or death involving wildland fires?
If located in or near state responsibility areas or lands classified as high fire hazard severity zones, would the project:
b. Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
c. Require the installation or maintenance of associated infrastructure ( such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
d. Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability, or drainage changes?
Sources Cited in Section 4. 19
City of Highland, The City of Highland General Plan, March 2006, January 2012, August 2012, January 2022 City of Highland, Highland Municipal Code, Title 15, Buildings and Construction California Department of Forestry and Fire Protection ( CAL FIRE), Highland Very High Fire Severity Zones in Local Responsibility Area [ LRA] Map, October 29, 2008 California Department of Forestry and Fire Protection ( CAL FIRE), San Bernardino County State Responsibility Area ( SRAL Fire Hazard Severity Zones Map, November 21, 2022 A. WOULD THE PROJECT EXPOSE PEOPLE OR STRUCTURES, EITHER DIRECTLY OR

INDIRECTLY, TO A SIGNIFICANT RISK OF LOSS, INJURY OR DEATH INVOLVING WILDLAND FIRES?

LESS THAN SIGNIFICANT IMPACT
A majority of Highland and the surrounding jurisdictions are developed and urbanized, providing increased opportunities for structural fires within the City. Building density, building construction, and wind contribute to the spread of fire in an urban environment. Wildland fires represent potentially significant safety hazards within the City.

Wildland fires occur in large undeveloped areas and result from ignition of grass, brush, and other flammable vegetative materials. Wildland fires can burn large areas destroying vegetation leading to increased susceptibility to land or mudslides, and cause a great deal of damage to both structures and valuable open space land.

As indicated in the Highland General Plan Public Health and Safety Element Figure 6.6, Fire Hazards and Safety Overlay Areas, the northeastern and eastern portions of the City ( east of I-210, SR- 30, and SR- 330), especially hillside areas, are most susceptible to wildfires due to the location of fire -prone vegetation, limited access for fire -fighting equipment, steep topography, and seasonal conditions that exacerbate fire Draft I July 2023 Environmental Analysis — 4- 165
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hazard conditions. Per Highland General Plan Public Health and Safety Element, the project site is not located within a fire severity zone; refer to Exhibit 4. 9- 1, Fire Hazard SeveritU.

The California Department of Forestry and Fire Protection ( CDF) provides fire protection and emergency medical services to the City of Highland through a cooperative agreement. The CDF also provides wildland fire protection to the unincorporated State Responsibility Area ( SRA) immediately adjacent to the eastern edge of the City. Additional wildland fire protection services are provided by the U.S. Forest Service on National Forest Lands adjacent to the City.

According to the Highland General Plan Public Health and Safety Element, the risk of wildfire is greatest in the north wilderness area and non -urbanized portion of the City where vegetation, varied topography, and slopes are all present. The southern urbanized area is exposed to the least amount of threat because of minimal exposure to fire prone vegetation, relatively flat topography, and developed character. The urban area is located in close proximity to fire stations and response times would be within the Highland Fire Department/ CAL Fire desired range.

The project site and surrounding areas are predominately developed and no wildlands occur within or adjacent to the project site. Also, the proposed project would not involve the closure or alteration of any existing evacuation routes that would be important in the event of a wildfire. Also, refer to Response

4. 11. 0 in Section 4. 11 of this Initial Study for information regarding evacuation routes.

The proposed project would be analyzed for consistency with Highland Municipal Code Title 15, Buildings and Construction, inclusive of Chapter 15. 06, California Fire Code, as part of the entitlement process, and would be required to implement any identified conditions, requirements, or design measures.

Compliance with these specified fire prevention standards would provide the necessary limitations to reduce the exposure of people or structures to risk involving wildland fires. In addition, the proposed project would not conflict with access and/or circulation of emergency vehicles in response to an emergency and/ or evacuation. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

B. IF LOCATED IN OR NEAR STATE RESPONSIBILITY AREAS OR LANDS CLASSIFIED AS HIGH

FIRE HAZARD SEVERITY ZONES, WOULD THE PROJECT, DUE TO SLOPE, PREVAILING

WINDS, AND OTHER FACTORS, EXACERBATE WILDFIRE RISKS, AND THEREBY EXPOSE

PROJECT OCCUPANTS TO POLLUTANT CONCENTRATIONS FROM A WILDFIRE OR THE UNCONTROLLED SPREAD OF A WILDFIRE?

LESS THAN SIGNIFICANT IMPACT
The project site and adjacent properties are urbanized, and there are no areas of native or natural vegetation found within the immediately adjacent properties. The project site is not located within either a Local Responsibility Area or State Responsibility Area.

The proposed project may be exposed to criteria pollutant emissions generated by wildland fires within the northeastern and eastern portions of the City that are within a Local Responsibility Area or State Responsibility Area. These impacts would not be exclusive to the project site since criteria pollutant emissions from wildland fires may affect the entire City as well as the surrounding cities and unincorporated county areas. However, given the existing developed nature of the project area, it is not anticipated that the proposed project would increase the risk related to wildland fires. Thus, less than significant impacts would occur.

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MITIGATION MEASURES
No mitigation measures are required.

C. IF LOCATED IN OR NEAR STATE RESPONSIBILITY AREAS OR LANDS CLASSIFIED AS HIGH

FIRE HAZARD SEVERITY ZONES, WOULD THE PROJECT REQUIRE THE INSTALLATION OR

MAINTENANCE OF ASSOCIATED INFRASTRUCTURE ( SUCH AS ROADS, FUEL BREAKS,

EMERGENCY WATER SOURCES, POWER LINES OR OTHER UTILITIES) THAT MAY

EXACERBATE FIRE RISK OR THAT MAY RESULT IN TEMPORARY OR ONGOING IMPACTS TO THE ENVIRONMENT?

LESS THAN SIGNIFICANT IMPACT
The project site is not located within either a Local Responsibility Area or State Responsibility Area The proposed project includes the installation of new utility lines such as electric, gas, water, and sewer lines, etc. to service the development. These utilities lines would be located below ground surface on - site, which would reduce the likelihood of a fire igniting. As such, the proposed project would not require the installation or maintenance of infrastructure that would exacerbate fire risk resulting in temporary or ongoing impacts to the environment. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

D. IF LOCATED IN OR NEAR STATE RESPONSIBILITY AREAS OR LANDS CLASSIFIED AS HIGH

FIRE HAZARD SEVERITY ZONES, WOULD THE PROJECT EXPOSE PEOPLE OR STRUCTURES

TO SIGNIFICANT RISKS, INCLUDING DOWNSLOPE OR DOWNSTREAM FLOODING OR

LANDSLIDES, AS A RESULT OF RUNOFF, POST - FIRE SLOPE INSTABILITY, OR DRAINAGE CHANGES?

LESS THAN SIGNIFICANT IMPACT
The project site is not located within either a Local Responsibility Area or State Responsibility Area The project site and the surrounding properties are developed and urbanized. The proposed project has been designed by civil engineers and architects to ensure that the structural stability of development. As such, implementation of the proposed project is not expected to expose people or structures to flooding as a result of slope instability or drainage changes. Thus, less than significant impacts would occur.

MITIGATION MEASURES
No mitigation measures are required.

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CUMULATIVE IMPACTS
Project - specific impacts would be reduced to less than significant. Buildout of the proposed project, in combination with present and reasonably foreseeable future development within the City, including development within Fire Hazard Severity Zones, has the potential to expose people or structures to wildland fires, expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire, expose people or structures to significant risks (i.e., downslope or downstream flooding or landslides), or require the installation of new or maintenance of existing infrastructure that could exacerbate fire risk.

However, new development would be required to comply with existing regulations, including but not limited to Highland Municipal Code Title 15, Buildings and Construction, inclusive of Chapter 15.06, California Fire Code, as part of the entitlement process, and would be required to implement any identified conditions, requirements, or design measures.

Compliance with these requirements would minimize wildland fire risks at individual construction sites.

As such, less than significant cumulative impacts would occur.

Draft I July 2023 Environmental Analysis - 4- 168
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4. 20. MANDATORY FINDINGS OF SIGNIFICANCE
Less Than
Significant
Potentially Impact With Less Than
Significant Mitigation Significant No
Would the project: Impact Incorporated Impact Impact
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?
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)?
c. Does the project have environmental effects which would cause substantial adverse effects on human beings, either directly or indirectly? 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?

LESS THAN SIGNIFICANT IMPACT WITH MITIGATION INCORPORATED The project site is vacant and undeveloped, but is surrounded on all sides by urban development. The project site does not contain threatened or endangered species, sensitive habitats, or cultural or historical resources. However, the project site may have significance for b biological resources and (trees) and tribal cultural resources. Thus, there is the potential to degrade the environment with respect to biological resources and tribal cultural resources. Therefore, with implementation of Mitigation Measures 13I0- 1, CUL- 1 and CUL- 2, and TCR- 1 through TCR- 3, potential impacts to biological resources and tribal cultural resources would be reduced to less than significant.

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)?

LESS THAN SIGNIFICANT IMPACT
Based on the analysis contained in this Initial Study, the proposed project would not have cumulatively considerable impacts with the implementation of identified mitigation measures. Implementation of Draft I July 2023 Environmental Analysis — 4- 171
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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration
mitigation measures at the project -level would reduce the potential for the incremental effects of the proposed project to be considerable when viewed in connection with the effects of past projects, current projects, or probable future projects.

C. DOES THE PROJECT HAVE ENVIRONMENTAL EFFECTS WHICH WOULD CAUSE SUBSTANTIAL ADVERSE EFFECTS ON HUMAN BEINGS, EITHER DIRECTLY OR INDIRECTLY?

LESS THAN SIGNIFICANT IMPACT WITH MITIGATION INCORPORATED Previous sections of this Initial Study reviewed the proposed project' s potential impacts related to Air Quality; Biological Resources; Cultural and Tribal Cultural Resources; Geology and Soils; Hazards & Hazardous Materials; and Noise. As concluded in these previous discussions, the proposed project would result in less than significant environmental impacts with implementation of the recommended mitigation measures. Therefore, the proposed project would not result in environmental impacts that would cause substantial adverse effects on human beings.

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4. 21. REFERENCES
Refer to Section 4. 1 through Section 4. 19 for the listing of references utilized in the preparation of this Initial Study.

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4.22. REPORT PREPARATION PERSONNEL
City of Highland ( Lead Agency)
27215 Base Line
Highland, CA 92346
Ms. Kim Stater, Assistant Community Development Director Mr. Ash Syed Kuseh, Associate Planner
Mr. Matt Bennett, Assistant Public Works Director
Ms. Nancy Holland, Hernandez, Kroone & Associates ( Traffic Consultant) Morse Planning Group ( CEQA Consultant)
145 N C Street
Tustin, California 92780
Ms. Collette L. Morse, AICP, Principal, Project Manager Duke Cultural Resources Management ( Cultural Resources) 18 Technology Drive, Suite 103
Irvine, CA 92618
Mr. Curt Duke, MA, RPA: Principal Archaeologist
Ms. Alexandria Bulato, BA, Archaeologist
DRC Engineering, Inc. (Drainage)
160 S Old Springs Road, Suite 210
Anaheim Hills, CA 92808
Mr. Drew Gates, RCE, Design Engineer
DRC Engineering, Inc. ( Water Quality)
160 S Old Springs Road, Suite 210
Anaheim Hills, CA 92808
Mr. Drew Gates, RCE, Design Engineer
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Leighton and Associates, Inc. ( Geotechnical)
10532 Acacia Street, Suite B- 6
Rancho Cucamonga, California 91730
Mr. Steven G. Okubo, PG, CEG, Associate Geologist
Mr. Jason D. Hertzberg, GE, Principal Engineer
Mr. Ronald A. Reed, GE, Associate Engineer
Leighton and Associates, Inc. ( Hazardous Materials)
10532 Acacia Street, Suite B- 6
Rancho Cucamonga, California 91730
Mr. Robert B. Hansen, PG, Associate Environmental Geologist Ms. Tracy Roberts, Staff Geologist
MAT Engineering, Inc. (Traffic, Air Quality, Greenhouse Gases, and Noise) 17192 Murphy Avenue # 14902
Irvine, CA 92623
Mr. Alex Tabrizi, PE, TE
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Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration

5. 0 CONSULTANT RECOMMENDATION
Based on the information and environmental analysis contained in the Initial Study/ Environmental Checklist, we recommend that the City of Highland prepare a Mitigated Negative Declaration for the Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Project. We find that the proposed project could have a significant effect on a number of environmental issues, but that mitigation measures have been identified that reduce such impacts to a less than significant level. We recommend that the second category be selected for the City of Highland' s determination ( see Section 6. 0, Lead Agency Determination).

July 31, 2023
Date
04&& V?s& L,
Collette L. Morse, AICP
Project Manager
Morse Planning Group
Draft I July 2023 Consultant Recommendation — 5- 1
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6.0 LEAD AGENCY DETERMINATION
On the basis of this initial evaluation:

I find that the proposed use COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION would be prepared.

I find that although the proposal could have a significant effect on the environment, there would not be a significant effect in this case because the mitigation measures v/ described in Section 4.0 have been added. A MITIGATED NEGATIVE DECLARATION would be prepared.

I find that the proposal MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.

I find that the proposal MAY have a significant effect(s) 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, if the effect is a " potentially significant impact' or " potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.

Signature:

Title: Associate Planner
Printed Name: Ash Syed
Agency: City of Highland
Date: July 31, 2023
Draft I July 2023 Lead Agency Determination — 6- 1
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Halcyon 220- Unit Multi - Family Development at 7536 Sterling Avenue Initial Study/ Mitigated Negative Declaration

7. 0 MITIGATION MONITORING AND REPORTING
c1;7_\ vi
Initial Study/Mitigated Negative Declaration Section 4.0 identifies the mitigation measures that will be implemented to reduce the impacts associated with the Halcyon 220- Unit Multi -Family Development at 7536 Sterling Avenue Project. The California Environmental Quality Act ( CEQA) requires a public agency to adopt a monitoring and reporting program for assessing and ensuring compliance with any required mitigation measures applied to proposed development. As stated in Public Resources Code Section 21081. 6,
the public agency shall adopt a reporting or monitoring program for the changes to the project which it has adopted, or made a condition of project approval, in order to mitigate or avoid significant effects on the environment.

Public Resources Code Section 21081. 6 provides general guidelines for implementing mitigation monitoring programs and indicates that specific reporting and/ or monitoring requirements, to be enforced during project implementation, shall be defined prior to adoption of the Mitigated Negative Declaration.

The mitigation monitoring table that follow lists those mitigation measures that may be included as conditions of approval for the project. These measures correspond to those outlined in Section 4.0.

To ensure that the mitigation measures are properly implemented, a monitoring program has been devised which identifies the timing and responsibility for monitoring each measure. The City of Highland will have the responsibility for implementing the measures, and the Applicant will have the primary responsibility for monitoring and reporting the implementation of the mitigation measures.

Draft ( July 2023 Mitigation Monitoring and Reporting Program — 7- 1 -370-
Exhibit B includes the Mitigation Monitoring and Reporting Program -371-
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-378-
ATTACHMENT 8
Public Comment Letter
-379-
P4 sal&
7132 Duufee >4.rexue
Waltfa rd & 4K 42346
City of Highland
Planning Commission
27215 Baseline
Highland, CA 92346
Re: PRA 23- 002, LLA 23- 003, VAR 23- 003
Honorable Members
Reviewing the proposal for the 220 unit, 4- story apartment on Sterling Avenue between Baseline and 9tn in the City of Highland, please address the following comments/ concerns:

This appears to be a well -thought and well -planned project, however, a project of this magnitude brings many issues that must be addressed and agreed to
Schools. The proximity of this project to an already over -crowded elementary school ( Warem Springs) is very troubling — not just the over -crowding, but the traffic on an extremely busy street (Sterling). I urge each Commissioner to pick a day and drive 9th to Baseline between7: 30 — 5: 30pm Traffic: Besides the issue brought above, there is also the issue of Ingress/ Egress. The project calls for 220 Units/ 418 parking spaces ( although 458 required) — yet there is only ONE ingress (on Sterling) and three egress (two on Sterling and one locked/ emergency only on Elm. This is not satisfactory at all for either tenants or citizens utilizing Sterling.

Height of project: This project calls for 4- stories, which, for health and safety requires the city to have a ladder fire truck. Dependance on an agreement with San Manuel is NOT satisfactory. There is also the issue of privacy for private properties next ti the project Law Enforcement: It is well known that apartments (and rentals) have higher calls for safety public service. It is imperative that this project be an ENHANCEMENT to the neighborhood and city, and NOT a

DETRIMATE
The four concerns can be addressed by requiring and enforcing the following conditions:

1. Project MUST have an ON -SITE MANAGER ( Manager to also have key to emergency Elm exit)

2. Project MUST have CC& R' s which include
to hanging clothing, rugs, etc over balcony railing
No windows or balcony' s facing private property
a.
b.
-380-
Restrictions on number of people per unit. Example:

Studio =- 445 sqft - no more than 3
1 bedroom — 705 sqft - no more than 4
2 bedroom = 975 sqft — no more than 6
3 bedroom — 1100 sqft — no more than 8

3. Ingress/. Egress is of major concern! ONE ingress is NOT satisfactory for health and safety of tenants and/ or public. Access is gated and requires key or code to enter. 418 autos leaving for work and returning need more than one access. (Sterling will be right turn only, so vehicles will come from Baseline or North Sterling. There must be no LEFT TURN either entering or leaving the facility.

I urge you to consider the impact this project will have on the city for many years. It can either be the shining star" as the gateway to our city, or can be another ghetto blight.

Sincerely,
4X"', aw
Jody Scott
-381-
ATTACHMENT 9
Draft PC Minutes
-382-
Draft Minutes
September 19, 2023
Item No. 6
Development of a 220- unit 4- story multi -family apartment complex utilizing a Density Bonus for eleven ( 11) affordable units under Section 16 40 090 Development Density of the Highland Municipal Code Entitlements include Design Review Application ( DRA 23-002) of the project plans Lot Line Adjustment ( LLA23- 003) to relocate the existing parcel boundaries and create separate parcels for a multi -phase development Variance ( VAR 23-003) to construct a perimeter fence/ wall 29% taller than the maximum height permitted for residential projects, and a Conditions Covenants and Restrictions ---Density Bonus and Inclusionary Housing Agreement to demonstrate compliance with Highland Municipal Code Chapters 16. 40 Development Density and 16. 50 /nclusionary Housing (West side of Sterling Avenue, 250 feet north of 9th Street Applicant: Helios Holdings LLC)
Assistant Community Development Director Stater presented the staff report.

Vice Chair Thomas asked are we adopting a resolution for tonight' s meeting? Assistant Community Development Director Stater stated yes, and within that resolution will be all of the individual recommendations to the City Council.

Chair Hamerly stated regarding the in -lieu fee, is that a standard per unit Development Impact Fee or fees assessed?
Assistant Community Development Director Stater stated it is standard. When the city enacted the fee, there was a subcommittee that looked at what it cost to build affordable housing. The subcommittee said we are not going to collect from our developers $ 70, 000 a unit to build.

The subcommittee recommended to the City Council a fee of $ 3, 750, The City Council adopted that fee and has not been changed since.

Applicant' s Representative Oscar Urandga stated we have some lovely renderings that we wanted to show off. We wanted you all to get a sense of what we are proposing and why we are proposing it. We want to provide a safe and healthy enclave. I think at the end of the day we wanted a target market for workforce housing, what we call naturally attainable and occurring affordable housing. We are very interested in modern, contemporary, and attractive design. The arrival experience, again, is something that we give a lot of thought to. We wanted something that was attractive, welcoming, but also very secure. We sincerely wanted this to be a catalyst project for the community, so we went a little further into design. We honestly wanted to make a meaningful contribution to the housing crisis. I personally am part of the Multifamily Housing Council for Orange County and Inland Empire. There are many forces that have on a project at any given time, and many of those forces are dynamic. They change over time, and we try to pay a lot of attention to the marketplace. I mentioned an incredible demand for housing which is a regional demand. We are looking for flexibility in terms of phasing, which is why we proposed a lot line adjustments the way that we did. Our interest is in a long- term hold in part because we're in an opportunity zone which are some tax benefits there that could be attractive to equity investors. We' re monitoring inflation daily, costs are incredible. Rent continues to climb to it's something that is kind of unprecedented in my career. We took advantage of SB 330 to lock in fees, so out of all of those variables, we were able to make one variable a constant. There is a very high open space requirement, a high inclusionary requirement, and when we strategize about how we can solve all those things we -383-
came up with our strategy of providing the 5% very low income. That affords us all those incentives and concessions to accommodate parking. We have put a number of different amenities, that are active, some are passive, some are focused on children and adults. We did have a rooftop deck at one point, but we were told we were the first four story building in the city. Just a lot of thought, a lot of care, iterations, expense, and collaboration with staff went into that plan. We are welcome to answer any questions you may have.

Applicant' s Architect Daniel Gaman stated Assistant Community Development Director Stater did a fabulous presentation on the project. I am more than happy to answer any questions you might have about why we' re proposing the design. It is long skinny building because we have a long skinny site for the building. The colors were chosen as classic evening wear, warmed up a little bit by the wood grain, and the recreational amenity building is kind of a butterfly strangling struggling to break free from that long bar building behind it. Showing on the PowerPoint, this is one of the courtyards in the building B, there is a BBQ area in the front.

The client, Mr. Webb, was very family oriented, he has two children of his own and he is thinking about children. We thought about families and children all the way through this, so we have two tot lots. There is also a dog run, which is by the other courtyard. There is a very large pool, indoor and outdoor fitness club house space. It is very much for like a suburban type of design and the imperative of this kind of density is that you begin to think a little bit more urban. Thank you.

Chair Hamerly opened the public hearing.

Public Speaker Jody Scott stated I think this project has a lot of potential, but I do have some concerns. I presented you all with a letter. I have concerns about the schools and traffic which includes ingress and egress. Other two concerns are the height of the project and law enforcement. The concerns can be addressed by requiring staying with it, this includes the city and the owner of the property. The ones here tonight are the developers, they're not the owners, they' re not the ones when the project are finished and make certain that the project is held up to some standards. This particular project is right on the entryway into the city so let's make it a good entryway, not another slum. We all know that apartments have a real bad name, because that is basically what they always turn out to be. They might be good for about four or five years, and then they go down. So, we need to make sure that this this project is done right and enforcement of certain rules. I would like to see a 24/ 7 onsite manager 24/ 7, that is a must. The project must have some CC& R' s, such as no hanging towels or clothes over the balcony. People driving down Base Line or Sterling can see this four- story building.

This is not what we want in the City of Highland. No windows or balconies facing private property, I couldn' t tell which side the balconies and windows were on, but we need to make certain that the private citizen has their home is protected. There should be a restriction on the number of people that can be in a certain home. We don' t want ten families in 456 square foot house. So, stay with the cleanup. Lastly, I would say it is a good project overall. I like what it can bring to the city, thank you.

Public Speaker Margaret Cisneros asked how many owners and neighbors did you contact? Can you answer that?
Chair Hamerly stated I am writing down everything you are stating. If you have a list of questions, I' ll write them down. I don' t want to interrupt back and forth.

Public Speaker Margaret Cisneros stated when I came to City of Highland, it was County before. When I closed escrow, it was the City of Highland. So, I have been living here since it -384-
has been the city. I did not ever dream that I would not have a home. I understand these projects can move very fast. It has good features, but there' s some features that looks like the Hilton hotel. I may want to live there. You have to consider what is there, not just what you hope to have there. I don't know any of my neighbors that were contacted except Jody Scott.

I contacted her, so you are lacking in your input. Please consider us that are there, we have all the negatives to live with. I am 94 years old now and I would like my years to be tranquil. I live there with my 2 caregivers, and my daughter. Please consider what you are doing. Will you show me where I live?
Assistant Community Development Director Stater pointed to where Mrs. Cisneros lives. She lives adjacent to the project on the north hand side.

Public Speaker Margaret Cisneros stated I keep thinking about the good years and try to minimize the negatives I have had to live with to where we had to take down chain link fencing to put steel ones up to keep the negatives out of my house. Please consider the people that are there. I' ve tried to be a good neighbor and I think some of the staff knows I am across the street from the school. They had to remodel all the front of their school and their parking and everything because of so much negative.

Public Speaker Kathleen Ogeen stated I am the daughter to Margaret, and I am a caregiver for her because she has developed lung disease. When they were remodeling the school my mother dedicated frontage to her property so the school children could have easier access to their school safely. She donated that to the city and there was all of that construction and then she' s diagnosed with lung disease because there is not even noticeable particulate matter that goes on with these kinds of developments. I' m partial to that because she is my mother, and she has to live with oxygen 24/ 7 now. She was there first and so were the residents around there. This outside entity wants to come in and say the city needs affordable housing.

Well, sure they do, all the displaced people that are being displaced with these warehouses that are getting voted in. Where are they going to go? Is that rent going to be affordable to them? I doubt it. They have a warehouse salary and they' re just trying to make ends meet and working more jobs. I think Highland can look for other places that are more conducive to this instead of trying to put this high density down everybody' s throat. You go through suffering; my mom and all the residents were patient with the remodeling. The Principal came and spoke with the residents and said this is going to be more than a year's project, they offered us headphones for the noise and masks. Since you do not live in this area, I didn' t see any reports that could be presented to your Planning Commission that would show the crime rate. There are police that do not even want to go down Elm Street to answer calls because it is so violent there. We' re making calls all the time there is graffiti, homelessness, and burglary. I am totally in opposition to this. I think you could do better in finding an area that's conducive to this beautiful affordable housing. I really think there' s a lot of work to do before we entertain this kind of development in the City of Highland. Thank you.

Chair Hamerly asked how many neighbors were interviewed or any interaction with the neighborhood when it was being designed? Is there risk of Mrs. Cisneros being displaced? Applicant' s Representative Oscar Uranga stated we went to great lengths to reach out to the church to the north. Staff was actually helpful in trying to introduce this to them. We never actually connected, we tried exhaustively. Through the traffic study process, reached out to the school itself. There's a lot of dialogue between them and the engineering staff on improvements to the Sterling Avenue median or not putting in a median. Again, safety was one of our guiding principles that we really insisted on and we aligned with the school -385-
regarding that. I think we found good compromise there and in addition the public process, the MND was circulated to residents.

Chair Hamerly stated based on the comments it was what type of input from the neighborhood in the conceptual design or the ideation portion of the project that led to the inspiration.

Applicant' s Representative Oscar Uranga stated we are concerned about safety. We are willing to work closely with our neighbors as we get into final engineering on any kind of custom edge conditions, maybe different plantings. The consideration is baked into the design in the form of very large setbacks and putting the building in the very center of the property. The additional height in the walls does not just provide safety or security for us, but it provides screening for their yards and provides privacy. We think those are good planning principles that we implemented into the design.

Chair Hamerly stated what you mentioned during your presentation was that you viewed this project as long-term ownership, correct?
Applicant's Representative Oscar Uranga stated yes, that's the intention. We are living through some of the most challenging capital markets, high interest rates, difficult financial times of my career. The advantage of the opportunity zone is to hold for a long time to take advantage of some tech tax benefits, and that is the intention. We take a thoughtful and caring approach with all the properties that we develop.

Chair Hamerly asked will there be 24- hour security or on -site management with CC& R' s? Applicant's Representative Oscar Uranga stated with any project these days, we insist on a robust CCTV system and cameras are everywhere. This is a for rental property, so CC& R' s do not apply. There will be lease terms that force people to comply with certain rules. We do not want stuff hanging over the railing, that would be a violation of their lease agreement.

Regarding the number of people in a unit is explicitly spelled out in the affordable housing agreement will show the number of people that can live in a one bedroom or studio. We want to build and maintain a healthy environment. We do not have a property management company picked out just yet. There will be 24 hours, seven days a week on -site management staff. During construction there will be clear signage that shows who to contact if there' s dust or noise.

Commissioner Miller stated I have a suggestion when looking at the mitigation measures that are applicable to construction is to ensure that someone is coming by our weekly that those measures are being implemented.

Applicant' s Representative Oscar Uranga stated yes, there is inspections that are required.

Commissioner Miller stated there are 11 very low- income units. How are you going about setting that affordable price for the other units?
Applicant' s Representative Oscar Uranga stated the market will decide. They will be governed by 30% of 50% of AMI which is published every year as a new schedule. I think some cities have a utility allowance that they even publish that is inclusive. Those 11 units will get parking and treated like everybody else in the complex. You will not be able to tell which one is a very low income versus a market rate unit. The market rate for unit rents will be determined by the marketplace and we are monitoring that.
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Public Speaker Margaret Cisneros asked are there any parking spaces that face the neighborhood?
Chair Hamerly stated it is surrounded by cars that will be parked facing outward, but the vehicles will be facing a 7 3/ 4- foot wall. You most likely will not see the vehicles that are parked behind the wall or have lights shining into your backyard because of the perimeter wall.

Chair Hamerly stated any comments on the site plan? There is obviously a main entrance that is at the southern side of the property. Did I hear correctly that the northern access was only emergency access?
Assistant Community Development Director Stater stated the northern access is egress only.

There is two on Sterling Avenue and on Elm Street that is for emergency access.

Commissioner Sutorus asked if there were only one Electric Vehicle ( EV) charger? Assistant Community Development Director Stater stated there is about 30 EV chargers.

Chair Hamerly asked for high density apartments, is it required to provide or just accommodate EV charging within the garages?
Applicant' s Architect Daniel Gaman stated we have 91 garages and then the rest are surface parking spaces, so I can' t quote the code of what the requirement is, but it certainly makes sense from a functional point of view because of covered space. The first EV owners will have garages as well.

Chair Hamerly stated any comments on the landscape plan? Commissioner Miller asked are we meeting the water budget? City Landscape Architect Scott Rice stated yes. The biggest thing was trying to fit in as much landscape as possible into the available space, given the limitations, because with the building and the parking.

Chair Hamerly stated one of the areas that I was looking at since there is a deficit of viable planter areas to get any tree massing against the building. Did we consider anything such as a green wall?
Applicant' s Architect Daniel Gaman stated you make a very good point. When the elevations come back up, you will notice that the stairs exteriors of the building are expressed. They have a hooded roof form that comes over them so it' s not a blank wall.

Chair Hamerly stated it actually building B south elevation, right hand side has four stories of blank wall facing the south opposite end of the building. I can see the stairwell right there, but at the corner that' s exposed to two sides of parking right hand side grid there is four stories of blank wall.

Applicant' s Architect Daniel Gaman stated we can take that into consideration. -387-
Chair Hamerly asked is the dog run real or artificial grass? Applicant' s Representative Oscar Uranga stated we are not sure yet. If it is artificial grass, there' s going to be a maintenance element to it.

Chair Hamerly stated lets go over the amenities.

Vice Chair Thomas stated regarding the playground equipment, will there be playground equipment proposed anywhere on site for an older age child? It seemed to be proposed for younger children. I recommend incorporating a playground for older age children, so we have both.

Chair Hamerly stated I recommend the private open areas with each unit have been reduced on the upper floors. You may want to have some contingency plans in place on how we could expand the BBQ areas if those do become a high demand.

Chair Hamerly stated the main entry date where it states Halcyon, is that going to be back lighted or is that a non -illuminated sign?
Applicant' s Representative Oscar Uranga stated not sure, it is a design detail we have to get to.

Chair Hamerly stated I encourage you to provide something since the streetlights probably won' t pick it up if you' re trying to find your way to Halcyon. PL- 6 was the screening, I guess the only thing I would encourage is the shading looks a little meager along the north side. I know the building' s going to put that whole thing in shade anyway, but maybe work with the city landscape architect and your landscape architect.

Applicant' s Representative Oscar Uranga stated that northern side is where we have this drainage and edge condition with another neighbor, and so we didn' t want to overstate how many trees we thought we could fit in there.

Chair Hamerly stated overall I thought there were very artistically done to break up the mass of a fairly large building, so it does not read as monolithic. There are a lot of garage doors in a row and not a lot of opportunities for varying them.

Applicant' s Architect Daniel Gaman the architecture that drops from the third floor we have focused a lot on that long stretch of garage doors. I think we could play more with the color because they do tend to be monolithic along the bottom. There is language is a little hard to describe why the colors are where they are, but it that could read down into the garage doors better.

Chair Hamerly stated any comments on the grading plan?
Commissioner Miller stated I thought DRC did a really good job on the drainage and the water quality, not only as it relates to the grading plan, but also quantifying the volumes and discharges in the Mitigated Negative Deck.

Chair Hamerly stated on page 141 table 2. 3 we have the unit types by phase. This table differs from the composition and the phasing of the table that is declared elsewhere and that is -388-
actually in the document that is recorded with this. I don' t know if this needs to be changed so it' s internally consistent or if it doesn' t matter.

Assistant Community Development Director Stater stated it changed over time, so this MND was circulated July 31st, 2023 but that has been slightly modified. It is not significant enough to go back and change the document without recirculating it.

Vice Chair Thomas stated I understand the needs of the current residents. I think it will serve you well if you continue to keep those communications open, but just overall families need homes to live here in Southern California, that's crucial. I hear the concerns, but I also hear that housing is a huge problem and we don' t have a lot of wiggle room around that. I like the project; you did a great job.

Commissioner Sutorus stated I appreciate all the residents, concerns, and comments. I know that we are in a fast -changing world. Electric cars are coming, and air quality is going to get better. I sit on a Commission just for large trucks, electrifying and turning into hydrogen where things are changing quickly. Interest rates are high, and people cannot afford to buy homes right now and renting is the only option.

Chair Hamerly closed the public hearing.

A MOTION was made by Vice Chair Thomas, seconded by Vice Chair Thomas to Adopt Resolution No. 2023 - 040 approving " Conditions, Covenants and Restrictions -- Density Bonus and
Inclusionary Housing Agreement" to facilitate the
development of a 220- unit multi -family housing project utilizing Density Bonus provisions and establishing the Inclusionary Housing Unit requirements for the project;

2. Adopt Resolution No. 2023- 041 approving Design
Review Application ( DRA 23- 002) for the site plan,
landscape plan, grading plan, and building elevations
related to the construction of a 220- unit, 4- story
apartment complex, subject to the Conditions of
Approval.

3. Adopt Resolution No. 2023- 042 approving Lot Line
Adjustment ( LLA 23- 003) to relocate the existing parcel boundaries and create separate parcels for a multiphase development; subject to the Conditions of Approval and Findings of Fact;

4. Adopt Resolution No. 2023- 043 approving Variance
VAR 23- 003) to allow an increase in the maximum
height for the perimeter fence/ wall from 6-feet to 7. 75- feet, 29% greater than the maximum height permitted in
the for residential projects; subject to the Findings of Fact; and
-389-

5. Adopt Resolution No. 2023- 044 adopting the associated Mitigated Negative Declaration ( ENV 23- 005), and direct Staff to file a Notice of Determination with the County Clerk of the Board.

RESOLUTION NO. 2023 - 040

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

HIGHLAND, CALIFORNIA, RECOMMENDING THE CITY COUNCIL

APPROVE THE CONDITIONS, COVENANTS, AND RESTRICTSIONS---

DENSITY BONUS AND INCLUSTIONARY HOUSING AGREEMENT
RELATED TO DESIGN REVIEW APPLICATION ( DRA 23- 002) FOR THE CONSTRUCTION OF A 220- UNIT, 4- STORY APARTMENT COMPLEX, UTILIZING A FIVE ( 5) PERCENT " DENSITY BONUS" FOR ELEVEN ( 11) AFFORDABLE UNITS UNDER SECTION 16.40.090 OF THE HIGHLAND MUNICIPAL CODE, ON A VACANT 6. 77 ACRE SIT LOCATED ON THE WEST SIDE OF STERLING AVENUE, 250 FEET NORTH OF 9T" STREET.

RESOLUTION NO. 2023 - 041

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

HIGHLAND, CALIFORNIA, RECOMMENDING THE CITY COUNCIL
APPROVE DESIGN REVIEW APPLICATION ( DRA 23- 002) FOR SITE

PLAN, LANDSCAPE PLAN, PHOTOMETRIC PLAN, GRADING PLAN,

AND BUILDING ELEVATIONS RELATED TO THE CONSTRUCTION OF
A 220- UNIT, 4- STORY APARTMENT COMPLEX ON A VACANT 6. 77

ACRE SITE LOCATED ON THE WEST SIDE OF STERLING AVENUE,
250 FEET NORTH OF 9TH STREET.

RESOLUTION NO. 2023 - 042

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

HIGHLAND, CALIFORNIA, RECOMMENDING THE CITY COUNCIL
APPROVE LOT LINE ADJUSTMENT ( LLA 23- 003) TO RELOCATE THE

EXISTING PARCEL BOUNDARIES TO CREATE SEPARATE PARCELS
FOR THE MULTI -PHASE DEVELOPMENT OF A 220- UNIT, 4- STORY APARTMENT COMPLEX ON A 6. 77 ACRE SITE LOCATED ON THE
WEST SIDE OF STERLING AVENUE, 250 FEET NORTH OF 9TH
STREET. ASSESSOR' S PARCEL NUMBERS: 0278- 131- 45, - 46, & - 47 RESOLUTION NO. 2023 - 043

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

HIGHLAND, CALIFORNIA, RECOMMENDING THE CITY COUNCIL
APPROVE VARIANCE ( VAR 23- 003) TO ALLOW AN INCREASE IN THE MAXIMUM HEIGHT FOR A PERIMETER FENCE/WALL FROM 6- FEET
-390-
TO 7. 75- FEET IN ASSOCIATION WITH DESIGN REVIEW APPLICATION DRA 23- 002) AND LOT LINE ADJUSTMENT ( LLA 23- 003) TO
CONSTRUCT A MULTI -PHASE, 220- UNIT, 4-STORY APARTMENT
COMPLEX ON A VACANT 6. 77 ACRE SITE LOCATED ON THE WEST SIDE OF STERLING AVENUE, 250 FEET NORTH OF 9TH STREET.

RESOLUTION NO. 2023 - 044

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

HIGHLAND, CALIFORNIA, RECOMMENDING THE CITY COUNCIL

ADOPT A MITIGATED NEGATIVE DECLARATION AND MITIGATION
MONITORING AND REPORTING PROGRAM ( ENV 23- 005) FOR THE DEVELOPMENT OF A OF A 220- UNIT, 4- STORY APARTMENT
COMPLEX ON A VACANT 6. 77 ACRE SITE LOCATED ON THE WEST SIDE OF STERLING AVENUE, 250 FEET NORTH OF 9TH STREET.

RELATED ENTITLEMENTS INCLUDE DESIGN REVIEW APPLICATION
DRA 23- 002), LOT LINE ADJUSTMENT ( LLA 23- 003), AND VARIANCE VAR 23- 003).
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ATTACHMENT 10
PC Directives
-392-
Planning Commission Directives from September 19, 2023 Public Hearing Halcyon Apartments
The Applicant shall work with City Staff to achieve the intent of the directives listed herein.

Neighborhood Outreach
Pre -Construction Notice to Neighbors - Prior to construction, give notice in the form of a mailer to immediate neighbors introducing Helios and the project' s contractor. Provide details regarding construction scheduling and contact information. Review the potential for custom edge conditions, in addition to the MMRP, to " go extra mile" and determine if additional measures are feasible to make the neighbors comfortable with respect to noise, dust, and traffic, during construction.

Landscape Plans

2. Consider a green wall at the building ends to reduce heat sink and COz and soften ends of building corners.

3. Discuss with City staff dog run turf details to determine the best materials for surfacing. Have a rinse down system if natural turf is not utilized.

4. Work with City' s Landscape Architect to ensure older children have appropriate recreation areas.

5. Add shade sails that cover the play equipment.

6. Have a contingency plan to expand barbeque areas if they become in high demand. Scatter them throughout the site.

7. Place larger canopied trees on the north side of the property to add shading around the perimeter of the site including parking areas. Continue to use building -mounted lighting as not to conflict with lighting.

8. Consider alternative palm species.

Building Elevations

9. Break up the color of garage doors. Consider matching the garage door color with the dominant fagade color. Other alternatives may be considered.

10. The calculation of the balcony interiors shall be 60 square feet as measured from the inside of the respective barrier walls.
-393-

STAFF REPORT

TO THE CITY COUNCIL
DATE: October 10, 2023
FROM: Joseph A. Hughes, City Manager
PREPARED BY: Lawrence A. Mainez, Community Development Director, and Kim Stater, Assistant Community Development Director
SUBJECT: Greenspot Village & Marketplace Specific Plan Revision SPR 23- 001) proposing an amendment to increase the
maximum dwelling unit count from 946 to 1, 218 dwelling units, Design Review Application ( DRA 23- 009) proposing the construction of a 272- unit multi -family residential development, and a CEQA finding of exemption, for a project located within Planning Area 3 of the Greenspot Village & Marketplace Specific Plan located west of the intersection of Boulder Avenue and Webster Street. Assessor' s Parcel
Number( s): 1201- 351- 28, 1201- 351- 14, 1201- 351- 15, 1201- 351- 16.

OWNER/APPLICANT: Rexco Development
RECOMMENDATION: The Planning Commission recommends the City Council:

Approved Motion
Denied
Continue
Ayes _
Noes _
Abstain
Absent
City Clerk
1) Make a finding under Public Resources Code Section
21166 and the corresponding CEQA Guidelines Section
15162 that there are no substantial changes or new
information of substantial importance that would trigger the preparation of a subsequent EIR and further finding that the project is exempt from further environmental
review under Government Code Section 65457;
2) Introduce and conduct first reading of Ordinance No. to amend the Greenspot Village & Marketplace Specific
Plan ( SPR 23- 001); and
Second Agenda
Item No. ff
File No.

Ci anager
-1-
City Council Meeting of REXCO SPR 23- 001 & DRA 23- 009 October 10, 2023
3) Adopt Resolution No. 2023- to approve Design
Review Application ( DRA 23- 009), subject to the
Conditions of Approval and Findings of Fact.

FISCAL IMPACT: The Applicant submitted the required deposit fee for processing a Specific Plan Revision and Design Review Application. Staff time spent working on the applications will be charged to this fee.

PUBLIC NOTICE: As required by the City Council, a notice of the public hearing was posted at the City' s three designated posting locations. In addition, the notice was posted on the City's website, mailed to property owners within three -hundred 300) feet of the project site on September 28, 2023, and published in the San Bernardino Sun Newspaper on September 29, 2023.

DESCRIPTION OF SITE: The proposed development will be located on approximately 12. 6 acres, spanning four ( 4) parcels, just west of the Boulder Avenue and Webster Street intersection, within Planning Area 3 of the Greenspot Village & Marketplace Specific Plan ( Attachment 1 — Area Map). Planning Area 3 is partially developed with a Real Estate Office and Day Spa and San Carlo Townhomes Phase I.

The remainder of Planning Area 3, which is the subject of the amendment application includes a single- family residence, metal garage structure previously occupied by a small classic BMW restoration business, and wood molding manufacturing business ( all vacant and abandoned as the the date of this Staff Report). The subject proposal is

12. 6 of the 30. 6 acre Planning Area 3.

Surrounding Land Uses
North: Currently Vacant Land ( 546 Multi -family unit entitlement approved in 2022) South: 200- Unit San Carlo Townhomes Phase I ( nearing completion) East: Beattie Middle School east of Boulder Avenue
West: Vacant Parcel
Location General Plan Zoning
Greenspot Village & Marketplace
North: Planned Development ( PD) Specific Plan ( SPR 06- 001 PA 2 Greenspot Village & Marketplace
South: Planned Development ( PD) Specific Plan ( SPR 06-001 PA 3 East: Public P Public/ Quasi- Public P/ Q
Greenspot Village & Marketplace
West: Planned Development ( PD) Specific Plan SPR 06- 001 PA 1 BACKGROUND: In 2014, the Highland City Council approved the Greenspot Village & Marketplace ( GVMP) Specific Plan, creating a zoning designation specific to the 104- acres located on the north side of Greenspot Road, between the SR210 Freeway and -2-
City Council Meeting of REXCO SPR 23- 001 & DRA 23- 009 October 10, 2023
Boulder/ Webster Avenues. The Specific Plan outlines the permitted land uses and development standards for residential and commercial development within the three ( 3) established Planning Areas within GVMP.

On October 13, 2020, the City Council approved a Specific Plan Revision and Design Review Application for Rexco Development' s 200- unit San Carlo Townhomes Phase I apartment complex at the southerly boundary of Planning Area 3, fronting Greenspot Road. This project is currently under construction and is expected to be completed early next year.

On June 8, 2021, the City Council approved a Specific Plan Revision, Conditional Use Permit and Design Review Application for TREH Partners, LLC for the development of an 85, 316 square foot multi -tenant commercial, and 200- unit apartment project in Planning Area 2 contiguous to the SR210 northbound on -ramp and City Creek.

On September 13, 2022, the City Council approved a Specific Plan Revision and Design Review Application for Alliance Residential California' s development of a 546- unit apartment complex, as well as an increase in the maximum number of residential units permitted within the Specific Plan from 800 to 946, per the adoption of Ordinance No. 455.

PROJECT REVIEW/ ANALYSIS: On April 27, 2023, Rexco Development submitted land use applications to accommodate the development of the proposed multi -family residential project. Specifically, the Applicant is requesting approval of a Specific Plan Revision ( SPR 23- 001) to amend the Greenspot Village & Marketplace Specific Plan ( SPR 06- 001) to increase the total dwelling unit limit within the Specific Plan from 946 dwelling units to 1, 218 dwelling units ( a 272- unit increase). This amendment will facilitate the construction of the 272- unit apartment complex north of the approved San Carlo Townhomes Phase I apartment project within Planning Area 3, Design Review Application - DRA 23- 009) ( Attachment 2 — Project Plans).

Specific Plan Revision
The Greenspot Village & Marketplace Specific Plan establishes standards by which commercial and residential developments are constructed. These development standards allow various clusters of units, the mixing of land uses, and design criteria with respect to certain features or conditions affecting a site. With regard to residential developments within the Greenspot Village & Marketplace Specific Plan, the proposed project must include site designs and architecture consistent with the approved design guidelines within the Specific Plan.

When the Greenspot Village & Marketplace Specific Plan was adopted in 2014, the underlying zoning for Planning Area 3 was Mixed Use and the Land Use Concept Plan -3-
City Council Meeting of REXCO SPR 23- 001 & DRA 23- 009 October 10, 2023
depicted a variety of retail shops along the Greenspot Road frontage with potential for multi -family residential or congregate care, and hospitality uses to the north.

Since then, with consideration to the effect of the COVID- 19 pandemic on brick and mortar stores and the general public' s overall shift to online retail shopping, the City Council approved the Applicant' s proposal for a 200- unit residential complex within Planning Area 3, along the Greenspot Road frontage, per the adoption of Ordinance No. 443 in October 2020. The intent was that there would remain an opportunity for nonresidential uses along the remainder of Planning Area 1 and the northerly part of Planning Area 3.

The Applicant has since conveyed to Staff that, while the COVID- 19 pandemic has essentially passed, its negative effect on the demand for brick and mortar retail stores remains. The Applicant provided Staff with an economic opinion explaining that the buildout of the remainder of Planning Area 3 envisioned to be retail and commercial developments, would be better suited with an expansion of the Applicant' s own approved San Carlo Townhomes Phase I apartments to the south ( Attachment 3 — Economic Opinion). Should the City Council approve the Specific Plan Amendments as recommended by the Planning Commission, Planning Area 3 within the Specific Plan would no longer have any future capacity for retail and commercial development.

The Greenspot Village & Marketplace Specific Plan currently accommodates a capacity of 946 units. Further, there are 946 residential units already approved within the Specific Plan ( 200 units by Rexco Development for San Carlo I + 200 units by TREH Partners, LLC, + 546 units by Alliance Residential California = 946 units). Because the capacity of 946 entitled units has been reached, the remaining acreage within Planning Area 3 should be developed with nonresidential uses such as retail, professional office or hospitality uses. Thus, the Applicant has proposed increasing the cap on the overall residential unit count to 1, 218.

By adopting a new Ordinance to amend the maximum dwelling unit count range from 100- 300 to 100- 472 within Planning Area 3, increasing the total buildout number from 946 to 1, 218 for the entire Specific Plan, the Applicant will be able to accommodate 272 dwelling units onto the 12. 6- acre site and satisfy the density range of 18- 40 du/ ac for Planning Area 3 of the Greenspot Village & Marketplace Specific Plan.

The following modifications to the Greenspot Village & Marketplace Specific Plan are being proposed. The " 946 units" will be modified to 1, 218 units" on pages 5, 19, 20, 21, 22, 23, 24, 25, 26, 29, 31, 72, and 269. Additionally, the " 300 units" will be modified to 472 units" on page 20, 24, 26, and 31. And lastly, the conceptual site plan on page 33 will incorporate the proposed 272- unit residential complex in Planning Area 3. -4-
City Council Meeting of
October 10, 2023
Design Review Application
REXCO SPR 23- 001 & DRA 23- 009
The Applicant proposes to utilize a combination of the Specific Plan' s ' Single -Family Attached' and ' Multi -Family' housing standards, as referenced on pages 97 & 105 of the Greenspot Village & Marketplace Specific Plan. This proposed housing development offers the benefits of a single-family home with the attached garage while also offering the community amenities such as small pocket parks, courtyards, recreation areas, and communal guest parking. The objective of the project is to provide a high -quality planned residential community that complements the surrounding commercial and residential land uses while creating an attractive, cohesive combination of architectural styles and landscaping and provide amenities maintained by the management team that will satisfy the needs of its residents.

Access and Circulation
Primary access to the development will be provided from a newly constructed Calhoun Road along the westerly boundary, a private street that will be signalized at Greenspot Road by the Applicant as conditioned by their current San Carlo Phase I project. A secondary exit is proposed onto Boulder Avenue to the east and an emergency vehicle entry on the south connecting to San Carlo I. In addition, the installation of internal roads, curbs and gutters within the proposed project will be in accordance with the Specific Plan standards for Single -Family Attached homes. The City of Highland will be responsible for maintaining public streets, street lighting and sidewalks within the public right -or -way along Boulder Avenue. Meanwhile, the residential complex management shall be responsible for the internal roads, common open spaces, landscape buffers, and community recreation areas.

Layout and Floorplans
As depicted by the site plan, the layout of the proposed 272- unit residential complex is divided into thirty- four ( 34) buildings of eight ( 8) units. Overall, the site has a density of 23. 2 dwelling units per acre. The residential complex comprises of one-, two-, and three -bedroom units. The one- and three -bedroom units are offered in single -type floorplans of 625 and 1, 470 square feet, respectively. Meanwhile, the two -bedroom units are offered in three ( 3) distinct layouts of 1, 040, 1, 070, and 1, 090 square feet. The 4-foot wide walking path around the perimeter of the property provides easy access for exercise and walkability within the complex and offers shared social gathering areas amongst the grouping of buildings and connectivity to the recreation areas. As indicated on the proposed site and landscape plan, each cluster of residences meets the setback required by the Single -Family Attached development standard in the Greenspot Village & Marketplace Specific Plan. -5-
City Council Meeting of
October 10, 2023
Elevations
REXCO SPR 23- 001 & DRA 23- 009
The Applicant has also submitted architectural plans for the proposed residential units. The architecture consists of Spanish influence with arched front patios, a light - brown tone concrete " S" the roof, and a two- tone stucco exterior. The front elevations are a lighter tan around the entrances and doorways while the portions of the building that are set back are a light brown tone. As depicted by the architectural elevations, the color patterns of the buildings help to provide both aesthetic variety from different angles but also the appeal of a cohesive development.

Additionally, as specified by the plans, a decorative 6- foot high tubular -steel fence with stone -faced pilasters will be placed around the perimeter of the development, a height that is compliant with the Specific Plan. Along the southeastern portion of the development is an existing Real Estate Office & Day Spa. While that development has already constructed a 6- foot tall block wall along its northern boundary and adjacent to the subject site, the Applicant will continue with the 6- foot tall steel fence on its side as to not break the clean aesthetic appeal of a continuous fence. All fences and pilasters shall be designed and constructed to incorporate design features and colors that complement the decorative accents on the building clusters for an overall cohesiveness.

Landscaping
Perimeter landscaping along the street -adjacent portions of the side of the development will feature groundcover that is comparable to the flora found along Boulder Avenue and the Greenspot Corridor. The western facing side along Calhoun Road will feature California Sycamore trees with Brisbane Box trees scattered within for aesthetic diversity. The southern boundary, along San Carlo Phase I, will feature large deciduous California Sycamore trees with Brisbane Box trees scattered within.

The eastern facing side of the development along Boulder Avenue and Webster Street will feature more California Sycamore trees with African Sumac and Olive.

The primary entrance off Calhoun Road, along with the central common areas, will be accented with Purple Magic Crape Myrtle, Italian Cypress, and Dwarf Southern Magnolia trees accordingly. Lastly, the interior and alleys of the central courtyards will be planted with Desert Museum Palo Verde Multi -Trunk Trees as well as Marina Strawberry Trees. The proposed outdoor landscape area with underground water quality infiltration system by the Calhoun Road entrance shall be maintained directly by the management team.

The Owner/ Applicant shall be required to provide the cost of the CFD. The proposed -6-
City Council Meeting of
October 10, 2023
REXCO SPR 23- 001 & DRA 23- 009
on -site landscape areas with underground water quality infiltration system shall be maintained by the development. If a CDF is not established, the Applicant will be responsible for the long-term maintenance of this landscaping.

The Landscape Plan was reviewed by the City' s Landscape Architect and found to be suitable for a multi -family residential complex as proposed. However, additional attention shall be given to complement the unique design character of the site, particularly along the drive aisles and near leasing office area. Landscape Conditions have been included as part of the Planning Conditions of Approval.

Parking
As previously mentioned, the proposed project is designed to offer the privacy aspect of living in a Single -Family attached townhome while also offering the communal benefits of living in a Multi -Family rental complex, such as shared parking and recreation amenities. Please see the table below for the Parking Regulations:

Unit Size Required Number of Spaces per the Specific Plan Resident
Covered
Resident
Uncovered
Guest
Uncovered
Total
1 Bedroom ( 68 units) 1. 0 0. 4 0. 2 108. 8
2 Bedroom ( 170 units) 1. 0 0. 9 0. 2 357. 0
3 Bedroom ( 34 units) 1. 0 1. 1 0. 2 78. 2
Total 272 covered 217. 6 uncovered 54. 4 uncovered 544 total The project requires a minimum of 544 parking spaces of which at least 272 must be covered by a carport or garage. The project meets these minimum standards by providing 545 total spaces of which 340 are garages.

Amenities
The proposed development offers a variety of amenities for the residents. In addition to the concrete walking trail that goes around the perimeter of the community, the complex offers a community pool and a gym inside the leasing office at the southwest corner of the property. Additionally, there is a outdoor barbecue facility adjacent to the pool accompanied by a sitting area. There are also courtyards with picnic tables in the central areas of the building clusters. There is also common open space/ playground areas with seating/ picnic tables as well as two ( 2) citrus gardens and game lawn areas toward the center of the project.

Per the GSVMP Specific Plan development standards for Multi -Family attached dwellings, there is a requirement of 50 square feet of private open space per unit and an additional requirement for public open space measuring 40% of the respective setback distances. The proposed design of the residences satisfies this requirement by providing private decks and patios ranging in size from -7-
City Council Meeting of REXCO SPR 23- 001 & DRA 23- 009 October 10, 2023
approximately 90 square feet to 135 square feet, depending on unit size, floorplan, and location. Regarding public open space around the perimeters of the building clusters, the Applicant has provided 15 feet of total landscaping along the parkways between each building and adjacent to the interior walkways of the complex, satisfying the requirement for 40% of the 20-foot setback areas to be landscaped.

Parcel Merger
Prior to the issuance of the grading permit, the Applicant will process and record a parcel merger to combine the four ( 4) parcels that comprise the 12. 6 acre site into one ( 1). A condition of approval has been included as part of the Planning Conditions for this requirement.

ENVIRONMENTAL REVIEW:

State Clearinghouse Numbe
Report ( 19- 002) prepared fc
certified by the City of Highl;
respectively, anticipated the
project in Planning Area 3 at
The adoption of City Council
The Certified Environmental Impact Report ( ENV 09- 003) 2008031058) and Supplemental Environmental Impact
r the Greenspot Village & Marketplace Specific Plan
ind City Council on June 11, 2013 and June 25, 2019
development of a medium -size, multi -family residential 3 density level between 25 to 40 dwelling units per acre.

Ordinance No. 443 on October 13, 2020, reduced the
minimum density within Planning Area 3 to 18 du/ ac, but retained the maximum density of 40 dwelling units per acre. As this project falls within the density range that was analyzed by the certified EIR and Supplemental EIR, and no from further environmental review is required pursuant to Government Code Section 65457 which exempts any residential development project that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified.

Public Resources Code Section 21166 and the corresponding CEQA Guidelines Section 15162 provide that when an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs:
a) Substantial changes are proposed in the project which will require major revisions of the environmental impact report.
b) Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report.
c) New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.
-8-
City Council Meeting of REXCO SPR 23- 001 & DRA 23- 009 October 10, 2023
The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count range from 100- 300 to 100- 472 within Planning Area 3 and increases the total buildout number from 946 to 1, 218 for the whole Specific Plan. As aforementioned, the Applicant will be able to adequately size 272 dwelling units onto the 12. 6 acre site and satisfy the 18- 40 du/ ac density range for Planning Area 3 of the Greenspot Village & Marketplace Specific Plan. The Applicant also provided Staff with a trip generation analysis determining the retail and commercial developments originally envisioned for Planning Area 3 and the proposed full residential buildout to be comparable Attachment 4 — Trip Generation Analysis).

As such, the scope of the project was previously analyzed and none of events identified in Public Resources Code Section 21666 or CEQA Guidelines Section 15162 have occurred that would trigger the need for further environmental review.

In compliance with the Mitigation Monitoring and Reporting Programs ( MMRP) adopted concurrently with ENV 09- 003 and ENV 19- 002, a current project -specific Biological Resource Study and Noise Study shall be prepared prior to the issuance of grading permits and building permits, respectively, as required by the MMRPs.

Noise Study
As required by the Greenspot Village & Marketplace Specific Plan Environmental Impact Report and Supplemental Environmental Impact Report, the Applicant will be required to conduct a site -specific Noise Study prior to the issuance of building permits.

Per the two ( 2) EIRs, short term impacts of project -related noise shall not exceed a 65 dBA CNEL noise standard outside the allotted construction hours of 7am to 6pm, excluding weekends and holidays. Additionally, no excessive ground - borne vibration or noise may be generated by the proposed residential development after completion.

Existing homes to the south and east of the project site may be temporarily affected by short- term noise impacts associated with the transport of workers, the movement of construction materials to and from the project site, ground clearing, excavation, grading, and building activities. Noise reduction mitigation measures to further reduce construction noises via limited construction hours, limited equipment idling times, and rattling noise prevention have also been addressed in the Greenspot Village & Marketplace Specific Plan Environmental Impact Reports and Mitigation Monitoring and Reporting Programs.

Biological Resource Study
The Greenspot Village & Marketplace Specific Plan Environmental Impact Report and Supplemental Environmental Impact Report had previously determined that the proposed development would not have a substantial impact on sensitive species including, but not limited to burrowing owl, California homes lark, or northwestern San -9-
City Council Meeting of REXCO SPR 23- 001 & DRA 23- 009 October 10, 2023
Diego Pocket Mouse. The development would not pose a negative impact on the riparian habitat either. However, Biological Resource Mitigation Measure ( MM 4- 3) of the Supplemental Environmental Impact Report required the completion of a Small Mammal Trapping Survey to determine the presence of the San Bernardino Kangaroo Rat ( SBKR) prior to the issuance of grading permits. On August 7, 2023, a SBKR presence/ trapping study was conducted and the results were negative.

SUMMARY: The proposed project is a residential development that is designed to offer the privacy aspect of living in a Single -Family type unit ( Townhome) while also offering the communal benefits of living in a Multi -Family rental complex. Increasing the maximum dwelling count range from 100- 300 to 100-472 within Planning Area 3 and increasing the total planned dwelling unit capacity from 946 to 1, 218 for the whole Specific Plan will allow the Applicant to accommodate 272 dwelling units onto the 12. 6 acre site and satisfy the 18- 40 du/ ac density range for Planning Area 3. The subject proposal complies with the Greenspot Village and Marketplace Specific Plan requirements and development standards for Single -Family Attached units and provides a superior design of Multi -Family residential rental units, inclusive of a walking trail, and recreation amenities.

PUBLIC COMMENT: Two letters in support of the project were received in advance of the Council meeting. Both are attached ( Attachment 5 — Public Comment Letters).

PREVIOUS ACTION: The Planning Commission reviewed the project at their meeting of September 19, 2023. The Commission adopted Resolution No. 2023- 045, recommending the City Council approve the project. The Commission offered several directives for consideration by the City Council to improve the project design. Draft Minutes and Directives are attached ( Attachments 6 — Draft PC Minutes & 7 — PC Directives).

ATTACHMENTS:
1) Area Map
2) Project Plans ( Site Plan, Elevations, Floorplans, Landscape) 3) Economic Opinion
4) Vehicle Trip Generation Analysis
5) Public Comment Letters
6) Draft PC Minutes
7) PC Directives
8) Ordinance No. to amend the GVMP Specific Plan
Exhibit A: Plan Amendments
9) Resolution No. 2023- to approve the Design Review Application Exhibit A: Project Plans
Exhibit B: Conditions of Approval & MMRP
-10-

ATTACHMENT
Area Map
-11-
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-12-
ATTACHMENT 2
Project Plans ( Site Plan, Elevations, Floorplans,
Landscape)
-13-
-14-
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WATER QUALITY
i Ihlt
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PROJECT
2& 3- STORY TOWNHOMES/ FLATS
HOMES 272 UNITS
GROSS AREA 12. 5 AC
NET AREA 11. 7 AC
DENSITY 23. 2 DU/ AC

PARKING REQUIRED PER

MULTIFAMILY ATTACHED
68 1 BD X 1. 6 SP = 109 SPACES
170 213D X 2. 1 SP = 357 SPACES
34 3BD X 2. 3 SP = 78 SPACES
TOTAL 544 SPACES

UNIT MIX
68 PLAN I I B/ I B 700 SF PARKING PROVIDED
68 PLAN 2 2B/ 2. 5B 1 100 SF GARAGE 340 SPACES
68 PLAN 3 2B/ 2. 5B 1 120 SF OPEN 207 SPACES
34 PLAN 4 2B/ 2. 5B 1 140 SF TOTAL 547 SPACES
34 PLAN 5 3B/ 2. 5B 1610 SF

PRIVATE OPEN SPACE
PLAN 1 68 X 50 SF
PLAN 2 68 X 130 SF
PLAN 3 68 X 80 SF
PLAN 4 34 X 145 SF
PLAN 5 34 X 145 SF
TOTAL

COMMON OPEN SPACE

TRASH SUMMARY
3, 400 SF REQUIRED
8, 840 SF 272 DU/ 24 = 12 TRASH
5, 440 SF 272 DU/ 24 = 12 RECYCLE
4, 930 SF
4, 930 SF PROVIDED
27,540 SF 12 TRASH BINS
12 RECYCLE BINS
6 ORGANIC WASTE BINS
ACTIVE 35, 290 SF
PASSIVE 102, 400 SF
REC BUILDING 8, 286 SF
272 TOTAL TOTAL 145, 976 SF

HIGHLAND, CA HIGHLAND II TOWNHOME APTS CONCEPTUAL SITE PLAN SEPTEMBER 27, 2023
REXCO DEVELOPMENT ° 5256 S. Mission Road, Ste 404
2518 NORTH SANTIAGO BLVD. 0 50 100 I50 / Bonsall, CA 92003 ORANGE, CA. 92867
SCALE: CN 11
951. 898.1502760.

ARCHITECTUREA, 724. 1198
-15-

SECOND FLOOR
PLAN 5: 3BD/ 2. 5BA
PLAN 3: 2BD/ 2BA
TOTAL 1120 S. F.

SECOND FLOOR
PLAN 4: 2BD/ 2. 5BA

SECOND FLOOR
PLAN 2: 213D/ 2. 513A
PLAN 1: I BD/ IBA
TOTAL 700 S. F.

I ST FLR - 555 S. F. I ST FLR - 555 S. F. I ST FLR - 525 S. F. 2ND FLR- 1055 S. F. 2ND FLR- 585 S. F. 2ND FLR- 575 S. F.

TOTAL 1610 S. F. TOTAL 1 140 S. F. TOTAL 1 100 S. F.

HIGHLAND, CA SAN CARLO II TOWNHOME APTS UNIT PLANS

REXCO DEVELOPMENT
SEPTEMBER 27, 2023 d
S. Mission Road. Ste 404
2518 NORTH SANTIAGO BLVD. SCALE:
0 4 8 12 Bons 1, 92003
ORANGE, CA. 92867 aacHirEcruaE 760. 60. 724.1198
951. 898. 1502 -16-
i
i
I - f

THIRD FLOOR

SECOND FLOOR

FIRST FLOOR
HIGHLAND. CA

MATERIAL SCHEDULE
1 2
3 4
S
6 7
8 9
10 II

ROOF - CONCRETE TILE
2X WOOD FASCIA

WALL - STUCCO
TRIM - 2X STUCCO OVER

METAL RAILING

DECORATIVE SHUTTERS

DECORATIVE AWNING

DECORATIVE POTSHELF

DECORATIVE GABLE END

DECORATIVE FOAM EAVE

DECORATIVE METAL GRILI

HIGHLAND II TOWNHOME APTS
LEFT
REAR
RIGHT
FRONT

BUILDING COMPOSITE / ELEVATIONS

REXCO DEVELOPMENT
SEPTEMBER 27, 2023
2518 NORTH SANTIAGO BLVD. 0 8 16 24 Bons
S. Mission Road, Ste 404
ORANGE, CA 92867
SCALE: Bonsall, CA 92003
951. 89GE, C gAN14TE. TURAA, 760. 724. 1 198
-17-
y
r
11 -
fj

HIGHLAND, CA HIGHLAND II TOWNHOME APTS BUILDING PERSPECTIVES SEPTEMBER 22, 2023

REXCO DEVELOPMENT
d
5256 S. Mission Road, Ste 404
2518 NORTH SANTIAGO BLVD. 0 8 16 24 Bonsall, CA 92003
ORANGE, CA. 92867
SCALE:
nRCHiTECTUAE
951. 898. 1 S02
760. 724. 1198
-18-
LEFT
RIGHT
1 ,

OPEN TO/,
BELOW/

L COWORK
j UI MATERIAL SCHEDULE LOUNGE O

I ROOF - CONCRETE TILE BA
2 2X WOOD FASCIA
3 WALL - STUCCO 7
J
4 TRIM - 2X STUCCO OVER
T
5 METAL RAILING 0
6 DECORATIVE SHUTTERS FITNESS
7 DECORATIVE AWNING
8 DECORATIVE POTSHELF
r
Aj
9 DECORATIVE GABLE END ytrl ii
10 DECORATIVE FOAM EAVE Jp

I I DECORATIVE METAL GRILLE
12 WALL - BRICK VENEER

FITNESS DECK

SECOND FLOOR
i
L
1 LEASING

CALIFORNIA

ROOM-------------
s

FIRST FLOOR
7 r
j MAIL
ROOM
OFFICE
7 WORK
OFFICE
ROOM
TA
FRONT
REAR

HIGHLAND, CA HIGHLAND II TOWNHOME APTS REOLEASING BUILDING

REXCO DEVELOPMENT
SEPTEMBER 22, 2023
nt 5256 S. Mission Road, Ste 404
2518 NORTH SANTIAGO BLVD. 0 8 16 24 lJl\ Bonsall, CA 92003 ORANGE, CA. 92867
SCALE: gAINITTIR"E` 7l 760. 724. 1198
951. 898. 1502 -19-

HIGHLAND, CA HIGHLAND II TOWNHOME APTS REC PERSPECTIVES

REXCO DEVELOPMENT
SEPTEMBER 22, 2023
2518 NORTH SANTIAGO BLVD.
5256 S. Mission Road, Ste 404
SCALE:

Bonsall, CA 92003
CA. 92867760.g911FE& A724. 1 198
951. 898. 1502 -20-
DIRE
ENHANi

POOL, SPA,

POTTERY, BI

STONE VILAS I - WI - AI - - HIGHLAND APARTMENTS
PHASE

CONCEPT STATEMENT
LANDSCAPE CONCEPT:

THIS LANDSCAPE WILL CONSIST OF CLIMATE ADAPTIVE AND APPROPRIATE LOW AND MEDIUM WATER USE PLANTING CATEGORIES AS DESCRIBED BY THE WUCOLS SYSTEM. PLANT MATERIAL

HAS BEEN CHOSEN TO PROVIDE SITE WIDE COVERAGE, SLOPE STABILIZATION, PARKING LOT SHADE AND ACCENTUATE ENTRIES TO THE SITE. MAINTENANCE AND LONGEVITY OF THE PLANT MATERIAL HAS BEEN TAKEN INTO CONSIDERATION. ROOT PANELS AND BARRIERS WILL BE PROVIDED ON ALL TREES NECESSARY, CONSISTENT WITH ALL STANDARDS AND SPECIFICATIONS.

A 3" LAYER OF BARK MULCH WILL BE USED IN ALL LANDSCAPE AREAS. ALL LANDSCAPE AREAS WILL CONFORM TO CURRENT CITY PF CORONA LANDSCAPE GUIDELINES.

IRRIGATION CONCEPT'
THE IRRIGATION DESIGN WILL INCORPORATE THE LATEST IN SMART IRRIGATION TECHNOLOGIES.

ALL NEW PLANTER AREAS WILL INCLUDE DRIP LINE. ALL PLANTERS WILL USE DRIP LINE WITH AN IRRIGATION EFFICIENCY OF . 81. SLOPES WILL USE ROTORS WITH AN IRRIGATION EFFICIENCY OF

75. A SMART IRRIGATION CONTROLLER WITH A RAIN SHUT OFF DEVICE WILL ALSO BE INCORPORATED. BARK MULCH WILL BE USED TO RETAIN MOISTURE AND REDUCE EVAPORATION AND AN IRRIGATION SCHEDULE WILL BE PROVIDED TO PROGRAM THE CONTROLLER. TWO

IRRIGATION SCHEDULES SHALL BE PREPARED, ONE FOR PLANT ESTABLISHMENT AND ONE FOR AFTER PLANT ESTABLISHMENT. ALL NEW IRRIGATION SYSTEMS WILL COMPLY WITH ALL CURRENT CITY OF HIGHLAND GUIDELINES.
rlTlilll- ANU - I- IJ
PHASE

VICINITY MAP
RSTER

CREEN NCE
HIGHLAND TOW N H O M E APTS 11 L - 1 NORTH 40' 80' 1201 bm[ a

OVERALL CONCEPTUAL LANDSCAPE PLAN

PREPARED FOR REXCO DEVELOPMENT
L A N D S C A P E 310 NORTH JOY STREET I CORONA, CA 92879 A R C H I T E C T U R E T: 951. 737. 1124 1 F: 951, 737. 6551 2518 NORTH SANTIAGO BLVD ORANGE, CA 92867 PH: ( 951) 898- 1502 12/ 10/ 2020
-21-

PASEOS & BLDG PALETTE

TREE I BOTANICAL/ COMMON NAME SIZE WUCOLS CITY
LAGERSTROEMIAX' PURPLEMA 11 PURPLE MAGIC CRAPE MYRTLE
36- BOX M 50
MAGNOLIA GRANDIFLORA' LITTLE GEM 24"BOX M 24

DWARF SOUTHERN MAGNOLIA
OLEA EUROPAEA 16' xl6', FIELD L 45

OLIVE TREE GROWN
PARKINSONIA X' DESERT MUSEUM 36" BOX L 47

DESERT MUSEUM PALO VERDE MULTI - TRUNK
PLATANUSRACEMOSA 24"BOX M 13

CALIFORNIA SYCAMORE
QUERCUS AGRIFOLIA 24- BOX L 3

COAST LIVE OAK
TRISTANIA CONFERTA 24" BOX

BRISBANE BOX

SHRUBS BOTANICAL/ COMMON NAME SIZE
i-- WUCOLS L
AGAVE DESMETIANA' VARIEGATA' 5 GAL @ 36" O. C. L

VARIEGATED AGAVE
AGAVE X' BLUE GLOW' 5 GAL @ 36' O. C. L

BLUE GLOW AGAVE
ALOE STRIATA 5 GAL @ 24. O.C. L

CORAL ALOE
CORDYLINE X' BURGANDV SPIRES 15 GAL M

BURGANDY SPIRE CORDYLINE
DUUJELLA REVOLUTA' VARIEGATED' 1 GAL @ 24" O. C. L

VARIEGATED FLAX LILY
DODONAEA VISCOSA' PURPUREA' 15 GAL M

PURPLE LEAFED HOPSEED BUSH
HESPERALOE PARVIFLORA' PERPA' 5 GAL @ 24" O. C. L
BRAKELIGHT® RED YUCCA
JASMINUM POLYANTHUM 15 GAL M

PINK JASMINE
CUPRESSUS SEMPERVIRENS WONSHEL' 24" BOX L

TINY TOWERS ITALIAN CYPRESS
PRUNUS CAROLINIANA WONUS' 5 GAL @ 36" O. C. M

BRIGHT N' TIGHT CAROLINA LAUREL CHERRY
RHAPHIOLEPIS INDICA' BALLERINN 1 GAL @ 36" O. C. L

BALLERINA INDIAN HAWTHORN
MYRTUS COMMUNS' COMPACTA' 15 GAL M

DWARF MYRTLE
MACROPHVLLUS' MAKI' 15 GAL M
PUS E
NDA' ICEBERG' 5 GAL @ 36' O.C. M
I

ARBUTUS X' MARINA' CUPRESSUS SEMPERVIRENS LAGERSTROEMIA X' PURPLE MAGIC'

MARINA STRAWBERRY TREE ITALIAN CYPRESS PURPLE MAGIC CRAPE MYRTLE

REC CENTER/ COMMON AREA PALETTE

TREE BOTANICAL/ COMMON NAME SIZE WUCOLS CITY
NA' 36" BOX M 7

ARBUTUS MARINA STRAWBERRY TREE
CUPREBSUS SEMPERVIRENS 24" BOX L 2

ITALIAN CYPRESS

LITTLE GEM' MAGNOLIA GRANDIFLORAMAGNOLIA
36' BOX M 3

DWARF SOUTHERN MAGNOLIA
36" BOX M 11

CRAPE YRTLEAINDICA' TUSCARORA' CRAPE MYRTLE
OLEA EUROPAEA 16'X16%FIELD GROWN L 10

OLIVE TREE
PHOENIX DACTYLIFERA 12' BTH l 4

DATE PALM
PARKINSONIA X' DESERT MUSEUM' 36" BOX L 24

DESERT MUSEUM PALO VERDE MULTI - TRUNK
EMOSASYCAMOR 24" BOX M 19

CALIFORNIAPLATANRA CALIFONISYCAMORE TRISTANIA
CONFERTA 24' BOX M 4 BRISBANE

BOX SHRUBS

BOTANICAL/ COMMON NAME SIZE WUCOLS AGAVE
X'BLUE FLAME' 5 GAL @ 36" O. C. L BLUE

FLAME AGAVE ALOE
BAINESII 24" BOX L TREE

ALOE ALOE
X'BLUE ELF' 1 GAL @ 24-O.C. L
BLUE

ELF ALOE ANIGOZANTHOS
X'YELLOW GEM' 5 GAL @ 36" O. C. L
YELLOW

GEM KANGAROO PAW CARISSA
MACROCARPA' GREEN CARPET 1 GAL @24"O.C. M GREEN

CARPET NATAL PLUM DIANELLA
REVOLUTA' LITTLE REV' 1 GAL @ 24- O. C. L
LITTLE

REV FLAX LILY DIANELLA
REVOLUTA' VARIEGATED' 1 GAL @ 24" O. C. L

VARIEGATED

FLAX LILY DIETES
IRIDIOIDES' VARIEGATA' 5 GAL @ 24" O. C. L

VARIEGATED

FORTNIGHT LILY HESPERALOE
PARVIFLORA 1 GAL @ 36" O. C. L
RED

YUCCA LIGUSTRUM
JAPONICUM' TEXANUM' 5 GAL @ 36- O. C. M WAX

LEAF PRIVET PRUNUS
CAROLINIANA' MONUS' 5 GAL @ 36- O. C. M BRIGHT '

N TIGHT CAROLINA LAUREL MYRTUS
COMMUNIS' COMPACTA' 5 GAL @ 36- O.C. M DWARF

COMMON MYRTLE ROSA
BANKSIAE' LUTEA' 15 GAL M BANKSIA

ROSE ROSA
X'NOARE' 1 GAL @ 24" O. C. M FLOWER

CARPET RED GROUNDCOVER ROSE STRELITZIA
NICOLAI 5 GAL @ 48"O.C. M GIANT

BIRD OF PARADISE CALLIANDRA
HAEMATOCEPHALA 5GAL M PINK

POWDERPUFF LAGERSTROEMIA

INDICA' TUSCARORA' MAGNOLIA GRANDIFLORA' LITTLE GEM' CRAPE

MYRTLE DWARF SOUTHERN MAGNOLIA OLEA

EUROPAEA PARKINSONIA X'DESERT MUSEUM' PLATANUS RACEMOSA QUERCUS ILEX QUERCUS AGRIFOLIA OLIVE

TREE DESERT MUSEUM PALO VERDE CALIFORNIA SYCAMORE HOLLY OAK COAST LIVE OAK PHOENIX

DACTYLIFERA DATE

PALM VEGETATED

BIOSWALE PALETTE TREE

BOTANICAL/ COMMON NAME SIZE PLATANUS

RACEMOSA CALIFORNIA
SYCAMORE 24"
BOX 7
n SHRUBS BOTANICAL / COMMON NAME SIZE WUCOLS DIETES

BICOLOR FORTNIGHT
LILY 5
GAL @ 24" O. C. M JUNCUS

PATENS CALIFORNIA
GRAY RUSH 1
GAL @ 24" O. C. L
LEYMUS

CONDENSATUS' CANYON PRINCE' NATIVE
BLUE RYE 1
GAL @ 24- O. C. L

MUHLENBERGIA

RIGENS DEER
GRASS 5
GAL @ 36" O. C. M STREET

TREE & ENTRY CORNER PALETTE TREE

BOTANICAL/ COMMON NAME SIZE WUCOLS QTY OLEA
EUROPAEA 16' X16', FIELD L 11 OLIVE

TREE GROWN US
RACEMOSA 24' BOX M 22 CALIFORNIA

SYCAMORE TRISTANIA CALIF
CONFERTA 24" BOX M 18 BRISBANE

BOX PHOENIX
DACTYLIFERA 12' BTH L 18 DATE

PALM SHRUBS
1BOTANICALICOMMON NAME SIZE WUCOLS AGAVE
AMERICANA 15 GAL L CENTURY

PLANT AGAVE
DESMETIANA' VARIEGATA' 5 GAL @ 36' O. C. L VARIEGATED

AGAVE BACCHARIS
PILULARIS 1 GAL @ 48" O. C. L

DWARF COYOTE BRUSH CALLISTEMON
X'LITTLE JOHN' 5 GAL @ 36" O. C. L DWARF

CALLISTEMON LAURUS
NOBILIS 15 GAL L SWEET

BAY PRUNUS
ILICIFOLIA LYONII 15 GAL L CATALINA CHERRY RHAPHIOLEPIS INDICA' BALLERINA' 5 GAL @ 36" O. C. M BALLERINA

INDIAN HAWTHORN ROSA
X'NOARE_ 1 GAL @ 24" O. C. M FLOWER

CARPET RED GROUNDCOVER ROSE ROSMARINUS
OFFICINALIS' PROSTRATUS' 5 GAL @ 36' O. C. L
DWARF

ROSEMARY SALVIA
GREGGII 5 GAL @ 36" O. C. L AUTUMN

SAGE SALVIA
LEUCANTHA' SAI BARBARA' S GAL @ 48" O. C. L MEXICAN

BUSH SAGE STRELITZIA
NICOLAI 15 GAL M GIANT

BIRD OF PARADISE PARKING

LOT PALETTE TREE

BOTANICAL/ COMMON NAME SIZE WUCOLS QTY QUERCUSILEX
36" BOX L 16 HOLLY

OAK QUERCUS
AGRIFOLIA 24" BOX L 36 COAST

LIVE OAK SHRUBS

BOTANICAL/ COMMON NAME SIZE WUCOLS AGAVE
DESMETIANA' VARIEGATA' S GAL @ 36- O. C. L

VARIEGATED

AGAVE CALLISTEMON
X'LITTLE JOHN' 5 GAL @ 36- O. C. L
DWARF

CALLISTEMON COTONEASTER
APICULATUS' TOM THUMB' 1 GAL @ 36" O. C. L
TOM

THUMB CRANBERRY COTONEASTER MUHLENBERGIA
CAPILLARIS'REGAL MIST TM 1 GAL @ 36" O. C. L
REGAL
MIST PINK MUHLY GRASS SENECI0
MANDRALISCAE ' BLUE CHALK STICKS' 1 GAL @ 12" O. C. L

SENECIO

TRISTANIA

CONFERTA BRISBANE

BOX HIGHLAND
TOW NH OM EAPTS 11 L- 2 bm[
a PLANTING PALETTE PREPARED
A
ITECTU
N D S
RE

C A P E
T:
310 NORTH JOY STREET
951. 737.

I
1124 1

CORONA, CA
F: 951. 737.
92879
6551
ARCH
2518
FOR

NORTH SANTIAGO BLVD
REXCO

ORANGE,

DEVELOPMENT
CA
L
92867 PH: ( 951) 898. 1502 12/
10/ 2020
-22-

BASIS OF BEARINGS

THE BEARINGS SHOAN HEREON ARE BASED ON THE CENTERLINE OF FIFTH STREET GREENS TRWD). ASSHOMNONPARCELMAP18885, FILMIN80D( 231, PAGES 31THROUCJ1MMOUSIVE, OFPARCEL MAPS. BEINGNg2TH85i i- EAST.

BENCHMARK AND CONTOUR INTERVAL
THECOMDIRSANDELEVATIONSSH HEREONAREBASEDDNTHEF l—.. NCHMARK BM Nn.: 0001 SUN, 12133/
CTIY OF HgHLAND BENCHLIARK) CHISELE— AT THE EAST ENO DF THE NORTHEAST CURB RETURN AT 5TH STREET AND CHURCHAVENUE.

COMW R INTERVAl= P

CONCEPTUAL GRADING PLAN
PARCEL MAP NO. 19149

IN THE CITY OF HIGHLAND, COUNTY OF SAN BERNARDINO

STATE OF CALIFORNIA
BEING A SUBDIVISION OF PARCEL 3 OF PARCEL MAP 19149,
IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

RECORD OWNER/ SUBDIVIDER:

REXC0 DEVELOPMENT
12W CORONA POINTE COURT, SUITE 102
CORONA, CA 92029
CONTACT: PATRICKTRITZ
PHONE '( 951) 89 W2
CIVIL ENGINEER:

MADOLE AND ASSOCIATES, INC.
9302 PITTSBURGH AVENUE. SUITE 230
RANCHOCUCAM-, CAB1T30
CONTACT: MARK BERTONE
PHONE. ( 909) 481E312
EMAIL. -

UTILITY COMPANIES
WATER 8 SEWER SERVICE'. EAST VALLEY WATER DI
3E54 HIGHLWDAVE.. STE 18,
HIGHLPND. CA W..
9D9) BA48908
GAS. SDITHERNCAUFORNAGASC0MPANY
1981W LUGONIA
REDANDS, CA 92374
909) 33ST854
ELECTRICITY. SOUTHERNCALIFORNA EDEON COMPANY
281 TENNESSEE STREET
REDLANDS, CA 92373
S09) 30 So
PHONE. ATST 1265 N. VAN MREN STREET
ANAHEIM, CAS . 1
fifE503S
CAKE TELEVISIDH'. TIME - WARNER
1EW SOUTH AUTO CENTER DRIVE
ONTARIO. CA 91 781
858) 892. 1253
a
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SCALE IN FEET
0 40 ED 120 160
-23-
-24-
ATTACHMENT 3
Economic Opinion
-25-

M RETAIL ENSITE DONALD
R. MOSER I License 00821359 August
8, 2023 Larry
Haupert Rexco
Development 1285
Corona Pointe Court Corona
CA 92879 Re:

Greenspot Village, Highland CA Dear
Larry, Per
your request I have had our team look at the viability of retail for your Highland Greenspot Village.

We are very active inthe Inland Empire and represent anumber of national retailers looking for locations throughout the region including Darden Restaurants ( Olive Garden, Longhorn Steakhouse, Yard House), Shake Shack, Cava, Chick- Fil-A, Fox Restaurant Group and others. I have attached acopy of our resume for your review. We
don't see a retail viability for your Highland Greenspot Village given several factors: 1) Lack of frontage on Greenspot Road which is the dominant retail arterial. 2) Depth of the retail market inthe area is limited given the Citrus Plaza project by majestic, downtown Redlands' resurgence, the proposed Target center at Arden/ 210 and the remaining land at Greenspot across from Lowes. 3)
Retail that would face Boulder Ave. would lack significant synergy tosupport retail sales. 4) Pad users who can drive the development ofa retail site with ground lease deals will prioritize other locations within the region for stronger opportunities. 5) Economics inthe market ( given cost) are making only very strong retail sites viable. The factors above would make this a secondary site. 120
South Sierra Ave, Suite 110, Solana Beach, CA 92075 3565 711i Ave, First Floor, San Diego, CA 92103 P.
858. 523. 20901 retailinsite. net I Corporate Lie #01206760 -26-
Larry, look forward to discussing this with you in further detail.

Best,

RETAIL INSITE
Commercial Real Estate
Donald R. Moser I License 00821359
858. 523. 2087 1 dmoser(aWtailinsite.net
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ATTACHMENT 4
Vehicle Trip Generation Analysis
-45-
August 25, 2023 Engineers & Planners
Traffic
Transportation
Parking
Mr. Patrick Tritz
Rexco Development ment Greentt Law&
Greenspan, Engineers 1285
Corona Pointe Court, Suite 102 2Executive Circle Corona, CA 92879 Suite 250 Irvine,
CA 92614 LLG
Reference: 2.23. 4603. 1 949. 825. 6175T 949.
825. 6173 F www.
11gengineers. comSubject:

Trip Generation Analysis for the Proposed Highland II Townhomes Project Pasadena Highland,
California Irvine San
Diego Dear
Mr. Tritz: woodland
Hills Linscott,
Law & Greenspan, Engineers ( LLG) is pleased tosubmit the following Trip Generation Analysis forthe proposed Highland II Townhomes Project on the site currently entitled for multifamily and senior attached housing within Greenspot Village Planning Area (PA) 3
located north of Highland Avenue between
Boulder Avenue and Calhoun Road in the City of Highland, California. This analysis evaluates the trip generation comparison between the proposed residential Project and the remaining entitled development within Greenspot Village Planning Area 3. The proposed Rexco Project will consist of 272 mid -rise townhome dwelling units (DU) and the Project site is currently vacant. This trip generation analysis builds upon the Greenspot Village Planning Area 2 Trip Generation Assessment, prepared by Urban Crossroads ( January 28, 2022), which also assessed the 200 DU Rexco Highland I Apartments Project in PA 3 and identifies the remaining trip budget in PA 3 that is available forthe proposed Highland II Townhomes Project. Philip
M. Linscott, PEoe2a2aoml PROJECT
TRAFFIC CHARACTERISTICS Jack M. Greenspan, PE IRK) William A. Law, PE (Rat.) Trip
Generation Forecast Comparison Paul W. Wilkinson, PE Traffic generation is expressed invehicle trip ends, defined as one- way vehicular John P. Keating, PE movements, either entering or exiting the generating land use. Generation David S. Shender, PE John
A. Boarman, PE equations
and/or rates used in the traffic forecasting procedure are found in the Clare M. Look - Jaeger, PE Eleventh Edition of Trip Generation, published by the Institute of Transportation Richard E. Barretto, PE Engineers ( ITE) [Washington D.C., 2021]. KeilD. Maberrv, PE N:\
4600`. 2224603 - Highland II Townhomes, Highland'.Report\4(03 - Highland If Townhomes Trip Generation Analysis Letter Report - Highland, 08-25- 23. docx An LG2W8 Company Founded 1966 -46-
Mr. Patrick Tritz
August 25, 2023

Page 2 ends

Table 1, attached, summarizes the trip generation rates used in forecasting the vehicular trips generated by the proposed Project and also presents the currently entitled remaining development in PA 3 and proposed Project' s forecast peak hour and daily traffic volumes. As shown in the upper portion of Table 1, the trip generation potential of the proposed mid -rise apartment Project was estimated using ITE Land Use 221: Multifamily Housing ( Mid -Rise) Not Close to Rail Transit trip rates whereas the currently entitled remaining development in PA 3 is based on the trip budget associated with the entitled 150 DU apartments and 140 DU senior attached housing, to be replaced by the proposed Project, as shown in Table 3 Planning Area 3 Trip Generation Summary) on Page 4 of 7 of the excerpt of the Greenspot Village Planning Area 2 Trip Generation Assessment, prepared by Urban Crossroads ( January 28, 2022), attached. It should be noted that the PA 3 remaining trip budget used in this analysis consists of the " New PA 3 Total" at the bottom of Table 3 less the trip generation for the 200 DU Rexco Highland I Apartments Project.

Review of the middle of Table I indicates that the proposed Project is forecast to generate 1, 235 daily trips, with 101 trips ( 23 inbound, 78 outbound) produced in the AM peak hour and 106 net trips ( 65 inbound, 41 outbound) produced in the PM peak hour on a " typical" weekday.

Next, review of the following section of Table I indicates that the entitled remaining development in PA 3 trip generation is 1360 daily trips, with 90 trips (20 inbound, 70 outbound) produced in the AM peak hour and 109 trips ( 70 inbound, 39 outbound) produced in the PM peak hour on a " typical" weekday.

Lastly, as shown on the last row of Table 1, the net trip generation potential of the proposed Project compared to the trip generation of the entitled remaining development in PA 3 is 125 net fewer daily trips, with 11 net greater trips (+ 3 inbound, + 8 outbound) produced in the AM peak hour and 3 net fewer trips (- 5 inbound, + 2 outbound) produced in the PM peak hour on a " typical" weekday.

As a result, based on this trip generation analysis, the proposed Rexco Highland II Townhome Project can be developed within the remaining Greenspot Village Planning Area 3 trip budget.

N:\ 4600`2224603 - Highland 11 Toemhomes, Highland%Report\ 4603 - Highland 11 Townhannes Trip Generation Analysis Letter Report - Highland. 08- 25- 23. docx -47-
Mr. Patrick Tritz
August 25, 2023

Page 3 ends

We appreciate the opportunity to provide this Trip Generation Analysis. Should you need further assistance, or have any questions regarding this analysis, please call us at 949) 825- 6175.

Very truly yours,
Linscott, Law & Greenspan, Engineers
Keil D. Maberry, P. E.

Principal
Attachments
N:' 46W. 2224603 - Highland 11 To — homes, Highland',, Report\ 4603 - Highland 11 Townhorres Trip Generation Analysis Letter Report - Highland, 08- 25- 23. docx -48-
TABLE 1

PROJECT TRAFFIC GENERATION RATES AND FORECAST'

HIGHLAND II TOWNHOMES, HIGHLAND
ITE Land Use Code / Daily AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total Project Description 2- WaY Trip Generation Rates:
221: Multifamily Housing Mid Rise Not Close to Rail Transit 4. 54 23% 77% 0. 37 61% 39% 0. 39

TE/ DU)
Proposed Proiect Trip Generation Forecast:

Highland II Townhomes ( 272 DU) 1, 235 23 78 101 65 41 106 Entitled Remaining Planning Area 3 Trip Generation Forecast:
1, 360 20 70 90 70 39 109 150 MFMR DU and 140 Senior Adult Attached Housing DU Net Project Trip Generation Forecast 125 3 8 ll 5 2 3
Proposed Project vs. Entitled)
Notes:

TE/ DU = trip end per dwelling unit
MFMR = multifamily mid rise
DU = dwelling unit
Source: Trip Generation, I ph Edition, Institute of Transportation Engineers ( ITE), Washington, D. C. ( 2021). -49-

UAI URBAN

CROSSROADS
January 28, 2022
Mr. Jonas Bronk
Alliance Realty Partners
2462 Dupont Drive
Irvine, CA 92612
SUBJECT: GREENSPOT VILLAGE PLANNING AREA 2 TRIP GENERATION ASSESSMENT Dear Mr. Jonas Bronk:

Urban Crossroads, Inc. is pleased to provide the following Trip Generation Assessment for Greenspot Village Planning Area 2 ( PA2) development ( Project) which is located near the southwest corner of Boulder Avenue and Eucalyptus Avenue in the City of Highland. The purpose of this work effort is to determine whether additional traffic analysis is necessary for the proposed Project based on a comparison of the proposed Project to the currently approved project evaluated in the Greenspot Village Focused Traffic Analysis ( dated April 24, 2013, prepared by Urban Crossroads, Inc., referred to as 2013 Focused Analysis). Trip generation comparisons have also taken into account the currently approved developments proposed by Treh Partners and Rexco Development within Planning Areas 1 and 3, respectively.

CURRENTLY APPROVED PROJECT TRIP GENERATION
The 2013 Focused Analysis evaluated the following mix of uses:

Planning Area ( PA) 1: 588, 000 square feet of shopping center use, 4, 000 square feet of fast- food restaurant with drive -through window use, and gasoline service station with 3, 600 square foot convenience market
PA 2: 546 multifamily ( apartment) units
PA 3: 91, 000 square feet of shopping center use, 7, 200 square feet of fast-food restaurant with drive -through window use, 10, 000 square foot bank, 150 multifamily ( apartment) units, 104 senior adult housing ( attached), and 240 room hotel
Table 1 summarizes the trip generation as evaluated in the 2013 Focused Analysis which shows the Project would generate 40, 805 two- way trips per day, with 1, 891 trips during the AM peak hour and 3, 797 trips during the PM peak hour. Trip generation for the currently approved Project land uses are based upon information collected by the Institute of Transportation Engineers ( ITE) as provided in their Trip Generation Manual ( 8t" Edition, 2008). Excerpts from the 2013 Focused Analysis showing detailed trip generation calculations are provided in Attachment A. 14667- 02 TG Letter
-50-
Mr. Jonas Bronk
Alliance Realty Partners
January 28, 2022

Page 4 of 7 ends

80 trips generated during the AM peak hour and 102 trips generated during the PM peak hour. The Rexco Development will replace 174,000 square feet of shopping center and hotel uses resulting in a new PA 3 total of 2, 708 two-way trips per day with 170 AM peak hour trips and 211 PM peak hour trips.

TABLE 3: PLANNING AREA 3 TRIP GENERATION SUMMARY
ITE LU AM Peak Hour PM Peak Hour
Land Usel Units code In I Out I Total I
In Out Total Daily
Multifamily ( Lowrise, 2 Floors) Residential DU 220 0. 10 0. 30 0. 40 0. 32 0. 19 0. 51 6. 74 Trip Generation Source: Institute of Transportation Engineers ( ITE), Trip Generation Manual, Eleventh Edition 2021). 2 DU= Dwelling Units
AM Peak Hour PM Peak Hour
Land Use Quantity Unitsl In Out Total In Out Total Daily Trip Generation Summary:

Rexco Development
Multifamily ( Lowrise, 2 Floors) Residential 200 DU 19 61 80 64 38 102 1, 348 Shopping Center and Hotel UsesZ 174. 000 TSF 433 351 784 631 637 1, 268 13, 582 Pass - by Reduction ( 25%) 66 66 132 107 107 214 2, 227 Subtotal 367 285 652 524 530 1, 054 11, 355
2013 Focused Analysis PA 3 Total 387 355 742 594 569 1, 163 12, 715 New PA 3 Tota13 39 131 170 134 77 211 1 2, 708
DU= Dwelling Units; TSF= Thousand Square Feet
z Retail space/ Hotel that is being replaced bythe Rexco Development. 3 New PA 3 Total = 2013 Focused Analysis PA3 Total - Shopping Center/ Hotel Uses + Rexco Development

PROPOSED PROJECT TRIP GENERATION
The Project is proposed to consist of the development of 546 multifamily ( apartment) dwelling units as originally contemplated in the 2013 Focused Analysis. However, the overall Greenspot Village was limited to 800 dwelling units within the development. As such, with the development of the proposed Treh and Rexco developments, the development of the proposed Project would effectively increase the overall dwelling units of the Greenspot Village project to over 946 dwelling units ( or 146 dwelling units over the maximum allowable dwelling units). The trip generation calculations prepared for the purposes of this trip generation assessment are based on the latest ITE Trip Generation Manual ( 11th Edition, 2021) see Table 3) for all applicable land uses.

The resulting trip generation for the proposed Project is also shown on Table 4. As shown on Table 4, the proposed Project is anticipated to generate 2, 480 two- way trips per day, with 202 trips generated during the AM peak hour and 213 trips generated during the PM peak hour. 14667- 02 TG Letter URBAN
-51-
ATTACHMENT 5
Public Comment Letters
-52-

TREH PARTNERS XV, LLC
9- 15- 23
Kim Stater
City of Highland
Via: E- Mail
RE: Support of Rexco 2" d Phase
Apartments
Dear Kim:

This letter is in strong support for Rexco Development' s upcoming approval for its 2nd phase of apartments. This project will help enhance Greenspot Road and the City of Highland. The project, as you can see with the first phase is high duality and will be well received. There has been a benefit to our existing retail and the leasing of our new project across the street. Retailers who were not considering the City are now giving it serious consideration and the additional units play a big part in that process.

We encourage approval of the project without delay and look forward to another quality project! If you are any of the Planning Commissioners would like to discuss please feel free to call.

Sincerely
TREH Partners XV, LLC
Tom Robinson
4 Corporate Plaza drive Suite 210 Newport Beach Ca 92660 949- 631- 6620 -53-
Dear Kim,
have lived in Highland, CA for several years now and when we saw that a brand- new property was being built that were all townhomes and with garages attached, my husband and I were so excited and now to find out that they are planning to build even more is even more exciting! It is so nice to have something that stands out and has everything you want in a home but beneficial for people like us who are more interested in renting in a community with amazing amenities! As a renter here in Highland, we strongly hope that the builders get the approval to build more because this city needs to continue to add townhomes, especially with attached garages, that look as beautiful as San Carlo Townhomes do already!
Best wishes,
Jenn Dashwood
-54-
ATTACHMENT 6
Draft PC Minutes
-55-
Draft Minutes
September 19, 2023
Item No. 7
Specific Plan Revision ( SPR 23- 001) proposing an amendment to the Greenspot Village Marketplace Specific Plan ( SPR 06- 001) to increase the maximum dwelling unit count from 946 to 1, 218 dwelling units and Design Review Application ( DRA 23- 009), proposing the construction of a 272- unit multi -family residential development. ( Planning Area 3 of the Greenspot Village & Marketplace Specific Plan Applicant Rexco Development) Assistant Community Development Director Stater presented the staff report.

Commissioner Miller asked even though we would increase the number of residences, we are decreasing the traffic associated with that commercial is so great that we end up with a net reduction?
Assistant Community Development Director Stater stated yes, correct. There is a little bit of change in peak hour times and trips, but overall, you will definitely see a net reduction.

Chair Hamerly asked was it a mixed use before commercial? Assistant Community Development Director Stater stated yes, it was mixed use.

Commissioner Miller asked is Greenspot Road adequate to handle all the traffic coming in.

Assistant Community Development Director Stater stated yes.

Commissioner Miller asked does that extend to the on and off ramps as they currently exist today?
Assistant Community Development Director Stater stated the city's making some improvements, as well as Caltrans.

Assistant Public Works Director Matt Bennett stated long range plans will include the build out. The 5th Street interchange is in the planning stages. The collective improvements based on the Specific Plan include intersection improvements well outside of east or west towards 5th Street and Palm Avenue. We are continuing to watch and grow with the development as it comes along.

Chair Hamerly opened the public hearing.

Applicant Patrick Tritz stated I' m here to answer any questions. Assistant Community Development Director Stater did a great job of describing the project.

Chair Hamerly asked when is your anticipated completion on the first phase? Applicant Patrick Tritz stated the end of this year.
-56-
Public Speaker Jody Scott stated there is 946 homes approved now and you are adding 272 more homes? So, it' s going to be a total of 1218 homes, right? Assistant Community Development Director Stater stated yes, correct.

Public Speaker Jody Scott stated how many of the increased additions on this site are going to be low and very, very low? Are there any low- income density points that they' re getting for this particular project?
Assistant Community Development Director Stater stated this will be a market rate project.

Public Comment Glenn Elssmann stated I am a part of the Greenspot Village and Marketplace Land Holdings and Specific Plan. All of the Planning Commissioners are attentive to the details and really want to see high quality product projects, but also projects that have really thought through the detail. I want to compliment Patrick Tritz and Rexco for their incredible effort to ensure that the traffic impacts have been modified and it meets the different elements here.

Chair Hamerly stated the leasing office rendering was for the other property that was proposed previously. I don' t know what the wishes of the other Commissioners would be referencing with that facility. Are we comfortable including a copy of the previously approved leasing office clubhouse or would you like to continue the item and see the actual clubhouse for phase two?
Applicant' s Architect Damien Titano stated the intent when we did this project was the second phase was going to have different products than the first phase and to develop a little bit higher density for the desires of the city. The leasing offices are both complementary to create one larger space and that they do mirror each other. We cannot guarantee that that is going to be the final version yet, because of operations. We can' t commit to it because of two different projects, but now the intent is that both leasing offices are mirrored.

Applicant Patrick Tritz stated the intent is for it to be one cohesive project, however the real estate loans shows two separate parcels and loans. I have fences that have multiple openings so that they can flow between each other. There is also an EV gate between the two properties which gives a third point of access in an emergency situation. So, the intent is that one big project, however two separate phases. Does that make sense? Chair Hamerly stated not only the emergency linkage there for safety, but also it makes sense that if it is two phases of the project that there be at least a pedestrian link so that the residents can walk through.

Applicant Patrick Tritz stated there is a pedestrian link.

Applicant' s Architect Damien Titano stated legally they are two separate projects, so we have to have they have to act independently for now. I want to specify that the leasing office pictures you have in your packet will be complementary with one another, this photo is just taken from phase one plans.

Chair Hamerly stated when we approve a project, but not all of the information or plans are complete, do we approve it or continue the meeting? -57-
Applicant Patrick Tritz stated the leasing office will be the same as the leasing office from phase one.

Chair Hamerly stated we are stuck in the middle because we are making a recommendation to the City Council. I' ll defer to staff, but technically, we do not have the building that is going to be built and we' re recommending this to the City Council. Hopefully in that interim the actual document will be in the packet that is given to the City Council.

Assistant Community Development Director Stater stated yes, the correct document will make it into the City Council agenda packet.

Chair Hamerly stated any comments on the site plan?
Commissioner Miller stated as it relates to drainage, I am concerned about capacity in the Greenspot Road storm drain. We did make certain assumptions about how this whole area was going to drain down Greenspot Road. I think flows will concentrate from both developments along Calhoun Road and enter the storm drain. I think we will get more flow on Calhoun Road and the Greenspot Road intersection than what the initial storm drain design could accommodate. I think this needs to be looked at regionally and rather than meeting water quality criteria.

Chair Hamerly stated as it pertains to the parking that' s around phase two leasing office, where would be the parking for visitors To visit the leasing office for phase two? Applicant' s Architect Damien Titano pointed to the PowerPoint. This edge along the northern side of the roundabout would be the easiest to accommodate parking. Currently there was some area here ( pointing to the site plan) that was intended for guest spaces.

Chair Hamerly stated one of my concerns is there is three primary recreation areas, and they are all clustered at the east end of the site and I guess their concern is twofold. I would hope that the recreation areas be more evenly distributed throughout the site because that is going to make a quiet side and a noisy side of the project because those play areas are right up against the apartment units.

Applicant Patrick Tritz stated these small recreational areas have never created a problem with other apartments we have built. I see I respect what you' re saying. We have never had an issue of trying to sound mitigate them, there is plenty of landscaping around.

Chair Hamerly stated moving onto the elevations. I like the decorative wall features, and how it breaks up the vertical. It adds a nice entry statement to the spanish style architecture.

Commissioner Miller asked will there be awnings on the windows to the south to help with the direct sun?
Applicant Patrick Tritz stated we will have recesses in those windows, we are not sure if we are installing awnings.
-58-
Chair Hamerly regarding the conceptual landscape plan, the garden spaces that are between the different blocks of units are a community open space. Are those flower gardens or private planter areas?
Applicant' s Representative Damian Titano stated private planter areas.

Chair Hamerly closed the public hearing.

A MOTION was made by Commissioner Sutorus, seconded by Vice Chair Thomas to adopt Resolution No. 2023- 045 recommending the City Council:

Make a finding under Public Resources Code Section
21166 and the corresponding CEQA Guidelines Section
15162 that there are no substantial changes or new
information of substantial importance that would trigger the preparation of a subsequent EIR and further finding that the project is exempt from further environmental
review under Government Code Section 65457;

2. Introduce Ordinance No. to amend the Greenspot
Village & Marketplace Specific Plan ( SPR 23- 001); and

3. Adopt City Council Resolution No. 2023- to
approve Design Review Application ( DRA 23- 009),
subject to the Conditions of Approval and Findings of
Fact.

RESOLUTION NO. 2023- 045

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HIGHLAND, CALIFORNIA, RECOMMENDING THE CITY COUNCIL 1) INTRODUCE AN ORDINANCE APPROVING SPECIFIC PLAN REVISION ( SPR 23- 001) TO INCREASE

THE MAXIMUM DWELLING UNIT COUNT WITHIN THE GREENSPOT VILLAGE & MARKETPLACE SPECIFIC PLAN FROM 946 DWELLING UNITS TO 1, 218 DWELLING UNITS, 2) ADOPT A RESOLUTION TO APPROVE DESIGN REVIEW APPLICATION DRA 23- 009) TO CONSTRUCT A 272- UNIT MULTI - FAMILY RESIDENTIAL COMPLEX ON A VACANT 12. 6 ACRE SITE WITHIN PLANNING AREA 3, AND 3) MAKE A

DETERMINATION THAT THE ADOPTION OF THE ORDINANCE IS EXEMPT FROM FURTHER CEQA REVIEW UNDER CEQA GUIDELINES SECTION 15162, PUBLIC RESOURCES CODE SECTION 21666 AND GOVERNMENT CODE SECTION 65457.

ASSESSOR' S PARCEL NUMBERS: 1201- 351- 28, 1201- 351- 14, 1201- 351- 15, 1201- 351-

16. -59-
ATTACHMENT 7
PC Directives
-60-
Planning Commission Directives from September 19, 2023 Public Hearing Rexco San Carlo Townhomes — Phase II
The Applicant shall work with City Staff to achieve the intent of the directives listed herein.

Site Plan/ Landscape Plan

1. Provide for pedestrian linkage between San Carlo I and San Carlo 11, if the projects remain under the same ownership/ management and tenants are permitted to share amenities.

Continue to monitor whether or not additional space needs to be provided for water detention facilities for regional detention to accommodate capacity in the Greenspot Storm Drain Provide additional parking spaces on the north side of the Calhoun project entry for guests visiting the Phase II Leasing Office.

4. With respect to the 3 pocket parks ( parklets), consider redistributing recreation areas more evenly throughout the site so they can be easily accessed by all residents. Additionally, put design measures in place for additional sound mitigation (i. e. construction methods, taller/ denser landscaping, shrubs, etc.) Building Elevations

5. At the second level where there is a 2- story gable element, the lower level shall have an awning or whichever hierarchy makes most sense to the Applicant' s design team aesthetically. Do it on a consistent basis throughout the project on each unprotected facade because an awning will not be sufficient to provide shading on lower levels. This can be done in the Spanish theme with decorative wrought iron or similar method.
-61-
ATTACHMENT 8
Ordinance No. to amend the GVMP Specific Plan
Exhibit 1: Plan Amendments
-62-
ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF HIGHLAND,

CALIFORNIA, AMENDING THE GREENSPOT VILLAGE & MARKETPLACE SPECIFIC PLAN ( SPR 06- 001A) TO INCREASE THE TOTAL DWELLING UNIT COUNT WITHIN THE SPECIFIC PLAN FROM 946 DWELLING UNITS TO 1, 218

DWELLING UNITS AND MAKING A DETERMINATION THAT THE ADOPTION OF

THIS ORDINANCE IS EXEMPT FROM FURTHER CEQA REVIEW UNDER CEQA GUIDELINES SECTION 15162, PUBLIC RESOURCES CODE SECTION 21666 AND GOVERNMENT CODE SECTION 65457.

APPLICANT: REXCO DEVELOPMENT
WHEREAS, on April 27, 2023, Rexco Development submitted an application for a Specific Plan Revision ( SPR 23- 001) to the Greenspot Village & Marketplace Specific Plan;
WHEREAS, Rexco Development is proposing to increase the maximum dwelling count from 100- 300 to 100- 472 within Planning Area 3 and increase the total buildout number from 946 to 1, 218 for the whole Specific Plan;
WHEREAS, the Planning Commission did hold a duly noticed public hearing on September 19, 2023 at 6: 00 P. M. to consider the environmental review and the proposed Ordinance. At the conclusion of the public hearing, the Planning Commission adopted Resolution No. 2023- 045, recommending to the City Council to introduce an Ordinance to amend the Greenspot Village & Marketplace Specific Plan ( SPR 06- 001A); and
WHEREAS, On September 29, 2023, the City gave public notice that the City Council would consider the environmental review and proposed Ordinance by advertising in the San Bernardino Sun, a newspaper of general circulation within the City of Highland, and by mailing notices to property owners within 300-feet of the project site, of the holding of a public hearing at which the subject applications would be considered; and WHEREAS, the City Council did hold a public hearing on October 10, 2023, at 6: 00 P. M. with a second reading held on November 14, 2023, and notice of said public hearing( s) having been duly given, as required by law and in accordance with the provisions of the Highland Municipal Code, to hear and consider evidence for and against said Greenspot Village & Marketplace Specific Plan, and investigate the findings and recommendations in connection therewith; and amend said Specific Plan.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF HIGHLAND does ordain as follows:

Section 1. Findings and Intent
The findings and recitals set forth herein above are true and correct.

Section 2. General Plan Consistency Finding
-63-
The Specific Plan Revision is consistent with the General Plan as the General Plan designation for this area is Planned Development. The proposed Specific Plan Revision to the overlaying Greenspot Village & Marketplace Specific Plan increases the maximum dwelling unit count range from 100- 300 to 100- 472 within Planning Area 3 and increases the total buildout number from 946 to 1, 218 for the whole Specific Plan to adequately size 272 dwelling units onto the 12. 6 acre site and satisfy the 18- 40 du/ ac density range for Planning Area 3.

Section 3. Specific Plan Revision
Based upon the aforementioned findings, the City Council hereby makes the following revisions to the Greenspot Village & Marketplace Specific Plan ( SPR 06- 001A):

1. The " 946 units" will be modified to 1, 218 units" on pages 5, 19, 20, 21, 22, 23, 24, 25, 26, 29, 31, 72, and 269.

2. The "300 units" will be modified to "472 units" on page 20, 24, 26, and 31.

3. The conceptual site plan on page 33 will incorporate the proposed 272 multifamily home layout in Planning Area 3.

Section 4. Findings of Fact for Specific Plan Revision ( SPR 23- 001) a. The proposed amendment is consistent with the goals, objectives, policies, and programs of the general plan, or the general plan as revised by the proposed amendment, and will not result in any inconsistencies within the plan:

Response: The Greenspot Village & Marketplace Specific Plan currently has a residential cap of 946 units, per the adoption of Ordinance No. 455 in September 2022. However, there are 946 residential units already approved within the Specific Plan ( 200 units by Rexco Development, 200 units by TREH P Partners, LLC, and 546 units by Alliance Residential California), totaling 946 and requiring the remaining acreage within Planning Area 3 to be completed with nonresidential developments, as envisioned by the Specific Plan. The Applicant provided Staff with an economic analysis, dated August 8, 2023, explaining that while the COVID- 19 pandemic has essentially ended, its effect on the demand for brick -and -mortar retail stores remains. The Applicant conveyed that the buildout of the remainder of Planning Area 3, envisioned to be nonresidential developments, would be better suited with an expansion of the approved " San Carlo Apartments I" residential development to the south.

By adopting a new Ordinance that amends the maximum dwelling unit count range from 100- 300 to 100- 472 within Planning Area 3 and increases the total buildout number from 946 to 1, 218 for the entire Specific Plan, the Applicant will be able to adequately size 272 dwelling units onto the 12. 6- acre site and satisfy the 18- 40 du/ ac density range for Planning Area 3 of the Greenspot Village & Marketplace Specific Plan.
-64-
The proposed amendment will help fulfill the City' s 6t" Cycle Certified Housing Element Regional Housing Needs Allocation ( RHNA), and is consistent with the following Housing Element Policies and Programs.

Policy 2. 4: Encourage the development of a range of housing types in targeted areas of the city, such as inventoried vacant residential sites, Planned Development districts, Mixed -Use districts, special Policy Areas identified in the Land Use Element, and areas with access to resources and amenities.

Policy 3. 2: Encourage adequate capacity for the development of a range of housing types.

Program 8: By -Right Development on Previously Identified Housing Sites.

Program 22: Lot Consolidation Incentive.

Program 29: Objective Design Standards.
b. The proposed amendment will not adversely affect the public health, safety or general welfare.

Response: The proposed project has been reviewed by Planning, Engineering, Building and Safety, the Fire Department and the Police Department and certain conditions of approval that are necessary and proper to safeguard and protect the public health, safety, and welfare have been implemented. As aforementioned, the 272 units proposed as part of this development would push the total unit count within the Greenspot Village & Marketplace Specific Plan to 1, 218. However, this increase would still satisfy the 18- 40 du/ ac density range for Planning Area 3. That being the case, the approval of a Specific Plan Revision for the proposed project is will not adversely affect the public health, safety, or general welfare.
c. The proposed amendment is consistent with the purposes and intent of this title, unless such amendment proposes to change, supplement, or alter any part of this title, whereas, said amendment must be consistent with all of the applicable sections including these findings.

Response: Government Code section 65454 states that a Specific Plan may not be amended unless the amendment is consistent with the General Plan.

The Specific Plan amendment is consistent with the General Plan as the General Plan designation for this area is Planned Development. The proposed Specific Plan Revision to the maximum unit count within Planning Area 3 as well as the overall Greenspot Village & Marketplace Specific Plan allows for the density established for Planning Areas, that was analyzed in the two EIRs as well as City Council Ordinance Nos. 443 and 455, to be satisfied. d. The potential environmental impacts of the proposed amendment are insignificant or there are overriding considerations which outweigh the potential impacts.

Response: The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count from 100- 300 to 100- 472 within Planning Area 3 and increases the total buildout number from 946 to 1, 218 for the entire Specific Plan. As aforementioned, this will allow the Applicant to adequately -65-
size 272 dwelling units onto the 12. 6 acre site and satisfy the density range for Planning Area 3 ( 18 to 40 dwelling units per acre) as the buildout of the remainder of Planning Area 3, originally envisioned to be nonresidential developments, would be better suited with an expansion of the approved " San Carlo Apartments I" residential development to the south. As this project falls within the density range that was analyzed by the certified EIR and Supplemental EIR, and no further environmental review is requires pursuant to Government Code Section 65457 which exempts any residential development project that is undertaken to implement and is consistent with a specific plan for which an environmental impact report has been certified.

Section 5. Environmental Review
On May 14, 2013, the City Council adopted Resolution No. 13- 008, certifying the Environmental Impact Report for the Greenspot Village & Marketplace Specific Plan ENV 09- 003). The City Council more recently adopted Resolution No. 19- 036 on June 25, 2019, certifying the Supplemental Environmental Impact Report for the Greenspot Village & Marketplace Specific Pan ( ENV 19- 002)( State Clearinghouse Number 2008031058). The City Council adopted Findings of Fact, the Mitigation Monitoring Reporting Program, and Statement of Overriding Considerations at the same time that it adopted the EIR and Supplement EIR. Resolutions No. 13- 008 and 19- 035 are incorporated herein by this reference as though set forth in full.

The Specific Plan Revision was analyzed in compliance with CEQA. It is hereby determined that the project is exempt from further environmental review.

The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count range from 100- 300 to 100- 472 within Planning Area 3 and increases the total buildout number from 946 to 1, 218 for the whole Specific Plan. As aforementioned, the Applicant will be able to accommodate 272 dwelling units onto the 12. 6 acre site and satisfy the 18- 40 du/ ac density range for Planning Area 3 of the Greenspot Village & Marketplace Specific Plan. Considering that this proposed amendment will not affect the -66-
density of Planning Area 3, there will be no substantial increase to the estimated increase in residents/consumers and traffic within the project area. As such, the scope of the project was previously analyzed and none of events identified in Public Resources Code Section 21666 or CEQA Guidelines Section 15162 have occurred that would trigger the need for further environmental review.

Section 6. Publication and Posting
Within fifteen ( 15) days following the passage of this Ordinance, the City Clerk shall publish an/ or post this Ordinance as required by state law and City resolution.

Section 7. Execution
The Mayor is hereby directed to attest to the adoption of this Ordinance by signing where indicated below and the City Clerk shall publish and/ or post this ordinance according to applicable law.

Exhibit 1 attached includes the Proposed Specific Plan Amendments PASSED, APPROVED and ADOPTED this 14t" day of November, 2023 Larry McCallon, Mayor
ATTEST:

Betty Hughes, MMC
City Clerk
APPROVED AS TO FORM:

Maricela E. Marroquin
City Attorney
-67-
EXHIBIT 1
Specific Plan Amendments
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-82-
ATTACHMENT 9
Resolution No. 2023- to approve the Design
Review Application
Exhibit 1: Project Plans
Exhibit 2: Conditions of Approval & MMRP
-83-
RESOLUTION NO. 2023 —

A RESOLUTION OF THE HIGHLAND CITY COUNCIL APPROVING DESIGN REVIEW APPLICATION ( DRA 23- 009) TO CONSTRUCT A 272- UNIT MULTI -FAMILY

RESIDENTIAL COMPLEX WITH A LEASING OFFICE, RECREATION AREAS, AND OUTDOOR COURTYARDS ON A 12. 6 ACRE SITE WITHIN PLANNING AREA 3 OF THE GREENSPOT VILLAGE & MARKETPLACE SPECIFIC PLAN. ASSESSOR' S PARCEL NUMBERS: 1201- 351- 28, 1201- 351- 14, 1201- 351- 15, 1201- 351- 16.

APPLICANT: REXCO DEVELOPMENT
A. RECITALS
On April 27, 2023, the Applicant submitted a Design Review Application ( DRA 23-009) to construct 272 multi -family residential units, a leasing office, recreation areas, and outdoor courtyards on approximately 12. 6 acres, spanning four ( 4) parcels, west of the Boulder Avenue and Webster Street intersection.

2. The Site has a Land Use Designation of Mixed Use within " SPR 006- 001" Greenspot Village & Marketplace Specific Plan Planning Area 3.

3. On September 29, 2023, the City gave public notice by advertising in the San Bernardino Sun, a newspaper of general circulation within the City of Highland, and by mailing notices to property owners within 300- feet of the project site, of the holding of a public hearing at which the subject applications would be considered.

4. On September 19, 2023, the Planning Commission held a duly noticed public hearing at which interested parties had an opportunity to testify in support of, or in opposition to, the Design Review Application ( DRA 23- 009). At the close of the public hearing, the Commission adopted Resolution No. 2023 - 045, recommending the City Council approve Design Review Application ( DRA 23- 009).

5. On October 10, 2023, the City Council held a duly noticed public hearing at which interested parties had an opportunity to testify in support of, or in opposition to, the Design Review Application ( DRA 23- 009).

6. All legal prerequisites to the adoption of this Resolution have occurred.

B. RESOLUTION
NOW THEREFORE, the City Council of the City of Highland does resolve, determine, find, and order as follows:

The City Council finds that all of the facts set forth in the Recitals, Part " A" of this Resolution, are true and correct.
-84-

2. The City of Highland City Council after due consideration, inspection, investigation, and study made by itself and on its behalf, and after due consideration of all evidence and reports offered at said hearing, including the staff report to the City Council dated October 10, 2023, and which is incorporated herein by this reference, does find and determine the following facts:
a. All necessary public meetings and opportunities for public testimony and comment have been conducted in compliance with State Law and the Municipal Code of the City of Highland.

3. Pursuant to CEQA Guidelines, a Certified Environmental Impact Report ( ENV 09- 003) ( State Clearinghouse Number 2008031058) and Supplemental Environmental Impact Report ( 19- 002) were prepared for the Greenspot Village & Marketplace Specific Plan which were certified by the City of Highland City Council on June 11, 2013 and June 25, 2019 respectively. The Specific Plan Revision was analyzed in compliance with CEQA. It is hereby determined that the project is exempt from further environmental review.

The Applicant seeks to amend the Specific Plan to increase the maximum dwelling unit count range from 100- 300 to 100- 472 within Planning Area 3 and increase the total buildout number from 946 to 1, 218 for the whole Specific Plan.

As aforementioned, the Applicant will be able to adequately size 272 dwelling units onto the 12. 6 acre site and satisfy the 18-40 du/ ac density range for Planning Area 3 of the Greenspot Village & Marketplace Specific Plan.

Considering that this proposed amendment will not affect the density of Planning Area 3, there will be no substantial change to the estimated increase in residents/consumers and traffic within the project area. As such, the scope of the project was previously analyzed and none of events identified in Public Resources Code Section 21666 or CEQA Guidelines Section 15162 have occurred that would trigger the need for further environmental review. -85-

4. Findings of Fact for Design Review Application (DRA 23- 009) a. That the proposed project is consistent with the related Specific Plan.

Response: The Greenspot Village & Marketplace Specific Plan currently has a residential cap of 946 units, per the adoption of Ordinance No. 455 in September 2022. Further, there are 946 residential units already approved within the Specific Plan ( 200 units by Rexco Development, 200 units by TREH Partners, LLC, and 200 units by Alliance Residential California), requiring the remaining acreage within Planning Area 3 to be completed with commercial and retail developments, as envisioned by the Specific Plan.

The Applicant has concurrently applied for a Specific Plan amendment to raise the current cap on the residential unit count from 100- 300 to 100- 472 within Planning Area 3 and increase the total buildout number from 946 to 1, 218 for the entire Specific Plan. This will allow the Applicant to accommodate 272 dwelling units onto the 12. 6 acre site and satisfy the density range for Planning Area 3 of the Greenspot Village & Marketplace Specific Plan. As such, the Project would be consistent with the amended Specific Plan. b. That the proposed use is in accordance with the objectives of this title ( Title 16), and the purposes of the land use district in which the site is located.

Response: The objective of the project is to provide a high -quality planned residential community that compliments the surrounding land uses while creating an attractive, cohesive combination of architectural styles and landscaping and provide amenities maintained by the management team that will satisfy the needs of it residents. It will also build out Planning Area 3 of the Greenspot Village & Marketplace Specific Plan while maintaining the minimum density of 18 du/ ac and not exceeding the maximum of 40 du/ ac. c. That the proposed use is in compliance with city design and landscape standards and criteria.

Response: The proposed Conceptual Landscape Plan presents a variety of drought -tolerant trees, shrubs and vines, as well as groundcovers planted throughout the perimeter of the buildings as well as the parking lot area. As conditioned, the landscape plan will comply with the City' s drought tolerant landscaping regulations and complement the other developments within the Greenspot Village & Marketplace Specific Plan.

The Applicant will be required to upkeep the landscaping along the Boulder Avenue frontage. The Applicant may fulfill this obligation by initiating the process of establishing a Community Facilities District ( CFD) prior to occupancy for maintenance and upkeep of the landscaping. If the CFD is established, the complex' s residents shall be required to provide the cost of the CFD. The proposed outdoor landscape area with underground water quality infiltration system shall be maintained directly by the development. -86-
d. That the proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare or will not be materially injurious to properties or improvements in the vicinity of the site.

5. Based on the Findings of Fact and Conclusions set forth above, the City Council approves Design Review Application ( DRA 22- 004) to construct a 272- unit multifamily residential complex in Planning Area 3 of the Greenspot Village Specific Plan, subject to the conditions of approval attached.

Exhibit 1 includes the Design Review Application ( DRA 23- 009) Conditions of Approval Mitigation Monitoring & Reporting Program for the Specific Plan' s EIR and Supplemental EIR.

C. ADOPTION OF RESOLUTION.

The City Clerk shall certify the adoption of this Resolution and shall cause the same to be published or posted in the manner prescribed by law.

PASSED, APPROVED and ADOPTED this 10t" day of October 2023.

Larry McCallon, Mayor
ATTEST:

Betty Hughes, MMC
City Clerk
APPROVED AS TO FORM:

Maricela E. Marroquin
City Attorney
-87-
EXHIBIT 1
Project Plans
-88-
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EXHIBIT 2
Design Review Application (DRA 23- 009)
Conditions of Approval & Mitigation Monitoring & Reporting Program -99-

CITY OF HIGHLAND

PLANNING DIVISION CONDITIONS OF APPROVAL
Date: September 19, 2023
Applicant: Rexco Development
File/ Index: Design Review Application ( DRA 23- 009) [ Related Entitlement( s): Specific Plan Revision ( SPR 23- 001)]
Proposal: Construction of a 272- unit multi -family apartment complex in Planning Area 3 of the Greenspot Village Specific Plan — San Carlo Apartments II Location: A 12. 6 acre site located just west of the Boulder Avenue and Webster Street intersection. Assessor's Parcel Number(s): 1201- 351- 28, 1201- 351- 14, 1201- 351- 15, 1201- 351- 16.

PLANNING CONDITIONS OF APPROVAL
Note: These conditions represent Planning Division conditions only and are meant to be only one part of the Project' s overall conditions that include Building and Safety, Engineering, and the Fire Department conditions of approval. All required on -site and off -site improvements shall be completed and approved prior to final inspection for occupancy, except where noted.

Design Review Application ( DRA 23- 009) is conditionally approved, subject to compliance with the requirements as specified below. The Conditions listed below are continuing Conditions; failure of the Applicant and/ or operator to comply with any / all Conditions at any time shall result in initiating revocation of the subject permit.

1. These entitlements shall become null and void:
a. Unless all Conditions have been complied with and the occupancy or use of the land or existing structures authorized by such Design Review Application has taken place within thirty- six ( 36) months after the approval of said Design Review Application.
b. Where circumstances beyond the control of the Applicant cause delays which do not permit compliance within the time limitation established in this Section, the Planning Commission may grant an extension of time every subsequent twelve ( 12) months, not to exceed thirty- six ( 36) months in total. Applications for such extensions of time must be set forth, in writing, by reasons for this extension and shall be filed together with a fee as established by the City Council, with the Planning Department sixty ( 60) calendar days before the expiration of the Design Review Application.

2. The proposed Design Review is for the construction of a 272- unit multi -family residential complex, a leasing office, recreation amenities, and outdoor courtyards. Submittal includes a site plan, architectural elevations, grading plans, and landscaping plans.
-100-

3. The operator and recorded owner of the property shall submit to the Planning Division a signed " Acknowledgement Form" agreement with all conditions of this approval before the approval becomes effective. Plan check shall not begin prior to receipt of this signed documentation.

4. In compliance with the Highland Municipal Code, the Applicant/ Owner shall agree, at his/ her sole cost and expense, to defend, indemnify, and hold harmless, the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third -party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, Planning Commission, or other decision - making body, including staff, concerning this project. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve the Applicant/ Owner of his/ her obligations under this condition.

5. The Owner/ Applicant is responsible for implementing all conditions of approval to the satisfaction of the Community Development Director, City Engineer, and Fire Department. No final inspection or clearances shall be given until all conditions are met. Each condition of approval is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable.

6. The subject property shall be developed in accordance with plans and materials approved by the Planning Commission and City Council, on file with the City of Highland Planning Division, and shall be in compliance with all conditions of approval contained herein.

7. Revisions, modification, or deletions of associated plans must be submitted to the Planning Division for review and approval. Revisions may require additional review by the Planning Commission.

8. If the property will remain undeveloped for longer than 18 months after initial grading has been completed, the Applicant shall submit an interim landscape plan, consisting of temporary measures for screening, hydro -seeding, and dust control. Such plans shall include the timing of installation of necessary measures and shall be approved by the Community Development Director.

9. The Applicant shall be responsible for making arrangements with the City' s franchised waste collection and hauling services provider for any/all construction debris or solid waste generated as a result of this project.

10. Prior to issuance of Building Permits, the Applicant/ Contractor/ Occupant shall submit and obtain approval from the Public Services Division, a Construction Waste Diversion Plan, in accordance with Section 8. 12. 285 of the Highland Municipal Code.
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11. The Boulder Avenue frontage and perimeter landscaping, wrought iron fencing, recreational amenities, and club house shall be completed prior the release of the first residential unit Certificate of Occupancy.

12. All walls and fences shall be designed and constructed to incorporate design features such as tree planter wells, variable setback, split -block face, columns, or other such decorative features to provide visual and physical relief along the face of the wall and fence.

13. Landscape and irrigation specifications within the public right- of-way and included within the Community Facilities District ( CFD) shall adhere to the adopted Engineering/ Public Works Standards as may be amended from time to time and approved by the City' s Landscape Architect.

14. Enhanced paving shall be installed at the Calhoun Road primary entry and Boulder Avenue secondary entry for consistency with the Greenspot Village Specific Plan and as approved with the San Carlo I development, or as approved by the City Council.

15. Sidewalks along Boulder Avenue and Webster Street shall feature a landscaped parkway so that sidewalks are not directly adjacent to the street and vehicle traffic

16. Secondary access onto Boulder Avenue must have clear line of sight as approved by both the City Engineer and City's Landscape Architect. Tree canopy needs to be high enough to not obstruct any view.

17. Trash enclosures need to be screened with a trellis or solid roof.

18. There must be designated pedestrian walkways across the main drive aisle through the development.

19. All heating, venting and air conditioning ( HVAC) units shall be ground mounted and shall incorporate sufficient structural or landscape screening with shrubs and bushes, to the satisfaction of the Community Development Director and Landscape Architect.

20. Lighting shall be directed downward in order to minimize glare nuisances to surrounding properties. Fixtures shall be decorative and compatible with the overall project design theme and consistent with the fixtures used for San Carlo development.

21. Onsite parking shall be free of charge to all tenants and guests. -102-

22. City Development Impact Fees, as may be amended from time to time, shall be paid in accordance with City policy.

23. The Project shall comply with the City' s Inclusionary Housing Ordinance, per Section 16. 50 of the Highland Municipal Code.

24. The Project shall comply with the 2013 and 2019 Mitigation Monitoring and Reporting Programs.

25. A final photometric plan shall be provided to Staff for review prior to the issuance of building permits.

26. Security system/ camera plan shall be submitted to the city and reviewed by the city' s Police Department for adequacy prior to the issuance of occupancy for the club house and the first residential unit.

27. To avoid fragmentation of ownership and maintenance, the residential development shall be tied and remain under common ownership or subject to the establishment of an overall management entity responsible for enforcement of CC& Rs and maintenance requirements. Should the residential development designated on the site plan be proposed to change from a " for rent" product to a for sale" product ( i. e. condominiums), the Applicant shall first submit a Design Review Amendment Application for Planning Commission and City Council review and approval prior to the conversion. Density of residential development shall remain consistent with the Greenspot Village & Marketplace Specific Plan.

28. The project shall be and always remain a Gated Community.

29. Entry Statements and signage at Calhoun Road and Boulder Avenue entrances shall be reviewed by Staff for consistency/compliance with the Specific Plan standards prior to submittal of a sign permit with the Building & Safety Department.

Landscape Conditions

30. Applicant shall adjust walkways to reach the curb face or consider providing a means for such crossings to occur without causing trampling of plants.

31. Calhoun Road entrance is well articulated but lacks proportionally sized trees to establish a dominant hierarchy from surrounding areas. Applicant shall provide a minimum 48" box specimen size trees at the accentuated entry and include at least 16' Date Palms.

32. Applicant shall provide larger sizes of street tree and parking lot palette trees to increase shading and better match the scale against 3 story structures. Overall -103-
make up shall be 24" box- 50% of total, 36" box 30% of total, and 48" box 20% of total. Accent Holly Oaks at corners shall be upsized to 48" and 36" per the above percentages.

33. Applicant shall add landscape coverage calculations including overall percentage of landscape versus total lot size to planting concept.

34. Applicant shall provide mow curbs or other form of separation at all property boundaries to clearly identify where maintenance responsibilities end or start between properties.

35. Applicant shall coordinate the landscape plan layout with the project' s Water Quality Management Plan to ensure that the landscape layout aligns with the required Best Management Practices ( BMP) facilities including the proposed basin and treatment swale on the southern boundary.

36. The proposed playground is located directly in front of multiple units with limited buffer between play equipment area and unit entries/ courtyards. Additional treatments for screening and separation between playground edges and private spaces shall be added.
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City of Highland
Engineering Department
Conditions of Approval
DRA 23- 009, SPR 23- 001 San Carlo II Townhome Apartments Rexco Development — Greenspot Rd, Webster St, and Boulder Ave B - Required Prior to Building Permit/Construction
C - Required Prior to Building Occupancy
D - Ongoing
E - Required Prior to Grading Permit
Non Standard Conditions

SOILS/ GRADING/ DRAINAGE
E 1. Design grading and landscaping plans to comply with the City' s clear sight triangle criteria at public street intersections and at private driveways. Walls, fencing, monument signs, slope, and landscaping, within the clear sight triangle, must not exceed thirty inches in height measured from the flowline of the street, unless a sight distance analysis that demonstrates sight distance is adequately maintained is submitted to and approved by the City Engineer.

E 2. Submit a preliminary soils report, prepared by a licensed Geotechnical Engineer, for review and approval by the City Engineer. Comply with the recommendations contained in the report and any amendments thereof as approved by the City Engineer.

E 3. Submit the structural design and location for any required retaining walls for review and approval by the City Engineer. Construct concrete v-ditches and drainage system at the back of retaining walls in accordance with the Grading Plan Checklist and as required by the City Engineer.

E 4. Submit rough and/ or precise grading plans to the City Engineer for review and approval.

Comply with the City of Highland grading standards as shown on the grading plan checklist.

E 5. Submit an erosion control plan to minimize potential increases in erosion and sediment transport during construction activity for City Engineer approval. Place erosion control measures during or after grading work as required by the City Engineer.

E 6. Design short- term erosion control in accordance with Best Management Practices such as, hydroseeding, mulching, jute matting or plastic sheeting to protect slopes; silt fencing to control site perimeter; and straw bale barriers, gravel bag barriers, rock filters or sediment basins to control internal erosion, or other methods to stabilize disturbed areas, as approved by the City Engineer.

D 7. Implement dust control measures during construction activities including, but not limited to, daily watering of construction area as frequently as necessary during active and inactive periods, utilizing soil emulsions, limiting construction vehicle speed to 10 miles per hour, stabilizing construction entrances to prevent trackout of sediments, and street sweeping.

E 8. Design grading to intercept and conduct off -site tributary drainage flow around or through the project site in a manner that does not adversely affect adjacent properties. Conveyance of on -site and off -site tributary flows shall be maintained by the underlying property owner.

L:\ Engineering_ Backup\ 030173097 - SPR 23- 001 - San Carlo II Apartments - Rexco Dev\Conditions\ DRA 23- 009 San Carlo II Greenspot Apartments Engineering COA.docx Page 1 of 7
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E 9. Design grading to drain the entire area of the project to the proposed Water Quality Management Plan ( WQMP) infiltration system and to accommodate overflows as necessary.

E* 10. Plot all existing and proposed easements on grading plan and note disposition of any existing utilities, appurtenances, fences, and access roads.

D* 11. Construct temporary sedimentation basins for use during the grading and construction period of the project. Do not start using the proposed infiltration system until the site is stabilized for erosion and sedimentation.

B 12. Submit original wet signed and stamped rough grading certifications from the soils engineer and the grading engineer, along with compaction reports, to the City Engineer.

C 13. Submit original wet signed and stamped final grading certification from the soils engineer and grading engineer, to the City Engineer.

STREET IMPROVEMENT
E* 14. Submit engineering plans for the Boulder Avenue and Calhoun Road ( Private East Road) frontages, including street improvements and signing, striping and pavement markings to the City Engineer for review and approval. Indicate the location of any existing utility/facility which would affect construction on plans and profiles. Comply with the City design standards as shown on the street and storm drain improvement checklist.

Provide ADA access to site from right of way.

C* 15. Construct new street improvements along Boulder Avenue project frontage including, but not limited to:
a) Parkway landscape improvements.
b) 5-foot wide sidewalk per City Std 208 Type A.
c) 10- foot wide multi -purpose trail with split rail fencing, 6-inch wide and 8-inch deep flush concrete mow strips, decomposed granite surface with soil binder and trail signage as approved by the City Engineer and Community Development Director. d) Raised median landscaping along Project frontage.
e) 54- inch tall wrought iron fencing along the centerline of the median from the intersection of Eucalyptus Avenue and Boulder Avenue to the intersection of Webster Street and Boulder Avenue.
f) ( 1) commercial drive approach ( per City Std. 213) per the Conceptual Grading Plan.

Install on -site signage to permit right -out vehicle movements only. Install median signage for one way only. Minimum driveway width for vehicle parking ingress/ egress is 26 feet.
g) Design the limits and extent of removal of existing improvements, and construction of transitional improvements to complete items a-f above and as approved by the City Engineer.

C* 16. If the following improvements for Calhoun Road (Access " C") have not been constructed by other development projects prior to issuance of building permits, the project applicant shall construct, in accordance with the City' s Greenspot Road Master Plan and Greenspot Village and Market Place Specific Plan:
a) Construct and maintain the private street aligned with Access " C" ( Calhoun Road) improvements from Street Station 11+ 02 ( existing Greenspot Road RAN) to the southerly boundary of APN 1201- 341- 33 ( PA 2) Street Station 19+ 15. Improvements L:\ Engineering_ Backup\ 030173097 - SPR 23- 001 - San Carlo 11 Apartments - Rexco Dev\ Conditions\ DRA 23-009 San Carlo II Greenspot Apartments Engineering COA. docx

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Highland City CouncilOctober 10, 2023

Highland City Council
October 10, 2023