Highland City Zoning Code

Adverse environmental and other effects of surface mining operations will be prevented or minimized and that the reclamation of mined lands will provide for the beneficial, sustainable long-term productive use of the mined and reclaimed lands; and

The production and conservation of minerals will be encouraged while eliminating hazards to public health and safety and avoiding or minimizing adverse effects on the environment, including but not limited to geologic subsidence, air pollution, water quality degradation, damage to biological resources, flooding, erosion, degradation of scenic quality, and noise pollution.

Requirements for Department Review Permit. Unless exempted by provisions of this chapter, any person who proposes to engage in surface mining, or who proposes to permit another person to engage in surface mining on his property shall, prior to the commencement of said operations as defined in this section, first file and obtain approval from the city of Highland of a department review permit as provided in HMC § 16.08.060; a reclamation plan in accord with the provisions set forth in this chapter, as further provided in Sections 2772 et seq. of the Public Resources Code, and 14 Cal. Code of Regulations, Article 9, Chapter 8, Sections 3700 et seq.; and financial assurances for reclamation. A department review permit shall be required for all surface mining operations in all zoning districts in which surface mining is allowed, and shall be required for the expansion or substantial change of operation of any surface mine for which such expansion or changes have not been thereby approved, including any operation which meets the definition of a "nonconforming use" as provided in the city of Highland Municipal Code.

Requirements for Reclamation Plans. A reclamation plan shall be required for all surface mining operations in all zoning districts in which surface mining is allowed, as well as for those portions of existing surface mining operations which claim to have vested rights pursuant to Public Resources Code Section 2776, unless otherwise exempted from the requirements of SMARA or as set forth herein. (Public Resources Code, Sec. 2770 et seq.)

Exemptions. This chapter shall not apply to the following activities:

Applications for a department review permit or reclamation plan for surface mining or land reclamation projects shall be made on forms provided by the community development department. Said application shall be filed in accord with this chapter and procedures to be established by the community development director. As many copies of the department review permit application as may be required by the community development director shall be submitted to the community development department.

As many copies of a reclamation plan application as may be required shall be submitted in conjunction with all applications for surface mining operations. For surface mining operations that are exempt from a department review permit pursuant to this chapter, the reclamation plan application shall include information concerning the mining operation that is required for processing the reclamation plan.

Applications shall include all required environmental review forms and information prescribed by the community development director.

Upon completion of the environmental review procedure and filing of all documents required by the community development director, consideration of the department review permit or reclamation plan for the proposed or existing surface mine shall be completed pursuant to HMC § 16.08.060, at a public hearing before the planning commission, and pursuant to Section 2774 of the Public Resources Code.

Within 30 days of acceptance of an application for a department review permit for surface mining operations and/or a reclamation plan as complete, the community development department shall notify the Director of the California Department of Conservation of the filing of the application(s) (Public Resources Code, Sec. 2774(e)). Whenever mining operations are proposed in the 100-year flood plain of any stream, as shown in Zone A of the Flood Insurance Rate Maps issued by the Federal Emergency Management Agency, and within one mile, upstream or downstream, of any state highway bridge, the community development department shall also notify the State Department of Transportation that the application has been received. (Public Resources Code, Sec. 2770.5)

The community development department shall process the application(s) through environmental review pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code, Sections 21000 et seq.) and the city's environmental review guidelines.

Subsequent to the appropriate environmental review, the community development department shall prepare a staff report with recommendations for consideration by the planning commission.

The planning commission shall hold at least one noticed public hearing on the department review permit and/or reclamation plan.

Prior to final approval of a reclamation plan, financial assurances (as provided in this chapter), or any amendments to the reclamation plan or existing financial assurances, the planning commission shall certify to the Director of the California Department of Conservation that the reclamation plan and/or financial assurance complies with the applicable requirements of the state regulations and submit the plan, assurances, or amendments to the Director of the California Department of Conservation for review (Public Resources Code, Sec. 2774(c)). The planning commission may conceptually approve the reclamation plan and financial assurance before submittal to the Director of the California Department of Conservation. If a department review permit is being processed concurrently with the reclamation plan, the planning commission may simultaneously also conceptually approve the department review permit. However, the planning commission may defer action on the department review permit until taking final action on the reclamation plan and financial assurance. If necessary to comply with permit processing deadlines, the planning commission may conditionally approve the department review permit with the condition that the community development department shall not issue the department review permit for the mining operation until financial assurances have been reviewed by the Director of the California Department of Conservation and final action has been taken on the reclamation plan and financial assurances.

The Director of the California Department of Conservation shall have 45 days to prepare written comments on the reclamation plan and financial assurance, if the Director of the California Department of Conservation so chooses (Public Resources Code, Sec. 2774(d)). The planning commission shall evaluate written comments received from the Director of the California Department of Conservation during the 45-day comment period. Staff shall prepare a written response describing the disposition of the major issues raised by the state for the planning commission's approval. In particular, when the planning commission's position is at variance with the recommendations and objections raised in the Director of the California Department of Conservation's comments, the written response shall address, in detail, why specific comments and suggestions were not accepted (Public Resources Code, Sec. 2774(d)). Copies of any written comments received and responses prepared by the planning commission shall be promptly forwarded to the operator/applicant.

The planning commission shall then take action to approve, conditionally approve, or deny the department review permit and/or reclamation plan, pursuant to HMC § 18.08.060, and pursuant to Section 2774 of the Public Resources Code, and to approve the financial assurances, pursuant to Section 2770(d) of the Public Resources Code.

The community development department shall forward a copy of each approved department review permit for mining operations and/or approved reclamation plan, and a copy of the financial assurances to the Director of the California Department of Conservation. By July 1st of each year, the community development department shall submit to the Director of the California Department of Conservation for each active or idle mining operation a copy of the department review permit or reclamation plan amendments, as applicable, or a statement that there have been no changes during the previous year. (Public Resources Code, Sec. 2774(e))

Annual Reports. Surface mining operators shall forward an annual status report to the Director of the California Department of Conservation and the city community development department on a date established by the Director of the California Department of Conservation upon forms furnished by the State Mining and Geology Board (Public Resources Code, Section 2207 (a)-(g)).

All new or revised reclamation plans shall conform to minimum statewide performance standards required pursuant to Public Resources Code Sec. 2773(b) (14 Cal. Code of Regulations, Article 9, Chapter 8, Sections 3700 et seq.), as adopted by the State Mining and Geology Board, including but not limited to wildlife habitat, backfilling, revegetation, drainage, agricultural land reclamation, equipment removal, stream protection, topsoil salvage, and waste management.

The city of Highland may impose additional performance standards developed either in review of individual projects, as warranted, or through the formulation and adoption of citywide performance standards.

Approval of a Department Review Permit. In addition to the findings for approval of a department review permit contained in HMC § 16.08.060, department review permit for surface mining operations shall include a finding that the project complies with the provisions of state regulations.

Approval of Reclamation Plans. For reclamation plans, the following findings shall be required:

In order to ensure that reclamation will proceed in accordance with the approved reclamation plan, the city shall require as a condition of approval security which will be released upon satisfactory performance. The applicant may post security in an acceptable form of a surety bond, trust fund, irrevocable letter of credit from an accredited financial institution, or other method acceptable to the city and the Mining and Geology Board (the "Board") as specified in statewide regulations adopted by the Board, and which the city reasonably determines are adequate to perform reclamation in accordance with the surface mining operation's approved reclamation plan. Financial assurances shall be made payable to the city of Highland and the Department of Conservation. (Public Resources Code, Sec. 2773.1(a)(4))

Financial assurances will be required to ensure compliance with elements of the reclamation plan including but not limited to revegetation and landscaping requirements; restoration or aquatic or wildlife habitat; restoration of water bodies and water quality; slope stability and erosion and drainage control; disposal of hazardous materials; and other mitigation measures. Financial assurances for such elements of the plan shall be monitored by the community development department.

The amount of the financial assurances shall be based upon the estimated costs of reclamation for the years or phases stipulated in pursuant to the approved reclamation plan, including any maintenance of reclaimed areas as may be required, subject to adjustment for the actual amount required to reclaim lands disturbed by surface mining activities since January 1, 1976, and new lands to be disturbed by surface mining activities in the upcoming year, as provided in subsection F of this section. Cost estimates shall be prepared by a licensed engineer and/or other qualified professionals retained by the operator and approved by the community development director. The estimated amount of the financial assurance shall be based on an analysis of physical activities necessary to implement the approved reclamation plan, the unit costs for each of these activities, the number of units of each of these activities, and the actual administrative costs. Financial assurances to ensure compliance with revegetation, restoration of water bodies, restoration of aquatic or wildlife habitat, and any other applicable element of the approved reclamation plan shall be based upon cost estimates that include but may not be limited to labor, equipment, materials, mobilization of equipment, administration, and reasonable profit by a commercial operator other than the permittee.

In projecting the costs of financial assurances, it shall be assumed without prejudice or insinuation that the surface mining operation could be abandoned by the operator and, consequently, the city or state may need to contract with a third party commercial company for reclamation of the site.

The financial assurances shall remain in effect for the duration of the surface mining operation and any additional period until reclamation is completed (including any maintenance required). (Public Resources Code, Sec. 2772.1(a)(2))

The amount of financial assurances required of a surface mining operation for any one year shall be adjusted annually to account for new lands disturbed by surface mining operations, inflation, and reclamation of lands accomplished in accordance with the approved reclamation plan (Public Resources Code, Sec. 2773.1(a)(3)). The financial assurances shall include estimates to cover reclamation for existing conditions and anticipated activities during the upcoming year, excepting that the permittee may not claim credit for reclamation scheduled for completion during the coming year.

Revisions to financial assurances shall be submitted to the community development director each year prior to the anniversary date for approval of the financial assurances. The financial assurance shall cover the cost of existing disturbance and anticipated activities for the next calendar year, including any required interim reclamation. If revisions to the financial assurances are not required, the operator shall explain, in writing, why revisions are not required.

Within 90 days of a surface mining operation becoming idle, as defined in this chapter, the operator shall submit to the community development department a proposed interim management plan (Public Resources Code, Sec. 2770(h) ("IMP"). The proposed IMP shall fully comply with the requirements of Public Resources Code, Sec. 2770(h) and shall provide measures the operator will implement to maintain the site in compliance with SMARA, including, but not limited to, all conditions of the department review permit and/or reclamation plan. The proposed IMP shall be processed as an amendment to the reclamation plan and shall not be considered a project for the purposes of environmental review. (Public Resources Code, Sec. 2770(h))

Financial assurances for idle operations shall be continued as addressed in the reclamation plan or as otherwise approved through the idle mine's IMP.

Upon receipt of a complete proposed IMP, the community development department shall forward the IMP to the Department of Conservation for review. The IMP shall be submitted to the Department of Conservation at least 45 days prior to approval by the planning commission.

Within 60 days of receipt of the proposed IMP, or a longer period mutually agreed upon by the community development director and the operator, the planning commission shall review and approve or deny the IMP in accordance with this chapter. The operator shall have 30 days or a longer period mutually agreed upon by the operator and the community development director to submit a revised IMP. The planning commission shall approve or deny the revised IMP within 60 days of receipt. If the planning commission denies the revised IMP, the operator may appeal that action to the city council.

The IMP may remain in effect for a period not to exceed five years, at which time the planning commission may renew the IMP for another period not to exceed five years or require the surface mining operator to commence reclamation in accordance with its approved reclamation plan.