Highland City Council
February 10, 2026

GPA 025-001/ZC 025-001 Initial Study

City of Highland - Initial Study 23 of 64 January 2026

IV. BIOLOGICAL RESOURCES
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fis h and Wildlife or U.S.

Fish and Wildlife Service?

☐ ☐ ☒ ☐
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?

☐ ☐ ☒ ☐
c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
☐ ☐ ☒ ☐
d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
☐ ☐ ☒ ☐
e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?

☐ ☐ ☒ ☐
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat conservation plan?

☐ ☐ ☒ ☐

a)

Have

a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish an d Wildlife or U.S. Fish and Wildlife
Service?

Less than Significant Impact.

As outlined in the City of Highland General Plan, Chapter 5.

Conservation and Open Space Element, there are a large number of

animal and plant
communities within and adjacent to the City, several of which are significant biological habitats.

Many are associated with the watercourses that traverse the City and drainages in the canyons of the foothills and mountains. According to
previous biological surveys, the following sensitive
native habitats (natural communities) have been identified within or adjacent to the City:

•

Valley Needlegrass Grassland

•

Wildflower Field (California Annual Grassland)

• Riversidian Alluvial Fan Sage Scrub

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City of Highland - Initial Study 24 of 64 January 2026

• Southern Willow Scrub
• Southern Coast Live Oak Riparian Forest
• Southern Sycamore Alder Riparian Woodland
• Cal i fornia Walnut Woodland
• Freshwater Seep
The City contains habitat for species that are designated as “endangered” or “threatened” under the
under the federal Endangered Species Act (ESA), the California Endangered Species Act (CESA), as well as species designated as sensitive by the California Department of Fish and Wildlife (CDFW) or the California Native Plant Society (CNPS) and include:

•

San
Bernardino
Kangaroo Rat

(animal)

•

Santa Ana River Woolly Star (plant)

•

Slender
-
Horned
Spineflower (plant)

•

Coastal California Gnatcatcher
(bird)

The Project site consists of approximately 89 acres of vacant land with natural vegetation communities, one parcel with utility structures (i.e. water tank and pump shelters), and citrus orchards. The proposed GPA/
ZC

would not directly result in construction or physical development that could adversely impact
sensitive

biological resources.

Moreover, any future development
within the GPA/
ZC

area would be subject to project
-
level CEQA review, including biological
resources assessments. If sensitive biological resources are present, appropriate mitigation -

such as avoidance, minimization of impacts, and/or mitigation -

would be implemented to reduce
potential impacts to a less
-
than
-
significant level.

Although the proposed Project would increase
the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Proje
ct area as residential was evaluated in the General Plan EI R.

The proposed Project
would result in less than significant impacts, and no mitigation measures are required .

b)

Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?

Less than Significant Impact.

Per the City of Highland General Plan,
Chapter 5.

Conservation
and Open Space Element, Figure 5
-
1 Biological Sensitivity Map, Plunge Creek and Santa Ana River are located outside of the Project site, to the northwest and east, respectively. Also ,

per

Figure 5
-
1 Biological Sensitivity Map, the vacant areas of the Project site, not developed or citrus groves, are mapped as natural communities. Based on review of aerial maps/ imagery the canyons of the San Bernardino Mountain foothills in the northern part of the Project site may support drainages that convey stormwater runoff from the mountains to the Santa Ana River which may meet the definition of water of the state or US that are regulated by state code or the federal Clean Water Act.

However, the proposed GPA/
ZC

would not directly result in construction or physical development that could adversely impact sensitive biological resources, riparian habitat or other sensitive natural community. Any future development within the GPA/ ZC

area would be subject to project
-
level CEQA review, including biological resources assessments and jurisdictional delineations as applicable. If sensitive biological resources are present, appropriate mitigation -

such as
avoidance, minimization of impact
s, and
/or mitigation
-

would be implemented to reduce potential
impacts to a less
-
than
-
significant level. Although the proposed Project would increase the density

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City of Highland - Initial Study 25 of 64 January 2026

of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

The proposed Project would
result in less than significant impacts, and no mitigation measures are required.

c)

Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?

Less than Significant Impact.

As outlined in the City of Highland General Plan, Chapter 5.

Conservation and Open Space Element and based on previous biological surveys, there are a large number of plant communities within and adjacent to the City, several of which are significant biological habitats. Many are associated with the watercourses th at traverse the City and
drainages in the canyons of the foothills and mountains and include Riversidian alluvial fan sage scrub, southern willow scrub, southern coast live oak riparian forest, southern cottonwood -
willow
riparian forest, southern riparian forest, white alder riparian forest, southern sycamore alder riparian woodland, California walnut woodland, and freshwater seep. Vermal pools were not identified, and coastal wetlands, including mashes would not occur as not located near the coast.

These drainage features and associated riparian habitats could contain areas within them that have the various parameters to constitute a wetland.

However, the proposed GPA/
ZC

would not directly result in construction or physical development that could adversely impact sensitive biological resources, including wetlands. Any future development within the GPA/
ZC

area would be subject to project
-
level CEQA review, including
biological resources assessments and jurisdictional delineations, as applicable. If sensitive biological resources are present, appropriate mitigation -

such as avoidance, minimization of
impac
ts, and/or mitigation
-

would be implemented to reduce potential impacts to a less -
than
-
significant level.

Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

The proposed Project would result in less than significant impacts, and no mitigation measures are required.

d)

Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?

Less than Significant Impact.

Habitat linkages provide connections between larger habitat areas that are separated by development. Wildlife corridors provide opportunities for animals to disperse or migrate between areas. A corridor can be defined as a linear landscape feature of suffi
cient width to allow animal movement between two comparatively undisturbed habitat fragments. Adequate cover is essential for a corridor to function as a wildlife movement area.

Wildlife corridors allow for the dispersal, seas
onal migration, breeding, and foraging of a variety
of wildlife species. The Project site is located adjacent to and north of an important wildlife corridor in the region, the Santa Ana River wash. The Project site contains some vacant areas with some rema
ining natural habitat and citrus groves in which wildlife could move from the Santa Ana River Wash to the San Bernardino Mountains to the north. Development of these areas could reduce the area’s potential to function as a wildlife corridor. Per the City o f Highland General Plan,
Chapter 5.

Conservation and Open Space Element, Figure 5
-
1 Biological Sensitivity Map, Plunge
Creek and Santa Ana River are located outside of the Project site, to the northwest and east, respectively. They serve as wildlife corridors between the Santa Ana River was h and the San
Bernardino Mountains. These areas are also designated as Open Space the General Plan and

GPA 025-001/ZC 025-001 Initial Study

City of Highland - Initial Study 26 of 64 January 2026

no change is proposed to the land use designation and zoning of these areas; they would remain unchanged/ as is.

However, the proposed GPA/
ZC

would not directly result in construction or physical development that could adversely impact sensitive biological resources, including wildlife corridors. Any future development within the GPA/
ZC

area would be subject to project
-
level CEQA review, including
biological resources assessments and jurisdictional delineations as applicable. If sensitive biological resources are present, including wildlife corridors, appropriate mitigation -

such as
avo
idance, minimization of impacts
, and/or mitigation
-

would be implemented to reduce potential
impacts to a less
-
than
-
significant level. Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Proje
ct area as residential was evaluated in the General Plan EIR.

The proposed Project would
result in less than significant impacts, and no mitigation mea sures are required.

e)

Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?

Less than Significant Impact
.

The City of Highland has a Heritage Tree Preservation Ordinance (HMC 16.64.040). The Project site does contain mature trees and woodland areas which could be impacted/removed by future development projects. However, the proposed GPA/ ZC

would not
directly result in construction or physical development that could adversely impact protected trees.

Any future development within the GPA/
ZC

area would be subject to project
-
level CEQA review,
including compliance with the Heritage Tree Preservation Ordinance. If protected trees are present, appropriate mitigation
-

such as avoidance or replacement of trees in accordance with the ordinance
-

would be implemented to reduce potential impacts to a less -
than
-
significant level.

Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

The proposed Project would result in less than significant impacts, and no mitigation measures are required.

f)

Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan?

Less than Significant Impact.

The Upper Santa Ana River Wash Habitat Conservation Plan (HCP) is located approximately 1 mile downstream of the Seven Oaks Dam and encompasses approximately 4,892 acres, extending approximately 6 miles westward from Greenspot Road in the City of Highland

to Alabama Street in the City of Redlands. The primary goal of the Upper Santa Ana River Wash HCP (Wash Plan HCP) is to balance the ground -
disturbing activities of
water conservation, aggregate mining, recreational activities , and other public services in the
Wash Plan HCP Area with the conservation of natural communities and populations of special -
status plants and wildlife. The five species covered by the Wash Plan HCP include: slender -
horned spineflower, Santa Ana River woo
lly
-
star, cactus wren, coastal California gnatcatcher, and
San Bernardino kangaroo rat. The Project site is not located with any other adopted HCP, Natural Community Conservation Plan, or other approved habitat conservation plan.

Most of the Project site is located outside of the Wash Plan HCP area. Only a small portion of the Project site which is located south of Greenspot Road, is located within the Wash Plan, which is designated as Neutral Lands in the plan and not included in the HCP Preserve lands. Therefore, any future development in this area within the Wash Plan HCP area would not conflict with the conservation goals and objectives of the Wash Plan HCP. Furthermore, the proposed GPA/ ZC

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would not directly result in construction or physical development that would conflict with an HCP.

Any future development within the GPA/
ZC

area would be subject to project
-
level CEQA review,
including compliance with an adopted HCP
.

Although the proposed Project would increase the
density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Proje
ct area as residential

was evaluated in the General Plan EIR.

The proposed Project
would result in less than significant impacts, and no mitigation measures are required.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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V. CULTURAL RESOURCES
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No
Impact

Would the project:
a) Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?
☐

☐

☒

☐

b) Cause a substantial adverse change I the significance of an archaeological resource pursuant to §15064.5?
☐

☐

☒

☐

c) Disturb any human remains, including those interred
outside of formal cemeteries?
☐

☐

☒

☐

a)

Cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5?

Less than Significant

Impact
.

The Project site consists of approximately
89 acres of vacant land
with natural vegetation
communities
,

one

parcel with utility structures (i.e. water tank and pump shelters
), and citrus orchards
.

The proposed GPA/Z
C

would not directly result in construction or
physical development that could adversely impact a historic resource. Moreover, any future development within the GPA/Z
C

area
would be subject to project
-
level CEQA review, including
historic

resources assessments in accordance with CEQA Guidelines §15064.5. If archaeological resources are present, appropriate mitigation

-

such as avoidance, evaluation, or data recover
y
-

would be implemented to reduce potential impacts to a less -
than
-
significant
level.

The prop
osed
Project

would
result in less than significant impacts and no mitigation measures are required.

b)

Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5?

Less
t
han Significant
Impact
.

Figure 5
-
2,
Archeological Resources

in the City of Highland
General Plan identifies the Project site as largely being located
within the

mapped

A
rea
s
of
S
ensitivity for
A
rcheological
R
esources. The proposed GPA 025
-
001/ZC 025
-
001 would change
the land use and zoning from AG/EQ to PD
.

The proposed GPA/
ZC
would not directly result in
construction or physical development that could adversely impact an archaeological resource.

Moreover,
a
ny future development on the site would be subject to project -
level CEQA review,
including cultural resources assessments in accordance with CEQA Guidelines §15064.5.

Although the proposed Project would increase the density of allowed residential developme nt
within the Project area, it is within an area that was already designated for residential development in the General Plan of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

If archaeological resources are present, appropriate mitigation

such as
avoidance, evaluation, or data recovery

would be implemented to reduce potential impacts to a
less
-
than
-
significant level.

c)

Disturb any human remains, including those interred outside of formal cemeteries?

Less than Significant Impact
.

There are no cemeteries in
or near
the Project site. No human
remains are known to exist
i
n the Project
area
.

The proposed GPA/
ZC
would not directly result in

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City of Highland - Initial Study 29 of 64 January 2026

l and disturbance and construction activities that could potentially disturb human remains interred outside of a formal cemetery.

However
, the potential exists that human remains may be unearthed during earthmoving activities associated with
future
Project construction

associated with GPA/ZC
Project area
.

Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan of which the build out of this same Projec t area as residential
was evaluated in the General Plan EIR.

If human remains are discovered during construction activities, the Project p
roponent would be
required to comply with the applicable provisions of California Health and Safety Code § 7050.5 as well as Public Resources Code §

5097, et. seq., which requires that if the coroner determines the remains to be of Native American origin, he or she will notify the Native American Heritage Commission, who will then identify the most likely descendants to be consulted regarding treatment

and/or reburial of the remain
s. Mandatory compliance with these provisions of California state law would ensure that impacts to human remains, if unearthed during construction activities, would be appropriately treated. California state law (California Health & Safety Code 7050.5) and federal law and regulations ([Archaeological Resources Protection Act (ARPA) 16 USC 470 & 43 CFR 7], [Native American Graves Protection & Repatriation Act (NAGPRA) 25 USC 3001 & 43 CFR 10] and [Public Lands, Interior 43 CFR 8365.1
-
7]) require a defined pr
otocol if human
remains are discovered in the State of California regardless of if the remains are modern or archaeological.

The proposed Project would result in less than significant impacts and no mitigation measures are required.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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VI. ENERGY
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?
☐ ☐ ☒ ☐
b) Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?
☐ ☐ ☒ ☐

a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources during project construction or operation?

Less Than Significant

Impact
.

The proposed Project
GPA
025
-
001 and ZC 025
-
001
would
redesignate approximately
89 acres of the Project Site from AG/EQ to PD with an upzone on 5 acres of the site with high density residential, low
-

medium density residential on
61 acres of the
site. However, there is no proposed development under the Project, therefore no unnecessary consumption of energy resources would occur due to construction

and operation
. Moreover, any
future development
within the GPA/ZC
Project
area
would be subject to project level CEQA review
and would
be
require
d

to comply with the state and local regulations and the latest California Building Energy Efficiency Standards (Title 24, Part 6) and the California Green Building Standards Code (CALGreen), which establish requirements to reduce energy demand and promote
efficient building design. As such, the Project would not directly or indirectly result in the wasteful, inefficient, or unnecessary consumption of energy resources during construction or operation. Therefore, the impact would be less than signi ficant.

b)

Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? No Impact. The proposed Project does not currently include specific development. Any future development
within
the

GPA/ZC

Project
area
would be designed to comply with the
latest
California Building Energy Efficiency Standards (Title 24, Part 6) and the California Green Building Standards Code (CALGreen)

The Proposed Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency. Therefore, no significant impacts are identified or anticipated, and no mitigation measures are recommended.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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VII. GEOLOGY AND SOILS
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
a) Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury death involving
?

i. Rupture of a known earthquake fault, as
delineated on the most recent Alquist - Priolo
Earthquake Fault Zoning Map issued by the State
Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Spec ial Publication

42. ☐ ☐ ☒ ☐
ii. Strong seismic ground shaking? ☐ ☐ ☒ ☐
iii. Seismic-related ground failure, including
liquefaction? ☐ ☐ ☒ ☐
iv. Landslides? ☐ ☐ ☒ ☐
b) Result in substantial soil erosion or the loss of
topsoil? ☐ ☐ ☒ ☐
c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the
project, and potentially result in onsite or offsite
landslide, lateral spreading, subsidence, liquefaction
or collapse?

☐ ☐ ☒ ☐
d) Be located on expansive soil, as defined in Table 18 - 1 -B of the Uniform Building Code (1994), creating
substantial risks to life or property?
☐ ☐ ☒ ☐
e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal
systems where sewers are not available for the
disposal of wastewater?
☐ ☐ ☐ ☒
f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
☐ ☐ ☒ ☐

a)

Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:

I.

Rupture of a known earthquake fault, as delineated on the most recent Alquist Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Spec ial
Publication 42.

II.

Strong seismic ground shaking?

III.

Seismic related ground failure, including liquefaction?

IV.

Landslides?

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I - IV) Less than Significant Impact . The proposed Project GPA 025 - 001 and ZC 025 - 001 would redesignate approximately
89 acres of the Project
site
from AG/EQ to PD with an upzone on 5
acres of the site with high density residential, low
-

medium

density residential on
61 acres of the
site and remaining 23 acres would be
assumed as undevelopable
.

The m
ajority of the

Project
site
except a parcel to the southwest of the Greenspot Road is located within

an Alquist
-
Priolo
Earthquake Fault Zone or County Fault Hazard Zone
s.3 According to the San Bernardino County
Policy Plan, Hazard Element Map
HZ
-
1 Earthquake Fault Zone
, the
San Andreas

Fault is located
approximately
four

miles
north
of

the Project
site
and the south branch of the fault traverses
northwest through southeast of the Project
site
.

The Project site is located in a seismically active
area and in a high liquefaction susceptibility area
, but not i
n a high landslide susceptibility area

based on

Hazard Element Map
HZ
-
2 Liquefaction and Landslides. 4 Per the City of Highland General Plan,
Chapter

6. Public Health Safety, and Environmental Justice Element, Figure 12, Landslides, the Project site is located in Landslide Susceptibility areas 2 and 3.

The proposed
Project includes a policy level change and does not include any specific development or construction
activities.

Moreover,
any future project would be subject to project level CEQA review
and would be required to

comply with the California Building Code requirements and the Uniform Fire Code requirements and all applicable statutes, codes, ordinances, and standards of the Highland

Fire Department.

Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan
,

of which the build out of this same Project area
as residential was evaluated in the General Plan EIR.

The design of any structures on
-
site would
incorporate measures to accommodate projected seismic ground shaking in accordance with the California Building Code (CBC) and local building regulations. The CBC is designed to preclude significant adverse effect
s associated with strong seismic ground shaking
.

Compliance with these
codes and standards would address potential impacts resulting from an earthquake event.

Therefore,
impacts under the proposed Project would
be less than significant
.

b)

Result in substantial soil erosion or the loss of topsoil?

Less than Significant

Impact
.

A
s
explained
in the prior sections, the proposed Project GPA

025
-
001 and ZC 025
-
001 is a policy level change and does not include any specific development or construction activities. Any future development would be subject to a project level CEQA review and would be required to develop and implement a Storm Water Pollution and Prevention Plan (SWPPP)

for
construction activities

and a
Water

Quality Management Plan (WQMP) for long
-
term
use/operations
.

Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

SWPP
P
s
and WQMP
s

for future projects would

outline
the

Best Management Practices (BMPs)
to be implemented for each Project to avoid and
minimize soil erosion.

Compliance and implementation of

B
MPs would ensure that the
p
roposed
Project does not result in substantial soil erosion or the loss of topsoil. Therefore, less significant adverse impacts are identified or are anticipated, and no mitigation measures are required.

c)

Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in onsite or offsite landslide, lateral spreading, subsidence, liquefaction or collapse?

Less than Significant

Impact
.

As explained in the prior sections, the proposed Project GPA 025 -
001 and ZC 025
-
001 is a policy level change and does not include any specific development or

3 San Bernardino Countywide Plan. HZ - 1 Earthquake Fault Zones. 4 San Bernardino Countywide Plan. HZ - 2 Liquefaction and Landslides.

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construction activities . Moreover, any future project would be subject to project level CEQA review and would be required to comply with the California Building Code requirements as well as recommendations identified in standard geotechnical investigations.

Although the proposed
Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

Compliance with regulations and code

and

project specific geotechnical investigation
recommendations
would

address potential risks associated with future residential development and unstable soi
ls and mitigate risks to life and property.

Therefore
, no significant impacts are
identified or anticipated, and no mitigation measures are recommended.

d)

Be located on expansive soil, as defined in Table 18
-
1 -
B of the Uniform Building Code (1994),
creating substantial risks to life or property?

Less than Significant

Impact
.

The proposed Project would change the land use and zoning of the site from AG/EQ to PD with varying
densities.

The Project does not currently include specific
development and construction activities and would not directly expose people or structures to expansive soil hazards. Any future development on the site would be subject to Project level CEQA review and would be required to comply with the California Building Code, including provision
s for design and construction on expansive soils, as well as

recommendations identified
in

standard geotechnical investigations.

Although the proposed Project would increase the
density
of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the Gener
al Plan EIR.

Compliance

with
these
regulations and

geotechnical
investigation

recommendations
would

address
potential risks
associated with
expansive

soils and
mitigate risks to life and property.

Therefore, no significant
impacts are identified or antici
pated, and no mitigation measures are recommended.

e)

Have

soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?

No

Impact.

Th
e

GPA/ZC

from AG/EQ to PD
is a policy level change and does not include
development or construction
activities
and thus
would not
impact the
soils

on site.

Any future
development on site will connect to the local water and sewer delivery system, therefore no
impacts are anticipated.

f)

Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?

Less than Significant

Impact
.

The proposed
Project to

redesignate
the site from AG/EQ to
PD

is a policy level change and does not include any

specific development or
ground
-
disturbing
construction activities. Any future development would be subject to project level CEQA review
,
including preparation of a project specific paleontological resources assessment

by the City or
Project proponent’s consulting
paleontologist.

Although the proposed Project would increase the
density of allowed residential development within the Project area, it is within an area that was already designated for residential

development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

Therefore, the potential
impacts would be less than significant.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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City of Highland - Initial Study 34 of 64 January 2026

VIII. GREENHOUSE GAS EMISSIONS
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?

☐ ☐ ☒ ☐
b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions
of greenhouse gases?

☐ ☐ ☒ ☐

a)

Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?

b)

Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases?

Less
t
han Significant

Impact
.

The proposed Project GPA 025
-
001/ZC 025
-
001 will redesignate
approximately 8
9 acres on the easterly portion of the City of Highland from AG/EQ to PD allowing for various residential densities with an upzone on approximately 5 acres of the site with higher density residential (2
0 -
30 du/ac). The Project would develop approximately 6
1 acres with
medium
-
density residential (6
–
12 du/ac), and approximately 23 acres would remain as
assumed
undevelopable
. The proposed Project is a poli
cy level change and does not include any site
-
specific development or construction.

The proposed GPA/ZC would result in an overall 2.66 percent increase in residential citywide

density
compared to what was already accounted for and evaluated in the City’s General Plan ,
General Plan

EIR
, and
the AQMP
. This is considered a modest
increase.

In addition,
any
f
uture
re
sidential projects in the proposed GPA/ZC area
would

be required to comply with
t
h
e

Green
Building Code, which reduces GHG emissions.

Because this increase represents a relatively
small adjustment within the City’s planned growth framework, it would not in tro
duce
significant

growth

beyond regional

projections

and what was already evaluated in the General Plan EIR
.

Moreover, the Project is a policy level amendment which would not result in direct residential
development and generation of GHG emissions.

The P
roject would not conflict with any adopted
local or statewide plans, policies, or regulations aimed at reducing greenhouse gas (GHG) emissions
.

Therefore, the Project would not generate greenhouse gas emissions, either directly or indirectly, or conflict with an applicable plan, policy or regulation adopted for the purpose of reducing emission of greenhouse gases. Thus
,

the impacts under the Project would be less than
significant.

No
significant adverse impacts have been identified or
anticipated,

and
no mitigation is
required.

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IX. HAZARDS AND HAZARDOUS MATERIALS
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
☐

☐

☒

☐

b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
☐

☐

☒

☐

c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one -quarter mile of an existing or proposed
school?
☐

☐

☐

☒

d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or
the environment?
☐

☐

☐

☒

e) For a project located within an airport land use plan or, where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project result in a safety hazard for people
residing or working in the project area?

☐

☐

☐

☒

f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?

☐

☐

☒

☐

g) Expose people or structures, either directly or
indirectly, to a significant risk loss, injury or death involving wildland fires?
☐

☐

☒

☐

a)

Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?

Less than Significant Impact.

The proposed Project GPA 025
-
001 and ZC 025
-
001
are

a policy
level change and does not include any specific development or construction activities.

Construction of
future residential projects within the Project area would require the routine transport, use, storage, and disposal of limited quantities of common hazardous materials such as gasoline, diesel fuel, oils, solvents, paint, fertilizers, pesticides, and other similar materials. All materials required during co
nstruction

would be required to be kept in compliance with State and local regulations and BMPs. Although these materials could be stored on -
site during construction
activities,
future

resident
ial projects

would be required to comply with the guidelines established by the SWPPP. The management of hazardous materials during future

construction
activities

would not result in significant impact
s
. Operations would include standard maintenance (i.e.,
landscape upkeep, exterior painting and similar activities) involving the use of commercially available products (e.g., pesticides, herbicides, gas, oil, paint, etc.) the use of which would not

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City of Highland - Initial Study 36 of 64 January 2026

create a significant hazard to the public. Impacts from operations would be less than significant.

Hazardous materials are highly regulated in California, including the methods in which they are transported, used and stored.

Moreover, any future project would be subject to project level CEQA review and would be required to comply with all federal, state and local regulations related to hazardous materials.

Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

A less than significant impact is anticipated,
and no mitigation measures are required.

b)

Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident

conditions involving the release of hazardous materials into the environment?

Less than Significant Impact.

The existing site is largely vacant land characterized with gently sloping terrain, scattered vegetation and citrus orchards with views of the San Bernardino Mountains to the north of the site. Per the City of Highland General Plan, Chapter

6. Public Health,
Safety, and Environmental Justice Element,

Figure 8 Hazardous Waste Cleanup Sites, the Project
area does not contai
n any hazardous waste cleanup sites.

Moreover, there are no known
hazardous materials sites within or adjacent to the Project Site, nor is there historical evidence of prior industrial uses that involved hazardous substances.

The proposed Project does not include
specific development plans

or construction activities that would directly result in the routine use, storage, transport or disposal of hazardous materials. Future residential
development
would be
subject to project
-
level
CEQA

review and compliance with applicable federal, state
, and local
regulations governing hazardous material
s.

Although the proposed Project would increase the
density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Proje
ct area as residential was evaluated in the General Plan EIR.

Therefore, the impacts
under the Proposed Projects would be less than significant.

c)

Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one
-
quarter mile of an existing or
proposed

school?

No Impact.

No existing or known proposed school is
located
within
one
-
quarter mile of the Project
area
. The nearest school is Cram Elementary

School located at

29700 Water St.
approximately

2. 9

miles
nor
thwest

of the Project
area
. No schools exist within a quarter mile of the Project area
.

Residential development is not a type of land use that typically generates hazardous emissions o
r handles acutely hazardous materials or substances.

Therefore, the
p
roposed Project would
not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one
-
quarter mile of an existing or known proposed school. No impacts are identified or anticipated, and no mitigation measures are required.

d)

Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government

Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?

No
I
mpact.

According to the California Department of Toxic Substances Control EnviroStor (accessed
10 /
22 /2025), the Project Site is not included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.

And per the City of Highland General
Plan, Chapter 6. Public Health, Safety, and Environmental Justice Element, Figure 8 Hazardous Waste Cleanup Sites, the Project area does not contain any hazardous waste cleanup sites.

Therefore, no impacts are identified or anticipated,
and no mitigation measures are required.

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City of Highland - Initial Study 37 of 64 January 2026

e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area?

No

Impact
.

The Project
area

is not within an airport safety review area or Airport Runway Protection Zone
.

The Project
area

is not located within the vicinity of
any other
private or public
airstrip. The nearest airport to the Project
area

is
Redlands Municipal Airport
, approximately
two

and a half

(

2.5 ) miles southwest. The San Bernadino International

Airport a public airport

is
located approximately
seven

(
7 )

miles south
west

of the Project
area

in the
City of
San Bernadino
.

Per the City of Highland General Plan, Chapter 6. Public Health, Safety, and Environmental Justice Element, Figure 9 Airport Influence Areas, the Project area is not located

within the San
Bernardino Airport Influence Area
.

The Project
area
is not located within 2 miles of any
neighboring public use airport.

Therefore, no impacts are identified or anticipated, and no mitigation measures are required
.

f)

Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?

Less than Significant

Impact.

The proposed Project GPA 025
-
001 and ZC 025
-
001 is a policy
level change and does not include any specific development or construction activities

that would
alter roadway alignments or circulation
patterns

that would interfere with
emergency

response
pl
an

or evacuation plan. The
p
roposed Proje
c
t
area
is located along
Greenspot

Road, a
designated arterial that provides access to major regional routes including State Route

210 and
Highland Avenue. The proposed amendment would not alter Greenspot Road,

and all future
development projects would be required to
compl
y
with the City’s Emergency Operations Plans
and Fire Code standards and undergo a project level CEQA review for compliance. Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

Therefore, the impacts under the project would be less than significant.

g)

Expose people or structure, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?

Less than Significant Impact.

According to the

City of Highland General Plan, Chapter 6. Public
Health, Safety, and Environmental Justice Element, City of Highland –

San Bernardino County
Local Responsibility Area Fire Hazard Severi
ty Zones Map
, the
portion of the
Project area located
north of Greenspot Road is within an area designated as Very High Fire Hazard Severity Zone

and the portion of the Project area located south of Greenspot Road is within an area designated as High Fire Severity Zone
.

The proposed Project GPA 025
-
001
/

ZC 025
-
001 is a policy level
change and does not include any specific development or construction activities.

Future
residential development would be subject to project
-
level CEQA
review

and

would be required to
compl
y
with the current building and fire codes and regulations designed for safe development in these Very High and High Fire Severity Zones. Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Proje
ct area as residential was evaluated in the General Plan EIR.

Therefore,
the proposed
Project

would not expose people o
r structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires resulting in a less than significant impact and no mitigation is required
.

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City of Highland - Initial Study 38 of 64 January 2026

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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City of Highland - Initial Study 39 of 64 January 2026

X. HYDROLOGY AND WATER QUALITY
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
a) Violate any water quality standards or waste
discharge requirements or otherwise substantially
degrade surface or groundwater quality?
☐

☐

☒

☐

b) Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge
such that the project may impede sustainable
groundwater management of the basin?
☐

☐

☒

☐

c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of
the course of a stream or river or through the addition of impervious surfaces, in a manner which would?

I. Result in substantial erosion or siltation on –
or off - site;
☐

☐

☒

☐

II. Substantially increase the rate or amount of
surface runoff in a manner which would
result in flooding on – or off - site;
☐

☐

☒

☐

III. Create or contribute runoff water which
would exceed the capacity of the existing or
planned stormwater drainage systems or
provide substantial additional resources of
polluted runoff; or
☐

☐

☒

☐

d) In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to project inundation?
☐ ☐ ☒ ☐

a)

Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality?

Less than Significant

Impact.

The Project site consists of approximately 89 acres of vacant land with natural vegetation communities, citrus orchards, and one parcel with utility structures (i.e. water tank and pump shelters). The proposed GPA/
ZC

would not directly result in
construction or physical development that could
violate water quality standards or discharge
requirements
.

Moreover, the proposed project does not currently include development and any f
uture
residential
development
in

the

Project
area
w
ould

be subject to Project level CEQA review
and
would

be required to comply with federal, state, and local water quality regulations

for new
developments
which

include preparation and implementation of

Storm Water Pollution Prevention
Plan
s
(SWPPP
s)

for construction activities

and
project specific Water Quality Manageme
nt Plans
(WQMPs)

for long
-
term operations
.

Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Proje
ct area as residential was evaluated in the General Plan EIR.

Therefore, the impacts under
the proposed project would be less than significant
.

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City of Highland - Initial Study 40 of 64 January 2026

b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?

Less than Significant Impact.

T
he proposed Project GPA 025
-
001 and ZC 025
-
001 is a policy
level change and does not include any specific development or construction activities,

therefore
,

the
P
roject would not result in extraction of groundwater or substantially decrease groundwater supplies or interfere substantially with groundwater recharge.

The Project area is not currently used for

groundwater recharge.

The Upper Santa Ana River
Wash Habitat Conservation Plan (HCP) is located south of the Project area, directly south of

Greenspot Road and includes extensive groundwater recharge basins

owned and operated by
the San Bernardino Valley Water Conservation District
.

The proposed Project would not interf
ere
with current groundwater recharge activities in the area.

Efficient use, protection and conservation of water resources are high priorities in the City of Highland General Plan Chapter 5. Conservation and Open Space Element, which includes vari
ous goals and policies related to water conservation and protection of water quality.

Any future
residential
development would be subject to project level CEQA review and would be required to

comply with the City of Highland’s General Plan policies related to groundwater sustainability and conservation.

Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential ,

was evaluated

in the General Plan EIR.

Therefore, impacts under the policy level change of the proposed Project would less than significant.

c)

Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would?

I.

Result in substantial erosion or siltation on
–

or off
-
site;

II.

Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on or off
-
site;

III.

Create or contribute runoff water which would exceed the capacity of the existing or planned stormwater drainage systems or provide substantial additional resources of polluted runoff; or

I - III. Less than Significant Impact. T he proposed Project GPA 025 - 001/ ZC 025 - 001 is a policy level change and does not include any specific development or construction activities

that would
alter existing drainage patterns.

Moreover, any future development under the
GPA 025
-
001/ZC 025
-
001 would be subject to
project level CEQA review and compliance with the City of Highland Municipal Code, including Chapter 8.28 (Stormwater and Urban Runoff Management), and the National Pollutant Discharge Elimination System (NPDES) permit requirements
.

Any

future project
s

would
include site
-
specific
design and construction activities deploying BMPs to minimize soil erosion, manage stormwater

and ensure runoff
does

not exceed the capacity of existing or planned drainage infrastructure.

Therefore, implementation

of standard stormwater management and erosion control measures dur
ing future development would ensure that potential impacts to drainage patterns, erosion, flooding, or stormwater quality remain less than significant .

Although the proposed Project would
increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build

GPA 025-001/ZC 025-001 Initial Study

City of Highland - Initial Study 41 of 64 January 2026

out of this same Project area as residential was evaluated in the General Plan EIR. A less than significant impact is anticipated, and no mitigation measures are required.

d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? Less than Significant Impact
.

Tsunamis are giant waves caused by earthquakes or volcanic eruptions

under the sea. As the propo
s
ed Project area is
located more than 50 miles inland from
the Pacific Ocean and is not subject to tsunami hazards,

potential impacts from tsunami
s
are less
than significant. A seiche is a standing wave oscillating in a body of water .

There are no large
standing bodies of water near the Project area, therefore, potential impacts

from seiche are less
than significant.

As
shown in
the
City

of Highland General Plan Chapter
6 .

Public Health, Safety,
and Environmental Justice

Element,

Figure 11 Flood Risk
, the Project area is not located within
the
100
-
year Flood Zone
.

T
he proposed Project GPA 025
-
001 and ZC 025
-
001 is a policy level change

and does not include
any specific development or construction activities,

therefore, the Project would not
provide

residential development that would be subj
ect to a
flood hazard, tsunami, or seiche.

Any future
development
within the Project area

would be subject to project level CEQA review and would be required to comply with the City’s General Plan Safety Element, floodplain management regulations and
applicable

NPDES requirements to ensure flood and water quality protection.

Therefore
,

the
proposed Pro
ject would not expose people or structures to risk of pollutant s
, and
potential impacts would be less than significant.

Although the proposed Project would increase
the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Proje
ct area as residential was evaluated in the General Plan EIR.

A less than significant
impact is anticipated, and no mitigation measures
are required.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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City of Highland - Initial Study 42 of 64 January 2026

XI. LAND USE AND PLANNING
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
a) Physically divide an established community? ☐ ☐ ☒ ☐
b) Cause a significant environmental impact due to a
conflict with any land use plan, policy, or regulation
adopted for the purpose of avoiding or mitigating an
environmental effect?

☐ ☐ ☒ ☐

a)

Physically divide an established community?

No Impact.

The m
ajority of
the Project

site is vacant with natural vegetation,

but also contains

citrus orchards and few water
infrastructure
structures.

The Project area does not contain an
established community.

T
he proposed Project GPA 025
-
001
/

ZC 025
-
001 is a policy level change
and does not include any specific development or construction activities .

Any future residential
development
i
n the proposed GPA 025
-
001/ZC 025
-
001

Project area

would not physically divide
an established community. Residential uses of similar land use intensity as the
proposed
Project
are present to west of the Project area
.

Although the proposed Project would increase the densi
ty
of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Pl an EIR.

No mitigation measures are
required
.

b)

Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?

Less than Significant

Impact.

T
he proposed Project GPA 025
-
001/ ZC 025
-
001 is a policy level
change and does not include any specific development or construction activities.

The General
Plan identifies the Project area as residential land use, as AG/EQ.

Although the proposed Project
would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Proje
c
t area as residential was evaluated in the General Plan EIR.

T
he
proposed Project would represent an approximately 2.66% increase in citywide residential density, a modest change relative to existing regional population and growth projections in the General Plan EIR. The proposed Project would implement

the City’s Housing Element Program
33 . The proposed designation of PD will provide for superior development by allowing a greater degree of design and land use flexibility within the framework of a site -
spec
ific development plan
(Highland Municipal Code (HMC) Section 16.12.010 (A)(1)). The PD designation will allow for the clustering of units and building types, and the formula of specific development standards and design criteria which respond to the partic
ular features or conditions effecting a site (HMC Section

16.12.010(A)(2)). The proposed PD designation also encourages the merging of areas or parcels in a single overall land use plan and site design which might otherwise be developed separately (HMC Se
ction 16.12.010(A)(3)(c)).

Any future
residential
development
in the Project area

would be reviewed for consistency with the
City’s General Plan, Zoning Code, and other applicable environmental protection policies at the project level. The proposed Project would not cause a significant environmental impact due to a conflict with any la
nd use plan, policy, or regulation adopted for the purpose of avoiding or

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City of Highland - Initial Study 43 of 64 January 2026

mitigating environmental effects. Impacts would be less than significant and no mitigation is required
.

No significant adverse impacts are identified or are anticipated, and no mitigation measures are required.

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City of Highland - Initial Study 44 of 64 January 2026

XII. MINERAL RESOURCES
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
a) Result in the loss of availability of a known mineral resource that would be of value to the region and the
residents of the state?

☐

☐

☐

☒

b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?

☐

☐

☐

☒

a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?

Less than Significant

Impact
. In 1975, the California Legislature enacted the Surface Mining and Reclamation Act (SMARA), which, among other things, provided guidelines for the classification and designation of mineral lands. Areas are classified on the basis of geologic factors with
out regard to existing land use and land ownership. The areas are categorized into four Mineral Resource Zones (MRZs):

•

MRZ
-
1 : An area where adequate information indicates that no significant mineral deposits are present, or where it is judged that little likelihood exists for their presence;

•

MRZ
-
2: An area where adequate information indicates that significant mineral deposits are present, or where it is judged that a high likelihood exists for their presence;

•

MRZ
-
3: An area containing mineral deposits, the significance of which cannot be evaluated; and

•

MRZ
-
4: An area where available information is inadequate for assignment to any other MRZ zone.

According to
the
City

of Highland General Plan, Chapter 5. Conservation and Open Space Element, Figure 5
-
3, Mineral Resources Zon
es

the Project
area

is
located within
zones MRZ
-
2 and
MRZ
-

3. The
Project
area

is

largely vacant except for natural vegetation communities, citrus orchards and
a
small water utility structure and
has

not
previously
been used

for mineral
extraction. As such, the
p
roposed
P
roject would not result in the loss of availability of a known mineral resource as the mineral resource was not previously available for extraction.

Although
the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in th e
General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

Therefore,

less
significant impacts are anticipated, and no mitigation measures are required.

b)

Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan?

Less than Significant Impact.

As discussed previously, the
Project
area
is within a
reas mapped
as MRZ
-
2 and

MRZ
-
3 . However, no mineral extraction activities occur on the site currently, or historically.

The site
is

largely vacant
with natural and disturbed

vegetation communities and citrus
orchards .

As such, the
p
roposed
P
roject would not result in the loss of availability of a known

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City of Highland - Initial Study 45 of 64 January 2026

mineral resource as the mineral resource was not previously available for extraction. Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

Therefore, less significant impacts are identified or anticipated, and no mitigation measures are required.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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XIII. NOISE
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project result in:
a) Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards established in the
local general plan or noise ordinance, or applicable
standards of other agencies?

☐ ☐ ☒ ☐
b) Generation of excessive groundborne vibration of
groundborne noise levels?
☐ ☐ ☒ ☐
c) For a 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?

☐

☐

☐

☒

a)

Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?

b)

Generation of excessive groundborne vibration of groundborne noise levels ?

Less
t
han Significant

Impact
.

The proposed Project GPA 025
-
001/ZC 025
-
001 is a General
Plan Amendment and Zone change that will redesignate approximately 89 acres on the easterly
portion of the City of Highland from AG/EQ to PD
allowing

various residential densities with an
upzone on approximately
five (5)
acres of the site with higher density residential (
20 -
30 du/ac).

The Project would develop approximately
61 acres with medium
-
density residential (6
–
12 du/ac),
and approximately 23 acres would remain as open space.

T
he proposed Projec
t would represent
an approximately 2.66% increase in citywide residential density, a modest change relative to existing regional population and growth projections in the General Plan EIR.

The proposed Project
is a policy level change and does not include any site
-
specific development or construction
activities
that would

generate noise or vibration. Any future development
within the Project area

would be subject to project level CEQA review to ensure future development incorporates site -
specific noise mitig
ation measures such as setbacks, sound attenuation features for sensitive receptors including schools, hospitals and residences. Future development would also be required to comply with the City of Highland General Plan Noise Element, Municipal Code Chapte r

8.50 (Noise Control Ordinance), and standard
design

practices to minimize construction and
operational noise impacts. All future construction activities would implement BMPs such as mufflers, restricted hours, and vibration
-
reducing equipment. Operationa
l noise from typical
residential uses including traffic, landscaping, and neighborhood activities would be consistent with existing ambient levels and would not exceed local noise standards.

Potential impacts due
to
groundborne vibration or
noise would be short
-
term and temporary during construction.

Thus,

the potential impacts
of

the proposed Project would be less than significant.

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City of Highland - Initial Study 47 of 64 January 2026

c) For a 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?

No

Impact
.

The proposed Project is not located within the vicinity of

a private airstrip or an airport
land use plan. The nearest airport to the Project
area

is Redlands Municipal Airport,
approximately two and a half (2.5) miles southwest. The San Bernadino International Airport ,

a
public airport
,

is located approximately seven (7) miles southwest of the Project area

in the
City
of
San Bernadino. The Project is not located within 2 miles of any neighboring public use airport.

Therefore, the proposed Project would no
t expose people residing or working in the
P
roject area
to excessive noise levels and there would be no potential impact
.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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XIV. POPULATION AND HOUSING
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
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?
☐ ☐ ☐ ☒

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)?

Less than Significant Impact.

The
proposed
Project would
allow

an overall 2.66 percent
increase in residential growth compared to the levels analyzed in the City’s General Plan EIR.

This is considered a modest increase and is intended to accommodate the City’s growing population and meet regional housing needs identi
fied in the 6th Cycle Housing Element
(Program 33). The Project would not induce
significant

population growth
beyond

the growth
projections already considered in the General Plan EIR and would not exceed the City’s planned capa
city for infrastructure, public services, or roads. Any future development under the PD designation would be subject to project
-
level CEQA
review.

Although the proposed Project would
increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Proje
ct area as residential was evaluated in the General Plan EIR.

Therefore,
potential impacts under the Project would be less than significant.

b)

Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?

No Impact
.

The

p
roposed Project

area

contains citrus groves and some water infrastructure

with
the remaining
area vacant
.

There are no exiting people or
housing

that would

necessitate

the
construction or replacement of housing.

Therefore,
no

impact would occur, and no mitigation
measures are required.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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XV. PUBLIC SERVICES
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered govern mental facilities,
need for new or physically altered govern mental
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:

i. Fire protection? ☐ ☐ ☒ ☐
ii. Police protection? ☐ ☐ ☒ ☐
iii. Schools? ☐ ☐ ☒ ☐
iv. Recreation/Parks? ☐ ☐ ☒ ☐
v. Other public facilities? ☐ ☐ ☒ ☐

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: Fire protection, Police protection, Schools, Recreation/Parks, Other public facilities?

Less than Significant

Impact
.

The Project would
allow for

a 2.66 percent increase in residential
growth compared to the growth levels analyzed in the City’s General Plan EIR.

This growth is
considered a modest
increase
and

would not induce significant population
that would

exceed the
City’s planned capacity for public services
.

Any future development under the PD designation
would be subject to project
-
level CEQA review
.

Although the proposed Project would increase
the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

Fire Protection:

The City of Highland Fire Department and San Bernardino County Fire Department have planned for growth consistent with the General Plan. The modest increase in
density allowed and associated

population from this Project is not expected to require new fire stations or substantial expansion of existing facilities.

Moreover, this is a policy level
change,

and
any future project would be subject to project level CEQA review and would be compliant with s
tandard fire safety requirements, includin
g
compliance with
building and fire codes, hydrants,
and fire access
.

Police Protection:

The City’s Police Department has planned for population growth consistent with the General Plan. The small increase in residential density

would not require construction of

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City of Highland - Initial Study 50 of 64 January 2026

new police facilities beyond those anticipated in the General Plan buildout . Any proposed f uture development would pay standard development impact fees to support police services.

Schools:

Any additional student population generated by
any
future residential development
would be accommodated within existing or planned school facilities. School districts routinely plan for residential growth using enrollment projections that include General Plan buildout. Any project -
level impacts would be ad
dressed through standard
development impact fees to the

school
district
.

Recreation/Parks:

The Project includes 23 acres of open space, which would contribute to recreational opportunities.

Any f
uture residential development would be required to comply with City standards for parkland dedication or in
-
lieu fees, ensuring that park and recreational service
ratios remain acceptable.

Other Public Facilities:

Other municipal services, including libraries, community centers, and utilities, have been planned for General Plan

buildout
. The incremental increase
in allowed
residential density
from this Project is not expected to trigger the need for new facilities beyond those
that currently exist or would be needed with General Plan buildout.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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XVI. RECREATION
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No 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?
☐

☐

☒

☐

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.

The Project would allow for a 2.66 percent increase in residential growth compared to the growth levels analyzed in the City’s General Plan EIR. This growth is considered a modest increase and

would not induce significant population that would exceed the City’s planned capacity for neighborhood or regional parks.

Moreover, no specific developments
are proposed at this stage. All future projects under the GPA 025 -
001/ZC 025
-
001 would be
subject to project level CEQA review and
compliance with the local park ordinance and in
-
lie fee
requirements under the Quimby Act (government Code 66477).

This
would ensure maintenance
of recreational facilities and services and would not cause accelerated substantial physical deterioration of the facilities. Therefore, the impacts under the p
roposed Project would be less
than significant

and mitigation is not required
.

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
p
roposed Project
does not include

the construction or
expansion of

recreational facilities
.

Any future development under the PD designation may include open spaces and recreational facilities to serve
any

future residents within the Project
area
.

Construction of such facilities would occur in compliance with applicable regulations and

ordinances and would undergo project level review to address site -
specific impacts. As such, the
proposed GPA 025
-
001/ZC 025
-
001 does not include construction of recreational facilities which might have an adverse physical impact on the environment.

Therefore, the impacts under the
p
roposed Project would be less than significant
.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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XVII. TRANSPORTATION
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
a) Conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?

☐

☐

☒

☐

b) Would the project conflict or be inconsistent with
CEQA Guidelines section 15064.3, subdivision
(b)?
☐

☐

☒

☐

c) Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g. farm
equipment)?
☐

☐

☒

☐

d) Result in inadequate emergency access? ☐

☐

☒

☐

a)

Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?

No

Impact
.

The Project would allow for a 2.66 percent increase in residential growth compared to the growth levels analyzed in the City’s General Plan EIR. This growth is considered a modest increase and would not induce significant population that would exceed the C ity’s
circulation
system
.

The m
ajority of the Project site is located north of Greenspot Road, with one parcel located to the southwest of
Greenspot

Road,
which is
identified as a Major Highway in Figure 3
-
2 Roadway Network
, in the City of Highland General

Plan Circulation Element. The Project does
not include any specific development or construction activities. A ny

future developments
in the
Project area

would be subject to project level CEQA review and would be required to
comply with
existing
programs
, policies and ordinances addressing the circulation system.

Although the
proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in t he General
Plan, of which the buildout of this same Project area as residential was evaluated in the General Plan EIR.

The Project is a policy level change and does not

conflict with a program plan
, or
ordinance
, or policy addressing the circulation system, including bicycle and pedestrian facilities.

Thus,
less than significant

impacts are anticipated.

b)

Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)?

Less Than Significant

Impact
.

The Project is a policy level change and does not include any specific development or construction
activities.

CEQA Guidelines Section 15064.3(b) identifies
Vehicle Miles Traveled (VMT) as the primary measure of transportation impacts for CEQA purposes. The proposed GPA/ZC promotes higher
-
density residential development in areas of
opportunity, consistent with the

City’s 6th Cycle Housing Element (Program 33) and the General Plan’s land use policies. By encouraging infill
-
type development near exis
ting infrastructure,
services, and transit options, the Project supports reduced VMT compared to lower -
density,

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City of Highland - Initial Study 53 of 64 January 2026

dispersed development patterns. Any future residential development facilitated by the Project would be required to undergo project
-
level CEQA review, including evaluation of VMT and
implementation of applicable mitigation measures consistent with City, regional (SCAG), and state (CARB) guidelines. Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

Therefore, the Project would not conflict
with

CEQA Guidelines Section 15064.3(b) and impacts would be less than significant.

c)

Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)?

Less Than Significant Impact.

As the

Project is a policy level change and does not include any specific development or construction activities
it would not affect existing roadways
.

Any future
residential development
within the Project area

would be subject to Project level CEQA review
and required to comply with City roadway design standards, engineering requirements, and the Municipal Code, which ensure safe geometric design for streets, intersections, and driveways.

Additionally, future pr
ojects would be

reviewed for potential traffic hazards, including compatibility with adjacent uses, farm equipment, or other potential conflicts. Any necessary improvements, such as realigned intersections, traffic calming, or signage, would be implemented at the project

level to maintain safety standards. Because the Project does not include site -
specific
improvements and future development would be required to comply with all applicable safety and roadway design standards, the Project would not substantially increase ha zards due to geometric
design or incompatible uses, and potential impacts would be less than significant.

d)

Result in inadequate emergency access?

Less than Significant

Impact
.

The proposed Project is a policy level change and does not include any specific development or construction activities .

Any future residential development
in
the Project area

would be subject to Project level CEQA review and required to comply with City roadway design standards, engineering requirements, and the Municipal Code, which include provisions for adequate emergency access, street widths, turnaround areas, and connect ivity for
fire and police vehicles. Thus, the Project would not create conditions that would impair emergency access, and potential impacts would be less than significant.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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XVIII. TRIBAL CULTURAL RESOURCES
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site,
feature, lace, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:

a) Listed or eligible for listing in California Register of Historical Resources, or in a local register of
historical resources as defined in Public Resources
Code section 5020.1(k), or

☐

☐

☒

☐

b) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to
be significant pursuant to criteria set forth in
subdivision (c) of Public Resources Code Section
5024.1. In applying the criteria set forth in subdivisio n (c) of Public Resources Code Section 5024.1, the
lead agency shall consider the significance of the
resource to a California Native American tribe.
☐

☐

☒

☐

Summary of AB 52 Consultation

On August 11, 2025 , the City of Highland initiated consultation with the following Native American tribes,
pursuant to AB 52 and SB 18:

•

Gabrieleno Band of Mission Indians

•

Soboba Band of Luiseno Indians

•

Yuhaaviatam of San Manuel Nation

The
Gabrieleno

Band of Mission Indians
and Yuhaaviatam of San Manuel Nation
responded
via
email
s,

stating that the
y have no comments since
there are no proposed developments or
construction at this time.

However, they would like to be notified
if

there is
a future

proposed
project that would result in

ground disturbance
.

The
Soboba Band of Luiseno India
ns

did

not
respond

to the Project notification for request to consult.

a)

Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)?

Less than Significant.

The proposed GPA/
ZC
would not directly result in construction or
physical development that could adversely

impact a historic resource. Moreover, any future
development within the Project area would be subject to project -
level CEQA review, including
historic resources assessments in accordance with CEQA Guidelines §15064.5. If archaeological resources are prese
nt, appropriate mitigation
-

such as avoidance, evaluation, or data recovery
-

would be implemented to reduce potential impact
s to a less
-
than
-
significant level.

Although the
proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area as residential was evaluated in the General Plan EIR.

Therefore, the impacts under the proposed Project would be less than significant.

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b)

A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1?

Less
t
han Significant
.

The Project is a policy
-
level action and does not include site
-
specific
development or construction that could directly affect
tribal
cultural resources. The Tibal
consultation conducted by the City of Highland did not indicate concerns
from

Trib
e
s during the
consultation period. Any future development within the Project area

would be subject to project
-
level CEQA review

and consultation with the Tribes
, which would include evaluation for potential
impacts to
tribal

cultural resources and implementation of standard mitigation measures if such resources are encountered. Therefore, impacts under the proposed
Project would be less than
significant.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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XIX. UTILITIES AND SERVICE SYSTEMS
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

Would the project:
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
envir onmental 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?
☐ ☐ ☒ ☐

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 envir onmental effects?

Less than Significant

Impact.

The
proposed
Project would
Overall, the proposed
Project would
allow for

an estimated 2.66 percent increase in citywide residential density. This is considered a modest increase above what was already accounted for in the City’s General Plan

and

EIR

and
is not anticipated to exceed the existing and planned
citywide utility and infrastructure capacities

required at buildout
. Moreover, the proposed Project is a policy level change and does no t

include
specific development or utility construction at this stage. Any future development under the GPA/ZC would be subject to project level CEQA
review.

Any necessary utility extensions or
upgrades would occur within existing or previously disturbed right of way and would be constructed in compliance with applicable City, regional and state regulations. These improvements would not cause
significant new

environmental effects
beyond

those previously
evaluated in the General Plan EIR.

Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the buildout of this same Project area as residential was evaluated in the General Plan EIR.

Therefore, potential impacts
under the Project would be less than significant.

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b) 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.

T
he proposed Project is a policy level change and does not include specific development or
construction.

Any future development under the proposed Project
c
ould result in a modest 2.66% increase in residential
density
beyond what was considered under

the General Plan EIR. The proposed Project would not allow for significant unplanned population growth beyond the General Plan projections.

The East Valley Water District (EVWD) provides
water service within the City of Highland. Any future development consistent with the proposed GPA and ZC would be subject to a project level CEQA review to demonstrate adequate water availability and connecti
on capacity through the EVWD’s development review and permitting process. All future projects would be subject to City’s water conservation requirements (Municipal Code Chapter 13.30) and EVWD’s Water Shortage Contingency Plan, which ensures reliability du
ring drought conditions. Therefore, the
Project would not result in deficiency in water supplies and potential impacts would be less than significant.

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?

Less than Significant Impact.

Per the City of Highland General Plan, Chapter 4. Public Services &
Facilities

Element, East
Valley Water District (EVWD) maintains Highland’s sewer system and has a join
t

powers agreement with the City of San Bernardino to accept all sewage ge n
erated

within EVWD’s
boundaries

which

is
convey
ed

to the City of San Bernardino Water Reclamation
Plant (WRP) operated by the San Bernardino Municipal Water Department (SBMWD). The San Bernardino WRP has a treatment capacity of approximately 33 million gallons per day (mgd) and currently treats an average daily flow of about 26 mgd. The anticipated 2.66% increase in residential
density and
associated
growth
allowed

with the GPA 025
-
001/ZC

025
-
001 would be
accommodated within the existing reserve capacity of the treatment plant. Any future development under the GPA/ZC would be subject to project level CEQA review and would be required to coordinate with the City
, EVWD

and SBMWD to ensure adequate conveyance and
treatment capacity prior to service connection, consistent with Municipal Code Chapter 13.12.

Thus, the Project would not exceed the existing capacity of wastewater treatment facilities or require construction of new facilities that could result in significant environmental effects.

Therefore, impacts would be less than significant.

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?

Less than Significant Impact
.

The Project represents a policy
-
level amendment and does not
include specific development or construction that would generate solid waste. Solid waste collection and disposal services in the City of Highland are provided by Burrtec Waste Industries, with d
isposal at the Mid
-
Valley Sanitary Landfill (MVSL) operated by the County of San Bernardino Department of Public Works, Solid Waste Management Division. The MVSL has a maximum permitted daily throughput of 7,500 tons per day and a remaining capacity of approximately 61.2 million tons, with an estimated closure date of 2045. The anticipated 2.66 percent increase in residential
density and associated
growth
that would be allowed
under the
proposed Project would result in a minor incremental increase in solid waste generation that would be well within the existing and planned landfill capacity. Because the Project is a policy -
level land
use action that would not directly generate solid waste, and future development would be subject

to compliance with all applicable waste reduction and recycling regulations, the Project would not

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City of Highland - Initial Study 58 of 64 January 2026

result in solid waste generation exceeding local capacity or impede waste reduction goals.

Therefore, impacts would be less than significant.

e)

Comply with federal, state, and local management and reduction statutes and regulations related to solid waste?

Less than Significant

Impact.

The Project is a policy
-
level
amendment

and does not include
site
-
specific development or construction at this stage.

Any future development proposed under
the GPA 025
-
001/ZC

025
-
001 would be required to comply with all applicable federal, state, and local regulations regarding solid waste management, including

the following:

•

California Integrated Waste Management Act (AB 939)
–

mandates waste diversion and
landfill reduction goals.

•

California Green Building Standards Code (CALGreen, Title 24, Part 11) –

requires
construction and demolition waste recycling and reduction.

•

City of Highland Municipal Code Chapter 8.20 (Solid Waste Management)

–

governs solid
waste collection, recycling, and disposal within the
city
.

Because the Project does not include development at this stage and any future project would be required to comply with the above
statutes and regulations
to ensure appropriate
solid waste
management, promote recycling, and

prevent adverse impacts related to the handling or disposal of solid waste, impacts would be less than significant.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

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XX. WILDFIRE
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project?

a) Substantially impair an adopted emergency
response plan or emergency evacuation plan?
☐ ☐ ☒ ☐
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?
☐ ☐ ☒ ☐

a)

Substantially impair an adopted emergency response plan or emergency evacuation plan?

Less than Significant

Impact.

The proposed Project is a policy level change and does not include any
specific

development or construction that would impair or block emergency evacuation or response plans. The City of Highland has adopted emergency response and evacuation plans that guide emergency operations and ensure safe evacuation during wildfires, floods, or

other hazards. Any future
development within

the Project
area
would be required to
comply with City standards for street design, emergency access, and fire safety, including co
nsultation with the Highland Fire Department and other emergency service providers. Because the Project does not propose changes that would block, restrict, or otherwise interfere with emergency routes or operations, and future development would be required to maintain compliance with all emergency planning requirements, the impacts would be less than significant.

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?

Less than Significant

Impact.

The Project is a policy
-
level change and does not include specific
development,
construction or grading that would immediately alter slope or vegetation conditions.

However, t
he Project
area

is located within Very High

and High

Fire Hazard Severity Zone

according
to the

City of Highland General Plan, Chapter 6. Public Health, Safety, and Environmental Justice Element, City of Highland
–

San Bernardino County Local Responsibility
Area Fire Hazard Severity Zones
Map.

Any future d
evelopment would be subject to project level
CEQA review and comply with the Highland Municipal Code, Fire Code regulations, and California Department of Forestry and Fire Protection (CAL FIRE) standards for wildland -
urban interface
areas.

Thus, the proposed Project would not cause a significant impact due to slope, prevailing

GPA 025-001/ZC 025-001 Initial Study

City of Highland - Initial Study 60 of 64 January 2026

winds, and other factors, exacerbate wildfire risks, thereby exposing Project occupants to pollutant concentrations from wildfire or the uncontrolled spread of a wildfire. Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the buildout of this same Projec
t area as residential was evaluated in the General
Plan EIR.

Therefore,
impacts woul
d be
less
than
significant impacts
.

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?

Less than Significant

Impact.

The Project
area

is located
adjacent to existing residential
development to the west and Greenspot Road

which have existing infrastructure such as power
lines and other utilities.

Only minor extensions from these areas would be required to serve any future developments within the Project area.

T
he
p
roposed Project is a policy level change and
does
not include the installation or maintenance of associated infrastructure that would exacerbate fire risk.

Any future development and

associated infrastructure

improvements would
be
subject to project level CEQA review and would be
made in accordance with development
standards

p
er the San Bernardino County
D
evelopment
C
ode
, and County Fire Department
development standards as well as California Fire Codes.

Therefore,
impacts under the project
would be
less

than
significant.

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?

Less than Significant

Impact.

The
Project site is relatively vacant with gentle sloping terrain, vegetation and citrus orchards
,

and
the
foothills

of the San Bernadino Mountains. The Project
area

is located within High and Very High Fire Risk areas a
s
shown
on

the City of Highland
General Plan, Chapter 6. Public Health, Safety, and Environmental Justice Element, City of Highland
–

San Bernardino County Local Responsibility Area Fire Hazard Severity Zones Map.

It
is

not within a 100
-
year Flood

Zone
per the City of Highland General Plan, Chapter 6. Public Health, Safety, and Environmental Justice Element, City of Highland –

Figure 11 Flood Risk

Map
.

T
he Project is a policy level amendment and does not include site specific development. Any future development would be subject
to
project level CEQA review and would be required to
comply with local, regional and state regulations and building codes. The Project area

is not
anticipated to 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.

Therefore, impacts under Project are less

than significant
.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

GPA 025-001/ZC 025-001 Initial Study

City of Highland - Initial Study 61 of 64 January 2026

XXI. MANDATORY FINDINGS OF SIGNIFICANCE
Potentially
Significant
Impact

Less Than
Significant with
Mitigation
Incorporated

Less Than
Significant
Impact

No Impact

a) Does the project have the potential to substantially 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
p
lant or animal community, substantially 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 effec ts of other current projects, and
the effects of probable future projects)?
☐ ☐ ☒ ☐
c) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
☐ ☐ ☒ ☐

a)

Does the project have the potential to substantially 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, substantially 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
s
.

The proposed Project is a policy level change and does not include any specific development or construction. The results of the Initial Study show that the

impacts under the proposed GPA 025
-
001/ZC 025
-
001 would be less than significant
.

Therefore,
the
P
roposed

Project will not substantially degrade the quality of the environment and impact on

habitat, wildlife populations, plant and animal communities, rare and endangered species or important examples of the major periods of

California history or prehistor
y;
no mitigation

is
warranted
.

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 effec ts of other current projects,
and the effects of probable future projects)?

Less
t
han Significant Impact
.

Cumulative impacts are defined as two or more individual effects

that, when considered together, are considerable or that compound or increase other environmental impacts. The cumulative impact from several projects is the change in the environment that results from the incremental impact of the development when added to the
impacts of other closely related past, present, and reasonably foreseeable or probable future developments. Cumulative impacts can result from individually

minor

but collectively
significant

GPA 025-001/ZC 025-001 Initial Study

City of Highland - Initial Study 62 of 64 January 2026

developments taking place over a period. The CEQA Guidelines, Section 15130 (a) and (b), states:

(a)

Cumulative impacts shall be discussed when the project’s incremental effect is cumulatively considerable.

(b)

The discussion of cumulative impacts shall reflect the severity of the impacts and their likelihood of occurrence, but the discussion need not provide as great detail as is provided of the effects attributable to the project. The discussion should be guided by the standards of practicality and reasonableness.

The results of the Initial Study show that the impacts under the proposed GPA 025 -
001/ZC 025
-
001 would be less than significant.

Impacts associated with the
p
roposed

Project would not be
significant

individually
and would not contribute towards cumulative impacts
.

The
proposed

Project would have less than significant

cumulative impacts, and no mitigation measures are
required.

c)

Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?

Less
t
han Significant

Impact
.

The proposed Project is a policy level change and does not include any specific development or construction.

There would be no substantial adverse effects
on human beings, either directly or indirectly.

Any future development would be subject to project
level CEQA review and would be required to comply with local, regional and state regulations and building codes. Therefore, impacts under Project are less than significant.

GPA 025-001/ZC 025-001 Initial Study

City of Highland - Initial Study 63 of 64 January 2026

REFERENCES

California Air Resources Board.

California Greenhouse Gas Emission Inventory
–

2024 Edition
.

Accessed on
10 /
22 /25 from
https://ww2.arb.ca.gov/ghg
-
inventory
-
data

California Department of Conservation.

California Important Farmland Finder
. Accessed on
10 /
22 /25 from
https://maps.conservation.ca.gov/dlrp/ciff/

California Department of Fish and Wildlife. August 2023.

California Natural Community
Conservation Plans
. Accessed on
10 /
22 /25 from
https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=68626&inline

California Department of Toxic Substances Control.

EnviroStor
. Accessed on
10 /
22 /25
.

https://www.envirostor.dtsc.ca.gov/public/map/

California Department of Transportation.

California Scenic Highway Program
-

GIS layer
representing California Eligible and Officially Designated scenic highway routes .

Accessed on
10 /
22/25
,
https://www.arcgis.com/home/item.html?id=f0259b1ad0fe4093a5604c9b838a486a

California Energy Commission.
2024 Renewables Portfolio Standard (RPS)
. Accessed on
10 /
22 /25 from
http://www.energy.ca.gov/portfolio/

California Energy Commission Efficiency Division.

Title 24: 2022 Building Energy Efficiency
Standards
. Accessed on
10 /
22 /25 from
https://www.energy.ca.gov/programs
-
and
-
topics/programs/building
-
energy
-
efficiency
-
standards/2022
-
building
-
energy
-
efficiency

California State Water Resources Control Board, Accessed on 10 /
22 /25
https://www.waterboards.ca.gov/

City of Highland,

General

Plan.

Adopted October 2020, Accessed on
10 /
22 /25
https://www.cityofhighland.org/191/General
-
Plan

City of Highland,

Municipal Code
.

September 9,

202
5 , Accessed on
10 /
12 /25
https://www.codepublishing.com/CA/Highland/

City of Highland,

City of Highland Adopted 6 th Cycle Housing Element . February 7, 202 2 , Accessed on
10 /
12 /25

https://www.hcd.ca.gov/housing
-
elements/docs/highland
-
6th
-
adopted021422.pdf

San Bernardino County
,

Countywide Plan/Policy Plan.

Adopted October 2020, Accessed on
10 /
22 /25
https://countywideplan.sbcounty.gov/

San Bernadino County,
Countywide Plan/Policy Plan, Natural Resources Policy Maps NR
-
3 Scenic Routes & Highways

Adopted October 2020, Accessed on
10 /
22 /25
https://www.arcgis.com/apps/webappviewer/index.html?id=01c32a4480954deba20af965 275b81e7

San Bernadino County,
Countywide Plan/Policy Plan, Natural Resources Policy Maps NR -
4 Mineral Resources Zones
Adopted October 2020, Accessed on
10 /
22 /25

GPA 025-001/ZC 025-001 Initial Study

City of Highland - Initial Study 64 of 64 January 2026

https://www.arcgis.com/apps/webappviewer/index.html?id=9948b9bc78f147fd9ea193c2 ce758081

San Bernadino County,
Countywide Plan/Policy Plan, Natural Resources Policy Maps NR -
5 Agricultural Resources
Adopted October 2020, Accessed on
10 /
22 /25
https://www.arcgis.com/apps/webappviewer/index.html?id=fcb9bc427d2a4c5a981f9754 7a0e3688

San Bernadino County,
Countywide Plan/Policy Plan
,
Hazards

Policy Maps
HZ
-
1 Earthquake
Fault Zones

Adopted October 2020, Accessed on
10 /
22 /25
https://www.arcgis.com/apps/webappviewer/index.html?id=d88e2db7ee5649478d70e95 c56b0d62d

San Bernadino County,
Countywide Plan/Policy Plan, Hazards Policy Maps HZ
-
2 Liquefaction &
Landslides

Adopted October 2020, Accessed on
10 /
22 /25
https://www.arcgis.com/apps/webappviewer/index.html?id=5864a434814c4e53adc7410 1b34b1905

San Bernadino County,
Countywide Plan/Policy Plan
, Hazards Policy Maps HZ
-
4 Flood Hazards
Adopted October 2020, Accessed on
10 /
22 /25
https://www.arcgis.com/apps/webappviewer/index.html?id=d276e645a4ae4e2bb95694ff 06b4f0be

San Bernardino
Valley Water Conservation District,

The Upper Santa Ana River Wash Habitat
Conservation

Plan.

2020, Accessed on
10 /
22 /25
https://www.sbvwcd.org/santa
-
ana
-
wash
-
plan/

South Coast Air Quality Management District,

Air Quality Management

Plan.

Adopted
December
2,

202
2 , Accessed on
10 /
22 /25
https://www.aqmd.gov/home/air
-
quality/air
-
quality
-
management
-
plans/air
-
quality
-
mgt
-
plan

United States Department of Transportation, Federal Highway Administration.

Motor Fuel Use
–

2017
. Accessed on
10 /
22 /25 from
https://www.fhwa.dot.gov/policyinformation/statistics/2016/mf21.cfm

ATTACHMENT 2
Resolution No. 26 -____ General Plan Amendment (GPA 25 - 001) a.

Exhibit A
–
Existing and Proposed General Plan Land Use Designation

RESOLUTION NO.

2026

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF HIGHLAND, CALIFORNIA APPROVING GENERAL PLAN AMENDMENT (GPA 25
-0
01) TO

CHANGE THE GENERAL PLAN LAND USE DESIGNATION

OF
APPROXIMATELY 89 ACRES OF EXISTING AGRICULTURAL/EQUESTRIAN (AG/EQ) TO PLANNED DEVELOPMENT (PD) FOR PROPERTY GENERALLY

LOCATED ALONG GREENSPOT ROAD BETWEEN THE MEDITERRA PLANNED

DEVELOPMENT/MEDITERRA PARKWAY ON THE WEST AND THE OLD

GREENSPOT ROAD HISTORIC IRON BRIDGE ON THE EAST WITHIN THE CITY OF HIGHLAND. ASSESSOR’S PARCEL NUMBERS: 0297
-2
01 -0
7, 0297
-0
61 -5
0,
0297
-0
61 -0
7, 0297
-0
61 -4
2, 0297
-0
61 -2
6, 0297
-0
61 -1
3, 0297
-0
61 -2
5, AND
0297
-0
21 -4

4. APPLICANT:

CITY
O
F

HIGHLAND

A. R

ECITALS

1. O
n August 18, 2023, the California Department of Housing and Community Development determined the City’s adopted 6 th Cycle Housing Element was in substantial compliance with State Housing Element Law (Government Code § 6558
0 et.
s
eq
.) and stipulated that the City must continue timely and effective implementation of all programs including Program 33 (Strategically Enhanc e A
ccess to Areas of Opportunity), which commits the City to rezone sites to increase multifamily residential options in moderate and high opportunity/ high resourc e ar
eas by December 2025.

2. O
n April 1, 2025, the City of Highland Planning Commission conducted a public workshop to receive public comments on a preferred location to upzone in accordance with the City’s 6th Cycle Housing Element Program 33, and the subject location was determined the preferred option.

3. P
ursuant to the provision of the California Environmental Quality Act (“CEQA”) (Cal. Pub. Res. Code § 21000 et seq.) and State CEQA Guidelines (the “Guidelines”) (14 Cal. Code Regs. § 15000 et seq.), the City of Highland is t he Lead
Agency, and is charged with the responsibility of deciding whether or not t o appr
ove the proposed Project.

4. T
he City contracted with Ruth Villalobos & Associates, Inc (RVA) for t he i
ndependent preparation of an Initial Study to analyze the potential environmental effects of the Project. Based on the information contained in the Initial Study, RVA and City staff

concluded that the Project had no impacts or less than significant impacts. Based upon this determination, RVA prepared, and City staff concurr ed i
n, a draft Negative Declaration (“Draft ND”) in accordance with CEQA Secti on 2108
0(c) and Section 15070 of the State CEQA Guidelines.

5. O
n
January 20, 2026, the Planning Commission held a duly noticed public hearing to consider the Final ND (comprised of the Draft ND) and the Project, at which time the Planning Commission heard and considered information presented by City staff on the Project

and its environmental review. In addition, all interested persons had an opportunity to and did testify regarding this matter. At the conclusion of the

hearing, the Planning Commission adopted Resolution No. 26 - 001, recommending the City Council adopt the Final ND;

6. At the same public hearing on January 20, 202
6 , the Planning Commission
adopted Resolution No. 2
6 -
001
, recommending the City Council adopt General
Plan Amendment (GPA 2
5 -
001)
.

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

B.

RESOLUTION

NOW THEREFORE, it is hereby found, determined and resolved by the Highland City Council
as follows:

Section 1.

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

Section 2.

On
February 10, 202
6 , the City of
Highland

City Council
considered the
proposed Project, including the
Final
ND at a duly noticed public hearing at
which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The City Council considered all the testimony and any comments received regarding the proposed

Project

and

Final
ND prior to adopting this Resolution.

Section 3.

The

City of Highland City Council hereby finds that
the
Final
ND
prepared for
the project has been completed in compliance with the California Environmental Quality Act (CEQA) and that the City Council has reviewed and considered the information contained in the staff report, and the comments received during the public
review process, prior to approving the project.

On
February

1 0
,

202
6 , the City Council adopted Resolution No. 202
6 -
__adopting
the

Final

ND for the project.

Resolution No. 20
26 -
___ is incorporated herein
as if set forth in full.

Section
4 .

Based upon substantial evidence presented to the City Council during the February 10
,
2026
,
public hearing, including public testimony and written and oral
staff reports
, the City Council finds as follows:

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.

Section
5 .

Findings of Fact
for
General Plan Amendment (GPA 2
5 -
001)

(Highland
Municipal Code Section 16.08.030.G
General plan amendments. Findings
):

Based on the Findings below, the
Highland City Council
does herby find:

a.

The proposed use is permitted within the subject district pursuant to the provisions of this
section and

complies with all of the applicable provisions
of this title; and is consistent with the goals, policies, and objectives of the

Highland general plan, and with the applicable development policies and standards of the city.

Response:

The proposed General Plan Amendment is a requirement
stipulated in the City’s certified 6th Cycle Housing Element Program 33 (Strategically Enhance Access to Areas of Opportunity), which commits the City to rezone sites to increase multifamily residential options in moderate and high opportunity/high resource areas. GPA 025
-
001

affects Chapter 2
of the General Plan, Figure 2.2 General Plan Land Use.

The General Plan amendment is consistent with
General Plan Goal 2.3,
which encourages a variety of housing types across urban, suburban, and rural areas. Policy 5 under this goal states that the City will “continue the innovative use of land resources and development of a variety of housing types and sizes within the City by using the Planned Development designation.” This directly aligns with the Project’s intent to support high -
density housing using the flexibility of the PD zone.

The Project helps the City meet its Regional Housing Needs Allocation (RHNA) targets by rezoning the site from low
-
density residential to Planned
Development. This creates an opportunity for higher
-
density residential
development, including a mandatory fiv
e
-
acre portion that must support
multifamily housing at 20 to 30 dwelling units per acre, as required by Program 33 and consistent with HCD guidance.

Furthermore, the Project supports Policy 2.4 of Goal 2 in the Housing Element, which encourages a mix of housing types in targeted areas such as inventoried vacant residential sites, Planned Development districts, mixed
-
use areas, and locations with access

to amenities and resources. The
project site meets these criteria and is located within a high -
resource area
identified in HCD’s Opportunity Area maps. The proposed General Plan
amendment

advances this policy by enabling future multifamily development in
an area with access to opportunity.

Any future residential development in the Project area would be reviewed for consistency with the City’s General Plan, Zoning Code, and all applicable environmental protection policies at the project level.

b.

The proposed use would not impair the integrity and character of the district in which it is to be established or located.

Response
:

The proposed use would not impair the integrity and character of the district in which it is to be established or located . The General Plan identifies the Project area as residential land use, as Agricultural/Equestrian (AG
/E
Q
). Although the proposed Project would increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Pr
oject area as residential was evaluated
in the General Plan EIR. The proposed Project would represent an

approximately 2.66% increase in citywide residential density, a modest change relative to existing regional population and growth projections in the General Plan EIR. As noted above, the proposed Project would implement the City’s Housing Element Program 33. The proposed designation of Planned Development (PD) will provide for superior development by allowing a greater degree of design and land use flexibility within the framework of a site
-
specific development plan (Highland Municipal Code
(HMC) Section 16
.12.010 (A)(1)). The PD designation will allow for the
clustering of units and building types, and the formula of specific development standards and design criteria which respond to the particular features or conditions effecting a site (HMC Section 16.12. 010(A)(2)). The
proposed PD designation also encourages the merging of areas or parcels in a single overall land use plan and site design which might otherwise be developed separately (HMC Section 16.12.010(A)(3)(c)).

Any future residential development in the Project area would be reviewed for consistency with the City’s General Plan, Zoning Code, and other applicable environmental protection policies at the project level; therefore, the proposed project will not impair

the integrity or character of the project
area/district.

c.

The site is suitable for the type and intensity of use or development which is proposed
;

Response
:

The proposed Project GPA 25
-
001 is a policy
-
level change and
does not include any specific development or construction activities.

However, the site is appropriate for the type and intensity of future residential development contemplated by the Planned Dev
elopment (PD) designation.

It is located within a high
-
resource area identified by the State’s Opportunity
Area mapping, with access to key infrastructure, public services, schools, and transportation corridors, making it suitable for higher -
dens
ity residential
use.

The area is relatively flat, undeveloped, and already designated for residential use in the General Plan, which evaluated residential buildout for this site in the General Plan EIR.

Any future residential development in the Project area would be reviewed for consistency with the City’s General Plan, Zoning Code, and other applicable environmental protection policies at the project level.

d.

There are adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety
;

Response
:

The proposed Project GPA 25
-
001 is a policy level change and
does not include any specific development or construction activities. A s a standard condition of development, any future residential development will
be required to provide adequate provisions for water, sanitation, and public utilities and services to ensure public health and safety .

e.

The proposed use will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity;

and

Response
:

The proposed Project GPA 25
-
001 is a policy level change and
does not include any specific development or construction activities. Any future residential development in the Project area would be reviewed for consistency with the City’s General Plan, Zoning Code, and other applicable environmental protection policies and services at the project level to ensure it will not be detrimental to the public health, safety, or welfare, or materially injurious to properties and improvements in the vicinity

f. The proposed use would not result in a significant effect on the environment .

Response
:

An Initial Study was prepared to analyze the potential
environmental effects of the Project. Based on the information contained in the Initial Study, the City concluded that the Project had no impacts or less than significant impacts. Based upon this det
ermination, a draft Negative
Declaration (“Draft ND”) in accordance with CEQA Section 21080(c) . As
such
,
the Project will not have a significant impact upon the environment.

Section
6 .

Based on the Findings and Conclusions set forth above, the Highland City

Council
approve
s
General Plan Amendment (GPA 2
5 -
001)

to
change the
land use designation of
APNs 0297
-
201
-
07, 0297
-
061
-
50, 0297
-
061
-
07,
0297
-
061
-
42, 0297
-
061
-
26, 0297
-
061
-
13, 0297
-
061
-
25, and 0297
-
021
-
44 from

Agricultural/Equestrian (A
G
/EQ) to Planned Development (PD
*
) with a
footnote stipulating that “at least five (5) acres of the area be incorporated into a future master plan for housing at a density range of 20 du/ac to 30 du/ac” as shown on Exhibit A.

Exhibit

A

–

Existing

and Proposed

General Plan Land Use Designation

C
.

ADOPTION OF RESOLUTION.

The City Clerk shall certify to 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
10th
day of
February

2026.

Penny Lilburn, Mayor
ATTEST:

Alondra Munoz
City Clerk

APPROVED AS TO FORM:

Maricela E. Marroquin
City Attorney

Existing and Proposed General Plan Land Use Designation

ATTACHMENT 3
Draft Ordinance No. _____ Zone Change (ZC 25 - 001 Exhibit A – Existing and Proposed General Plan Land Use Designation
)

a.

Exhibit A
–
Existing and Proposed Zoning Designation

ORDINANCE NO .

A

N ORDINANCE OF

THE CITY COUNCIL OF THE CITY OF HIGHLAND, CALIFORNIA

ADOPTING

ZONE CHANGE (ZC 25
-
001) TO CHANGE THE ZONING DESIGNATION
OF APPROXIMATELY 89 ACRES OF EXISTING AGRICULTURAL/EQUES TRIAN (A/EQ) TO PLANNED DE VELOPMENT (PD * ) FOR PROPERTY

GENERALLY

LOCATED ALONG GREENSPOT ROAD BETWEEN THE

MEDITERRA PLANNED DEVELOPMENT /M EDITERRA PARKWAY ON THE

WEST AND THE OLD
GRE
EN

SPOT ROAD HISTORIC IRON BRIDGE ON THE

EAST WITHIN THE CITY OF
HIGHLAND. ASSESSOR’S PARCEL NUMBERS:
0297
-2
01 -0
7, 0297
-0
61 -5
0, 0297
-0
61 -0
7, 0297
-0
61 -4
2, 0297
-0
61 -2
6, 0297
-0
61 -1
3,
0297
-0
61 -2
5, AND 0297
-0
21 -4

4. APPLICANT:

CI
TY
O
F
HI
GHLAND

WHEREAS
, the Highland City Council adopted Re
solution No. 2023
-0
35 appr oving
the
City’s 6
th

Cycle 2021
-2
029 Housing Element and r elated CEQA Documents . The
Housing
Element includes a number of programs and policies and timeframes for the
implementation of those programs and policies
;

WHEREAS
,
t
he California Department
o
f
H
ousing
an
d Community Development
(
HCD)

certifi
ed
the
Cit
y’s 6 th Cycle 2021 -2 029 Housing Element in 2023 ;

WHEREAS
,

the certified Housing Element includes a series of programs , policies, and
implementation timeframes, including Program 33 (Strategically Enhance Access to Areas of Opportunity), whic h requires the City to r ezone at least five ( 5) acres for high -d ensity mu ltifamily residential use in moderate to high resource areas by December 2025;

WHEREAS
,

the proposed Zone Change implement
s
Program 33 by
establishing multifamily housing opportunities in areas with acces s to jobs, schools, and services as
identified in the State’s TCAC Opportunity Maps
;

WHEREAS
,

the existing Agricultur al/Equestrian (A /EQ) Zoning does not accommodate multifamily residential development at the densities required under Program 33 a s it only allows r esidential development up t o 2 dwelling units per acre ;

WHEREAS
,

the City has re
-e
valuated the zoning m ap and identified approxim ately
89 acres of A/EQ-z
oned land along Greenspot Road that is suitable for a z oning change to Planned Development (PD), which would enable a r ange of housing opportunities and
increase equitable access to high
-r
esource area
s (
“
Zone Change
”)
;

WHEREAS,

the subject area includes eight (8) parcels: APNs 0297
-2
01 -0
7,
0297
-0
61 -5
0, 0297
-0
61 -0
7, 0297
-0
61 -4
2, 0297
-0
61 -2
6, 0297
-0
61 -1
3, 0297
-0
61 -2
5, and
0297
-0
21 -4
4, located along Greenspot Road between the Mediterra development and the Old
Greenspot Road Historic
I
ron Bridge;

WHEREAS,
pu
rsuant
to the provision of the California Environmental Quality Act ( “C
EQA
”)
(Cal. Pub. Res. Code § 21000 et seq.) and State CEQA Guidelines

(the “Guidelines”) (14 Cal.

Code Regs. § 15000 et seq.), the City of Highland is the Lead Agency, and is c harged with the responsibility of deciding whether or not to approve the proposed Project ;

WHEREAS , t he City contracted with Ruth Villalobos & Associates, Inc (RVA) for the independent preparation of an Initial Study to analyze the potential environmental effects of the Project. Based on the information contained in the Initial Study, RVA and City staff concluded that the Project had no impacts or less than significant impacts. Based upon this determination, RVA prepared, and City staff concurred in, a draft Negative Declaration (“Draft ND”) in accordance with CEQA Section 21080(c) and Section 15070 of the State CEQA Guidelines
;

WHEREAS,

o
n
January 20,

202
6 , the Planning Commission held a duly noticed public
hearing to consider the Final ND
(comprised of the Draft ND)
and the Project, at which time
the Planning Commission heard and considered information presented by City staff on the Project and its environmental review. In addition, all interested persons had an opportunity to and did testify regarding this matter. A
t the conclusion of the hearing, the Planning
Commission adopted Resolution No. 2
6 -
001
, recommending the City Council adopt the Final
ND
;

WHEREAS,

a
t
the same public hearing on
January 20, 202
6 , the Planning Commission
adopted Resolution No. 2
6 -
001
, recommending the City Council
conduct the first reading of
an ordinance to approve Zone Change (ZC 2
5 -
001)
;

WHEREAS
, o
n
February

1 0
, 202
6 , the City of Highland City Council considered the proposed Project, including the ND, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The City C
ouncil considered all the testimony and any comments received regarding the proposed Project,
Final ND
prior to adopting this
Ordinance
;

WHEREAS
, t
he City of Highland City Council hereby finds that the
Final
ND prepared for the
project has been completed in compliance with the California Environmental Quality Act (CEQA) and that the City Council has reviewed and considered the information contained in the staff report, and the comments received during the publ ic review process, prior to
approving the project. On February 10
,

202
6 , the City Council adopted Resolution No. 202
6 -
__

adopting the
Final
ND for the project. Resolution No. 20
26 -
___ is incorp
orated
herein as
if set forth in full.

NOW THEREFORE
,
the City Council of the City of Highland does Ordain as follows:

Section 1.

Findings and Intent
.

The
Highland City Council

finds that all of the facts set forth
herein above
are true and correct.

Section 2.

General Plan Consistency Finding.

The proposed Zone Change is being considered together with a General Plan Amendment to change the land use and zoning designation of approximately 89 acres from Agricultural/Equestrian (A/EQ) to Planned Development (PD). A footnote will be added to the Gen
eral Plan Land Use
Map and Zoning Map stating that at least
five (
5 )

acres within the PD area
must accommodate high
-
density multifamily housing at 20 to 30 units per
acre, as required by Housing Element Program 33.

The PD designation allows for flexible, project - specific development standards and supports superior site planning by encouraging clustering, creative site design, and integration of multiple parcels under a unified development plan (HMC Section 16.12.010)
. These provisions help meet
citywide housing goals by increasing capacity while respecting site -
specific
conditions.

This land use change does not authorize any specific development at this time. The Project is a policy
-
level action and future development proposals
will undergo full project
-
level review for consistency with the General Plan,
Zoning Code, and environmental regulations.

The subject area is already identified for residential use in the General Plan.

Increasing allowable density in this location is consistent with long -
range
growth forecasts, represents a modest citywide density increase (approximately 2.66%), and aligns wi
th regional housing planning
objectives. The proposal directly implements Program 33 of the certified Housing Element by targeting housing opportunities in high -
resource areas.

Section
3 .

Findings of Fact
for
Zone Change (ZC 2
5 -
001
)

(Highland Municipal Code
Section 16.08.040 Amendments to zoning districts and other provisions ) .

Based on the Findings below, the
Highland
City Council does herby find:

a.

The proposed change of zone or revision is consistent with the goals, objectives, policies, and programs of the general plan, and is necessary and desirable to implement the provisions of the general plan;

Response:

T
he proposed General Plan Amendment is a requirement
stipulated in the City’s certified 6th Cycle Housing Element Program 33 (Strategically Enhance Access to Areas of Opportunity), which commits the City to rezone sites to increase multifamily residential o ptions in
moderate and high opportunity/ high resource areas. This action affects Chapter 2 of the General Plan, Figure 2.2 General Plan Land Use, and the City’s official Zoning Map on file with the City Clerk.

The proposed Project GPA 025
-
001/ ZC 025
-
001 is a policy level change
and does not include any specific development or construction activities.

The General Plan identifies the Project area as residential land use, as Agricultural/Equestrian (A/EQ). Althoug
h the proposed Project would
increase the density of allowed residential development within the Project area, it is within an area that was already designated for residential development in the General Plan, of which the build out of this same Project area

as residential was evaluated in the General Plan EIR. The proposed Project would represent an approximately 2.66% increase in citywide residential density, a modest change relative to existing regional population and growth projections in the General Plan

EIR. As noted
above, the proposed Project would implement the City’s Housing Element Program 33. The proposed designation of Planned Development (PD) will provide for superior development by allowing a greater degree of design and land use flexibility wit
hin the framework of

a site - specific development plan (Highland Municipal Code (HMC) Section 16.12.010 (A)(1)). The PD designation will allow for the clustering of units and building types, and the formula of specific development standards and design criteria which respond to
the particular features or
conditions effecting a site (HMC Section 16.12.010(A)(2)). The proposed PD designation also encourages the merging of areas or parcels in a single overall land use plan and site design which might otherwise be developed separatel
y (HMC Section 16.12.010(A)(3)(c)).

The proposed zone change is further supported by General Plan Goal

2.3, which encourages a variety of urban, suburban, and rural housing opportunities across the city. Specifically, Policy 5 under this goal states that the City will “continue the innovativ
e use of land resources and
development of a variety of housing types and sizes within the City by using the Planned Development designation.” This directly aligns with the Project’s intent to create high
-
density housing opportunities using the
flexibility

of the PD zone.

Additionally, the Project supports the City’s ability to meet its Regional Housing Needs Allocation (RHNA) targets by designating a minimum of five acres within the project area for multifamily residential development at 20
–
30 dwelling units per acre. This

targeted action is not only
consistent with Program 33 but also promotes a key Housing Element objective
—
to facilitate development that meets the quantified housing needs of lower
-

and moderate
-
income households by 2029. By placing
these units in high
-
res
ource areas, the Project reinforces fair housing
goals and equitable access to opportunity
.

Any future residential development in the Project area would be reviewed for consistency with the City’s General Plan, Zoning Code, and other applicable environmental protection policies at the project level.

b.

The proposed change of zone or revision will not adversely affect the public health, safety, and welfare or result in an illogical land use pattern ;

Response
:

The proposed change of zone will not adversely affect the public health, safety, or welfare, nor will it result in an illogical land use pattern. The General Plan identifies the project area as residential land use, specifically Agricultural/Equestrian (A/
EQ). While the Project would
increase the allowable residential density, the area was already designated for residential buildout and evaluated in the General Plan EIR. The proposed Project would represent a modest 2.66% increase in citywide residential de
nsity, consistent with projected growth analyzed in
the General Plan. The Project implements Program 33 of the certified 6th Cycle Housing Element, which requires targeted rezoning to allow for higher density residential development in high
-
resource areas.

The proposed Planned Development (PD) designation is consistent with adjacent land use patterns. The area immediately west of the Project site includes existing Planned Development areas under the Mediterra Plan, with approved densities ranging from 2.1 to

12.0 dwelling units per acre.

The proposed PD designation will allow for the continuation of similar residential character and intensity, including the integration of a required five
-
acre area designated for 20
–
30 du/ac multifamily housing. This
maintains a logical land use transition
and complements the density of
surrounding neighborhoods.

The proposed designation of Planned Development (PD) will provide for superior development by allowing a greater degree of design and land use flexibility within the framework of a site
-
specific development plan
(Highland Municipal Code (HMC) Section 16.12
.010 (A)(1)). The PD
designation will allow for the clustering of units and building types, and the formula of specific development standards and design criteria which respond to the particular features or conditions effecting a site (HMC Section 16.12.010
(A)(2)). The proposed PD designation also encourages
the merging of areas or parcels in a single overall land use plan and site design which might otherwise be developed separately (HMC Section

16.12.010(A)(3)(c))
.

c.

The proposed change of zone or revision is consistent with the purpose and intent of the remainder of this title not under consideration; and

Response
:

The proposed change of zone is consistent with the purpose and intent of the remaining provisions of Title 16 (Land Use and Development) of the Highland Municipal Code. The Planned Development (PD) zoning designation is an established zoning district under

Chapter 16.12 that allows for flexible development standards tailored to a specific site, while maintaining consistency with the broader zoning framework and development procedures required by the Code.

The Project does not propose to modify any other zoning regulations or development standards unrelated to the zone change area.

The action will not conflict with existing regulations governing site planning, environmental protection, design review, or infrastructure improvements, all of which remain applicable. Future development within the PD area will continue to follow the proce
dures set forth in Chapters

16.08 (Development Review), 16.12 (Zoning Districts), and 16.28 (Design Guidelines), among others. By maintaining the existing procedural framework and applying it to a site
-
specific PD designation,
the Project advances the objectives of Title 16 while adhering to its regulatory structure.

Because this change is a policy
-
level action to update the zoning map
and does not propose any specific development, compliance with the full provisions of Title 16 will occur at the time of project -
level review when a
Planned Development
Document
or
Conditional Use Permit

is submitted.

This ensures that any future development is consistent with applicable zoning, design, and environmental review standards as outlined in Title

16. d.

The potential environmental impacts of the proposed change of zone or revision are insignificant or there are overriding considerations which outweigh the potential impacts.

Response
:

An Initial Study was prepared to analyze the potential
environmental effects of the Project. Based on the information contained in the Initial Study, the City concluded that the Project had no impacts or less than significant impacts. Based upon this det
ermination, a draft
Negative Declaration (“Draft ND”) in accordance with CEQA Section 21080(c) and Section 15070 of the State CEQA Guidelines is recommended.

Based upon the Findings of the Initial Study and adoption of a Final ND
,
the Project will not have a significant impact upon the environment.

Concurrently with this Ordinance, the City Council adopt ed Resolution
No. 202
6 -
___ adopting

the
Final ND

for this Project.

Section
4 .

Change of Zone

A.

The City Council hereby approves
Zon
e Change (ZC 2
5 -
00 1
)
changing the zoning designation of eight (8) parcels (approximately 8 9
acres) generally located along Greenspot Road between the Mediterra Planned Development/Mediterra Parkway on the west and the Old Greenspot Road Historic
Iron
Bridge

on the east, commonly known as
APNs
0297
-
201
-
07, 0297
-
061
-
50, 0297
-
061
-
07, 0297
-
061
-
42, 0297
-
061
-
26, 0297
-
061
-
13, 0297
-
061
-
25, and 0297
-
021
-
4 4 from Agricultural
Equestrian Residential (
A
/
E
Q) to Planned Development (PD*).

The City’s
Official Zoning Map shall be updated to reflect the changes made in Exhibit “A”.

B
.

The City Clerk is hereby authorized to take action to effectuate the purposes of this Ordinance.

Section
5 .

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
6 .

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

A
:

Existing and Proposed Zoning Designation

PASSED
,

APPROVED

and

ADOPTED

this
10th day of February , 2026.

Penny Lilburn , Mayor

ATTEST:

Alondra Munoz
City Clerk

APPROVED AS TO FORM:

Maricela E. Marroquin
City Attorney

EXHIBIT “A”

Existing and Proposed Zoning Designation

ATTACHMENT 4
January 20, 2026 – Draft Planning Commission Min u tes

January 20, 2026
Planning Commission Regular Meeting Draft Minutes
Item No. 3

General Amendment and Zone Change in accordance with the City's certified 6th Cycle Housing Element Program 33, requiring upzoning of moderate to high resource areas on the easterly portion of the City to a maximum residential density of thirty (30) dwelling units per acre (du/ac) (with a density range of 20 du/ac to 30 du/ac) (GPA 025-001/ZC 025-001) Senior Planner Tafolla presented the staff report.

Chair Hamerly opened the public hearing.

Commissioner Miller asked based on the map, the higher density development could go anywhere in the tan color area? (proposed zone change area) Senior Planner Tafolla stated it’s a floating five acre area.

Commissioner Miller asked the Mitigated Negative Declaration is based on any future development and would have to do its own The California Environmental Quality Act (CEQA) analysis, correct?
Senior Planner Tafolla stated correct.

Commissioner Miller asked will the developer be required to provide the amendment density or would they have the freedom to go less density if they choose to? Assistant Community Development Director Stater stated it depends on if the developer is going to utilize the entire site and somewhere within that site needs to be 5 acres of the approved density. If it were developed in smaller phases, then it may not be the first phase that gets developed and it would not be included potentially.

Chair Hamerly stated the progression of discussions that we had with separate developers on the Golden Triangle area. If there was a maximum threshold that was zoned into this block of land and they achieved it before they developed theoretically the last five acres, would that mean that regardless of the density that had been investigated for each of those respective projects. If the last five acres, had not been done to that point, would be able to develop at the threshold up to 30 units per acre?
Assistant Community Development Director Stater stated I think so, similar to what we did in the Golden Triangle, even though we were developing earlier phases, it was looked at every time there was a project.

Chair Hamerly stated right now it's a single ownership, and the chances of the developers coming in and doing a Specific Plan then parceling it out is pretty high.

Assistant Community Development Director Stater stated that is why the asterisks helps because it keeps the project as one. It is always going to be reviewed as this whole project area gets developed to ensure that the last five acres, for example are not steep hillside or full of woolly stars that have no potential.

Chair Hamerly stated if we know that at least five acres are going to have the higher density, can that be a minimum box that has to be checked in order to approve a Specific Plan? Assistant Community Development Director Stater stated the difficulty with a project like this was can't condition a Zone Change.

Chair Hamerly closed the public hearing.

A MOTION was made by Commissioner Merideth and seconded by Vice Chair Thomas to adopt Resolution No. 2026 - 001, recommending the City Council:

• Adopt a Negative Declaration, and instruct staff to file a Notice of Determination;

• Approve General Plan Land Use Amendment (GPA 25-001), to amend designated Assessor’s Parcel Numbers 0297-201-07, 0297-061-50, 0297-061-07, 0297-061-42, 0297-061-26, 0297- 061-13, 0297-061-25, and 0297-021-44 as Planned Development (PD); and

• Conduct First Reading and Introduce an Ordinance to Rezone (ZC 25-001) designated Assessor’s Parcel Numbers 0297-201-07, 0297-061-50, 0297-061-07, 0297-061-42, 0297-061- 26, 0297-061-13, 0297-061-25, and 0297-021-44 as Planned Development (PD). Motion carried, 5-0.

RESOLUTION NO. 2026 – 001

A RESOLUTION OF THE HIGHLAND PLANNING COMMISSION RECOMMENDING THE

CITY COUNCIL ADOPT A NEGATIVE DECLARATION, APPROVE GENERAL PLAN AMENDMENT (GPA 25-001) AND ZONE CHANGE (ZC 25-001) TO CHANGE THE GENERAL PLAN AND ZONING DESIGNATION OF APPROXIMATELY 89 ACRES OF

EXISTING AGRICULTURAL/EQUESTRIAN (AG/EQ) TO PLANNED DEVELOPMENT (PD)

LAND USE AND ZONING GENERALLY LOCATED ALONG GREENSPOT ROAD BETWEEN

THE MEDITERRA PLANNED DEVELOPMENT MEDITERRA PARKWAY ON THE WEST

AND THE OLD GREENSPOT ROAD HISTORIC IRON BRIDGE ON THE EAST WITHIN THE CITY OF HIGHLAND. ASSESSOR’S PARCEL NUMBERS: 0297-201-07, 0297-061-50, 0297-061-07, 0297-061-42, 0297-061-26, 0297-061-13, 0297-061-25, AND 0297-021-44.

Staff Report
to the City Council
Agenda
Item
No.14.

Date: February 10, 2026
From: Carlos Zamano, City Manager
Reviewed By: Octavio Duran, Public Works Director/City Engineer Prepared By: Melissa Morgan, Public Services Manager
Subject: 2026 City of Highland Community Events

Recommendation:

Approve the proposed dates for the Volunteer Recognition Dinner and State of the City events.

Fiscal Impact:

Costs associated with these events are reflected in the City's Adopted Budget for 2025-2027.

Public Notice:

The agenda for this item was posted at the three locations per Resolution No. 2011-047 and on the City’s website.

Background:

On January 13, 2026, the City Council approved multiple Special Event dates as shown in Attachment 1, except for the Volunteer Recognition Dinner and State of the City due to scheduling conflicts. Below are the new proposed dates for these events.

Event Dates
Volunteer Recognition Dinner Thursday, August 20, 2026 State of the City Thursday, October 22, 2026

Staff is requesting Council direction regarding confirmation of the above event dates and authorization to proceed with event planning.

Attachments:

1. 2026 Approved Special Event Dates

APPROVED 2026 SPECIAL EVENTS

Event Dates
Public Safety Appreciation Luncheon - Police Station Tuesday, March 3, 2026 Public Safety Appreciation Luncheon - Fire Station
#3
Thursday, March 5, 2026
Fire Station Open House - Station #1 Saturday, April 11, 2026 Fire Station Open House - Station #2 Saturday, June 6, 2026 Fire Station Open House - Station #3 Saturday, October 3, 2026 Arbor Day Thursday, April 23, 2026
July 4th Parade Saturday, July 4, 2026
National Night Out Tuesday, August 4, 2026
Operation Santa Claus - Fire Station #2 Tuesday, December 15, 2026 Operation Santa Claus - Fire Station #3 Wednesday, December 16, 2026

Staff Report
to the City Council
Agenda
Item
No.15.

Date: February 10, 2026
From: Carlos Zamano, City Manager
Reviewed By: Alondra Muñoz, City Clerk
Prepared By: Lissette Nock, Deputy City Clerk
Subject: City Manager Report and Comments (Work Program, Regional/Legislative/ Development Issues, Subcommittees, etc.)

Recommendation:

Discussion and possible action.

Fiscal Impact:

None

Public Notice:

The agenda for this item was posted at the three locations per Resolution No. 2011-047 and on the City’s website.

Background:

Attachments:

None

Staff Report
to the City Council
Agenda
Item
No.16.

Date: February 10, 2026
From: Carlos Zamano, City Manager
Reviewed By: Alondra Muñoz, City Clerk
Prepared By: Lissette Nock, Deputy City Clerk
Subject: Councilmember Comments (Agency/Committee/AB 1234 Reports, District Updates, etc.)

Recommendation:

Discussion and possible action.

Fiscal Impact:

None

Public Notice:

The agenda for this item was posted at the three locations per Resolution No. 2011-047 and on the City’s website.

Background:

Attachments:

None