Major Design Review Application No. 25-004 (DRA-25-004) and Accessory Sign Permit Application No. 25-013 (ASR-25-013) – Drive thru express car wash and Sign Pro

2025071045

City of Highland

NOE - Notice of Exemption

7/24/2025

7/24/2025

Angela Tafolla

City of Highland

Senior Planner

Lead/Public Agency

27215 Base Line
Highland, CA 92346

(909) 864-6861 ext. 258

atafolla@cityofhighland.org

92346

1

1201-341-72

210

San Bernardino International

Beattie Middle School; Highland Grove Elementary

Categorical Exemption

Section 15301, Class 32, In-Fill Developments

The project is exempt from the California Environmental Quality Act (CEQA), per Class 32, Section 15332. In-Fill Development Projects which consists of projects meeting the following conditions (a) through (e): (a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as applicable zoning designations and regulations. Staff Response: The General Plan and zoning designations for the property are Planned Development (PD). Within PD designated areas, residential land uses, pubic facility, commercial, and all employment-generating uses are appropriate subject to applicable policies and ordinances. The proposed use as a drive-thru car wash is permitted. The project is also subject to the Municipal Code provisions regarding site development, parking and circulation. The project is in compliance with these and other applicable standards. (b) The proposed development occurs within the city limits on a project site of no more than five acres substantially surrounded by urban uses. Staff Response: The site is comprised of approximately 1 acre and is surrounded on three sides by urban uses. To the west side is an existing shopping center including a service station, quick service restaurant and retail/service shops (Chevron with convenience store and car wash, In-n-Out, real estate office, Einstein Bagel, Wing Stop, and Trendsetters salon and day spa). To the east is a vacant parcel appropriately sized for commercial development and containing a significant portion of its necessary right-of-way improvements. To the north is Greenspot Road, a fully-improved 4-lane road, Costco Warehouse and attached Residential Multiunit complex. To the south and currently under construction, is Extra Space Self Storage. (c) The project site has no value as habitat for endangered, rare of threatened species. Staff Response: The site is located within critical habitat for the San Bernardino Kangaroo Rat and Los Angeles Pocket Mouse. On May 22, 2025, the Applicants prepared a focused trapping survey for the federally endangered San Bernardino Kangaroo Rat (SBKR) and habitat assessment for the California Species of Special Concern Los Angeles Pocket Mouse (LAPM). The trapping results were negative and the property currently does not represent habitat that is suitable for the SBKR or LAPM (Attachment 2 – Results of Focused Trapping Survey). The report concluded that, “The developed nature of the Project site, the absence of suitable native vegetation communities, make it unsuitable for SBKR and/or LAPM occupation. The absence kangaroo rat and LAPM sign during the 2025 and 2023 habitat assessments, and 2018 SBKR and LAPM trapping survey, indicates that SBKR and LAPM are absent from the Project site and due to the recent development, the Project site no longer contains any suitable vegetation or suitable soils for digging burrows. Therefore, no further avoidance, minimization, and/or mitigation measures for the species are recommended at this time.” (d) Approval of the project would not result in any significant effects relating to traffic noise, air quality, or water quality. Staff Response: Access to the site is provided from Greenspot Road, a fully improved arterial with two travel lanes in each direction, a landscaped center median, and street lighting. The City previously anticipated commercial development on this site and incorporated this land use into its long-range circulation planning. As such, the design and capacity of Greenspot Road accommodate the traffic volumes expected from this project. The proposed car wash is not anticipated to generate traffic that would exceed the roadway’s capacity or significantly impact local circulation. Therefore, no significant traffic-related impacts are expected as a result of the project. On May 28, 2025, the Applicants received approval by the City for their Conceptual Water Quality Management Plan. A Final Plan is required to be submitted prior to the start of construction. All necessary improvements will be installed per City and State regulations. The project has been conditioned to ensure the appropriate air quality measures are in place to adequately mitigate any air quality concerns generated during construction. (e) The site can be adequately served by all required utilities and pubic services. Staff Response: The site is located within an urbanized area, with existing development on all sides. All utilities and public services are available in close proximity, with infrastructure installed to the property line and ready for future connection.