Richmond City Council
September 16, 2025

September 16, 2025

Community Development

DATE: September 16, 2025
TO: Mayor Martinez and Members of the City Council
FROM:

Lina Velasco, Director of Community Development
Avery Stark, Planning Manager
Michele Morris, Senior Planner

Subject: Presentation of Draft Land Plan for the Hilltop Horizon Specific Plan
FINANCIAL IMPACT: The Specific Plan is being funded by grants received from the California Department of Housing and
Community Development and the Metropolitan
Transportation Commission. There is no financial impact to the General Fund.

PREVIOUS COUNCIL
ACTION:

December 5, 2023

STATEMENT OF THE
ISSUE:

The City is preparing a Hilltop Horizon Specific Plan to create a shovel ready development framework to allow
the revitalization of the plan area. The HHSP will contain planning policies, zoning regulations, and urban design standards to help guide this transformation in the near- and longer term by allowing an array of effective and
complementary mix of land uses across the site that
complement, not exceed, the parameters of the General
Plan. The effort will result in a specific plan that would eliminate barriers for development and decrease
uncertainty for developers interested in delivering
housing and other complementary uses within the HHSP
area. The Draft Land Use Plan developed for the HHSP
will be presented and feedback is desired on some focus questions to refine the concept before drafting is initiated.

AGENDA
REPORT

September 16, 2025
RECOMMENDED ACTION:

RECEIVE a presentation on the Draft Land Plan Concept
(Attachment 2) to be used as the basis for the
preparation of the Draft Hilltop Horizon Specific Plan; and PROVIDE feedback on the Focus Questions -
Community Development Department (Lina
Velasco/Avery Stark/Michele Morris 510-620-6841).

BACKGROUND:

Specific Plan Purpose
The Hilltop Horizon Specific Plan (HHSP) area covers approximately 143 acres within the larger Hilltop Priority Development Area (PDA). Priority Development Areas are places near public transit planned for new homes, jobs, and community amenities. The Hilltop PDA was nominated by the Richmond City Council and officially designated by the Association of Bay Area Governments in 2020. The HHSP area consists of the former Hilltop Mall and a larger contiguous area to the east and south (see Attachment 1, Map of Hilltop Horizon Specific Plan Area).

The City’s vision for the Hilltop area, as stated in the Richmond General Plan 2030, is for a highly visible and accessible regional district, blended with a mix of vibrant uses that would enhance the area’s competitive edge in the region. The purpose of the HHSP will be to support the General Plan vision by focusing in on the aspects of the General Plan for the Hilltop area. The HHSP will contain planning policies, zoning regulations, and urban design standards to help guide this transformation in the near- and longer term by allowing an array of effective and complementary mix of land uses across the site that complement, not exceed, the parameters of the General Plan. The intended result is to create a shovel ready development framework to allow the revitalization of the plan area after the adoption of the specific plan and environmental analysis. The effort will result in a specific plan that would eliminate barriers for development and decrease uncertainty for developers interested in delivering housing and other complementary uses within the HHSP area.

Funding for the Specific Plan
The HHSP is funded through a $500,000 Local Early Action Planning (LEAP) Grant from the California Department of Housing and Community Development (HCD); a $750,000 Priority Development Area (PDA) Planning Grant from the Metropolitan Transportation Commission (MTC) and Association of Bay Area Governments (ABAG); and funds from the City’s comprehensive planning fees, which are collected via building permits.

Consultant Team
The City has contracted a multidisciplinary team (consultant team) of policy and environmental planners, traffic consultants, designers, engineers, and economists to support the preparation of the HHSP. The lead consultant is Environmental Science

September 16, 2025
Associates (ESA). Subconsultants consist of BAE Urban Economics for economic and fiscal analyses; Fehr & Peers for transportation; SITELAB urban studio for design; NCE for engineering and utilities; CHS Consulting Group for additional transportation/parking analysis support; and A3GEO for geotechnical.

Supporting Documents
The consultant team has prepared a series of memorandums, reports and studies to help inform the specific plan development process. These documents, listed below, are available on the HHSP website at https://hilltophorizon.com/ under the Documents and Resources” section:
 Land Use Existing Conditions Memorandum,
 Transportation Existing Conditions Memorandum,
 Urban Design Memorandum,
 Market Study,
 Preliminary Geotechnical Evaluation Report, and
 Wet Utilities Memorandum.

The key findings of these documents are summarized in Attachment 3.

Community & Stakeholder Engagement

The HHSP project was initiated in 2021, with community and stakeholder engagement playing a central role throughout the planning process. The process has engaged a broad cross-section of stakeholders, including neighborhood councils, private property and public agency stakeholders, and the community at large, through meetings, workshops, surveys, and public study sessions. Key engagement milestones are described in the following sections.
2022–2023: Early Outreach and Concept Development
Initial outreach began in mid-2022 and continued through the end of 2023, focusing on early visioning, identifying community priorities, and exploring draft concept alternatives.

Activities during this period included:
- Stakeholder Interviews, June-August 2022,
- Advisory Committee Meeting #1, August 2022,
- Community Workshop #1, September 2022,
- A digital Community Survey, February-March 2023,
- Community Survey, March 2023,
- Advisory Committee Meeting #2, October 2023,
- Community Workshop #2, November 2023,
- Planning Commission Study Session #1, November 2023, and - City Council Study Session #1, December 2023.

September 16, 2025
A summary of outreach activities and community feedback was presented to the Planning Commission and City Council in late 2023. This input helped define the project’s initial planning drivers and shaped the development of land use alternatives. 2024: Stakeholder Coordination and Neighborhood Engagement In 2024, engagement efforts expanded to include:
 Coordination with the Hilltop Mall site landowner to exchange information and explore opportunities to align private development interests with the City’s planning goals
 Project updates provided by City staff at several Richmond neighborhood council meetings, continuing public engagement
2025: Refinement and Continued Public Engagement
In April 2025, Advisory Committee Meeting #3 was convened to review and solicit feedback on the Draft HHSP Land Plan Concept and updated planning drivers. This meeting built on feedback received during prior community engagement and the direction provided by the Planning Commission and City Council in late 2023.

Evolving Planning Drivers
The engagement process has helped define and refine a set of community-informed planning drivers. These were first shaped by community input during 2022–2023, reinforced through Planning Commission and City Council feedback in 2023, and underscored at the 2025 Advisory Committee #3 meeting:

1. Attract innovative and diverse businesses and new economic drivers.

2. Foster cultural and entertainment hubs.

3. Expand living choices through a range of medium- and high-density housing types.

4. Incorporate flexible land uses to support short- and long-term market opportunities.

5. Provide for experiential and “main street” retail.

6. Promote mixed-use, walkable development.

7. Enhance multimodal connectivity and provide for a transit hub.

8. Prioritize safety and community well-being.

9. Embed equity, sustainability, and resilience in all aspects of planning and development.

The 2023 concept alternatives were discussed during the Advisory Committee Meeting #2 and Community Workshop #2 and were later presented to the Planning Commission in November 2023 and City Council in December 2023. Feedback from the two engagement meetings and the November 2023 Planning Commission meeting is summarized in Attachment 3 of this report and informed the next phase of plan refinement. Following the December 2023 City Council presentation, City Council

September 16, 2025
directed the staff to revisit the Hilltop Horizon land plan alternatives and engage further with the Hilltop Mall site landowner to refine the approach.

The mall site, which comprises approximately 55% of the plan area (78 of 143 acres), had been subject to a series of independently prepared concepts by the mall landowner’s team. These early concepts initially emphasized employment and industrial uses with some housing and commercial. Over time, particularly in 2024, the landowner’s concepts evolved from employment-focused to a more housing-forward mix, and more recently to one centered on large-format commercial uses with supporting residential, community flex space, and potential medical facilities. All these mall site concepts were prepared and funded solely by the mall site landowner.

Throughout 2024 and early 2025, the City team engaged in a series of discussions with the mall site landowner to review these evolving concepts and identify areas of potential alignment with the City’s planning goals and community input. While some components did not fully align with the broader community vision, the dialogue informed refinements to the City-led alternatives. The resulting Draft Hilltop Horizon Land Plan Concept incorporates community priorities and public feedback, with strategies intended to balance vision and feasibility. The Draft Hilltop Horizon Land Plan Concept was presented at Advisory Committee Meeting #3 in April 2025. Key takeaways from Advisory Committee Meeting #3 include:
 Support for Balanced Uses: Members emphasized the need for a well-rounded land use mix, including retail, open space, and community amenities, while expressing varying views on density. Members supported medium-density housing (20–40 dwelling units per acre) as more context-sensitive, while others recognized the need for higher-density housing in appropriate areas to support transit, housing affordability, and General Plan goals.  Infrastructure and Public Safety: There was strong consensus that growth must be supported by adequate infrastructure and services, including water, sewer, roads, fire, and police. Members specifically called for a local police substation or similar public safety presence in Hilltop.  Transportation Integration: Members emphasized the importance of the transit hub and multimodal connectivity, highlighting the need for the land plan to support transit use and address traffic impacts.
 Align Vision with Feasibility: Members encouraged a bold but realistic approach, balancing community priorities with what is economically viable and implementable over time.

Planning Commission Study Session #2 - Input on Focus Questions This section summarizes feedback provided by the Planning Commission in response to the four focus questions posed during a study session held at the August 21, 2025 Planning Commission meeting. The feedback below is organized by focus question.

September 16, 2025
Focus Question #1:

Do you support stepping down residential density at the west and east plan area edges to create a mid-density residential buffer (townhomes, multiplexes, stacked flats) adjacent to existing homes?
 There was general support for this approach as a way to balance neighborhood transitions with a more active core.
 Stepping down residential density from the edges toward a higher-density core allows the area to develop more gracefully—fitting in with existing neighborhoods while leaving the center for retail, entertainment, and employment.

Focus Question #2:

Do you support establishing a compact, urban Gateway District near Klose Way and Garrity Way – an area with strong I-80 access – that allows a mix of higher-density housing and active, people-oriented uses such as shops, dining, and public gathering spaces?
 There was general support for creating the Gateway District in the location shown, as a focal point and destination within Hilltop.  The urban Gateway District should have strong connections to regional transit as well as existing arterial streets.
 Strong nodes that can catalyze development and provide people-oriented experiences – such as retail, dining, and activity spots - should be a part of the Gateway District.
 A “main street” environment should be created to encourage walking, gathering, and a people-oriented experience.
 Affordable housing should be prioritized in these amenity-rich areas, including options for essential workers like firefighters and teachers, as well as older adults. Richmond’s inclusionary housing ordinance should be applied to this area.

Focus Question #3:

Do you support creating transitional districts between the medium-density residential areas and the higher-intensity Gateway District that allow a flexible mix of housing, retail, offices, medical uses, and other potential economic drivers?  Transitional districts should allow flexibility to respond to market conditions and phased development.
 These districts could help bridge from the higher-density core, with a mix of housing and a strong retail and/or employment component that complements the Gateway.

Focus Question #4:

September 16, 2025
Beyond the proposed elements—such as continuous bike and pedestrian pathways, a centralized open space area, an improved transit hub, and enhanced access to Hilltop Lake Park—what other features would you like to see included to further enhance connectivity, health, and recreational opportunities?
 There was support for including these amenities—bike/pedestrian pathways, open space, transit, and park access—as key parts of the plan.  The plan should prioritize bike and pedestrian connectivity, with strong links to Hilltop Lake Park and surrounding neighborhoods.
 A connected open space network is important so the community is tied together through trails and greenways.
 Urban plazas and gathering spaces should be part of this network, providing activity spots within the higher-density areas.
 The transit hub should provide connections to regional transit options, and projects should be directly connected to nearby open space and recreational features.

Additional Planning Commission Input
The following summarizes key themes shared by the Planning Commission on August 21, 2025, highlighting the consistent guidance that emerged throughout the discussion.

1. General Plan Consistency
 Clarify whether the Specific Plan’s development program is consistent with or additive to the General Plan assumptions, since this affects population, traffic, and school impacts.

2. Plan for Schools
 Evaluate the potential need for additional public schools in the plan area, based on development potential and anticipated population growth.  Ensure that local school districts are engaged in future planning efforts.

3. Mobility Hubs
 Provide a description of what the mobility hubs will include and how they will operate.
 Develop strong transit connections that link residents to regional and local transportation options.

4. Infrastructure and Services
 Ensure that future development will be supported by adequate infrastructure and services including water, sewer, roads, fire, healthcare, and police.
 Consider how population and traffic generated by the plan area will affect demand for these services and facilities.

5. Local Destination
 Position the plan area as a regional destination where people want to live, shop, and visit.
 Incorporate amenities and land uses that attract residents and visitors, while balancing impacts on schools, infrastructure, and traffic.

September 16, 2025
Summary of Community Feedback
During the Planning Commission Study Session, several members of the public provided comments. The feedback received at the meeting is summarized below:
 The plan should include a variety of land uses—such as retail, dining, entertainment, open space, parks, and community amenities – to make Hilltop a place people want to visit.
 The City’s concept plan has been a long time coming and is consistent with the General Plan vision, which itself was developed through a five-year community process.
 Community members expressed differing views on density. Some favored medium-density housing as more compatible with existing neighborhoods, while others supported higher-density housing in targeted areas to advance affordability and transit goals. Others voiced concern about too much housing, pointing to vacant apartments elsewhere in Richmond, and said the site could sit empty if densities are too high.
 Some participants emphasized feasibility: achieving a blended average density of around 40 du/ac, allowing short-term activation uses (such as Glydways), and scaling densities to balance growth with market realities.  There was support for affordable housing options, including for college students, young adults, essential workers, and people experiencing homelessness.  Infrastructure capacity (schools, utilities, police, healthcare, and transit) was flagged as a key consideration.
 School districts were not directly engaged in the process to date.  Support was expressed for bike and pedestrian connectivity and the broader active transportation network, including strong links to Hilltop Lake Park and regional transit.
 A long-time Hilltop property owner requested that their parcel be redesignated from Transitional Zone to High Density/Intensity Zone, citing feasibility concerns with the current zoning and interest in delivering new housing.  Broader feedback called for more amenities and balanced growth, with concerns that community voices were not fully heard. Comments also emphasized the need for stronger outreach and allowing the property owners to share their project.

Land Use Progression
With input from the outreach process, the City team developed three preliminary concept alternatives in 2023. Each tested different land use arrangements intended to reflect community priorities, respond to Hilltop’s unique context, and allow flexibility for near- and long-term implementation.

DISCUSSION:

Draft Land Plan Concept Overview

September 16, 2025
Input gathered on the concept alternatives helped evolve the visioning for the plan area and resulted in the development of a City-prepared Draft Hilltop Horizon Land Plan Concept (see Attachment 2, Draft Land Plan Concept) that addresses goals for:
 Creating a plan that preserves long-term objectives and potential and considers feasibility for near-term development;
 Adjusting the plan edges to mirror the surrounding neighborhoods while encouraging a mix of land uses and entertainment opportunities;  Expanding the potential for diverse housing that is supported by nearby schools and businesses; and
 Creating engaging spaces to belong, connect, and share while promoting safety, enhancing mobility for all users, and emphasizing community sustainability, resilience, and equity.

The Draft Hilltop Horizon Land Plan Concept incorporates direction received from the Planning Commission and City Council, by providing the opportunity to allow for a range of uses, emphasizing housing and open space, and providing a framework for enhanced mobility options and retail uses. It provides ground floor activation and enhanced experiences, with existing and new connections to retail, schools, businesses, and housing. Supporting the planning drivers for HHSP, the Draft Hilltop Horizon Land Plan Concept includes the key elements below: Residential uses, Relationship to the 6th Cycle Regional Housing Needs Allocation, Mobility, Open Space, Mixed-Use development, and Public/Quasi-Public development.

The development potential expressed in the Draft Land Plan Concept remains within the upper range contemplated in the General Plan 2030 and would not result in more development than was previously contemplated. Rather the land plan concept considers a new arrangement that allows for more flexibility in the intensity of development across the site. It reflects a redistribution of the development potential across the site.

Residential
The residential component of the Draft Hilltop Horizon Land Plan Concept incorporates a mix of densities and housing typologies throughout the plan area, including Mid- Density Zone, Transitional Zone, High Density/Intensity Zone, and Gateway Zone to support additional housing. The Draft Hilltop Horizon Land Plan Concept Zone Comparison Table below shows the recommended dwelling units per acre (du/ac) ranges to be allowed within the Specific Plan area across the mall site and perimeter area. The intensity of each zone is expressed as floor area ratio (FAR) which defines the relationship between the gross floor area of buildings to the lot area of the project site. These ranges provide the density and intensity for each land use designation which affects the volume, height, spacing, and shape of buildings within each zone.

September 16, 2025

September 16, 2025
Table 1: Draft Hilltop Horizon Land Plan Concept Zone Comparison Use Density Intensity
Mid-Density Zone All residential, with no
commercial uses
15 - 40
du/ac
N/A
Transitional Zone Residential, with limited
commercial
30 - 80
du/ac

1.0 - 3.0 FAR
High Density/ Intensity
Zone
Commercial, compact
residential
50 - 135
du/ac

1.0 - 5.0 FAR
Gateway Zone Compact, urban mixed-
use zone
80 - 200
du/ac 2.0 - 8.0 FAR

The Draft Hilltop Horizon Land Plan Concept expands housing options, strategically locating higher density near the retail mixed-use core and integrating it with an enhanced mobility and trail network within the Gateway Zone. Key aspects of the residential component in the Draft Hilltop Horizon Land Plan Concept include:
 Allowing for a variety of for-sale and rental housing that range in size and affordability.
 Accommodating density transitions, with higher density residential closest to the core transitioning to lower density residential further away from the core.  A Mid Density land use designation accommodating 15-40 du/ac, generally allowing for 2-3 story attached housing products such as rowhomes and townhomes.
 A Transitional land use designation accommodating 30-80 du/ac, generally allowing for 2-3 story attached rowhomes and townhomes, and 3-4 story stacked products such as apartments and condominiums.
 A High Density/Intensity land use designation accommodating 50-135 du/ac, generally allowing for stacked products between 3-6 stories, based on specific site conditions and accommodating a transition between zones.  The Gateway land use designation accommodating 60-200 du/ac, generally allowing for stacked products that are 5+ stories, and high-density wrap/podium housing.

September 16, 2025
Relation to 6thCycle Regional Housing Needs Allocation
As described in the City’s 6th Cycle Housing Element, the City has a total allocation of 3,614 units for the 2023 to 2031 planning period (refer to Table 2 below). As of December 31, 2024, the City has permitted 326 housing units or approximately nine percent of the total state-mandated Regional Housing Needs Allocation (RHNA). The Draft Hilltop Horizon Land Plan Concept will create opportunities for housing variety, production, and affordability. Furthermore, residential development within the plan area will be subject to the City’s Inclusionary Housing Ordinance, at minimum, which requires developments of 10 units or more to provide a minimum number of units for very low-, low-, or moderate-income households depending on the type of residential project. The residential land use designations in the Draft Hilltop Horizon Land Plan Concept and their corresponding density ranges have been thoughtfully considered to facilitate housing development in the near-term to help meet the City’s current 6th cycle housing obligation, as well as aid in fulfilling the City’s share of their future regional housing needs.

Table 2: City of Richmond 2023-2031 RHNA Progress as of Dec. 31, 2024 Income Categories RHNA
Goal
Units
Permitted
Progress Toward
Goal
Above Moderate 1,651 278 16.8%
Moderate 638 24 3.8%
Low 485 10 2.1%
Very Low 840 14 1.7%
All Units 3,614 326 9.0%

State law continues to advance housing production and limit local barriers to development. Senate Bill (SB) 35 (2017) streamlines approvals for housing projects in jurisdictions that have not met Regional Housing Needs Allocation goals. SB 330 (2019), known as the Housing Crisis Act, restricts downzoning, caps development fees, and accelerates project processing, with key provisions now made permanent.

Assembly Bill (AB) 130 (2025) and SB 131 (2025), enacted as part of the June 30 budget package, enacted sweeping reforms to CEQA, establishing statutory exemptions and streamlining review to accelerate housing and infrastructure development. SB 6 (2022) and AB 2011 (2022) provide by-right, ministerial permitting for affordable and mixed-income housing on commercial lands, including former malls, with AB 2243 (2024) expanding eligibility to mall sites under 100 acres. These laws underscore the State’s commitment to fast-tracking housing production and curbing local regulatory obstacles.

September 16, 2025
Mobility
The Draft Hilltop Horizon Land Plan Concept emphasizes mobility options through a new roadway and trail network, expanding the existing connectivity to adjacent and nearby uses, allowing ease of movement through and within the site, and providing a mobility hub option to connect Hilltop beyond the immediate plan area. The roadway network envisioned provides access across the mall site from east to west, transitioning away from the existing ring-road (Hilltop Mall Road), and adding a new north-south road segments to support greater access for residents to the plan area’s core. Key mobility aspects in the Draft Hilltop Horizon Land Plan Concept include:
 Introducing new primary access roads through the plan area, supported by secondary local roads.
 Improving the pedestrian network, with new sidewalks and trails to enhance mobility across the site.
 Creating a mobility hub near the southern segment of Hilltop Mall Road (exact location and size to be determined). The details of the mobility hub will be determined in future discussions with stakeholders, but may include signage, lighting, artwork, sheltered areas, seating, and facilities for shared and micromobility (e.g., e-bikes, bike-sharing, etc.).

Open Space
Presently, the nearest parks to the plan area are Hilltop Lake Park to the north and Hilltop Park to the south, however, there are no parks or greenways existing within the plan area boundary. The open space component of the Draft Hilltop Horizon Land Plan Concept introduces new uses for residents and visitors, including a new park, trail network, and greenway with connection to the core of the plan area and to Hilltop Lake Park. The new park and trail locations help improve walkability within the plan area, with key placements adjacent to the new primary road (east-west) and to the retail/residential mixed-use core. The open space elements provide new opportunities for recreation, physical activity, social gathering, and urban greening, especially where higher density residential is planned. Key aspects of the open space component include:
 Creating a new neighborhood park within a planned open space area located near the core of the plan area.
 Expanding open space availability by creating a greenway envisioned along a portion of Hilltop Mall Road to the north.
 Establishing a new linear open space network, or trail system, running north- south through the plan area to connect homes with services and amenities.  Providing opportunities for paseos within residential neighborhoods and urban plazas within non-residential areas.

September 16, 2025
 Creating spaces for social gathering and recreation, such as urban plazas.

Mixed-Use
The Draft Hilltop Horizon Land Plan Concept contains High Density/Intensity and Gateway zones at the core of the plan area to help activate the site, serving as a hub to support adjacent uses including nearby schools and residences. The Draft Hilltop Horizon Land Plan Concept incorporates the following four mixed-use areas:
 Allowing retail development or horizontal and vertical mixed-use development.  Locating these zones along the primary roads and in proximity to freeway interchanges for enhanced accessibility.
 Strategically placing uses, such as the new park and trail system and high density residential, that complement the mixed-use areas.

Public/Quasi-Public
Community, stakeholder, and City input emphasized the importance of preserving and enhancing public services and facilities. The Draft Hilltop Horizon Land Plan Concept accommodates the existing Public/Quasi-Public (PQP) uses, which are located towards the eastern and southern portions of the plan area. Key aspects of the PQP component include:
 Maintaining public services, such schools, adjacent to residential areas.  Improving connectivity to existing and proposed open spaces with a new trail network through the site.
 Expanding access to public facilities by locating them near a new mobility hub.

CONCLUSION:

Based on the feedback received to date and Council’s previous direction to coordinate with the mall site landowner, the City team developed a Draft Hilltop Horizon Land Plan Concept that achieves both near-term and long-term goals consistent with the planning drivers. The Draft Hilltop Horizon Land Plan Concept provides a vision that expands priority uses for housing, retail, mixed uses, and open space, while incorporating flexibility to accommodate employment and potential medical uses, with enhanced connectivity through the site and to nearby areas. The City team will provide the City Council with an overview of the Draft Hilltop Horizon Land Plan Concept and solicit feedback on the following study session focus questions:
 Question 1: Do you support stepping down residential density at the west and east plan area edges to create a mid-density residential buffer (townhomes, multiplexes, stacked flats) adjacent to existing homes?

September 16, 2025
 Question 2: Do you support establishing a compact, urban Gateway District near Klose Way and Garrity Way – an area with strong I-80 access – that allows a mix of higher-density housing and active, people-oriented uses such as shops, dining, and public gathering spaces?
 Question 3: Do you support creating transitional districts by way of the Transitional Zone and High Density/Intensity Zone between the mid-density residential areas and the Gateway District that allow a flexible mix of housing, retail, offices, medical uses, and other potential economic drivers? NEXT STEPS:

Following this presentation, the City team will use the input received to finalize the Land Plan Concept and begin drafting the specific plan, complete additional engagement, and conduct environmental review pursuant to the California Environmental Quality Act (CEQA). Adoption hearings for the specific plan are anticipated to occur during Q3 in 2026.

DOCUMENTS ATTACHED:

Attachment 1 – Hilltop Horizon Specific Plan Area
Attachment 2 – Draft Hilltop Horizon Land Plan Concept
Attachment 3 – City Council Hilltop Horizon Specific Plan Staff Report, December 2023