Big Bear Lake City Council
August 12, 2026

Other regulations governing the approval of an ordinance under this section are set forth in Government Code section 65913.5.

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9.06 HOUSING SUSTAINABILITY DISTRICTS.

The Planning and Zoning Law requires a city or county to adopt a general plan for land use development within its boundaries. The general plan must contain seven mandatory elements, including a housing element. Existing law provides for various reforms and incentives intended to facilitate and expedite the construction of affordable housing. Senate Bill 73 authorizes a city, county, or city and county, including a charter agency, to establish by ordinance a housing sustainability district that meets specified requirements, including authorizing residential use within the district through the ministerial issuance of a permit. The agency is authorized to apply to the Department of Housing and Community Development for approval of a zoning incentive payment and requires the agency to provide specified information about the proposed housing sustainability district ordinance. The department is required to approve a zoning incentive payment if the ordinance meets the above-described requirements and the agency’s housing element is in compliance with specified law.

A city, county, or city and county with a housing sustainability district would be entitled to a zoning incentive payment, subject to appropriation of funds for that purpose, and require that one-half of the amount be paid when the department approves the zone and one-half of the amount be paid when the department verifies that permits for the construction of the units have issued within the zone, provided that the city, county, or city and county has received a certificate of compliance for the applicable year. If the agency reduces the density of sites within the district from specified levels set forth in the Senate Bill 73, the agency would be required to return the full amount of zoning incentive payments it has received to the department. The bill also authorizes a developer to develop a project in a housing sustainability district in accordance with the already existing land use approval procedures that would otherwise apply to the parcel in the absence of the establishment of the housing sustainability district pursuant to its provisions, as provided.

As it relates specifically to CEQA, a Lead Agency designating a housing sustainability district is required to prepare an EIR pursuant to Government Code section 66201 to identify and mitigate, to the extent feasible, environmental impacts resulting from the designation. The EIR shall identify mitigation measures that may be undertaken by housing projects in the housing sustainability district to mitigate the environmental impacts identified in the EIR. Housing projects undertaken in the housing sustainability districts that meet specified requirements, including if the project satisfies certain design review standards applicable to development projects within the district provided the project is “complementary to adjacent buildings and structures and is consistent with the [agency’s] general plan,” are exempt under CEQA. (Reference: Pub.

Resources Code, § 21155.10, 21155.11.)

9.07 INTERIM MOTEL HOUSING PROJECTS.
“Interim motel housing projects” are statutorily exempt from CEQA. A project is exempt from CEQA as an “interim motel housing project” where the project consists of the conversion of a structure with a certificate of occupancy as a motel, hotel, residential hotel, or hostel to supportive or transitional housing and the conversion meets at least one of the following conditions: (1) the conversion does not result in the expansion of more than 10 percent of the floor area of any individual living unit in the structure; and (2) the conversion does not result in any significant effects relating to traffic, noise, air quality, or water quality.

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9.08 SUPPORTIVE HOUSING AND “NO PLACE LIKE HOME” PROJECTS.

A decision by the City to seek funding from, or the Department of Housing and Community Development’s awarding of funds pursuant to, the “No Place Like Home Program” (set forth in Part 3.9 of Division 5 of the Welfare and Institutions Code, commencing with Section 5849.1) does not constitute a “project” under CEQA.
“Supportive housing” in areas where multifamily and mixed uses are permitted may be a “use by right” and thus exempt from CEQA if the supportive housing project meets certain criteria set forth in Government Code section 65651. A “supportive housing” project is a project that provides housing with no limit on length of stay, that is occupied by persons within the target population—i.e., persons with disabilities, families who are homeless, or homeless youth—and that is linked to onsite or offsite services that assist the supportive housing resident to retain housing, improve their health status, and maximize their ability to live and, when possible, work in the community. A policy by a city or county to approve as a use by right proposed housing developments with a limit higher than 50 units does not constitute a “project” under CEQA. To see the requirements of the exemptions relating to supportive housing, please see Government Code section 65651.

If a No Place Like Home project is not exempt from CEQA under Government Code section 65651, the development applicant may request, within 10 days after the City determines the type of environmental documentation required for the project under CEQA, that the City prepare and certify the record of proceeding for the environmental review of the No Place Like Home project in accordance with Public Resources Code section 21186.

If the City approves or determines to carry out a No Place Like Home project that is subject to CEQA, the City shall file a notice of that approval or determination in accordance with the requirements of Public Resources Code section 21151, subdivision (a), except that the Notice of Determination shall be filed within two working days after the approval or determination becomes final. Likewise, if the City approves or determines to carry out a No Place Like Home project that is not subject to CEQA, the City shall file a Notice of Exemption in accordance with the requirements of Public Resources Code section 21152, subdivision (b), except that the Notice of Exemption shall be filed within two working days after the approval or determination becomes final.
(Reference: Pub. Resources Code, § 21163, et seq.; Gov. Code, § 65651; Health & Safety Code, § 50675.14.)

9.09 SHELTER CRISIS AND EMERGENCY HOUSING.

An action taken by certain cities, counties, or state agencies to lease, convey, or encumber land owned by a city or county—or an action to facilitate the lease, conveyance, or encumbrance of land owned by the local government—for, or to provide financial assistance to, a homeless Local Guidelines for Implementing the
California Environmental Quality Act (2026) AFFORDABLE HOUSING 2026 City of Big Bear Lake Local Guidelines 9-31 ©Best Best & Krieger LLP shelter constructed pursuant to the provisions of Government Code section 8698.4 is statutorily exempt from CEQA. This narrow exception applies to specified efforts to assist specified cities or counties that have declared a shelter crisis and seek to build a homeless shelter. To see all the requirements of this exemption, please see Government Code section 8698.4. (Reference: Gov. Code, § 8698.4 [in effect until January 1, 2026].)

9.10 AFFORDABLE HOUSING DEVELOPMENTS IN COMMERCIAL ZONES.

A proposed affordable multifamily housing development project is subject to streamlined, ministerial review and is not subject to CEQA if it meets the following requirements:

1. One hundred percent of the units within the development project, excluding managers’ units, must be dedicated to lower income households at an affordable cost, as defined by Section 50052.5 of the Health and Safety Code, or an affordable rent set in an amount consistent with the rent limits established by the California Tax Credit Allocation Committee. The units must be subject to a recorded deed restriction for a period of 55 years for rental units and 45 years for owner-occupied units.

2. The proposed development must meet applicable objective zoning standards, objective subdivision standards, and objective design review standards as further defined in Government Code section 65912.113(f) & (g).

3. The proposed housing development must meet certain density requirements set forth in Government Code section 65583.2(c)(3).

4. The project must be located in a zone where office, retail, or parking are a principally permitted use.

5. At least 75 percent of the perimeter of the project site must adjoin parcels that are developed with urban uses. Parcels that are only separated by a street or highway shall be considered adjoined.

6. The project may not be located on a site or adjoined to any site where more than one-third of the square footage on the site is dedicated to industrial use.

7. The project site must be located on a legal parcel or parcels that are either (a) in a city where the city boundaries include some portion of either an urbanized area or urban cluster, as designated by the United States Census Bureau; or (b) in an unincorporated area, and the legal parcel or parcels are wholly within the boundaries of an urbanized area or urban cluster, as designated by the United States Census Bureau.

8. None of the proposed housing may be located within 500 feet of a freeway.

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9. None of the proposed housing may be located within 3,200 feet of a facility that actively extracts or refines oil or natural gas.

10. The project may not be located on a site that qualifies as either prime farmland or farmland of statewide importance.

11. The project site may not be located in wetlands.

12. The project site may not be located in a very high fire hazard severity zone.

13. The project site may not be located on a hazardous waste site, with limited exceptions as set forth in Government Code section 65913.4(a)(6)(E).

14. The project site may not be located within a delineated earthquake fault zone, unless the development complies with applicable seismic protection building code standards as set forth in Government Code section 65913.4(a)(6)(F).

15. The project may not be located within a special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency (“FEMA”).

16. The project site may not be located within a regulatory floodway as determined by FEMA, with limited exceptions as set forth in Government Code section 65913.4(a)(6)(H).

17. The project site may not be located on lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act, habitat conservation plan pursuant to the federal Endangered Species Act, or other adopted natural resource protection plan.

18. The project site may not be located on habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act, the California Endangered Species Act, or the Native Plant Protection Act.

19. The project site may not be located on lands under conservation easement.

20. The project site may not be located on an existing parcel of land or site that is governed under the Mobilehome Residency Law, the Recreational Vehicle Park Occupancy Law, the Mobilehome Parks Act, or the Special Occupancy Parks Act.

21. For a project proposed on a site within a neighborhood plan area, the applicable neighborhood plan must permit multifamily housing development on the site.

Additional requirements apply to projects within a neighborhood plan area as of January 1, 2024, as set forth in Government Code section 65912.113(i).

22. For a project proposed on a vacant site, the project may not result in significant and unavoidable impacts to tribal cultural resources on the site.

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23. The development proponent must complete a Phase I Environmental Site Assessment, and the proponent must undertake additional measures if a recognized environmental condition is found as set forth in Government Code section 65912.113(c).

A project approved under this section must meet certain labor standards, as set forth in Government Code section 65912.130, et seq. For example, a private housing development project under this section is subject to a requirement that all construction workers employed in the execution of the development be paid at least the general prevailing rate of per diem wages for the type of work and geographic area, as determined by the Director of Industrial Relations. (Reference: Gov. Code, § 65912.110, et seq.)

9.11 MIXED-INCOME HOUSING DEVELOPMENTS ALONG COMMERCIAL CORRIDORS.

A proposed multifamily housing development project is subject to streamlined, ministerial review and is not subject to CEQA if it meets the following requirements:

1. The proposed development project must meet all of the following affordability criteria, as set forth in greater detail in Government Code section 65912.122:
(a)(1) A rental housing development shall include either of the following:
(A) Eight percent of the units for very low income households and 5 percent of the units for extremely low income households; or (B) Fifteen percent of the units for lower income households. (2) The development proponent must agree to, and the local government must ensure, the continued affordability of all affordable rental units included pursuant to this section for 55 years.
(b)(1) An owner-occupied housing development shall include either of the following:
(A) Thirty percent of the units must be offered at an affordable housing cost, as defined in Section 50052.5 of the Health and Safety Code, to moderate-income households; or
(B) Fifteen percent of the units must be offered at an affordable housing cost, as defined in Section 50052.5 of the Health and Safety Code, to lower income households.
(2) The development proponent must agree to, and the local government must ensure, the continued affordability of all affordable rental units included pursuant to this section for 45 years.

Local Guidelines for Implementing the
California Environmental Quality Act (2026) AFFORDABLE HOUSING 2026 City of Big Bear Lake Local Guidelines 9-34 ©Best Best & Krieger LLP (c) If the local government has a local affordable housing requirement, the housing development project shall comply with all of the following:
(1) The development project shall include the percentage of affordable units required by this section or the local requirement, whichever is higher.
(2) The development project shall meet the lowest income targeting in either policy.
(3) If the local affordable housing requirement requires greater than 15 percent of the units to be dedicated for lower income households and does not require the inclusion of units affordable to very low and extremely low income households, then the rental housing development shall do both of the following:
(A) Include 8 percent of the units for very low income
households and 5 percent of the units for extremely low income households; and
(B) Fifteen percent of units affordable to lower income households shall be subtracted from the percentage of units required by the local policy at the highest required
affordability level.
(d) Affordable units in the development project shall have the same bedroom and bathroom count ratio as the market rate units, be equitably distributed within the project, and have the same type or quality of appliances, fixtures, and finishes.

2. The project site must abut a commercial corridor and have frontage along the commercial corridor of at least 50 feet.

3. The project site may not be greater than 20 acres.

4. The project must be located in a zone where office, retail, or parking are a principally permitted use.

5. At least 75 percent of the perimeter of the project site must adjoin parcels that are developed with urban uses. Parcels that are only separated by a street or highway shall be considered adjoined.

6. The project may not be located on a site or adjoined to any site where more than one-third of the square footage on the site is dedicated to industrial use.

7. The project site must be located on a legal parcel or parcels that are either (a) in a city where the city boundaries include some portion of either an urbanized area or urban cluster, as designated by the United States Census Bureau; or (b) in an Local Guidelines for Implementing the
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8. The proposed development must meet applicable objective zoning standards, objective subdivision standards, and objective design review standards as further explained in Government Code section 65912.123(j).

9. The proposed housing development must meet certain density requirements set forth in Government Code section 65912.123(b).

10. The proposed housing development must meet certain height and setback requirements set forth in Government Code section 65912.123(c)-(d).

11. The project may not be located on a site where any of the following would apply:
(a) The development would require the demolition of the following types of housing: (i) housing that is subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of moderate, low, or very low income; (ii) housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power; (iii) or housing that has been occupied by tenants within the past 10 years, excluding any manager’s units.
(b) The site was previously used for permanent housing that was occupied by tenants, excluding any manager’s units, that was demolished within 10 years before the development proponent submitted its application for the development.
(c) The site would require the demolition of a historic structure that was placed on a national, state, or local historic register. (d) The property contains one to four dwelling units.
(e) The property is vacant and zoned for housing but not for multifamily residential use.
(f) The existing parcel of land or site is governed under the Mobilehome Residency Law, the Recreational Vehicle Park Occupancy Law, the Mobilehome Parks Act, or the Special Occupancy Parks Act

12. None of the proposed housing may be located within 500 feet of a freeway.

13. None of the proposed housing may be located within 3,200 feet of a facility that actively extracts or refines oil or natural gas.

14. The project may not be located on a site that qualifies as either prime farmland or farmland of statewide importance.

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15. The project site may not be located in wetlands.

16. The project site may not be located in a very high fire hazard severity zone.

17. The project site may not be located on a hazardous waste site, with limited exceptions as set forth in Government Code section 65913.4(a)(6)(E).

18. The project site may not be located within a delineated earthquake fault zone, unless the development complies with applicable seismic protection building code standards as set forth in Government Code section 65913.4(a)(6)(F).

19. The project may not be located within a special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency (“FEMA”).

20. The project site may not be located within a regulatory floodway as determined by FEMA, with limited exceptions as set forth in Government Code section 65913.4(a)(6)(H).

21. The project site may not be located on lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act, habitat conservation plan pursuant to the federal Endangered Species Act, or other adopted natural resource protection plan.

22. The project site may not be located on habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act, the California Endangered Species Act, or the Native Plant Protection Act.

23. The project site may not be located on lands under conservation easement.

24. For a project proposed on a site within a neighborhood plan area, the applicable neighborhood plan must permit multifamily housing development on the site.

Additional requirements apply to projects within a neighborhood plan area as of January 1, 2024, as set forth in Government Code section 65912.121(i).

25. For a project proposed on a vacant site, the project may not result in significant and unavoidable impacts to tribal cultural resources on the site.

26. The development proponent must complete a Phase I Environmental Site Assessment, and the proponent must undertake additional measures if a recognized environmental condition is found as set forth in Government Code section 65912.123(f).

A project approved under this section must meet certain labor standards, as set forth in Government Code section 65912.130, et seq. For example, a private housing development project under this section is subject to a requirement that all construction workers employed in Local Guidelines for Implementing the
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9.12 A RESPONSIBLE AGENCY’S PROVISION OF FINANCIAL ASSISTANCE OR INSURANCE FOR THE DEVELOPMENT AND CONSTRUCTION OF AFFORDABLE HOUSING.

Action taken by a local agency that is acting as a responsible agency – not as a lead agency – to provide financial assistance or insurance for the development and construction of residential housing for persons and families of low or moderate income, as defined in Section 50093 of the Health and Safety Code, is exempt from CEQA if the project that is the subject of the application for financial assistance or insurance will be subject to CEQA review by another public agency. This includes a local agency’s approval of contracts that provide residential, counseling, and security services for people experiencing homelessness. (Reference: Pub. Resources Code, § 21080.10.)

9.13 EXEMPTION FOR SPECIFIED AFFORDABLE HOUSING PROJECTS.

If the conditions and requirements set forth in Public Resources code section 21080.40 are met, the following public agency action relating to an “affordable housing project” shall be exempt from CEQA :

1. The issuance of an entitlement by a public agency for an affordable housing project.

2. An action to lease, convey, or encumber land owned by a public agency for an affordable housing project.

3. An action to facilitate the lease, conveyance, or encumbrance of land owned or to be purchased by a public agency for an affordable housing project.

4. Rezoning, specific plan amendments, or general plan amendments required specifically and exclusively to allow the construction of an affordable housing project.

5. An action to provide financial assistance in furtherance of implementing an affordable housing project.

Section 21080.40 of the Public Resources Code defines “affordable housing project” as a project that meets the following requirements:
 The project consists of multifamily residential uses only or a mix of multifamily residential and nonresidential uses;
 At least two-thirds of the square footage of the project is designated for residential use; Local Guidelines for Implementing the
California Environmental Quality Act (2026) AFFORDABLE HOUSING 2026 City of Big Bear Lake Local Guidelines 9-38 ©Best Best & Krieger LLP  All of the project’s residential units, excluding managers’ units, are dedicated to lower income households, as defined by Health & Safety Code section 50079.5;  The project meets the labor requirements set forth in Government Code section 65912.130, or Government Code section 65912.131 if the project has 50 or more residential units;
 The project is located on a parcel in any of the following locations: (i) an urbanized area or urban cluster, as designated by the United States Census Bureau, (ii) within one-half mile walking distance to either a high-quality transit corridor or a major transit stop, (iii) a very low vehicle travel area (defined as an urbanized area where existing residential development generates vehicle miles traveled per capita that is below 85 percent of either regional vehicle miles traveled per capita or city vehicle miles traveled per capita), or (iv) proximal to six or more certain specified amenities, including within one-half mile of a bus station or ferry terminal, or within one mile (or two miles if in a rural area) of a supermarket or grocery store, public park, community center, pharmacy or drugstore, medical clinic or hospital, public library, or a school; and  Parcels that are developed with urban uses must adjoin at least 75 percent of the perimeter of the project site or at least three sides of a four-sided project site.

To qualify for this exemption, the affordable housing project must meet a series of requirements set forth in Public Resources Code section 21080.40. The requirements include that the affordable housing project be subject to a recorded California Tax Credit Allocation Committee regulatory agreement for at least 55 years upon completion of construction, and that the project site must be adequately served by existing utilities or extensions. In addition, the public agency must confirm that the project is not built on environmentally sensitive or hazardous land; that the project will not have significant and unavoidable tribal cultural resource impacts; that a Phase I environmental assessment was prepared and any hazardous substances on the site have been remediated; and if the project site is not permitted for multifamily housing, that none of the housing is located within 500 feet of a freeway or within 3,200 feet of a facility that actively extracts or refines soil or natural gas; and that the project site is not within a very high fire hazard severity zone.

If a lead agency determines that the affordable housing project is exempt from CEQA pursuant to this provision, it must file a notice of exemption with the Office of Land Use and Climate Innovation and the county clerk of each county in which the project is located. (Reference: Pub. Resources Code, § 21080.40.)

9.14 “NEAR MISS” STREAMLINED HOUSING DEVELOPMENT PROJECT If a proposed housing development project would normally be exempt from CEQA pursuant to a statutory or categorical exemption (Classes 1 to 5, 12, 15, 20, 27, 30, or 32)—but fails to qualify because of just one specific issue—then CEQA review is limited to only the environmental effects caused by that one issue. The environmental review (initial study or EIR) only needs to Local Guidelines for Implementing the
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If an EIR is required, it does not need to analyze project alternatives or growth-inducing impacts.

This limited review does not apply if:
 The project is not similar to the types of projects covered by the exemption.  The project fails the exemption because of more than one issue.  The project includes a distribution center or oil and gas infrastructure.  The project is located on protected natural lands (with limited statutory exceptions).

To note, “condition” means a physical feature, regulatory requirement, or environmental effect related to the project. For a project that involves issuance of a lease, permit, license, certificate, or other entitlement for use, the lead agency must offer early consultation – if requested by a potential applicant – before an application is filed. This consultation covers possible actions, alternatives, mitigation measures, and any potential and significant effects on the environment. (Reference: Pub. Resources Code, § 21080.1.)

9.15 MINISTERIAL APPROVAL OF HOUSING DEVELOPMENTS ON LAND OWNED BY INDEPENDENT INSTITUTIONS OF HIGHER EDUCATION AND RELIGIOUS INSTITUTIONS.

A “housing development project” is not subject to CEQA if it meets the criteria and requirements set forth in Government Code section 65913.16. To qualify for the exemption, a housing development project must, among other things, meet the following requirements:

1. The housing development project must be located on land owned on or before January 1, 2024 by an independent institution of higher education or a religious institution, including ownership through an affiliated or associated nonprofit public benefit corporation organized pursuant to the Nonprofit Corporation Law (Part 2 (commencing with Section 5110) of Division 2 of Title 1 of the Corporations Code).

2. The housing development project must consist of residential units only; constitute a mixed-use development consisting of residential and non-residential uses with at least two-thirds of the square footage designated for residential use; or consist of transitional housing or supportive housing.

3. The housing development project must meet certain affordability requirements.

One hundred percent of the development project’s total units, exclusive of a manager’s unit or units, must be for lower income households, as defined by Section 50079.5 of the Health and Safety Code, except that up to 20 percent of the total units in the development may be for moderate-income households, as defined in Section 50052 of the Health and Safety Code, and 5 percent of the units may be for staff of the independent institution of higher education or religious institution that owns the land.

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4. The project must be subject to specified labor and prevailing wage requirements.

The exemption is subject to a lengthy series of locational and other requirements, set forth in Government Code section 65913.16.
(Reference: Gov. Code, § 65913.16.)

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10. CEQA LITIGATION

10.01 TIMELINES.

When a CEQA lawsuit is filed, there are numerous and complex time requirements that must be met. Pressing deadlines begin to run in the days immediately after a CEQA lawsuit has been filed with the Court. For example, within ten (10) business days of the public agency being served with a petition or complaint alleging a violation of CEQA, the City, if it was the Lead Agency, must provide the petitioner with a list of Responsible Agencies and public agencies with jurisdiction by law over any natural resource affected by the project at issue. There are a variety of other deadlines that apply in CEQA litigation.

If a CEQA lawsuit is filed, CEQA counsel should be contacted immediately in order to ensure that all the applicable deadlines are met.

10.02 MEDIATION AND SETTLEMENT.

After Litigation Has Been Filed. The parties in a CEQA lawsuit are required to meet and discuss settlement. Within twenty (20) days of being served with a CEQA legal challenge, the public agency named in the lawsuit must file a notice with the court setting forth the time and place for a settlement meeting. The meeting must be scheduled and held not later than forty-five (45) days from the date of service of the petition or complaint upon the public agency. Usually the main parties to the litigation (such as the Lead Agency, the developer of the project if there is one, and those challenging the project and their respective attorneys) meet to discuss settlement; there is no requirement to hire a professional mediator. The settlement meeting is usually subject to a confidentiality agreement.

If the parties in a CEQA lawsuit are in settlement or mediation, that attempt is intended to occur concurrently with the litigation. This means that the respondent public agency will be required to comply with all existing litigation timelines and requirements (for example, preparing and lodging the administrative record discussed below) while simultaneously conducting settlement or mediation, unless the parties enter into an alternate agreement to stay the litigation and that agreement is approved by the court.

10.03 ADMINISTRATIVE RECORD.

A. Contents of Administrative Record.

When the Lead Agency’s CEQA finding(s) and/or action is challenged in a lawsuit, the Lead Agency must certify the administrative record that formed the basis of the Lead Agency’s decision. To the extent the documents listed below exist and are not subject to a privilege that exempts them from disclosure, the following items should be included in the administrative record:
(1) All project application materials.
(2) All staff reports and related documents prepared by the public agency with respect to its compliance with the substantive and procedural requirements of CEQA and with respect to the action on the project.

Local Guidelines for Implementing the
California Environmental Quality Act (2026) CEQA LITIGATION 2026 City of Big Bear Lake Local Guidelines 10-2 ©Best Best & Krieger LLP (3) All staff reports and related documents prepared by the public agency and written testimony or documents submitted by any person relevant to any findings or statement of overriding considerations adopted by the public agency pursuant to CEQA or these Local Guidelines.
(4) Any transcript or minutes of the proceedings at which the decision-making body of the public agency heard testimony on or considered any environmental document on the project, and any transcript or minutes of proceedings before any advisory body to the respondent public agency that were presented to the decision-making body prior to action on the environmental documents or on the project. (5) All notices issued by the public agency to comply with CEQA or with any other law governing the processing and approval of the project. (6) All written comments received in response to, or in connection with, environmental documents prepared for the project, including responses to the notice of preparation.
(7) All written evidence or correspondence submitted to, or transferred from, the public agency with respect to compliance with CEQA or with respect to the project. (8) Any proposed decisions or findings submitted to the decision-making body of the public agency by its staff or the project proponent, project opponents, or other persons, to the extent such documents are subject to public disclosure. (9) The documentation of the final public agency decision, including the final environmental impact report, mitigated negative declaration, or negative declaration, and all documents, in addition to those referenced in paragraph (3) above, cited or relied on in the findings or in a statement of overriding considerations adopted pursuant to CEQA.
(10) Any other written materials relevant to the respondent public agency’s compliance with CEQA or to its decision on the merits of the project, including the initial study; any drafts of any environmental document, or portions thereof, that were released for public review; copies of studies or other documents relied upon in any environmental document prepared for the project and either made available to the public during the public review period or included in the public agency’s files on the project; and internal agency communications presented to the final decisionmaking body or consulted and/or reviewed by the lead agency executive or other administrative official in a supervisory role, including staff notes and memoranda, related to the project or to compliance with CEQA, to the extent such documents are subject to public disclosure. The administrative record need not include communications that are of a logistical nature, such as meeting invitations or scheduling communications. The administrative record further may not include material that is subject to a privilege contained in the Evidence Code or material that is subject to an exemption set forth in the California Public Records Act.

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B. Organization of Administrative Record.

The administrative record should be organized as follows:
(1) Index. A detailed index must be included at the beginning of the administrative record listing each document in the order presented. Each entry must include the document’s title, date, brief description, and the volume and page where the document begins;
(2) The Notice of Determination;
(3) The resolutions or ordinances adopted by the Lead Agency approving the project; (4) The findings required by Public Resources Code section 21081, including any statement of overriding considerations;
(5) The Final EIR, including the Draft EIR or a revision of the draft, all other matters included in the Final EIR (such as traffic studies and air quality studies), or other types of environmental documents prepared under CEQA, such as a negative declaration, mitigated negative declaration, or addenda; (6) The initial study;
(7) Staff reports prepared for the administrative bodies providing subordinate approvals or recommendations to the Lead Agency, in chronological order; (8) Transcripts and minutes of hearings, in chronological order; and (9) All other documents appropriate for inclusion in the administrative record, in chronological order.

Each section listed above must be separated by tabs or marked with electronic bookmarks.

Oversized documents (such as building plans and maps) must be presented in a manner that allows them to be easily unfolded and viewed.

The court may issue an order allowing the documents to be organized in a different manner.

C. Preparation of Administrative Record.

The administrative record can be prepared: (1) by the petitioner, if the petitioner provides the Lead Agency notice that it elects to prepare the record, or (2) by the Lead Agency. If the petitioner provides notice that it elects to prepare the administrative record, the Lead Agency may, within five (5) business days of receiving such notice, deny the petitioner’s request to prepare the record. In this circumstance, the Lead Agency may prepare the administrative record itself despite the petitioner’s election. The petitioner and the Lead Agency can also agree on any alternative Local Guidelines for Implementing the
California Environmental Quality Act (2026) CEQA LITIGATION 2026 City of Big Bear Lake Local Guidelines 10-4 ©Best Best & Krieger LLP method of preparing the record, such as having the project applicant prepare the administrative record. However, when a third party such as the project applicant prepares or assists with the preparation of the administrative record, the Lead Agency may not be able to recover fees incurred by the third party unless petitioner has agreed to this method of preparation.

Notwithstanding the above, upon the written request of a project applicant received no later than 30 days after the date that the Lead Agency makes a determination pursuant to Public Resources Code section 21080.1, 21094.5, or Chapter 4.2 (commencing with Public Resources Code section 21155) and with the written consent of the Lead Agency sent within 10 business days from receipt of the written request, the Lead Agency may prepare the administrative record concurrently with the administrative process. Should the Lead Agency and the project applicant so desire to pursue concurrent record preparation, the parties must comply with the provisions of Public Resources Code section 21167.6.2.
(See Pub. Resources Code, § 21167.6.)
D. Special Circumstances For Environmental Leadership Projects.

Special timing considerations and requirements apply if the Project is certified by the Governor as an Environmental Leadership Project pursuant to the “Jobs and Economic Improvement Through Environmental Leadership Act of 2021.” For example, the administrative record must be finished and certified within five (5) days of project approval. See Public Resources Code section 21186 for a complete discussion of the special requirements related to the preparation of an administrative record for an Environmental Leadership Project.

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11. DEFINITIONS
Whenever the following terms are used in these Local Guidelines, they shall have the following meaning unless otherwise expressly defined:

11.01 “Agricultural Employee” means a person engaged in agriculture, which includes farming in all its branches, and, among other things, includes: (1) the cultivation and tillage of the soil, (2) dairying, (3) the production, cultivation, growing, and harvesting of any agricultural or horticultural commodities, (4) the raising of livestock, bees, furbearing animals, or poultry, and (5) any practices (including any forestry or lumbering operations) performed by a farmer or on a farm as an incident to or in conjunction with such farming operations, including preparation for market and delivery to storage or to market or to carriers for transportation to market.

This definition does not include any person covered by the National Labor Relations Act as agricultural employees pursuant to Section 2(3) of the Labor Management Relations Act (Section 152(3), Title 29, United States Code) and Section 3(f) of the Fair Labor Standards Act (Section 203(f), Title 29, United States Code). This definition does not apply to employees who perform work to be done at the site of the construction, alteration, painting, or repair of a building, structure, or other work (as these terms have been construed under Section 8(e) of the Labor Management Relations Act, 29 United States Code section 158(e)) or logging or timber-clearing operations in initial preparation of land for farming, or who does land leveling or only land surveying for any of the above. As used in this definition, “land leveling” shall include only major land moving operations changing the contour of the land, but shall not include annual or seasonal tillage or preparation of land for cultivation. (State CEQA Guidelines section 15191(a).)

11.02 “Applicant” means a person who proposes to carry out a project that requires a lease, permit, license, certificate, or other entitlement for use, or requires financial aid from one or more public agencies when applying for governmental approval or assistance.

11.03 “Approval” Means a decision by the decision-making body or other authorized body or officer of the City which commits the City to a definite course of action with regard to a particular project. With regard to any project to be undertaken directly by the City, approval shall be deemed to occur on the date when the decision-making body adopts a motion or resolution determining to proceed with the project, which in no event shall be later than the date of adoption of plans and specifications. As to private projects, approval shall be deemed to have occurred upon the earliest commitment to provide service or the issuance by the City of a discretionary contract, subsidy, or other form of financial assistance, lease, permit, license, certificate, or other entitlement for use of the project. The mere acquisition of land by the City shall not, in and of itself, be deemed to constitute approval of a project.

For purposes of these Local Guidelines, all environmental documents must be completed as of the time of project approval.

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11.04 “Baseline” refers to the pre-project environmental conditions. By comparing the project’s potential impacts to the baseline, the Lead Agency determines whether the project’s impacts are substantial enough to be significant under the relevant thresholds of significance. Generally, the baseline is the environmental conditions existing on the date the environmental analysis begins, such as the date the Notice of Preparation is published for an EIR or the date the Notice of Intent to Adopt a Negative Declaration is published. However, in certain circumstances, an earlier or later date may provide a more accurate environmental analysis. The City may establish any baseline that is appropriate, including an earlier or later date, as long as the choice of baseline can be supported by substantial evidence.

11.05 “California Native American Tribe” means a Native American tribe located in California that is on the contact list maintained by the Native American Heritage Commission for the purposes of Chapter 905 of the Statutes of 2004.

11.06 “Categorical Exemption” means an exemption from CEQA for a class of projects based on a finding by the Secretary of the Resources Agency that the class of projects does not have a significant effect on the environment.

11.07 “Census-Defined Place” means a specific unincorporated land area within boundaries determined by the United States Census Bureau in the most recent decennial census.

11.08 “CEQA” means the California Environmental Quality Act, codified at California Public Resources Code sections 21000, et seq.

11.09 “City” means the City of Big Bear Lake.

11.10 “Clerk” means either the “Clerk of the Board” or the “County Clerk” depending upon the county. Please refer to the “Index to Environmental Filing by County” in the Staff Summary to determine which applies.

11.11 “Community-Level Environmental Review” means either (1) or (2) below:
(1) An EIR certified for any of the following:
(a) A general plan;
(b) A revision or update to the general plan that includes at least the land use and circulation elements;
(c) An applicable community plan;
(d) An applicable specific plan; or
(e) A housing element of the general plan, if the Environmental Impact Report analyzed the environmental effects of the density of the proposed project;
(2) A Negative Declaration or Mitigated Negative Declaration adopted as a subsequent environmental review document, following and based upon an EIR on a general plan, an applicable community plan or specific plan, provided that the subsequent environmental review document is allowed by CEQA following Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-3 ©Best Best & Krieger LLP a Master EIR or a Program EIR or is required pursuant to Public Resource section 21166.

11.12 “Consultation” means the meaningful and timely process of seeking, discussing, and considering carefully the views of others, in a manner that is cognizant of all parties’ cultural values and, where feasible, seeking agreement. Consultation between government agencies and Native American tribes shall be conducted in a way that is mutually respectful of each party’s sovereignty. Consultation shall also recognize the tribes’ potential needs for confidentiality with respect to places that have traditional tribal cultural significance.

11.13 “Cumulatively Considerable” means that the incremental effects of an individual project are significant when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.

11.14 “Cumulative Impacts” means two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts.

The individual effects may be changes resulting from a single project or a number of separate projects, whether past, present or future.

The cumulative impact from several projects is the change in the environment which results from the incremental impact of the project when added to other closely related past, present and reasonably foreseeable future projects. Cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time.

11.15 “Decision-Making Body” means the body within the City, e.g. the Board of Directors, which has final approval authority over the particular project.

11.16 “Developed Open Space” means land that meets each of the following three criteria:
(1) Is publicly owned, or financed in whole or in part by public funds; (2) Is generally open to, and available for use by, the public; and (3) Is predominantly lacking in structural development other than structures associated with open spaces, including, but not limited to, playgrounds, swimming pools, ball fields, enclosed child play areas, and picnic facilities.

Developed Open Space may include land that has been designated for acquisition by a public agency for developed open space purposes, but does not include lands acquired by public funds dedicated to the acquisition of land for housing purposes.

11.17 “Development Project” means any project undertaken for the purpose of development, including any project involving the issuance of a permit for construction or reconstruction but not a permit to operate. It does not include any ministerial projects proposed to be carried out or approved by public agencies. (Government Code section 65928.)
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11.18 “Discretionary Project” means a project for which approval requires the exercise of independent judgment, deliberation, or decision-making on the part of the City. To determine whether a project is discretionary, the key question is whether the public agency can use its subjective judgment to decide whether and how to carry out or approve a project.

11.19 “EIR” means Environmental Impact Report, a detailed written statement setting forth the environmental effects and considerations pertaining to a project. EIR may mean a Draft or a Final version of an EIR, a Project EIR, a Subsequent EIR, a Supplemental EIR, a Tiered EIR, a Staged EIR, a Program EIR, a Redevelopment EIR, a Master EIR, or a Focused EIR.

11.20 “Emergency” means a sudden, unexpected occurrence, involving a clear and imminent danger, demanding immediate action to prevent or mitigate loss of, or damage to, life, health, property, or essential public services. Emergency includes such occurrences as fire, flood, earthquake, landslide or other natural disaster, as well as such occurrences as riot, war, terrorist incident, accident or sabotage.

11.21 “Endangered, Rare or Threatened Species” means certain species or subspecies of animals or plants. A species or subspecies of animal or plant is “Endangered” when its survival and reproduction in the wild are in immediate jeopardy from one or more causes, including loss of habitat, change in habitat, overexploitation, predation, competition, disease, or other factors. A species or subspecies of animal or plant is “Threatened” when it is listed as a threatened species pursuant to the California Endangered Species Act or the Federal Endangered Species Act. A species or subspecies of animal or plant is “Rare” when either:
(1) Although not presently threatened with extinction, the species is existing in such small numbers throughout all or a significant portion of its range that it may become endangered if its environment worsens; or
(2) The species is likely to become endangered within the foreseeable future throughout all or a significant portion of its range and may be considered “threatened” as that term is used in the Federal Endangered Species Act.

For purposes of analyzing impacts to biological resources, a species of animal or plant shall be presumed to be endangered, rare or threatened if it is listed under the California Endangered Species Act or the Federal Endangered Species Act.

This definition shall not include any species of the Class Insecta which is a pest whose protection under the provisions of CEQA would present an overwhelming and overriding risk to man as determined by the Director of Food and Agriculture (with regard to economic pests) or the Director of Health Services (with regard to health risks).

11.22 “Environment” means the physical conditions which exist in the area which will be affected by a proposed project, including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance. The area involved shall Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-5 ©Best Best & Krieger LLP be the area in which significant effects would occur either directly or indirectly as a result of the project. The “environment” includes both natural and man-made conditions.

11.23 “Feasible” means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors.

11.24 “Final EIR” means an EIR containing the information contained in the Draft EIR, comments either verbatim or in summary received in the review process, a list of persons commenting, and the response of the City to the comments received.

11.25 “Greenhouse Gases” include, but are not limited to, carbon dioxide, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride.

11.26 “Guidelines” or “Local Guidelines” means the City’s Local Guidelines for implementing the California Environmental Quality Act.

11.27 “Highway” shall have the same meaning as defined in Section 360 of the Vehicle Code.

11.28 “Historical Resources” include:

Resources listed in, or eligible for listing in, the California Register of Historical Resources shall be considered historical resources.

A resource may be listed in the California Register if it meets any of the following National Register of Historic Places criteria:
(a) Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage; (b) Is associated with the lives of persons important in our past; (c) Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; or
(d) Has yielded, or may be likely to yield, information important in prehistory or history.

A resource may also be listed in the California Register if it is identified as significant in an historical resource survey that meets all of the following criteria:
(a) The survey has been or will be included in the State Historic Resources Inventory;
(b) The survey and the survey documentation were prepared in accordance with office procedures and requirements; and
(c) The resource is evaluated and determined by the office to have a significance rating of Category 1 to 5 on DPR Form 523.

Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-6 ©Best Best & Krieger LLP Resources included on a list of properties officially designated or recognized as historically significant by a local government pursuant to a local ordinance or resolution, or identified as significant in a historical resource survey (as described above) are presumed to be historically or culturally significant, unless a preponderance of evidence demonstrates that they are not historically or culturally significant.

Any of the following may be considered historically significant: any object, building, structure, site, area, place, record or manuscript which a Lead Agency determines, based upon substantial evidence in light of the whole record, to be historically significant or significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military or cultural annals of California.

The Lead Agency is not precluded from determining that a resource is a historical resource, as defined in Public Resources Code sections 5020.1(j) or 5024.1, even if it is: (a) not listed in, or is not determined to be eligible for listing in, the California Register of Historical Resources; (b) not included in a local register of historical resources; or (c) not identified in a historical resources survey.

11.29 “Infill Site” means a site in an urbanized area that meets either of the following criteria:
(1) The site has been previously developed for qualified urban uses; or (2) The site has not been previously developed for qualified urban uses and both (a) and (b) are met:
(a) the site is immediately adjacent to parcels that are developed with qualified urban uses, or

1. at least 75 percent of the perimeter of the site adjoins, or is separated only by an improved public right-of-way from, parcels that are developed with existing qualified urban uses at the time the Lead Agency receives an application for an approval; and

2. the remaining 25 percent of the perimeter of the site adjoins parcels that had been previously developed for qualified urban uses;
(b) No parcel within the site has been created within the past 10 years unless the parcel was created as a result of the plan of a redevelopment agency. (Public Resources Code section 21061.3.)

11.30 “Initial Study” means a preliminary analysis conducted by the City to determine whether an EIR, a Negative Declaration, or a Mitigated Negative Declaration must be prepared or to identify the significant environmental effects to be analyzed in an EIR.

11.31 “Jurisdiction by Law” means the authority of any public agency to grant a permit or other entitlement for use, to provide funding for the project in question or to exercise authority over resources which may be affected by the project.

Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-7 ©Best Best & Krieger LLP The City will have jurisdiction by law over a project when the City has primary and exclusive jurisdiction over the site of the project, the area in which the major environmental effects will occur, or the area in which reside those citizens most directly concerned by any such environmental effects.

11.32 “Land Disposal Facility” means a hazardous waste facility where hazardous waste is disposed in, on, or under land. (Health and Safety Code section 25199.1(d).)

11.33 “Large Treatment Facility” means a treatment facility which treats or recycles one thousand (1,000) or more tons of hazardous waste during any one month of the current reporting period commencing on or after July 1, 1991. (Health and Safety Code section 25205.1(d).)

11.34 “LCI” refers to the Governor’s Office of Land Use and Climate Innovation (formerly known as the Office of Planning and Research, or OPR).

11.35 “Lead Agency” means the public agency which has the principal responsibility for preparing environmental documents and for carrying out or approving a project when more than one public agency is involved with the same underlying activity.

11.36 “Low- and Moderate-Income Households” means persons and families of low or moderate income as defined in Section 50093 of the Health and Safety Code—i.e., persons and families whose income does not exceed 120% of area median income, adjusted for family size by the Department of Housing and Community Development, in accordance with adjustment factors adopted and amended from time to time by the United States Department of Housing and Urban Development pursuant to Section 8 of the United States Housing Act of 1937. (Public Resources Code section 21159.20(d); State CEQA Guidelines section 15191(f).)

11.37 “Low-Income Households” means households of persons and families of very low and low income. Low-income persons or families are those eligible for financial assistance from governmental agencies for occupants of state-funded housing. Very low income persons are those whose incomes do not exceed the qualifying limits for very low income families as established and amended pursuant to Section 8 of the United States Housing Act of 1937. Such limits are published and updated in the California Code of Regulations. (Public Resources Code section 21159.20(c); Health and Safety Code sections 50105 and 50106; State CEQA Guidelines section 15191(g).)

11.38 “Low-Level Flight Path” means any flight path for any aircraft owned, maintained, or under the jurisdiction of the United States Department of Defense that flies lower than 1,500 feet above ground level, as indicated in the United States Department of Defense Flight Information Publication, “Area Planning Military Training Routes: North and South America (AP/1B)” published by the United States National Imagery and Mapping Agency or its successor.

11.39 “Lower Income Households” is defined in Health and Safety Code section 50079.5 to mean any of the following:

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11.40 “Lower income households” means persons and families whose income does not exceed the qualifying limits for lower income families as established and amended from time to time pursuant to Section 8 of the United States Housing Act of 1937; (2) “Very low income households” means persons and families whose incomes do not exceed the qualifying limits for very low income families as defined in Health and Safety Code section 50105; or
(3) “Extremely low income households” means persons and families whose incomes do not exceed the qualifying limits for extremely low income families as defined in Health and Safety Code section 50106.

11.41 “Major Transit Stop” means a site containing an existing rail or bus rapid transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of twenty (20) minutes or less during the morning and afternoon peak commute periods. (Pub. Resources Code, § 21064.3; see also Pub. Resources Code, § 21060.2; State CEQA Guidelines section 15191(i).)

11.42 “Metropolitan Planning Organization” or “MPO” means a federally-designated agency that provides transportation planning and programming in metropolitan areas. A MPO is designated for each urban area that has been defined in the most recent federal census as having a population of more than 50,000 people. There are 18 federally-designated MPOs in California. Non-urbanized (rural) areas do not have a designated MPO.

11.43 “Military Impact Zone” means any area, including airspace, that meets both of the following criteria:
(1) Is located within two miles of a military installation, including, but not limited to, any base, military airport, camp, post, station, yard, center, homeport facility for a ship, or any other military activity center that is under the jurisdiction of the United States Department of Defense; and
(2) Covers greater than 500 acres of unincorporated land, or greater than 100 acres of city incorporated land.

11.44 “Military Service” means the United States Department of Defense or any branch of the United States Armed Forces.

11.45 “Ministerial” describes a governmental decision involving little or no personal judgment by the public official as to the wisdom or manner of carrying out the project.

The public official merely applies the law to the facts as presented but uses no special discretion or standards or objective measurements, and the public official cannot use personal, subjective judgment in deciding whether or how the project should be carried out. Common examples of ministerial permits include automobile registrations, dog licenses, and marriage licenses. A building permit is ministerial if the ordinance requiring the permit limits the public official to determining whether the zoning allows the structure to be built in the requested location, the structure would meet the strength Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-9 ©Best Best & Krieger LLP requirements in the Uniform Building Code, and the applicant has paid his fee. (Public Resources Code section 21080(b)(1).)

11.46 “Mitigated Negative Declaration” or “MND” means a Negative Declaration prepared for a Project when the Initial Study has identified potentially significant effects on the environment, but: (1) revisions in the project plans or proposals made, or agreed to, by the applicant before the proposed Negative Declaration and Initial Study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effect on the environment would occur, and (2) there is no substantial evidence in light of the whole record before the public agency that the project, as revised, may have a significant effect on the environment.

11.47 “Mitigation” includes avoiding the environmental impact altogether by not taking a certain action or parts of an action, minimizing impacts by limiting the degree or magnitude of the action and its implementation, rectifying the impact by repairing, rehabilitating or restoring the impacted environment, reducing or eliminating the impact over time by preservation and maintenance operations during the life of the action, or compensating for the impact by replacing or providing substitute resources or environments, including through permanent protection of such resources in the form of conservation easements.

11.48 “Negative Declaration” or “ND” means a written statement by the City briefly describing the reasons that a proposed project, not exempt from CEQA, will not have a significant effect on the environment and, therefore, does not require the preparation of an EIR.

11.49 “Notice of Completion” means a brief report filed with the Office of Land Use and Climate Innovation by the City when it is the Lead Agency as soon as it has completed a Draft EIR and is prepared to send out copies for review.

11.50 “Notice of Determination” means a brief notice to be filed by the City when it approves or determines to carry out a project which is subject to the requirements of CEQA.

11.51 “Notice of Exemption” means a brief notice which may be filed by the City when it has approved or determined to carry out a project, and it has determined that the project is exempt from the requirements of CEQA. Such a notice may also be filed by an applicant where such a determination has been made by a public agency which must approve the project.

11.52 “Notice of Preparation” means a brief notice sent by a Lead Agency to notify the Responsible Agencies, Trustee Agencies, the Office of Land Use and Climate Innovation, and involved federal agencies that the Lead Agency plans to prepare an EIR for a project. The purpose of this notice is to solicit guidance from those agencies as to the scope and content of the environmental information to be included in the EIR.

Public agencies are free to develop their own formats for this notice.

11.53 “Oak” means a native tree species in the genus Quercus, not designated as Group A or Group B commercial species pursuant to regulations adopted by the State Board of Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-10 ©Best Best & Krieger LLP Forestry and Fire Protection pursuant to Public Resources Code section 4526, and that is five (5) inches or more in diameter at breast height. (Public Resources Code section 21083.4(a).)

11.54 “Oak Woodlands” means an oak stand with a greater than 10 percent canopy cover or that may have historically supported greater than 10 percent canopy cover. (Fish & Game Code section 1361(h).)

11.55 “Offsite Facility” means a facility that serves more than one generator of hazardous waste. (Public Resources Code section 21151.1(h).)

11.56 “Person” includes any person, firm, association, organization, partnership, business, trust, corporation, company, city, county, city and county, town, the state, and any of the agencies which may be political subdivisions of such entities, and, to the extent permitted by federal law, the United States, or any of its agencies or political subdivisions.

11.57 “Pipeline” as defined in these Local Guidelines depends on the context. Please see Local Guidelines Sections 3.10 and 3.11 for specific definitions.

11.58 “Private Project” means a project which will be carried out by a person other than a governmental agency, but which will need a discretionary approval from the City.

Private projects will normally be those listed in subsections (2) and (3) of Local Guidelines Section 11.59.

11.59 “Project” means the whole of an action or activity which may cause either a direct physical change in the environment, or a reasonably foreseeable indirect change in the environment, and is any of the following:
(1) A discretionary activity directly undertaken by the City including but not limited to public works construction and related activities, clearing or grading of land, or improvements to existing public structures; (2) A discretionary activity which involves a public agency’s issuance to a person of a lease, permit, license, certificate, or other entitlement for use, or which is supported, in whole or in part, through contracts, grants, subsidies, loans or other forms of assistance by the City; or
(3) A discretionary project proposed to be carried out or approved by public agencies, including but not limited to the enactment and amendment of local General Plans or elements thereof, the enactment of zoning ordinances, the issuance of zoning variances, the issuance of conditional use permits and the approval of tentative subdivision maps.

The presence of any real degree of control over the manner in which a project is completed makes it a discretionary project.

Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-11 ©Best Best & Krieger LLP The term “project” refers to the activity which is being approved and which may be subject to several discretionary approvals by governmental agencies. The term “project” does not mean each separate governmental approval.

11.60 “Project-Specific Effects” means all the direct or indirect environmental effects of a project other than cumulative effects and growth-inducing effects. (Public Resources Code section 21065.3; State CEQA Guidelines section 15191(j).)

11.61 “Public Water System” means a system for the provision of piped water to the public for human consumption that has 3,000 or more service connections. A public water system includes all of the following: (A) Any collection, treatment, storage, and distribution facility under control of the operator of the system which is used primarily in connection with the system; (B) Any collection or pretreatment storage facility not under the control of the operator that is used primarily in connection with the system; (C) Any person who treats water on behalf of one or more public water systems for the purpose of rendering it safe for human consumption. (State CEQA Guidelines section 15155.)

11.62 “Qualified Urban Use” means any residential, commercial, public institutional, transit or transportation passenger facility, or retail use, or any combination of those uses. (Public Resources Code section 21072; State CEQA Guidelines section 15191(k).)

11.63 “Residential” means a use consisting of either residential units only or residential units and primarily neighborhood-serving goods, services, or retail uses that do not exceed 15% of the total floor area of the project. (State CEQA Guidelines section 15191(l).) Residential, pursuant to Public Resources Code section 21159.24, shall mean a use consisting of either of the following:
(1) Residential units only.
(2) Residential units and primarily neighborhood-serving goods, services, or retail uses that do not exceed 25 percent of the total building square footage of the project.

11.64 “Responsible Agency” means a public agency which proposes to carry out or approve a project for which a Lead Agency has prepared the environmental documents. For the purposes of CEQA, the term “Responsible Agency” includes all federal, state, regional and local public agencies other than the Lead Agency which have discretionary approval power over the project.

11.65 “Riparian areas” mean those areas transitional between terrestrial and aquatic ecosystems and that are distinguished by gradients in biophysical conditions, ecological processes, and biota. A riparian area is an area through which surface and subsurface hydrology connect waterbodies with their adjacent uplands. A riparian area includes those portions of terrestrial ecosystems that significantly influence exchanges of energy and matter with aquatic ecosystems. A riparian area is adjacent to perennial, intermittent, and ephemeral streams, lakes, and estuarine-marine shorelines.

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11.66 “Roadway” means a roadway as defined pursuant to Section 530 of the Vehicle Code and the previously graded and maintained shoulder that is within a roadway right-ofway of no more than five feet from the edge of the roadway.

11.67 “Significant Effect” means a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the activity including land, air, water, minerals, flora, fauna, ambient noise, and objects of historic or aesthetic significance. A social or economic change related to a physical change may be considered in determining whether the physical change is significant.

11.68 “Significant Value as a Wildlife Habitat” includes wildlife habitat of national, statewide, regional, or local importance; habitat for species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531, et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code); habitat identified as candidate, fully protected, sensitive, or species of special status by local, state, or federal agencies; or habitat essential to the movement of resident or migratory wildlife.

11.69 “Special Use Airspace” means the land area underlying the airspace that is designated for training, research, development, or evaluation for a military service, as that land area is established by the United States Department of Defense Flight Information Publication, “Area Planning: Special Use Airspace: North and South America (AP/1A)” published by the United States National Imagery and Mapping Agency or its successor.

11.70 “Staff” means the General Manager or his or her designee.

11.71 “Standard” means a standard of general application that is all of the following:
(1) A quantitative, qualitative or performance requirement found in a statute, ordinance, resolution, rule, regulation, order, or other standard of general application;
(2) Adopted for the purpose of environmental protection; (3) Adopted by a public agency through a public review process; (4) Governs the same environmental effect which the change in the environment is impacting; and
(5) Governs the jurisdiction where the project is located.

The definition of “standard” includes any thresholds of significance adopted by the City which meet the requirements of this Section.

Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-13 ©Best Best & Krieger LLP If there is a conflict between standards, the City shall determine which standard is appropriate based upon substantial evidence in light of the whole record.

11.72 “State CEQA Guidelines” means the Guidelines for Implementation of the California Environmental Quality Act as adopted by the Secretary of the California Natural Resources Agency as they now exist or hereafter may be amended. (California Administrative Code, Title 14, sections 15000, et seq.)

11.73 “Substantial Evidence” means reliable information on which a fair argument can be based to support an inference or conclusion, even though another conclusion could be drawn from that information. “Substantial evidence” includes facts, reasonable assumptions predicated upon facts, and expert opinion supported by facts. “Substantial evidence” does not include argument, speculation, unsubstantiated opinion or narrative, evidence which is clearly inaccurate or erroneous, or evidence of social or economic impacts which do not contribute to, or are not caused by, physical impacts on the environment.

11.74 “Sustainable Communities Strategy” is an element of a Regional Transportation Plan, which must be adopted by the Metropolitan Planning Organization for the region. (See Local Guidelines Section 11.40.) The Sustainable Communities Strategy is an integrated land use and transportation plan intended to reduce greenhouse gases. The Sustainable Communities Strategy includes various components such as: consideration of existing densities and uses within the region, identification of areas within the region that can accommodate an eight-year projection of the region’s housing needs, development of projections for growth in the region, identification of existing transportation networks, and preparation of a forecast for development pattern for the region that can be integrated with transportation networks.

11.75 “Tiering” means the coverage of general matters in broader EIRs (such as on general plans or policy statements) with subsequent narrower EIRs or ultimately site-specific EIRs incorporating by reference the general discussions and concentrating solely on the issues specific to the EIR subsequently prepared. Tiering is appropriate when the sequence of EIRs is:
(a) From a general plan, policy, or Program EIR to a program, plan, or policy EIR of lesser scope or to a site-specific EIR; or (b) From an EIR on a specific action at an early stage to a subsequent EIR or a supplement to an EIR at a later stage. Tiering in such cases is appropriate when it helps the Lead Agency to focus on the issues which are ripe for decision and exclude from consideration issues already decided or not yet ripe.
(Public Resources Code sections 21003, 21061 and 21100.)

11.76 “Transit Priority Area” means an area within one-half mile of a major transit stop that is existing or planned, if the planned stop is scheduled to be completed within the Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-14 ©Best Best & Krieger LLP planning horizon included in a Transportation Improvement Program adopted pursuant to Section 450.216 or 450.322 of Title 23 of the Code of Federal Regulations.

11.77 “Transit Priority Project” means a mixed use project that is consistent with the general use designation, density, building intensity, and applicable policies specified for the project area in either a sustainable communities strategy or an alternative planning strategy for which the California Air Resources Board has accepted a Metropolitan Planning Organization’s determination that the sustainable communities strategy or the alternative planning strategy would, if implemented, achieve the greenhouse gas emission reduction targets. Such a project may be exempt from CEQA if a detailed laundry list of requirements is met. To qualify for the exemption, the Transit Priority Project must:
(1) contain at least 50 percent residential use based on total building square footage; (2) if the project contains between 26 percent and 50 percent non-residential uses, the floor-to-area ratio (FAR) must be at least 0.75;
(3) have a minimum net density of 20 dwelling units per acre; (4) be located within a half mile of a major transit stop or high-quality transit corridor included in a regional transportation plan; and (5) meet all the requirements of Public Resources Code section 21155.1.

11.78 “Transportation Facilities” includes major local arterials and public transit within five (5) miles of the project site, and freeways, highways, and rail transit service within ten (10) miles of the project site.

11.79 “Tribal Cultural Resources” are either of the following:
(1) Sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either of the following:
(a) Included or determined to be eligible for inclusion in the California Register of Historical Resources.
(b) Included in a local register of historic resources as defined in subdivision (k) of Public Resources Code section 5020.1. (2) 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 subdivision (c) of Section 5024.1 for the purposes of this definition, the Lead Agency shall consider the significance of the resource to a California Native American tribe.

Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-15 ©Best Best & Krieger LLP A cultural landscape that meets the criteria set forth above is a tribal cultural resource to the extent that the landscape is geographically defined in terms of the size and scope of the landscape.

A historic resource described in Public Resources Code section 21084.1, a unique archaeological resource as defined in subdivision (g) of Public Resources Code section 21083.2, or a “nonunique archaeological resource” as defined in subdivision (h) of Public Resources Code section 21083.2 may also be a tribal cultural resource if it conforms with the criteria of Tribal cultural resources.

11.80 “Trustee Agency” means a State agency having jurisdiction by law over natural resources affected by a project which are held in trust for the people of the State of California. Trustee Agencies may include, but are not limited to, the following:
(a) The California Department of Fish and Wildlife (“DFW”) with regard to the fish and wildlife of the state, designated rare or endangered native plants, and game refuges, ecological reserves, and other areas administered by DFW;
(b) The State Lands Commission with regard to state owned “sovereign” lands such as the beds of navigable waters and state school lands; (c) The State Department of Parks and Recreation with regard to units of the State Park System;
(d) The University of California with regard to sites within the Natural Land and Water Reserve System; and/or
(e) The State Water Resources Control Board with respect to surface waters.

11.81 “Urban Growth Boundary” means a provision of a locally adopted general plan that allows urban uses on one side of the boundary and prohibits urban uses on the other side of the boundary.

11.82 “Urbanized Area” means either of the following:
(1) An incorporated city that either by itself or in combination with two contiguous incorporated cities has a population of at least one hundred thousand (100,000) persons;
(2) An unincorporated area that meets both of the following requirements:
(a) The unincorporated area is either:
(i) completely surrounded by one or more incorporated cities, has a population of at least 100,000 persons either by itself or in combination with the surrounding incorporated city or cities, and has a population density that at least equals the population density of the surrounding city or cities; or
(ii) located within an urban growth boundary and has an existing residential population of at least five thousand (5,000) persons per square mile. An “urban growth boundary” means a
Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-16 ©Best Best & Krieger LLP provision of a locally adopted general plan that allows urban uses on one side of the boundary and prohibits urban uses on the other side.
(b) The board of supervisors with jurisdiction over the unincorporated area has taken all three of the following steps:

1. Prepared a draft document by which the board would find that the general plan, zoning ordinance, and related policies and programs applicable to the unincorporated area are consistent with principles that encourage compact development in a manner that promotes efficient transportation systems,
economic growth, affordable housing, energy efficiency, and an appropriate balance of jobs and housing, and protects the environment, open space and agricultural areas;

2. Submitted the draft document to the Office of Land Use and Climate Innovation and allowed LCI thirty (30) days to submit comments on the draft finding to the board; and

3. At least thirty (30) days after submitting the draft document to the Office of Land Use and Climate Innovation, the board has adopted a final finding in substantial conformity with the draft finding described in the draft document.
(Public Resources Code sections 21083, 21159.20-21159.24; State CEQA Guidelines section 15191(m).)

11.83 “Water Acquisition Plans” means any plans for acquiring additional water supplies prepared by the public water system or a city or county Lead Agency pursuant to subdivision (a) of section 10911 of the Water Code.

11.84 “Water Assessment” or “Water Supply Assessment” means the water supply assessment that must be prepared by the governing body of a public water system, or a city or county, pursuant to and in compliance with sections 10910 to 10915 of the Water Code, and that includes, without limitation, the elements of the assessment required to comply with subdivisions (d), (e), (f), and (g) of section 10910 of the Water Code.

11.85 “Water Demand Project” means any one of the following:
(A) A residential development of more than 500 dwelling units; (B) A shopping center or business establishment employing more than 1,000 persons or having more than 500,000 square feet of floor space; (C) A commercial office building employing more than 1,000 persons or having more than 250,000 square feet of floor space;
(D) A hotel or motel, or both, having more than 500 rooms; Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-17 ©Best Best & Krieger LLP (E) An industrial, manufacturing, or processing plant, or industrial park planned to house more than 1,000 persons, occupying more than 40 acres of land, or having more than 650,000 square feet of floor area;
Except, a proposed photovoltaic or wind energy generation facility approved on or after October 8, 2011, is not a Water Demand Project if the facility would demand no more than 75 acre-feet of water annually.
(F) A mixed-use project that includes one or more of the projects specified in subdivisions (A); (B), (C), (D), (E), or (G) of this section; (G) A project that would demand an amount of water equivalent to, or greater than, the amount of water required by a 500 dwelling unit project; or (H) For public water systems with fewer than 5,000 service connections, a project that meets the following criteria:
(1) A proposed residential, business, commercial, hotel or motel, or industrial development that would account for an increase of 10 percent or more in the number of a public water system’s existing service connections; or
(2) A mixed-use project that would demand an amount of water equivalent to, or greater than, the amount of water required by residential development that would represent an increase of 10 percent or more in the number of the public water system’s existing service connections. (State CEQA Guidelines section 15155.)

11.86 “Waterway” means a bay, estuary, lake, pond, river, slough, or a perennial, intermittent, or ephemeral stream, lake, or estuarine-marine shoreline.

11.87 “Wetlands” has the same meaning as that term is construed in the regulations issued by the United States Army Corps of Engineers pursuant to the Clean Water Act. Thus, “wetlands” means areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs, and similar areas. (Public Resources Code section 21159.21(d), incorporating Title 33, Code of Federal Regulations, section 328.3.)

11.88 “Wildlife Habitat” means the ecological communities upon which wild animals, birds, plants, fish, amphibians, and invertebrates depend for their conservation and protection. (Public Resources Code section 21159.21.)

11.89 “Zoning Approval” means any enactment, amendment, or appeal of a zoning ordinance; granting of a conditional use permit or variance; or any other form of land Local Guidelines for Implementing the
California Environmental Quality Act (2026) DEFINITIONS 2026 City of Big Bear Lake Local Guidelines 11-18 ©Best Best & Krieger LLP use, subdivision, tract, or development approval required from the city or county having jurisdiction to permit the particular use of the property.

Local Guidelines for Implementing the
California Environmental Quality Act (2026) FORMS
2026 City of Big Bear Lake Local Guidelines 12-1 ©Best Best & Krieger LLP

12. FORMS
See forms A – S which accompany these Guidelines.

Local Guidelines for Implementing the
California Environmental Quality Act (2026) Common ACRONYMS 2026 City of Big Bear Lake Local Guidelines 13-1 ©Best Best & Krieger LLP

13. COMMON ACRONYMS
A. **************************************************
ADEIR – Administrative Draft Environmental Impact Report AQMD – Air Quality Management District
AQMP – Air Quality Management Plan
AR – Administrative Record
ARB – Air Resources Board
B. **************************************************
BMP – Best Management Practices
BO – Biological Opinion
C. **************************************************
Cal EPA – California Environmental Protection Agency
CAP – Climate Action Plan
CCAA – California Clean Air Act
CCR – California Code of Regulations (Title 14 Sections 15000 et seq. are also known as the State CEQA Guidelines.)
CE – Categorical Exclusion (NEPA)
CESA – California Endangered Species Act
CEQA – California Environmental Quality Act
CFR – Code of Federal Regulations
CMP – Congestion Management Plan
CRWQCB – California Regional Water Quality Control Board D. **************************************************
DEIR – Draft Environmental Impact Report
DFW – Department of Fish and Wildlife
E. **************************************************
EA – Environmental Assessment (NEPA term)
EIR – Environmental Impact Report
EIS – Environmental Impact Statement (NEPA term)
EPA – Environmental Protection Agency
ESA – Endangered Species Act; Environmental Site Assessment F. **************************************************
FCAA – Federal Clean Air Act
FEIR – Final Environmental Impact Report
FOIA – Freedom of Information Act (Federal)
FONSI – Finding of No Significant Impact (NEPA term)
FWS – Fish and Wildlife Service
Local Guidelines for Implementing the
California Environmental Quality Act (2026) Common ACRONYMS 2026 City of Big Bear Lake Local Guidelines 13-2 ©Best Best & Krieger LLP G. **************************************************
GHG – Greenhouse Gas
GW – Ground Water
H. **************************************************
HH&E – Human Health and Environment
HRA – Health Risk Assessment
HS – Hazardous Substance
I. **************************************************
IS – Initial Study
J. **************************************************
K. **************************************************
L. **************************************************
LADD – Lifetime Average Daily Dose; Lowest Acceptable Daily Dose LCI – Office of Land Use and Climate Innovation (formerly Office of Planning and Research or OPR)
LEA – Local Enforcement Agency
LESA – Land Evaluation and Site Assessment
LUFT – Leaking Underground Fuel Tank
LUST – Leaking Underground Storage Tanks. Reference Part 213 of Public Act 451 of 1994.

M. **************************************************
MEIR – Master Environmental Impact Report
MMRP – Mitigation Monitoring and Reporting Plan
MPO – Metropolitan Planning Organization
MND – Mitigated Negative Declaration
N. **************************************************
ND – Negative Declaration
NEPA – National Environmental Policy Act
NOA – Notice of Availability
NOC – Notice of Completion
NOD – Notice of Determination
NOE – Notice of Exemption
NOI – Notice of Intent
NOP – Notice of Preparation
NOV – Notice of Violation
O. **************************************************
Local Guidelines for Implementing the
California Environmental Quality Act (2026) Common ACRONYMS 2026 City of Big Bear Lake Local Guidelines 13-3 ©Best Best & Krieger LLP P. **************************************************
PEIR – Program Environmental Impact Report. Sometimes also used to describe a Project Environmental Impact Report
PM – Particulate Matter
PRA – Public Records Act
PSA – Permit Streamlining Act
Q. **************************************************
R. **************************************************
RCRA – Resource Conservation and Recovery Act (1976) Governs definition, handling, and disposal of hazardous waste.

S. **************************************************
SCH – State Clearinghouse
SEIR – Supplemental or Subsequent Environmental Impact Report SMARA – Surface Mining and Reclamation Act
SWMP – Stormwater Monitoring Program
SWPPP – Stormwater Pollution Prevention Program
T. **************************************************
TCM – Transportation Control Measure
TCP – Transportation Control Plan
TDS – Total Dissolved Solids
TMP – Transportation Management Plan
Title V – refers to Title V of the Clean Air Act related to ambient air quality provisions TLV – Threshold Limit Value
U. **************************************************
UBC – Uniform Building Code
UFC – Uniform Fire Code
UGST – Underground Storage Tank
USDW – Underground Source of Drinking Water
UWMP – Urban Water Management Plan
V. **************************************************
VOC – Volatile Organic Compounds (Health & Safety Code, section 25123.6.) VOS – Vehicle Operating Survey
W. **************************************************
WQS – Water Quality Standard
WSA – Water Supply Assessment
Local Guidelines for Implementing the
California Environmental Quality Act (2026) Common ACRONYMS 2026 City of Big Bear Lake Local Guidelines 13-4 ©Best Best & Krieger LLP WTP – Water Treatment Plant. A facility designed to provide treatment to water.

WWTP – Wastewater Treatment Plan
X. **************************************************
Y. **************************************************
Z. **************************************************

MEETING
DATE: August 12, 2026
TO: Honorable Chair and Members of the Successor Agency to the Big Bear Lake Improvement Agency
THROUGH: Erik Sund, City Manager
FROM: Kelly Tinker, Director of Community & Economic Development Andrew Mellon, Community Development Manager
Nathan Castillo, Senior Planner
SUBJECT: Accept the 2025 Compliance Report for the Mountain Meadows Senior Housing Complex

BACKGROUND & DISCUSSION
Each year, Mountain Meadows Senior Housing Complex is required to submit a Compliance Report (attached) to the Successor Agency of the Big Bear Lake Improvement Agency. The attached report has been prepared to indicate compliance with the Development Agreements entered into between Mountain Meadows Senior Housing Complex Partners, Ltd. and the Big Bear Lake Improvement Agency in 1997 and 1999. The report also reflects compliance with the 2025 amendment to and consolidation of the Affordable Housing Agreement(s), including the purchase of Affordable Housing Rental Credits extending the life of all seventy-four (74) units.

The Compliance Report includes resident status reports and compliance certifications, the development’s Income Statement and Balance Sheet, as well as the 2025 Independent Auditor’s Report. The report also contains the residents’ 2025 Annual Income Certification, which has been removed from this attachment due to the confidential nature of the personal information.

City staff have completed a review of Mountain Meadows Senior Housing Complex 2025 Compliance Report. The analysis includes verification that resident income levels were compliant with the San Bernardino County 2025 Affordability Guidelines issued annually by the U.S.

Department of Housing & Urban Development (HUD) and California Department of Housing & Community Development (HCD). This review found Mountain Meadows Senior Housing Complex to be in compliance with the required very low-, low- and moderate-income levels and all of the residents listed on the Annual Income Statement met the age criteria of a “Qualified Resident” or a “Senior Citizen” as defined by California Civil Code Section 51.3.

FISCAL IMPACT
There is no fiscal impact related to this item.

Item 1.7

ENVIRONMENTAL CONSIDERATIONS
This item is not a “project” under Public Resources Code Section 21065.

CONSIDERATION OF STRATEGIC PRIORITIES
This project aligns with the City Council’s Strategic Priority No. 5 to “preserve and protect the quality of life for the residents and the businesses, while maintaining a balance with the environment to foster a sustainable economic base.”

RECOMMENDED ACTION
It is recommended that the Successor Agency Board receive and file the 2025 Compliance Report for the Mountain Meadows Senior Housing Complex; that indicates compliance with all the Development Agreement requirements.

ATTACHMENT

1. Mountain Meadows 2025 Compliance Report
Item 1.7
Attachment 1

MOUNTAIN MEADOWS SENIOR HOUSING
COMPLEX PARTNERS LTD.
(5) Property and Equipment
Notes to Financial Statements
December 31, 2025 and 2024
The property and equipment as of December 31, 2025 and 2024 consisted of the following:
2025 2024
Buildings $ 5,558,097 $ 5,558,097
Land 520,200 520,200
Driveway and Parking Lots 440,101 364,881
Landscape Improvements 112,576 112,576
Furniture and Equipment 202,139 202,139
Total 6,833,113 6,757,893
Less Accumulated Depreciation ( 5,859,659) ( 5,655,059) Net $ 273,454 $ 1,102,834
For the years ended December 31, 2025 and 2024, depreciation expense was $204,600 and $202,093, respectively.
(6) Related Party Transactions
The Company operates a housing complex built on a land contributed by one of the limited partners with the fair value of the land as his capital contribution. The Company agreed to pay a 4% annual interest on the original valuation of the land until the Company is terminated and/or the housing complex is sold. For both years ended December 31, 2025 and 2024, the Company paid and recorded interest expense of $20,808.

The general partner of the Company is a corporation owned by two of the limited partners. The Company entered into a property management agreement with the general partner which gave the latter exclusive rights to manage the property pursuant to the limited partnership agreement. The property management agreement is renewable on an annual basis and the Company intends to continually renew this agreement. Management fees increase parallel with rental income. For the years ended December 31, 2025 and 2024, management fees paid amounted to $85,656 and $83,160, respectively.

The Company also reimburses the general partner for the resident manager's salaries, payroll related taxes and fees, purchase of materials, supplies for landscape, legal services, cleaning, repairs and maintenance services.

Management believes the services provided by this related party are competitive with the market in the area.

These reimbursements totaled $59,704 in 2025 and $55,288 in 2024.

For the years ended December 31, 2025 and 2024, the total payments and reimbursements made by the Company to this related party totaled $145,360 and $138,448, respectively.

The Company annually renews the property management agreement with this general partner which provides, among others, the management fee. For the year ending December 31, 2026, the agreement was renewed on January 1, 2026 with the annual management fee set at $88,224 payable in equal installments of $7,352 per month.
- 8 -
Regular Meeting Minutes – November 12, 2025
A Regular Meeting of the City Council of the City of Big Bear Lake was called to order by Mayor Melnick at 5:09 p.m., Wednesday, November 12, 2025, at the Civic Center, 39707 Big Bear Boulevard, Big Bear Lake, California.

OPEN SESSION
Flag Salute: Led by Mayor Pro Tem Segovia
Invocation: Invocation was provided by Jim Lona, SB County’s 3rd District Veterans Affairs Commissioner
Councilmembers Present: Mayor Perri Melnick
Mayor Pro Tem Kendi Segovia
Councilmember Rick Herrick
Councilmember Charles Hicks, Jr.

Councilmember Randall Putz
Others Present: Erik Sund, City Manager
Stephen P. Deitsch, City Attorney
Erica Stephenson, City Clerk
Monica M. Molina-Connolly, Executive Assistant
Mayor Melnick announced that Closed Session would be moved to the end of the meeting and held after the completion of Open Session. Mayor Melnick also announced that she reordered the agenda items, moving Item 2.1, the Caltrans Update, to be presented before the presentation portion of the meeting.

2.1 CALTRANS DISTRICT 8 PROJECTS UPDATE
Representatives from Caltrans District 8 provided updates on the locations of CMS sign placements, K-rail placements in the Big Bear area, the SR-38 Emergency Project near Angelus Oaks, and upcoming holiday moratoriums.

Following the presentation and City Council questions, Mayor Melnick invited up speakers who wanted to speak on this item. The following individuals approached the City Council:

Travis Scott, Visit Big Bear, expressed concerns about the closure of SR-38, and urged Caltrans and the City to partner with Visit Big Bear to coordinate a winter travel plan and regular public updates.

Evan Engle, Big Bear Chamber of Commerce, shared that the business community is feeling anxious about the SR-38 closure, and the anticipated tourism impacts.

Wade Reeser, Big Bear Mountain Resort, expressed his concerns about the SR-38 closure, and its negative impact on local revenue.

Daniel Gulbranson, Big Bear Lake resident, expressed his frustration with potholes and the placement of K-rails.

Item 1.8

Meeting Minutes
November 12, 2025
Following public comment and further discussion, City Manager Sund shared that he will bring forward a future agenda item addressing increased engagement with Caltrans, including City Council’s involvement.

PRESENTATIONS
• Nicholas Haecker, Deputy Public Works Director provided an overview of the upcoming winter traffic management and operations plan.
• Introduction of new employee Joseph Toney, Interim Director of Finance/Treasury Services Department.
• Introduction of new employee Stephanie Sikkema, Interim Finance Manager in the Finance/Treasury Services Department.
• Introduction of new employee Crista Reid, Human Resources & Risk Management Analyst in the Management Services Department.
• Miguel Cabanas, Engineering Manager provided a quarterly update on the City’s Capital Improvement Projects.
• Presentation from Kelly Tinker, Economic Development Manager and Jessika Leverich, Economic Development Analyst regarding the Small Business Façade Improvement Program.

OPEN SESSION PUBLIC COMMUNICATIONS
Daniel Gulbranson, Big Bear Lake resident, shared his thoughts on the State of the City event and voiced his frustration with Summit Boulevard.

1. CONSENT CALENDAR
A motion was made by Councilmember Herrick, seconded by Councilmember Putz to approve the Consent Calendar as follows:

1.1 APPROVE DEMANDS – CHECK ISSUE DATE 8/27/25 THROUGH 9/19/25 IN THE AMOUNT OF $2,977,049.15 AND THE AUGUST 2025 TREASURER’S REPORT Approved

1.2 APPROVE DEMANDS – CHECK ISSUE DATE 9/20/25 THROUGH 10/29/25 IN THE AMOUNT OF $4,253,819.91 AND THE SEPTEMBER 2025 TREASURER’S REPORT Approved

1.3 APPROVE MEETING MINUTES FROM THE AUGUST 13, 2025 REGULAR

MEETING OF CITY COUNCIL
Approved

1.4 APPROVE MEETING MINUTES FROM THE SEPTEMBER 10, 2025 REGULAR

MEETING OF CITY COUNCIL
Approved

Meeting Minutes
November 12, 2025

1.5 APPROVE MEETING MINUTES FROM THE OCTOBER 29, 2025 SPECIAL

MEETING OF CITY COUNCIL
Approved

1.6 APPROVE THE 2026 CITY COUNCIL MEETING CALENDAR AND UPCOMING

HOLIDAY CLOSURES
Approved

1.7 ADOPT AN UPDATE TO THE AUTHORIZED SIGNERS ON THE CITY’S LOCAL

AGENCY INVESTMENT FUND ACCOUNT
Approved and adopted the following resolution entitled:

RESOLUTION NO. 2025-49

RESOLUTION AUTHORIZING THE INVESTMENT OF

MONIES IN THE LOCAL AGENCY INVESTMENT FUND

1.8 ADOPT AN ORDINANCE APPROVING DEVELOPMENT CODE AMENDMENT 2025-028, PROPOSING CITYWIDE REVISIONS TO DEVELOPMENT CODE SECTIONS: 17.25.040 “ACCESSORY USES PERMITTED IN RESIDENTIAL ZONES”,

17.25.060 “ADDITIONAL SETBACK REGULATIONS”, AND 17.35.030 “PRINCIPAL USES PERMITTED IN COMMERCIAL AND PUBLIC ZONES” TO INTRODUCE

NEW STANDARDS AND REGULATIONS RELATED TO THE KEEPING OF

ANIMALS IN RESIDENTIAL AND COMMERCIAL ZONES
Approved and adopted the following ordinance entitled:

ORDINANCE NO. 2025-523

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BIG BEAR LAKE APPROVING DEVELOPMENT CODE AMENDMENT 2025-028

PROPOSING CITYWIDE REVISIONS TO DEVELOPMENT CODE
SECTIONS: 17.25.040 ACCESSORY USES PERMITTED IN RESIDENTIAL ZONES, 17.25.060 ADDITIONAL SETBACK REGULATIONS, AND 17.35.030

PRINCIPAL USES PERMITTED IN COMMERCIAL AND PUBLIC ZONES

TO INTRODUCE NEW STANDARDS AND REGULATIONS RELATED TO

THE KEEPING OF ANIMALS IN RESIDENTIAL AND COMMERCIAL

ZONES AND FINDING THESE AMENDMENTS EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT

1.9 INTRODUCTION OF AN ORDINANCE ADOPTING BY REFERENCE THE 2025

EDITION OF THE CALIFORNIA BUILDING STANDARDS CODE
Approved the introduction, first reading (was read aloud by City Attorney Deitsch) and set a Public Hearing for the following ordinance entitled:

Meeting Minutes
November 12, 2025
ORDINANCE NO. 2025-xxx

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BIG BEAR LAKE, CALIFORNIA, REPEALING SECTIONS 1, 2, 3, 6, AND 8 OF ORDINANCE 2022- 508 AND AMENDING TITLE 15 OF THE BIG BEAR LAKE MUNICIPAL CODE

PERTAINING TO THE CONSTRUCTION AND MAINTENANCE OF BUILDINGS BY ADOPTING THE 2025 CALIFORNIA BUILDING STANDARDS CODE AS FOUND IN TITLE 24 OF THE CALIFORNIA CODE OF REGULATIONS COMPRISING THE CALIFORNIA BUILDING CODE, VOLUMES 1 & 2, AND APPENDICES B, H, I, & J OF VOLUME 2, 2025 EDITION; THE CALIFORNIA WILDLAND-URBAN INTERFACE CODE AND APPENDIX C, 2025 EDITION; THE CALIFORNIA RESIDENTIAL CODE AND APPENDIX BF, 2025 EDITION; THE CALIFORNIA ELECTRICAL CODE, 2025 EDITION; THE CALIFORNIA MECHANICAL CODE, 2025 EDITION; THE CALIFORNIA PLUMBING CODE, 2025 EDITION; THE CALIFORNIA ENERGY CODE, 2025 EDITION; THE CALIFORNIA HISTORICAL BUILDING CODE, 2025 EDITION; THE
CALIFORNIA GREEN BUILDING STANDARDS CODE, 2025 EDITION; THE CALIFORNIA EXISTING BUILDING CODE, 2025 EDITION; THE CALIFORNIA REFERENCE STANDARDS CODE, 2025 EDITION; THE CALIFORNIA
ADMINISTRATIVE CODE, 2025 EDITION; AND THE CALIFORNIA FIRE CODE AND APPENDICES B, BB, C, CC, D, H, I, & J, AND ERRATA, 2025 EDITION

1.10 AUTHORIZE AN AMENDEMENT TO THE BIG BEAR AREA REGIONAL

WASTEWATER AGENCY PAYMENT AND COLLECTION AGREEMENT
Approved and adopted the following resolution entitled:

RESOLUTION NO. 2025-50
RESOLUTION AUTHORIZING AMENDMENT NO. 3 TO THE

PAYMENT AND COLLECTION AGREEMENT FOR THE

BIG BEAR AREA REGIONAL WASTEWATER AGENCY

1.11 AUTHORIZE NOTICES OF COMPLETION FOR FISCAL YEAR 2025-26 CAPITAL

IMPROVEMENT PROJECTS
Approved

1.12 AUTHORIZE THE FIRST AMENDMENT TO THE LAND SUBLEASE AGREEMENT

WITH ATC SEQUOIA LLC FOR VERIZON WIRELESS TELECOMMUNICATIONS FACILITY – SITE NO. 411544
Approved and adopted the following resolution entitled:

RESOLUTION NO. 2025-51

RESOLUTION AUTHORIZING THE FIRST AMENDMENT TO THE LAND

SUBLEASE AGREEMENT BETWEEN THE CITY OF BIG BEAR LAKE AND ATC

SEQUOIA LLC, ACTING ON BEHALF OF LOS ANGELES SMSA LIMITED

PARTNERSHIP, FOR THE CONTINUED OPERATION OF THE VERIZON WIRELESS

Meeting Minutes
November 12, 2025

TELECOMMUNICATIONS FACILITY LOCATED ON CITY-OWNED PROPERTY (APN 0307-111-41-0000, SITE NO. 411544, ‘METCALF CA’)
The Consent Calendar was approved by the following vote:

AYES: Putz, Segovia, Herrick, Hicks, Melnick
NOES: None
ABSTAIN: None
ABSENT: None

ITEMS REMOVED FROM THE CONSENT CALENDAR
None

2. DISCUSSION/ACTION ITEMS
Please note: Item 2.1 was moved by the Mayor to the first item on the Agenda.

2.2 APPROVE AN AMENDMENT TO THE AFFORDABLE HOUSING AGREEMENT WITH THE NORTHRIDGE GROUP, INC.

Senior Planner Nathan Castillo provided a presentation on this item.

Following City Council questions, Mayor Melnick invited up speakers who wanted to speak on this item.

The following individual approached the City Council:

Daniel Gulbranson, Big Bear Lake resident, expressed his frustration with the amendment and requested that the City provide additional clarity.

Following public comment and City Council’s further discussion; a motion was made by Councilmember Putz, seconded by Mayor Melnick, to approve the staff’s recommendation including the first payment option of $3,500,000 payable in one installment by December 31, 2025, and adopt the following resolution entitled:

RESOLUTION NO. 2025-52

RESOLUTION AUTHORIZING AN AMENDMENT TO THE AFFORDABLE

HOUSING AGREEMENT BETWEEN THE CITY OF BIG BEAR LAKE AND THE NORTHRIDGE GROUP, INC. RELATED TO THE MOUNTAIN

MEADOWS SENIOR HOUSING COMPLEX AND AUTHORIZE THE
PURCHASE OF AFFORDABLE HOUSING RENTAL CREDITS; AND

AUTHORIZE THE NECESSARY BUDGET APPROPRIATION
Said motion was approved by the following vote:

AYES: Herrick, Segovia, Putz, Melnick
NOES: Hicks
ABSTAIN: None
EXCUSED: None

Meeting Minutes
November 12, 2025

2.3 INTRODUCTION OF AN ORDINANCE AMENDING THE CITY’S VACATION RENTAL

REGULATIONS TO ALLOW RESIDENTIAL PROPERTIES WITH ACCESSORY

DWELLING UNITS ELIGIBILITY IN THE VACATION RENTAL PROGRAM Economic Development Manager Kelly Tinker and Economic Development Analyst Jessika Leverich provided a presentation on this item.

Following City Council questions, Mayor Melnick invited up speakers who wanted to speak on this item.

The following individuals approached the City Council:

Kimberly Kidd, Big Bear Lake resident, shared that she does not support increased tourism or additional vacation rentals.

Michael Beveridge, Big Bear Lake resident, noted that the ADU option benefits local residents, and is an effective solution to the affordable housing challenge.

Annette Karnes, Big Bear Lake resident, expressed her support for ADU’s.

Daniel Gulbranson, Big Bear Lake resident, inquired about the cost associated with ADU’s, and whether the City will impose a tax on them.

Following public comment and City Council further discussion; a motion was made by Councilmember Hicks, seconded by Councilmember Putz, to approve the staff’s recommendation to read the title, waive further reading, and introduce the following ordinance entitled:

ORDINANCE NO. 2025-xxx

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF BIG BEAR LAKE, CALIFORNIA, AMENDING CHAPTER 4.01 (“VACATION RENTALS”) OF TITLE 4 (“VISITOR-SERVING USES AND TOURISM”) OF THE BIG BEAR

LAKE MUNICIPAL CODE TO ALLOW RESIDENTIAL PROPERTIES WITH

ACCESSORY DWELLING UNITS ELIGIBILITY IN THE VACATION RENTAL PROGRAM; AND FINDING THESE AMENDMENTS EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
Said motion was approved by the following vote:

AYES: Putz, Segovia, Hicks, Herrick, Melnick
NOES: None
ABSTAIN: None
EXCUSED: None

2.4 AUTHORIZE A GENERAL PLAN PROFESSIONAL SERVICES AGREEMENT Assistant City Manager Sean Sullivan provided a presentation on this item.

Following City Council questions, Mayor Melnick invited up speakers who wanted to speak on this item.

The following individual approached the City Council:

Daniel Gulbranson, Big Bear Lake resident, expressed his opinion that the City’s meeting agendas are too large and complicated for the public to understand.

Meeting Minutes
November 12, 2025
Following public comment and City Council further discussion; a motion was made by Councilmember Herrick, seconded by Mayor Pro Tem Segovia, to approve the staff’s recommendation and adopt the following resolution entitled:

RESOLUTION NO. 2025-53

RESOLUTION AUTHORIZING A PROFESSIONAL SERVICES

AGREEMENT WITH MINTIER HARNISH FOR PREPERATION OF THE

GENERAL PLAN UPDATE
Said motion was approved by the following vote:

AYES: Hicks, Segovia, Herrick, Putz, Melnick
NOES: None
ABSTAIN: None
EXCUSED: None

2.5 OVERVIEW OF THE CITY’S FILM SERVICES AND PERMITTING PROCESS Economic Development Manager Kelly Tinker provided a presentation on this item.

Following the presentation, Mayor Melnick invited up speakers who wanted to make a public comment on this item and no individuals approached the City Council.

The City Council and City staff engaged in a discussion related to this item, but no formal action was taken by the City Council.

2.6 DEPARTMENT OF WATER AND POWER (DWP) GARSTIN WATER OPERATIONS

FACILITY PROJECT UPDATE
DWP General Manager Reggie Lamson provided a presentation on this item.

Following the presentation, Mayor Melnick invited up speakers who wanted to make a public comment on this item and no individuals approached the City Council.

After further City Council discussion; a motion was made by Councilmember Herrick, seconded by Councilmember Hicks, to authorize the DWP to proceed with the Garstin Water Operations Facility Project, which will ultimately be funded by a $15,400,000 U.S. Department of Agriculture (USDA) Loan (with it being noted that the formal approval of the USDA Loan will occur when the interim financing is converted into the USDA Loan, at the completion of construction).:

Said motion was approved by the following vote:

AYES: Segovia, Putz, Hicks, Herrick, Melnick
NOES: None
ABSTAIN: None
EXCUSED: None

Meeting Minutes
November 12, 2025

2.7 LEGAL NONCONFORMING USES WITHIN THE R-3 (MULTIPLE-FAMILY) ZONE

DISTRICT
Community Development Manager Andrew Mellon provided a presentation on this item.

Following the presentation, Mayor Melnick invited up speakers who wanted to make a public comment on this item and no individuals approached the City Council.

The City Council and City staff engaged in a discussion related to this item, but no formal action was taken by the City Council.

At the hour of 9:26 p.m., Mayor Melnick called for a recess to Closed Session.

At the hour of 10:10 p.m., Mayor Melnick resumed Open Session.

RESULTS OF CLOSED SESSION
City Attorney Stephen P. Deitsch announced that the City Council discussed the following items in Closed Session, and that no reportable action was taken by the City Council on any of the three items.

1. CONFERENCE WITH REAL PROPERTY NEGOTIATORS pursuant to Gov. Code Section 54956.8 Property: 630 Bartlett Road, APN:0308-166-57
Link to Google Map: https://maps.app.goo.gl/38Wnozo7WvvziJSq7 City Negotiator: City Manager Erik Sund
Negotiating Party: Gonzalez Living Trust – Adolfo A. Gonzalez Under Negotiation: Price & Terms of Payment

2. CONFERENCE WITH REAL PROPERTY NEGOTIATORS pursuant to Gov. Code Section 54956.8 Property: 590 Bartlett Lane / 40763 Beaver Lane, APN:0308-166-26 / 0308-166-58 Link to Google Map: https://maps.app.goo.gl/iKe9mT4HYFxbvWB96 City Negotiator: City Manager Erik Sund
Negotiating Party: Draco Builders, LLC, Dave Stone
Under Negotiation: Price & Terms of Payment

3. CONFERENCE WITH REAL PROPERTY NEGOTIATORS pursuant to Gov. Code Section 54956.8 Property: 40940 Pennsylvania Ave. (former Big Bear Elementary School site), APN:0309-111-01 Link to Google Map: https://maps.app.goo.gl/k3xMPrAEs6BzQgmB8 City Negotiator: City Manager Erik Sund
Negotiating Party: Bear Valley Unified School District
Under Negotiation: Price & Terms of Payment

ADJOURNMENT
There being no further business to come before the City Council at this Regular Meeting, Mayor Melnick adjourned the meeting at 10:11 p.m., in memory of Gregory Eddinger. _______________________
Erica Stephenson, City Clerk
Special Meeting Minutes – July 27, 2026
-
A Special Meeting of the City Council and Fire Protection District of the City of Big Bear Lake was called to order by Mayor Putz at 1:03 p.m., Monday, July 27, 2026, at the Civic Center, 39707 Big Bear Boulevard, Big Bear Lake, California.

OPEN SESSION
Flag Salute: Flag Salute led by Mayor Pro Tem Segovia
Councilmembers Present: Mayor Randall Putz
Mayor Pro Tem Kendi Segovia
Councilmember Rick Herrick
Councilmembers Participating Remotely: Councilmember Charles Hicks, Jr. participated remotely as indicated on the posted Agenda
Councilmember Perri Melnick participated remotely via SB 707 “just cause” childcare provision exception
Others Present: City Manager Erik Sund
Deputy City Clerk Jennifer Lindquist

CLOSED SESSION PUBLIC COMMUNICATIONS
Dan Gulbranson, Big Bear Lake resident, provided his opinion on the City’s special meeting noticing procedures, and stated he thinks anticipated litigation should be discussed in open session.

DECLARATION OF CLOSED SESSION ITEMS
City Manager Erik Sund declared the following items prior to recessing to Closed Session:

BIG BEAR LAKE CITY COUNCIL (CC)

BIG BEAR LAKE FIRE PROTECTION DISTRICT (FPD)

1. (CC) CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION pursuant to Govt.

Code Section (Paragraph (1) of subdivision (d) of Section 54956.9) Name of case: Granite Construction Company

2. (FPD) CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Initiation of litigation pursuant to Government Code Section 54956.9 (d)(4) One (1) Case

3. (FPD) CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Significant exposure to litigation pursuant to Government Code Section 54956.9 (d)(2) One (1) Case
At the hour of 1:11 p.m., Mayor Putz called for a recess to Closed Session.

At the hour of 2:46 p.m., Mayor Putz resumed Open Session.

Item 1.9

Meeting Minutes
July 27, 2026

RESULTS OF CLOSED SESSION
Deputy City Clerk Jennifer Lindquist reported out: City Council gave direction to legal counsel, and Councilmembers Herrick, Hicks, Melnick, Segovia, and Putz voted in favor of the direction given to legal counsel.

ADJOURNMENT
There being no further business to come before the City Council/Board at this Special Meeting, Mayor Putz adjourned the meeting at 2:47 p.m.
____________________________
Erica Stephenson, City Clerk

DISCUSSION/ACTION

ITEM REPORTS

MEETING
DATE: August 12, 2026
TO: Honorable Mayor and Members of the City Council
THROUGH: Erik Sund, City Manager
FROM: Sean Sullivan, Assistant City Manager
SUBJECT: Presentation Providing an Update on the Big Bear Area Regional Wastewater Agency’s Replenish Big Bear Program and Resolution of Support

BACKGROUND & DISCUSSION
The treatment of wastewater in the Big Bear Valley is managed by the Big Bear Area Regional Wastewater Agency (BBARWA), a joint powers authority compromised of the City of Big Bear Lake, the Big Bear City Community Services District, and San Bernardino County Service Area 53b. BBARWA was formed in March 1974 and is governed by a Joint Exercise of Powers Agreement, a number of Operating Agreements and a Payment and Collection Agreement, all overseen by a Board of Directors. The BBARWA Board of Directors is comprised of two (2) City Councilmembers of the City of Big Bear Lake, two (2) Board Members of the Big Bear City Community Services District, and one (1) appointee of the San Bernardino County Board of Supervisors from Supervisorial District 3. The Board meets once per month and has oversight of the operations of the Agency.

BBARWA has been investigating and considering options for the use of the recycled water, which is created through the BBARWA treatment process, for many years. Current, and historic, practice is that all wastewater is treated through a secondary wastewater treatment process and is discharged to Lucerne Valley, where it is infiltrated into the ground on approximately 600 acres of land owned by BBARWA. It is estimated that since BBARWA was established in 1974, more than 35 billion gallons of water have been treated and disposed of through this process. The agency has explored options related to groundwater infiltration and other beneficial reuse opportunities. Around 2016- 17, BBARWA began work on the framework of a program that would be developed as the Bear Valley Water Sustainability Project and eventually become known as Replenish Big Bear.

For this item, staff will provide a detailed overview and update presentation on the Replenish Big Bear Program, including the history and the progress of the program as well as an update related to recent changes that the BBARWA Board has adopted pertaining to this program. The City Council will then consider a Resolution of Support of the Replenish Big Bear Program.

FISCAL IMPACT
There is no Fiscal Impact associated with this item. BBARWA is funded through sewer user fees that are applied to all parcels within the service area and collected on the property tax roll by the appropriate agency in which the parcel is located. On June 10, 2026, the Big Bear Lake City Item 2.1
Council authorized the collection of Fiscal Year 2026-27 BBARWA sewer user fees from all parcels within the City of Big Bear Lake.

ENVIRONMENTAL CONSIDERATIONS
Under Section 15378 of the California Environmental Quality Act (CEQA) Guidelines, this is not a project, and, therefore, no environmental review is required.

CONSIDERATION OF STRATEGIC PRIORITIES
This item aligns with the City Council’s Strategic Priority No. 1 to “support and invest in sustainable infrastructure projects and programs consistent with the needs of our community” and Strategic Priority No. 5 to “preserve and protect the quality of life for the residents and the businesses, while maintaining a balance with the environment to foster a sustainable economic base.”

RECOMMENDED ACTION
It is recommended that the City Council receive a presentation from staff, and; adopt a Resolution of the City of Big Bear Lake Expressing Support for the Big Bear Area Regional Wastewater Agency’s Replenish Big Bear Program.

ATTACHMENTS

1. Resolution No. 2026-XX

2. Replenish Big Bear Update Presentation
RESOLUTION NO. 2026-XX

RESOLUTION OF THE CITY OF BIG BEAR LAKE EXPRESSING SUPPORT FOR THE BIG BEAR AREA REGIONAL WASTEWATER AGENCY’S

REPLENISH BIG BEAR PROGRAM
WHEREAS, the Big Bear Area Regional Wastewater Agency (BBARWA) provides for regional wastewater treatment for the Big Bear Valley, including the City of Big Bear Lake, the Big Bear City Community Services District, and San Bernardino County Service Area 53b; and, WHEREAS, BBARWA treats all collected wastewater within the Valley through a secondary wastewater treatment process and discharges the treated water to Lucerne Valley, where it is infiltrated back into the ground; and,
WHEREAS, since BBARWA was established in 1974, more than 35 Billion gallons of water have been treated and disposed of through this process; and, WHEREAS, for more than two (2) decades, BBARWA has been investigating and reviewing opportunities to utilize the treated wastewater for beneficial reuse within the Big Bear Valley, such as for groundwater recharge, and has commissioned a number of studies and reviews on this topic; and,
WHEREAS, around 2017, BBARWA began developing a program that would eventually become known as Replenish Big Bear that was designed to enhance the treatment program for wastewater at BBARWA and make the resulting water available for beneficial reuse within the Big Bear Valley through groundwater recharge and the potential to store some of the water in Big Bear Lake; and,
WHEREAS, on November 1, 2021, the City Council authorized the execution of the Replenish Big Bear Project Benefits Memorandum of Understanding, which was signed by the City and the other signatories, including a number of local agencies, as well as San Bernardino County, expressing preliminary support of the project and recognition of the project benefits; and, WHEREAS, the City Council has taken a number of other actions in support of the Replenish Big Bear Program, including adopting sewer user fees, inclusive of the costs of Replenish Big Bear, beginning in Fiscal Year 2023-24 and continuing each year through the current Fiscal Year 2026- 27, and adopting an Amended Joint Powers Agreement and Operating Agreement in February 2024; and,
WHEREAS, BBARWA has continued to work through the conceptual and final design of the Replenish Big Bear Program, as well as thorough cost estimates and a funding plan for the program; and,
WHEREAS, in October 2025, the BBARWA Board received a presentation on the Preliminary Design Report of Replenish Big Bear and learned that the program cost estimate had increased to $105,021,000 from a 2021 estimate of $86,655,000; and,
Item 2.1
Attachment 1
WHEREAS, BBARWA staff and their consulting team continued to review the program goals against their design efforts and cost estimates to date and developed a phased approach to implementing the program; and,
WHEREAS, on April 27, 2026, the BBARWA Board held a workshop on the Replenish Big Bear Program and received an update on the proposed Greenspot Recharge Option, which would become Phase I of the phased program; and,
WHEREAS, the Greenspot Recharge Option would consider a scaled down treatment process that would treat wastewater to the necessary water quality standards to discharge and infiltrate approximately 500 acre feet of treated wastewater, annually, into the aquifer in the Big Bear Valley at a location, known as Greenspot, along State Lane in Erwin Lake; and, WHEREAS, the Greenspot Recharge Option would achieve the same amount of groundwater recharge, 500 acre feet per year, as intended through the overall Replenish Big Bear Program, and would be closer to the initial program funding budget with an estimated cost of $88,600,000; and, WHEREAS, at the April 27, 2026 Replenish Big Bear Workshop, the BBARWA Board voted 3- 2 to continue the Replenish Big Bear design process with a transition to the Greenspot Recharge Alternative as Phase I; and,
WHEREAS, the larger scope of the Replenish Big Bear Program, including discharge of the treated water to Big Bear Lake, will remain as Phase 2 to the project for future consideration; and, WHEREAS, at the Special Meeting of the BBARWA Board of Directors on July 29, 2026, the agency voted 3-2 to authorize the necessary amendments to the consulting agreements to continue the development of final plans and specifications for the Greenspot Recharge phase of the program with the anticipated completion being December 2027.

NOW, THEREFORE, BE IT RESOLVED by the City Council that the City of Big Bear Lake expresses its continuing and ongoing support of the Big Bear Area Regional Wastewater Agency’s Replenish Big Bear Program that is focused on developing beneficial reuse opportunities for treated wastewater in the Big Bear Valley.

PASSED, APPROVED AND ADOPTED this 12th day of August, 2026.

Randall Putz, Mayor
ATTEST:

Erica Stephenson, City Clerk

STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO ) ss

CITY OF BIG BEAR LAKE )
I, Erica Stephenson, City Clerk of the City of Big Bear Lake, California, do hereby certify that the whole number of the City Council of the said City is five; that the foregoing resolution, being Resolution No. 2026-XX was duly passed and adopted by the said City Council and attested by the City Clerk of said City, all at a regular meeting of the said City held on the 12th day of August, 2026 and that the same was so passed and adopted by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Erica Stephenson, City Clerk
City Council Meeting – August 12, 2026
Replenish Big Bear Update
Sean Sullivan, Assistant City Manager

REPLENISH BIG BEAR

PROGRAM UPDATE
Item 2.1
Attachment 2
City of Big Bear Lake | Public Works Department

WASTEWATER MANAGEMENT
• The City of Big Bear Lake has operated a sanitary sewer collection system since its incorporation in 1980.
• The City’s Sanitary Sewer Collection System includes
• Approximately 130 Miles of Pipeline
• Pipeline includes both gravity main and force main
• 12 sewer lift (pump) stations
• More than 3,000 manholes
• The system is managed by the Public Works Department
• There is staff on-call 24 hours per day
• All collected wastewater is conveyed to BBARWA for treatment City of Big Bear Lake | Public Works Department
BBARWA
• The Big Bear Area Regional Wastewater Agency was established as a Joint Powers Authority in 1974 for the purpose of regional wastewater treatment. • A Joint Powers Authority is permitted under California Law whereby two or more public agencies may jointly exercise any power common to all agencies, such as Fire Protection, Public Transportation, and Wastewater Management • BBARWA, when established, was comprised of the Big Bear Lake Sanitation District, Big Bear City Community Services District, and the County of San Bernardino Service Area 53B.
• After the City’s incorporation, an amendment to the JPA was adopted in 1982 replacing the Big Bear Lake Sanitation District with the City of Big Bear Lake City of Big Bear Lake | Public Works Department
BBARWA
• BBARWA has a five-member Board of Directors with the following allocation • Two (2) Members of the Board from the Big Bear City CSD • Two (2) Members of the Big Bear Lake City Council
• One (1) Representative from the County Service Area
• The division of the total wastewater managed by BBARWA is as follows • City of Big Bear Lake 53.57%
• Big Bear City CSD 42.47%
• County Service Area 53B 3.95% • Based upon a 3-year rolling average of water discharged to BBARWA as of March 2026 City of Big Bear Lake | Public Works Department
BBARWA
• BBARWA is funded through a sewer user fee assessed to all parcels within the Valley that are connected to a sewer system • The rates are adopted, annually, by the governing board and forwarded to the three member agencies.
• The member agencies then collect the parcel fees from the rate payers and remit it to BBARWA
• The fees are subject to Proposition 218
• The BBARWA fee is in addition to the fee levied by the respective agencies for wastewater collection
City of Big Bear Lake | Public Works Department

BBARWA RATES
• In May 2023, BBARWA issued updated rates, based upon a five (5) year rate study, to all member agencies.
• These rates support general operations and overhead and capital investment. • On June 29, 2023, the City Council adopted the below rate schedule through Fiscal Year 2027-28, subject to the parameters of Proposition 218.

Fiscal Year Maximum BBARWA Rate
Per Equivalent Dwelling
Unit (EDU)
Actual BBARWA Rate
Imposed for the Period
FY 2023-24 $311.83 $311.83
FY 2024-25 $365.77 $365.77
FY 2025-26 $431.35 $391.81
FY 2026-27 $509.03 $462.56
FY 2027-28 $601.20
City of Big Bear Lake | Public Works Department

WASTEWATER TREATMENT PROCESS
• The Wastewater is treated through a secondary wastewater treatment process which separates the solids, treats the remaining effluent, and the resulting water is disposed of.
• The resulting water is cleaned up; however, not to a drinking water standard • The resulting water is conveyed through approximately 17 miles of pipeline to a land holding in Lucerne Valley of about 600 acres that are owned by BBARWA • The water is infiltrated back into the ground
• There is an existing lease with a family farm that will grow alfalfa when conditions allow for it.

City of Big Bear Lake | Public Works Department

BENEFICIAL REUSE OF WATER
• Since the establishment of BBARWA, the Big Bear Valley has released more than 35 Billion gallons of the resulting water to Lucerne Valley
• No beneficial reuse of this water for the community, economy, or water sustainability
• Over the years, BBARWA has investigated and studied the recovery of this water for beneficial uses.

City of Big Bear Lake | Public Works Department

GROUNDWATER RECHARGE
City of Big Bear Lake | Public Works Department

GROUNDWATER SUSTAINABILITY PROGRAM
• In 2016, Recycled Water Facilities Planning Study for the Bear Valley Water Sustainability Project
• 2018 – Lake Alternative Evaluation Report
• June 2018 – BBARWA Board Appropriates $1,000,000 for Preliminary Engineering and Environmental Work Related to the Study • 2019 – Regulatory review initiated to determine if a project of this nature would be permitted by the Regional Water Quality Control Board • 2021 – Preliminary / conceptual design of the project underway • 2022 – Preliminary environmental work commences
City of Big Bear Lake | Public Works Department

WHAT THE PROGRAM WILL DO
• Secondary wastewater treatment process will continue as usual. This waste stream will be enhanced through the AWPF.
• Resulting water to be treated through Advanced Water Purification Facility • Nutrient Removal, Ultra Filtration, Reverse Osmosis, UV Disinfection • This water would be treated above drinking water standards • Program water will meet all requirements for discharge into Big Bear Lake • This process is estimated to produce:
• 2,000,000 gallons per day
• 2,200-acre feet (approx. 720,000,000 gallons) annually • Pilot Study demonstrated about 98.7% water recovery
City of Big Bear Lake | Public Works Department

RESULTING PROGRAM WATER
What would be done with this water that is created through the Program? • The water would be stored in Big Bear Lake as its primary purpose is a water storage reservoir
• The water can be used to support the habitat and recreational purposes • The water would be available for additional basin recharge by either the Big Bear Lake DWP or Big Bear City CSD
• Each respective agency would be responsible for constructing the infrastructure to move the program water to the appropriate recharge basin
• Sand Canyon/Shay Pond were identified due to available infrastructure City of Big Bear Lake | Public Works Department

RESULTING PROGRAM WATER
What would be done with this water that is created through the Program? • Groundwater Recharge – Responsibility of DWP / CSD
• Sand Canyon Recharge Basin – 380-acre feet / year
• Future Option - Shay Pond / Stickleback Fish – 30-acre feet / year • Golf Course Irrigation Offset – DWP working with BBMR • Would use 120-acre feet of program water in lieu of groundwater • Remaining 1,500-acre feet would be stored in Big Bear Lake • Big Bear Lake is a reservoir
• Saves cost of building additional water storage facilities City of Big Bear Lake | Public Works Department

REPLENISH BIG BEAR OVERVIEW
City of Big Bear Lake | Public Works Department

WHAT THE PROGRAM WATER WILL NOT DO
This water will not be directly distributed into the
existing drinking water system
City of Big Bear Lake | Public Works Department

APPROVAL PROCESS
• As this project is being undertaken by BBARWA, they are the approval body for this project. BBARWA will approve:
• Project costs and the associated sewer user fees
• Program Environmental Document (Environmental Impact Report pursuant to CEQA) • Project contracts
• Annual BBARWA Rates
• The BBARWA rates will be approved, via a Proposition 218 Process conducted by each member agency, to collect the costs from their rate payers
• BBARWA has passed on rates to the member agencies that include the costs associated with Replenish Big Bear since the Fiscal Year 2022-23.

City of Big Bear Lake | Public Works Department
APPROVAL PROCESS continued
• Adoption of Pass-Through Rates by Member Agencies (Include Replenish Big Bear Costs) • Sewer User Fees have been approved and passed through to all parcels by the City of Big Bear Lake, the Big Bear City CSD, and County Service Areas 53b annually since 2023 • Amended Joint Powers Agreement – Required for Certain Funding Elements • Approved by Big Bear Lake City Council, February 14, 2024 (4-0 vote) • Not approved by Big Bear City CSD, March 4, 2014 (5-0 vote, against) • The County will adopt the amended JPA once approved by CSD • Programmatic Environmental Impact Report (EIR)
• Approval of the BBARWA Board to Certify EIR is required to advance the project • August 2024, BBARWA Board voted against certifying the EIR (3-2 vote) • January 2025, BBARWA Board voted to bring back the EIR for reconsideration (4-0 vote) • February 2025, BBARWA Board voted to certify the EIR (3-2 vote) City of Big Bear Lake | Public Works Department

PRELIMINARY DESIGN REPORT
• On October 22, 2025, WSC provided a presentation to the BBARWA Board on the Preliminary Design Report.
• The Preliminary Design Report:
• Confirmed some details of the Pilot Study (2024)
• Determined that sand filters will not be used in the final process • The brine minimization was effective but not reliable – they will be analyzing alternative options for this process.
• Conventional evaporation ponds will be replaced with Enhanced Evaporation System – Will reduce the footprint by ~ 60%
• Found that the project is permittable by the Regional Water Quality Control Board with some of the design changes that are being worked on.

City of Big Bear Lake | Public Works Department

PRELIMINARY DESIGN REPORT
• Water Quality Objectives are met or exceeded
• Except for Total Inorgranic Nitrogen (TIN)
• Other processes plus chlorine will meet TIN limit
City of Big Bear Lake | Public Works Department

PRELIMINARY DESIGN REPORT
• The Preliminary Design Report also addressed cost estimates and budget. • The updated cost estimate, for the discussed scope of work, is City of Big Bear Lake | Public Works Department

PRELIMINARY DESIGN REPORT
Cost comparison between initial estimate and current estimate Observations on estimated cost increases:
• Sustained inflation on electrical, water, and wastewater components and equipment • Tariff implications as the key treatment components are manufactured overseas City of Big Bear Lake | Public Works Department

NEXT STEPS
• When the Preliminary Design Report was presented in October 2025, it was as presentation only so no action was taken by the Board. • At the December 2025 Board Meeting, an item was presented with three options related to the future of the project.
• The board voted 3-2 to not take any action and allow the project design work to continue.
• No discussion or action was taken related to Replenish Big Bear at the Board Meetings of January, February, or March 2026
• At the meeting of March 25, 2026, the Board adopted the FY 2026-27 Annual Budget with the necessary costs for Replenish Big Bear included.

City of Big Bear Lake | Public Works Department
APRIL 2026 BOARD WORKSHOP
On April 27, 2026, the BBARWA Board held a workshop on Replenish Big Bear to review and discuss options for the project. The workshop covered:
• A review of the current project scope of work
• The costs associated with the current project scope
• Options for alternative projects within this program
The Board consensus is that groundwater recharge is still an important topic for the Big Bear Valley. The existing scope would yield 500-acre feet annually of groundwater recharge
~380 acre feet annually into Sand Canyon
~120 acre feet annually in golf course irrigation offset City of Big Bear Lake | Public Works Department

GROUNDWATER RECHARGE
City of Big Bear Lake | Public Works Department

GREENSPOT RECHARGE OPTION
City of Big Bear Lake | Public Works Department

GREENSPOT RECHARGE OPTION
City of Big Bear Lake | Public Works Department

GREENSPOT RECHARGE OPTION
• The estimated costs for the Greenspot Alternative are:

City of Big Bear Lake | Public Works Department

COMPARISON OF SCOPES AND BENEFITS
• Both scopes would result in a groundwater benefit of 500 acre feet/year • The Greenspot Scope would not discharge any water to the lake City of Big Bear Lake | Public Works Department

IMPLEMENTATION CONSIDERATIONS
City of Big Bear Lake | Public Works Department
GREENSPOT RECHARGE – PATH FORWARD
• The property for this project has been purchased by BBARWA • On July 29, 2026, the BBARWA Board approved the necessary contract amendments with WSC to continue the complete design of this revised project phase.
• Schedule shows completed PS&E by the end of 2027
• Funding agencies have been contacted to request applicability of existing grant funds being applied to Greenspot Recharge Project.
• BBARWA is preparing updated community outreach to commence in August City of Big Bear Lake | Public Works Department
GREENSPOT RECHARGE – PATH FORWARD
• These items will still need approval to get the project to construction:
• Completion of Final Design
• Approval of Phase I and Phase II Funding Plans
• Amend environmental consultant’s scope of work for additional environmental review services.
• Reconsideration and approval of the Water Infrastructure Finance and Innovation Act (WIFIA) loan and authorization of all funding agencies. • These items will be presented to the BBARWA Board at future meetings.

City of Big Bear Lake | Public Works Department
• Questions and Discussion on the Presentation
• Consideration of Resolution of Support for the Replenish Big Bear Program

CONCLUSION

MONTHLY &

MISCELLANEOUS REPORTS

AGENDA REPORT
Service, Quality, Community
DATE: July 28, 2026
TO: Board of Commissioners
FROM: Reginald A. Lamson, General Manager
RE: General Manager’s Report
Capital Projects:

Garstin Water Operations Facilities:

On March 14, 2025, DWP received, reviewed, and signed the Letter of Intent to Meet Conditions and the Request for Obligation of funds. The proposed loan terms are $15.4 million, at 3.25% for 40-years. Interim financing has been obtained for this project. The interest rate for interim financing is 3.05%. Interim financing will be in place until construction is completed, which is estimated to take about 24-months. Once completed, the USDA loan will close and the interest rate will be 3.25% or lower, if interest rates go down between now and then. Currently the USDA loan rate is 3.75%. On May 6, 2026, DWP executed an amended Letter of Conditions with USDA, which included the $1,500,000 CDS Grant funding (Congressman Obernolte recommended).

DWP staff are working with PBK, Motive, and FB&E to coordinate the temporary and permanent power to the new facilities. Coordination between the General Contractor and Solar Contractors is going well. The City has been very helpful throughout the permitting process. All agencies continue to mark their utilities promptly, so excavation is not delayed.

Grants Update:

EPA Grant (No Change):

On October 6, 2025, staff submitted two EPA Grant applications. One application for a Comprehensive SCADA Master Plan, implementation of recommended improvements, and site security enhancements via installation of cameras at all facilities. DWP staff would solicit professional services for the preparation of SCADA Master Plan. The SCADA Master Plan and Implementation program will include:
(1) Assessment of:
• DWP’s current SCADA infrastructure, including all hardware and software. • The current monitoring and operational methods employed by DWP staff. • Backup power for SCADA equipment.
• Cybersecurity risk, requirements, and protocols.
(2) Development of:
• Comprehensive Instrumentation and Control Plan with recommendations for upgrades and enhancements to hardware, software, and communication protocols. • Standard Operating Procedures (SOP) document(s) to be used by staff for development, Monthly Reports
General Manager’s Report
June 28, 2026

integration, and maintenance of SCADA assets.
• Disaster recovery plan.
(3) Coordination of:
• SCADA integration with DWP’s long-time SCADA integrator or a new vendor depending on the outcome of the plan.
• Staff training on SCADA SOPs.

After completion of the SCADA Master Plan, staff will work with a SCADA integrator to complete the recommended improvements and implementation of any modernized equipment and/or communication methods. During and after this implementation phase, DWP staff will be trained on SOPs, change management, and hardware and software. This Master Plan will also include the installation of backup power for all SCADA equipment. This includes the installation of 24vdc solar power and battery backup systems for all DWP sites which utilize SCADA. The final component of the project will be Site Security Enhancements. This includes the installation of cameras at all sites, to allow for remote monitoring and bolster physical security at all sites. Project costs are estimated to be $1,466,000. This is based on quotations from previous requests for SCADA upgrades from DWP’s SCADA integrator. This also assumes that the cost to prepare the SCADA Master Plan will be approximately 5% of the cost of upgrades. DWP’s current SCADA is dated, and within the next five years or so, much of the equipment and communication protocols are expected to become obsolete. Newer and more reliable technology will greatly increase DWP staff’s monitoring throughout the system. Furthermore, increased education and training will allow staff to better understand the operation of the SCADA infrastructure and become better equipped to diagnose and resolve issues.

The other application included the Emergency Generator Fleet Replacement Program. DWP’s current oldest emergency generators in the fleet are over 30 years old, and there is concern about the reliability of the generators due to aging mechanical and electrical components, as well as exposure to extreme weather (snow/ice). The Replacement Program proposes to replace all four (4) generators in the current fleet with four 120kW generators, as well as the procurement of one (1) 336kW generator that will be positioned at the Division Solar Field. The proposed Replacement Program is much in line with the DWP’s current Capital Machinery and Equipment Plan (CME), as well as the Backup Electrical Generation Contingency Plan that was prepared by staff in March 2025.

The Replacement Program proposes one additional 120kW generator beyond what is currently identified in the CME. This is to increase operational flexibility during a long-term power outage.

The Bear Valley is subject to frequent, sometimes extended power outages. Deployment of emergency generators throughout the system during an extended outage, as well as the ability to power all Division Wells at once using a single generator, will ensure that customers receive the highest level of service possible. This program includes the required electrical improvements at the Division Solar Field to allow for the 336kW generator to power all sites. This also includes the modification of the Conklin Booster station to be able to receive backup generator power; the Conklin Booster Station serves as an important backup to the Knickerbocker Booster Station, which provides constant pressure to a couple hundred homes in the Town Zone. The estimated total cost of the proposed Replacement Program is $788,000.

DWP’s match for the SCADA Master Plan and Implementation Project would be funded through DWP’s Capital Improvement Program (CIP) Budget from future water revenues estimated to be $366,500. For the Emergency Generator Fleet Replacement Program, DWP’s 25% match would General Manager’s Report
June 28, 2026

be funded through DWP’s Capital Machinery and Equipment Plan from future water revenues estimated to be $191,000 if awarded.

DWP staff submitted our FY 2026 Community Project Funding request to Jay Obernolte’s office on April 10, 2025. On July 1, staff was made aware that the Garstin Water Operations Facilities Project was included in the funding request for $1,500,000 for Fiscal Year 2026.

FY27 Community Project Funding Request (No Change)
Congressman Obernolte’s office notified us that they are accepting applications for FY27 Community Project Funding. Staff worked with Congressman Obernolte’s office and the City, and submitted an application for additional funding for the Garstin Project for the FY27 funding cycle on March 11, 2026. On March 19, 2026, Congressman Obernolte’s staff asked a couple of clarification questions, then forwarded our application to the Congressman. On March 19, 2026 Congressman Obernolte recommended funding $2,000,000 for the Garstin Water Operations Facility. Typically, Congress appropriates funds for Congressmen requests during November or December.

Technical Review Team (TRT) Committee:

On June 23, 2026, the Technical Review Team Committee met to review and discuss the Bear Valley Basin water resources. The TRT Committee consisted of CSD and DWP Board Members John Russo, Bob Tarras, and Matt Scriven, CSD and DWP General Managers Glenn Jacklin and Reggie Lamson, CSD and DWP Water Superintendents Jerry Griffith and Jason Hall, DWP Chief Financial Officer Nathan Statham, DWP Production Supervisor Ben Berge, DWP Water Conservation & Communications Supervisor, Bennett Rossell, DWP District Engineer, Daniel Baguyo and Tom Harder, Hydrogeologist with Thomas Harder & Co. Ground Water Consulting.

The TRT Committee reviewed and discussed well water hydrographs, groundwater production history, and annual precipitation records. The theme of the review was that the Bear Valley Basin groundwater levels are stable, and the slant wells and spring boxes are running well throughout the Valley.

The Committee recommended continuing with existing water conservation practices and enforcing no outdoor watering during the July 4th weekend.

Department of Water, City of Big Bear Lake
41972 Garstin Drive, P.O. Box 1929 · Big Bear Lake, CA 92315-1929 · Phone/Fax 909/866-5050 · www.bigbearlakedwpca.gov This institution is an equal opportunity provider and employer.

DEPARTMENT OF WATER

Service, Quality, Community
DATE: July 28, 2026
TO: Erik Sund, City Manager
FROM: Reginald A. Lamson, DWP General Manager
RE: DWP Monthly Update – June 2026

SERVICE DELIVERY
Water services that were provided June 1, 2026 to June 30, 2026:
16,051 Connections provided with water service
522 Field service calls completed
1 Main leaks repaired
5 Main leaks year-to-date 2026 6 Main leaks year-to-date 2025 11 Service leaks repaired
26 Service leaks year-to-date 2026 26 Service leaks year-to-date 2025

69.40 Million gallons produced by wells
$945,818 Processed in billings
8,695 Accounts processed in billings
6,126 Number of customers on E-bill
136 New Accounts (including tenant turnover)

5.340 Equivalent Dwelling Units (EDU) added to the water system $1,036,445 Total Gross receipts processed
BOARD MEETINGS:

The Regular Board Meeting scheduled for June 23, 2026, was cancelled.

July 2026 Vacation Rental Compliance Report Summary
As of 8/4/2026
July 2026 Summary of Service Calls Number % Of Total
Vacation Rental - Advertising/Renting without a License 2 3.0% Vacation Rental - Noise/Party 24 35.8%
Vacation Rental - Excess Parking/Parking in Street or Yard 16 23.9% Vacation Rental - Indoor/Outdoor Activity After 10PM 8 11.9% Vacation Rental - Incessant Barking Dog 6 9.0%
Vacation Rental - No Exterior Sign 0 0.0%
Vacation Rental - Trash Related Concerns 6 9.0%
Vacation Rental - Over Occupancy 0 0.0%
Vacation Rental - Owner/Agent Failure to Respond 3 4.5% Vacation Rental - Failure to Provide Information / Access For Inspection 0 0.0% Vacation Rental - Non-Compliance With Zoning/Building/Fire Codes 1 1.5% Vacation Rental - Signed Good Neighbor Policy 1 1.5%
Vacation Rental - Miscellaneous 0 0.0%
Total Amount of Service Calls 67 100%
July 2026 Call Summary
Resident Initiated Service Calls 59
City Initiated Service Calls 8
Total Amount of Service Calls 67
July 2026 Disposition of Service Calls Number % Of Total No Violation Observed by Officer/No Issue 20 29.9%
Issued Verbal Warning 10 14.9%
Issued Written Warning 6 9.0%
Issued Citation 20 29.9%
Issues Resolved Without Warning 1 1.5%
Out of Jurisdiction 1 1.5%
Issued Notice of Violation 1 1.5%
Referred to Outside Agency 4 6.0%
No Disposition to Date 4 6.0%
Issued Informational Door Hanger 0 0.0%
Total Vacation Rental Service Calls 67 100%
July 2026 Citation Recipients Number % Of Total
Owner 7 35%
Guest 12 60%
Agent 1 5%
Total Citations 20 100%
Total Citation Fines & Penalties $14,000

3.0%

35.8%

1.5%

9.0% 11.9%

9.0%

4.5%

1.5%

23.9%

PERCENTAGE OF SERVICE CALLS
Vacation Rental -
Advertising/Renting
without a License
Vacation Rental -
Noise/Party
Vacation Rental - Signed
Good Neighbor Policy
Vacation Rental -
Indoor/Outdoor Activity
After 10PM
Vacation Rental -
Incessant Barking Dog
Vacation Rental - Trash
Related Concerns
Vacation Rental -
Owner/Agent Failure to
Respond
Vacation Rental - NonCompliance With
Zoning/Building/Fire
Codes
Vacation Rental - Excess
Parking/Parking in Street
or Yard
59 8
20 Resident Initiated Service
Calls
City Initiated Service Calls Citations Issued
Call/Citation Summary

29.9%

14.9%

9.0%

29.9%

1.5% 1.5% 1.5%

6.0% 6.0%
No Violation
Observed by
Officer/No Issue
Issued Written
Warning
Issues Resolved
Without Warning
Issued Notice of
Violation
No Disposition
to Date
Disposition Summary
Visit Big Bear Monthly Report June 2026
Visit Big Bear Monthly Report – June 2026
The Visit Big Bear Annual Membership Meeting was held on June 25, 2026, at Destination Big Bear's Event Center. Board President Loren Hafen called the meeting to order at 6:30 p.m. and welcomed Visit Big Bear Board members, partners, elected officials, community stakeholders, and the general membership. During his opening remarks, President Hafen recognized special guests and new members and commended CEO Travis Scott for his leadership and the organization's accomplishments over the past year.

As part of the organization's governance process, candidates for the Visit Big Bear Board of Directors were invited to address the membership. Supporting Member candidates Damien Navarro chose to address the membership and Jazmine Delaney, along with Private Home Rental candidate Tasha Ross, declined to give a statement – feeling that their official statement was sufficient. Official election results scheduled for release the following week.

CEO Travis Scott delivered the organization's annual report, "Authenticity in Action: A Year of Resilient Performance," providing a comprehensive overview of Visit Big Bear's accomplishments during the past year and outlining initiatives for the future. The presentation highlighted organizational performance across destination marketing, stewardship, community partnerships, visitor education, creative storytelling, and operational readiness. Performance metrics from BigBear.com were presented alongside destination visitation trends, visitor stay patterns, public relations results, and social media performance. The presentation also highlighted community stewardship initiatives, organizational investments, restructuring efforts, operational improvements, and long-term planning designed to position Visit Big Bear for continued success. Scott also announced that the new BigBear.com website remains on schedule for a February 2027 launch, emphasizing its importance in expanding destination reach, improving visitor engagement, strengthening media integration, and creating new opportunities for partners and the community. During the presentation, Board President Loren Hafen was presented with the Kodi Award, recognizing his vision, leadership, and lasting contributions to the Big Bear community and Visit Big Bear.

Director of Community Engagement Mike Lindsay presented a pre-recorded "Partnership in Action," highlighting the organization's continued commitment to supporting local businesses and strengthening community partnerships. His presentation emphasized the importance of yearround destination marketing, collaboration with local businesses, and creating exceptional visitor experiences that benefit both residents and visitors. CEO Travis Scott continued the presentation by highlighting performance metrics demonstrating the value of Visit Big Bear's direct booking efforts and the resulting tourism revenue retained within the local economy rather than being paid in commissions to online travel agencies.

Scott also presented "Events in Action: Building Value Through Shared Experiences," reviewing the success of Visit Big Bear's events held between November 2025 and January 2026 while outlining plans for future events and new programming designed to continue driving visitation and economic activity throughout the year.

Care for Big Bear Director Sara Schacht presented the organization's sustainability initiatives, highlighting Care for Big Bear's recent transition to an independent 501(c)(3) nonprofit organization. The presentation reviewed stewardship and volunteer programs, community engagement efforts, the Green Business Program recognizing sustainable business practices, the Dark Sky Initiative, SkyFest Big Bear, and performance data demonstrating increased public awareness and participation in responsible tourism initiatives throughout the valley.

Creative Director Matt McCabe presented "Storytelling in Action: Marketing with Meaning," showcasing Visit Big Bear's data-informed marketing strategy, high-performing campaigns, the Made in Big Bear initiative, creator partnerships, and the organization's expanding investment in original content and destination storytelling. During the presentation, CEO Travis Scott introduced Cole Seawell as Visit Big Bear's new Marketing Director.

Jennifer Prentice, Professor in Cal Poly's Experience Industry Management Program, provided an update on the expanding partnership between Cal Poly and Visit Big Bear. Her presentation highlighted the university's hospitality and tourism curriculum, the value of student engagement with destination organizations, and the collaborative development of a complimentary hospitality training program for Visit Big Bear members. A pilot version of the training program is scheduled for implementation in late fall and is intended to support workforce development and elevate customer service throughout the destination.

Freddy Bi, Chief Executive Officer of Discover Inland Empire, concluded the evening with a presentation emphasizing the importance of regional tourism partnerships, responsible travel, coordinated destination messaging, recovery efforts following the Los Angeles wildfires, and California Jobs First initiatives. He also presented Visit Big Bear with a Certificate of Appreciation on behalf of the Office of San Bernardino County Supervisor Dawn Rowe in recognition of the organization's contributions to tourism and the regional economy.

The meeting concluded with closing remarks and adjourned at 8:15 p.m