City Council– November 12, 2025
Item 2.4 – Service Agreement for General Plan Update
Sean Sullivan, Assistant City Manager
General Plan and
Development Code
Update
1 City of Big Bear Lake | Community Development
Background
2 • What is a General Plan?
• Required by Government Code Section 65300
• State Office of Planning and Research recommends they be updated every 10-15 years • The City’s existing General Plan was adopted in 1999
• The City’s Development Code was adopted in 2003
• In the Fall of 2021, the City Council and staff began discussing the need for an updated long-range planning program
City of Big Bear Lake | Community Development
Community Visioning
3 • In the Fall of 2021, it was determined that the City’s General Plan process should be undertaken in two phases:
• Community Visioning, and then
• Develop the General Plan Update
• Would be heavily based upon the results of the Community Visioning Process • In April 2022, an agreement was awarded to DKS Associates for developing the City’s Community Visioning Process
• This process utilized extensive surveys, outreach, and engagement events to solicit feedback from the Community related to their vision for Big Bear Lake City of Big Bear Lake | Community Development
Community Visioning
4 • In October 2023, the City Council adopted the Community Vision Statement that was developed through the work of DKS Associates
The Jewel of San Bernardino County, Big Bear Lake is a vibrant and welcoming mountain community that embraces diversity and embraces its full and part-time residents while welcoming visitors. With a focus on preserving our natural beauty, promoting the arts, and supporting businesses, we strive to create a destination resort with a small-town culture and feel. Our community benefits from its solid infrastructure, quality healthcare, and responsible natural resource use, maintaining the charm and character of our beautiful mountain town.
• This visioning statement will be a key focus area of the development of the General Plan Update.
City of Big Bear Lake | Community Development
General Plan – RFP Process
5 • Staff developed a scope of work and an RFP document for the General Plan update that includes:
• Comprehensive Update to the General Plan
• Updates to the Municipal Code Title 16 Subdivisions and Title 17 Development Code • Developing a Program Environmental Impact Report
• Streamline future developments
• RFP was issued August 7, 2025
• Submittal deadline was September 18, 2025
City of Big Bear Lake | Community Development
General Plan – RFP Process
6 • At the deadline for submittal of proposals, staff received five (5) proposals as outlined below:
Firm Location
CASC Engineering & Consulting, Inc. Colton, CA
De Novo Planning Group Tustin, CA
Mintier Harnish Sacramento, CA
Sagecrest Planning and Environmental San Juan Capistrano, CA Willdan San Bernardino, CA
• Staff thoroughly reviewed all proposals and held in-person interviews with all firms on October 22, 2025
City of Big Bear Lake | Community Development
Mintier Harnish
7 • At the conclusion of this process, staff has identified Mintier Harnish as the preferred consultant. • Mintier Harnish has successfully completed 70 General Plan updates across the State, with several jurisdictions that are similar in nature to Big Bear Lake • Cities of Napa, Shata Lake, South Lake Tahoe
• Counties of El Dorado, Inyo, Kern, Lake
• Mintier Harnish has built a strong team for this engagement • Rincon Consultants – Environmental documentation and preparation of EIR • DKS Associates – Community engagement and transportation • Urban Green – Design charettes and land use concepts
• Mintier Harnish has proposed to complete this project within 36 months City of Big Bear Lake | Community Development
Mintier Harnish – Project Approach
8 • Their proposed methodology will integrate the 2023 Community Vision and its goals into this process.
• Mintier Harnish has proposed in-person participation for all meetings and engagements • General Plan Advisory Committee, Workshops, Planning Commission, City Council Meetings • Their proposal identifies 35 meetings, engagements, or other activities • Mintier Harnish will place a strong focus on auditing the existing General Plan to determine what can be built upon versus needed complete redevelopment • Mintier Harnish proposes a complete update to the Housing Element to be ready for the next cycle, beginning in 2030.
City of Big Bear Lake | Community Development
Cost-Effectiveness of Proposal
9 • The analysis above includes the costs associated with the key project elements. The proposals vary in how they arrived at the total proposed budget.
• Some proposals include other costs for reimbursables or contingencies. Some proposals point out areas of the scope that would be done explicitly on a time and materials basis because the work volume cannot be quantified at this point in the process.
• The proposal of Mintier Harnish is presented as a not to exceed budget.
Firm
Cost for Work Section Total
Proposed
Budget
General Plan Development
Code
Environmental
Willdan $ 614,099 $ 111,040 $ 279,539 $ 1,012,238
Sagecrest $ 575,000 $ 52,000 $ 685,000 $ 1,312,000
CASC $ 988,249 $ 146,620 $373,324 $ 1,565,693
Mintier Harnish $ 1,079,267 $ 218,280 $ 300,279 $ 1,696,426 De Novo $ 742,383 $ 573,505 $ 350,227 $ 1,749,899
City of Big Bear Lake | Community Development
General Plan Update - Funding
10 • Funding for the General Plan Update was included within the Adopted Fiscal Year 2025-26 Annual Budget and Five-Year Capital Improvement Program.
• Funding is all derived from the General Fund and reserves • Funding is programmed as follows:
Budget Year Budgeted Amount
Fiscal Year 2025-26 $ 300,000
Fiscal Year 2026-27 $ 1,000,000
Fiscal Year 2027-28 $ 450,000
Total Budget $ 1,750,000
City of Big Bear Lake | Community Development
General Plan Advisory Committee (GPAC)
11 • The General Plan Advisory Committee (GPAC) is a group of community representatives, from varying backgrounds and interests, to provide input and recommendations on matters related to the General Plan.
• They will host public meetings and receive presentations and provide feedback on key elements of the General Plan, including:
• The background assessment and General Plan audit
• Proposed improvements to the various elements, such as the Land Use Element recommendations
• The GPAC will provide recommendations to the Planning Commission and City Council • Additionally, members of the GPAC will serve as ambassadors to the overall process to encourage participation and engagement in the workshops and meetings.
City of Big Bear Lake | Community Development
General Plan Advisory Committee (GPAC)
• 2 City Councilmembers, including the Mayor who will
serve as the chair
• 1 Planning Commission Chair
• 1 Visit Big Bear Board Member
• 1 Big Bear Mountain Resorts representative
• 1 Big Bear Chamber of Commerce Board Member
• 1 Bear Valley Community Healthcare District Board
Member
• 1 Big Bear Association of Realtors Board Member
• 1 Bear Valley Unified School District Board Member
• 1 Youth representative
• 3 Full-time residents
• 2 Business owners
• 1 Second-Home owner
• 1 Self-Managed Vacation Rental Owner/Operator
12 • The makeup of the GPAC, as discussed by the City Council in August 2023, is outlined below.
• Staff will coordinate a publicly advertised and noticed call for applications from interested parties
• Staff will coordinate with the other agencies the process for their recommendation of a member
City of Big Bear Lake | Community Development
Recommendation
13 It is recommended that the City Council:
1. Adopt the attached resolution entitled: Resolution Authorizing a Professional Services Agreement with Mintier Harnish for preparation of the General Plan Update; and,
2. Provide staff with direction related to the establishment of the General Plan Advisory Committee