Agenda packet — Mayor and City Council, May 6, 2026 (part 2 of 7)

2 June 2008
Hills. These features are incorporated as open space corridors containing pathways and amenities.

University Hills is also committed to creating a sustainable, resource-efficient community. Not only does thisThe Specific Plan containcontains guidelines for sustainable development that are applicable to the entire development, but the clubhouse and Mixed Detached/Attached Residential areas are committed to a high level of green building techniquesas discussed in Chapter 5, Sustainability Guidelines.

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University Hills Specific Plan Page 1-3
Purpose of the Specific Plan
The purpose of the University Hills Specific Plan is to provide unique development standards and guidelines to allow the creation of a distinct high-quality residential community. The Specific Plan will provide the regulatory, administrative, and implementation tools necessary to realize University Hills and serve as the long-range guide for its development. The Design Guidelines and Standards contained in this Specific Plan ensure that development is cohesive and high-quality, while still allowing flexibility for creative design on the project site. The Development Regulations establish permitted uses, objective development standards, and general development criteria.

The California Government Code, Section 65450 through 65457, establishes the authority for cities and counties to adopt specific plans by resolution as policy or by ordinance as regulation, identify the required contents of a specific plan, and mandate consistency with the General Plan. A specific plan enables enhanced or innovative development and design options not possible under conventional zoning controls. The University Hills Specific Plan is a regulatory document providing a means of implementing a site-specific development proposal in accordance with the goals and policies of the City of San Bernardino General Plan.

The City of San Bernardino Municipal Code Chapter 19.64 describes the purpose, requirements, regulations, and procedure for preparation of a specific plan within the City. As required by the California Government Code, a General Plan Consistency Analysis has been prepared for this Specific Plan (see Appendix B).C). The University Hills Specific Plan is consistent with the applicable goals and policies of the City of San Bernadino General Plan. The provisions and regulations contained in the Specific Plan apply to the University Hills project area and shall prevail in instances of conflict with the provisions and regulations of the San Bernadino Municipal Code (SBMC) which includes the City of San Bernardino Development Code that regulates the same subject matter. Where the Specific Plan is silent on an issue, the regulations and standards contained in the SBMC shall apply.

Project Location
As shown in Figure 1-.1, Regional Location, University Hills is on the northern edge of the City of San Bernardino in the foothills of the San Bernardino Mountains overlooking the Cajon Creek Wash, CSUSB, and the Glen Helen Regional Park.

As shown in Figure 1-.2, Local Vicinity, University Hills is generally bound on the south by CSUSB and Badger Hill, west by Devil’s Canyon Flood Control Basin, and north and east by the San Bernardino National Forest. Primary access to University Hills will be from Campus Parkway, which will eventually connect directly with Interstate 215 (I-215), and Little Mountain Drive.).

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4 June 2008
Introduction
Figure 1-1 Regional Location
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6 June 2008
Introduction
Figure 1-2 Local Vicinity
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8 June 2008
Introduction
Format of the Document
The University Hills Specific Plan is organized into the following sections.

Section 1: Introduction. This section describes the purpose and intent, authority and scope, compliance with guiding documents, project setting, and a summary of opportunities and constraints.

Section 2: Development Plan. This section explains the vision, objectives, and development concept. The conceptual land use plan and buildout statistics are also included in this section.

Section 3: Development Criteria. This section provides the allowable uses, development standards, circulation plan, open space plan, utility, and infrastructure plans.

Section 4: Design Guidelines. This section includes guidelines that define the aesthetic character of University Hills.

Section 5: Sustainability. This section describes opportunities and guidelines for environmentally sustainable development within University Hills.

Section 6: Implementation and Administration. This section contains the development processing and amendment procedures, as well as phasing, for University Hills.

Appendices. The appendices contain definitions, plant palette, general plan consistency analysis, conceptual elevations and floor plans, fire safety plan, geologic studies, biology study, hydrology study, water quality management plan, water facilities study, dry utility feasibility study, and a comparison of this Specific Planand Addendum to the City’s Hillside Management Overlay.previously certified Environmental Impact Report (EIR).

Terminology
Statements occur in this plan in the form of policies, standards, and guidelines that create expectations of actions intended to successfully implement the plan. The following terms clarify the level of commitment described in the plan and reflect expected outcomes.

Shall—: This type of policy will always be followed. “Shall” represents an absolute commitment to the guidance expressed in the policy. (Similar action words: require, enforce, must, ensure)).

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Should—: This type of policy will be followed in most cases and exceptions or degrees of implementation are acceptable with valid reasons. (Similar action words: encourage, supposed to)).

Allow—: Permit someone else’s initiative and support it unless there is a very good reason not to. (Similar action words: permit.)).

Restrict—: This type of policy sets specified limits within which action and/or implementation will occur. (Similar action words:
control, limit, contain.)).

Prohibit—: This type of policy requires the active prevention of specified conditions or decisions. (Similar action words: forbid, ban.)).

Other terminology may appear in certain policy statements. These terms are to be interpreted according to their similarity to the appropriate term described above.

Relationship to Other Plans
General Plan
Specific plans are required to be consistent with the goals and policies of the governing General Plan. The General Plan Consistency Analysis, included as Appendix BC, discusses how the project implements and exemplifies the goals and policies of the City of San Bernardino General Plan.

Future subdivisions, building permits, and public works projects within the University Hills Specific Plan area must be consistent with this Specific Plan (Government Code, Sections 65455, 66473.5, 65860, and 65401). All projects that are found to be consistent with this Specific Plan will likewise be deemed consistent with the City’s General Plan.

University Hills is a significant opportunity for the City to achieve many goals described in its General Plan, such as providing housing types suitable for a variety of lifestylesdistinct neighborhoods and incomes.preserving natural features. A detailed description of conformance with the City’s goals is provided in Appendix B.C.

A General Plan Amendment will be processed to update the City of San Bernadino’s General Plan Land Use Map to reflect the land uses and densities proposed by the amended Specific Plan Land Use Plan.

Zoning
Paradise Hills Specific Plan
The project site was formerly known as The Paradise Hills Specific Plan and approved in 1993 but never built. The Paradise Hills Specific Plan provided direction for the development of a 504-unit residential community with a development footprint of 229 acres and 175 acres of permanent open space.

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10 June 2008
Introduction
The University Hills Specific Plan replacesreplaced the Paradise Hills Specific Plan when it was adopted in 2008 and included a new land use map, zoning districts, development standards, design guidelines, and infrastructure requirements for the development of the site.

This amendment to the Specific Plan replaces the originally adopted Specific Plan from 2008 and includes thea new land use map, zoning districts, development standards, design guidelines, and infrastructure requirements for the development of the site.

University District Specific Plan
University Hills is also located within the University District Specific Plan, which was approved November 1, 2005. The University District Specific Plan acts as the umbrella document for a 6,375-acre area, of which University Hills is a part. The intent of the University District Specific Plan is to “lay a foundation for the integration of the University into the surrounding community.” The University District Specific Plan focuses on creating:
■ Pedestrian-oriented developments
■ A seamless connection between the community and University ■ A “university town”
■ Enhanced link to regional recreation
■ An efficient vehicular and pedestrian system
■ A range of housing types to accommodate a wide range of population, including University faculty and staff.
■ Quality housing
The University District Specific Plan assumed the Paradise Hills Specific Plan in its land use plan and was amended to reflect the land plan for University Hills in conjunction with this project. As part of this amendment, the University District Specific Plan will be amended once more to reflect the new land use plan.

Environmental Impact Report
The California Environmental Quality Act (CEQA) was adopted to inform decision makers, staff, and the public about the potential environmental impacts of development. The CEQA process provides an opportunity to address potential impacts in order to maintain California’s environmental quality. Compliance with CEQA requires that a project be evaluated for potential impacts before being approved. The adoption of a specific plan or amendment to a specific plan is a project subject to CEQA.

In accordance with CEQA, the City
haspreviously prepared a subsequent
Environmental Impact Report (State
Clearinghouse No. 2007071155) to
accompany the University Hills Specific
Plan. The subsequent EIR analyzes the
project and its alternatives to identify
potential significant environmental
impacts associated with the future of the
University Hills Specific Plan area. The
subsequent EIR is incorporated into this
Specific Plan by reference and is attached
under separate cover.

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The amendment to the Specific Plan significantly reduces the density, conserves more open space, and generally reduces impacts identified in the adopted subsequent Environmental Impact Report (EIR). Therefore, an Addendum to the EIR has been prepared pursuant to Section 15164 of the CEQA Guidelines. The addendum to the EIR is incorporated into this Specific Plan by reference and is attached under separate cover, along with the subsequent EIR adopted in 2008.

Surrounding Environment
The University Hills project site is located in the foothills of the San Bernardino Mountains between the San Bernardino National Forest and CSUSB. In addition to these significant features, the geologic and hydraulic forces that have shaped the site, on and off-site infrastructure, and community concerns are critical to understanding the site.

San Bernardino Mountains
University Hills sits on the western flank of the San Bernardino Mountains, which run for approximately 60 miles east from the Cajon Pass to the Coachella Valley. The highest peak in the range is Mount San Gorgonio, which has an elevation of 11,501.6 ft and is the highest peak in southern California. Most of the range is located within the San Bernardino National Forest.

The site itself is situated between the San Bernardino Mountains on the north and the much smaller Badger Hill on the south.

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Seismic Faults
University Hills is located within the San Andreas Fault zone and includes traces of active faulting associated with the San Andreas Fault. Accordingly, prior to the creation of the 2008 land plan, three (3) geologic studies, including extensive on-site studies and trenching, were conducted to pinpoint earthquake faults and geologic conditions within University Hills (see EIR appendices). In particular, eighteen18 trenches were dug in a north-south orientation to locate all fault trends within the site. As shown on Figure 1-.3, three (3) active faults were mapped in University Hills.

The main fault is the South Branch of the San Andreas Fault, which runs in an east–west direction along the entire length of the project. This fault shapes the physical environment of the site and is the dividing line between steep and shallow slopes on the site. North of the South Branch are areas with slopes that are generally greater than 15 percent while south of the South Branch slopes are 0–15 percent.

Approximately 600 feet north of the South Branch, is the Mill Creek Fault, which is not considered active, but, because of proximity to other faults, could result in ruptures. The third fault, the North Branch San Andreas Fault is located approximately 1,600 feet north of the South Branch and is considered active.

The Alquist-Priolo Earthquake Fault Zoning Act, which was passed in 1972, is intended to prevent the construction of buildings used for human occupancy on active faults. The South and North Branches of the San Andreas Fault are active faults and, for purposes of this Specific Plan, the Formatted ...

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Mill Creek Fault was treated as an active fault due to the proximity to the active faults. The land plan for University Hills must behas been designed to account for these faults and ensure that construction of habitable buildings will not occur within 50 feet of these three (3) faults.

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Figure 1-3 Earthquake Faults
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Topography
University Hills sits in the foothills on the western edge of the San Bernardino Mountains. The elevation of the site ranges from approximately 1,600 feet above sea level at its southerly boundary to an upper elevation of approximately 2,600 feet.

As shown in Figure 1-4, the topography of the site varies from relatively flat in the southwest region to fairly steep and mountainous in the northern portion of the site. The South Branch of the San Andreas Fault divides the site into two basic geologic zones. To the south of the fault, an older alluvial plain slopes gradually to the southwest at an average gradient of 10 percent.

To the north of the fault, the terrain is fairly steep as it rises into the San Bernardino National Forest with slope gradients varying from 15 to 80 percent.

Hillside Management Overlay
The Univer
south with
Bernardin
and Badg
The City has established the Hillside Management Overlay District to ensure
change in
that development occurs in a manner that,
“Protects a hillside'shillside’s natural and topographic character and identity, environmental sensitivities, aesthetic qualities, and the public health, safety, and general welfare. This protection is obtained by ensuring that development does not create soil erosion, silting of lower slopes, slide damage, flooding problems, and severe cutting or scarring.

It is the intent to encourage a sensitive form of development while still allowing for residential uses which complement the natural and visual character of the City and its hillsides.” The Hillside Management Overlay applies to average slopes of 15 percent or greater. Slopes less than 15 percent at the base of the hillsides are excluded from the density and development provisions of the Hillside Management Overlay. Figure 1-.4 shows the areas within University Hills that are subject to the Hillside Management Overlay. The development footprint for University Hills is primarily contained in areas with slopes less than 15 percent. A comparison of the provisions of thisThe University Hills Specific Plan has been designed and provides standards and guidelines to ensure that development within the property occurs consistent with the intent of the Hillside Management Overlay is provided in Appendix D.District.

Slope Stability
Slope failures can be hazardous to buildings, reservoirs, roads, and utilities. Therefore, the impact must be mitigated or structures need to be located in areas that will have the least potential to be impacted by this hazard. Accordingly, extensive on-site studies were conducted by a geologist to pinpoint landslide areas and are contained in the EIR appendices.
the South
Andreas F
in this pho
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As shown on Figure, 1-.5, historical landslide areas are located in the northern portion of the site north of the South Branch of the San Andreas Fault. Any development within these areas will require additional site specific, geotechnical investigation to establish slope stability, landslide limits, and determine appropriate development requirements.

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Figure 1-4 Topography
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Figure 1-5 Slope Stability
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High Wind Areas
The City of San Bernardino experiences periods of high velocity winds, especially in the Cajon Pass and at the bottom of canyons.

These winds have been known to cause severe damage to roofs, utility poles, and traffic signals. University Hills is included in the City’s designated High Wind Area, which has certain, appropriate building standards. At the time development occurs, buildings will be required to comply with the building standards for this area and should be designed and oriented to avoid the creation of “wind tunnels” that concentrate gusts in corridors. Wind “breaks” in the form of landscaping, walls, or other architectural features can be used to provide protection from strong winds.

Wildland Fires
Because of the adjacent San Bernardino National Forest, steep slopes, and high winds, the University Hills area is at risk from wildland fires.

Chapter 19.15 of the San Bernardino Development Code, Foothill Fire Zone Overlay District, has been established to, “…mitigate the spread of fire, to help minimize property damage and to reduce the risk to the public health and safety.” The Foothill Fire Zone Overlay District identifies three (3) fire zones with different degrees of hazard based on slope, type of fuel, and natural barriers. The foothill fire zones are:
■ Fire Zone A, Extreme Hazard, includes areas with slopes of 30 percent or greater. ■ Fire Zone B, High Hazard, includes area with slopes of 15–30 percent ■ Fire Zone C, Moderate Hazard, includes those areas with slopes of 0 –15 percent As required by the Foothill Fire Zone, a slope analysis is included with this Specific Plan. Figure 1-6 depicts the three fire zones and theThe limits of development proposed in University Hills. are mostly in Zone C, but have a very high hazard according to CalFire, see Figure 1.6. Areas within the Foothill Fire Zones/ Fire Hazard Zones are required to be developed in a manner that uses proper building separation, landscaping, and building materials; provides adequate emergency access; maintains adequate evacuation routes; and ensures the availability of water resources in the event of a fire.

To ensure the safety of property and lives, as part of the amendment to the University Hills Specific Plan, a detailed fire safety analysis was conducted by FireSafe Planning Solutions and a Fire Protection Plan was prepared (see AppendixC).Dudek. The fire analysis factored in wind patterns, fuel types (vegetation), topography, weather patterns, and historical burn patterns to determine the potential severity of wildfires and appropriate protection methods.

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Using the BEHAVE Computer Fire Behavior Prediction and Fuel Modeling System, FireSafe Planning Solutions assumed a worst case scenario of Santa Ana winds (north-east winds) and the prevailing south-west wind to determine potential flame height, rate of spread, and spotting distance.An analysis utilizing the BehavePlus software package was conducted to evaluate fire behavior variables and to objectively predict flame lengths, intensities, and spread rates for five modeling scenarios. These fire scenarios incorporated observed fuel types representing the dominant on-site and off-site vegetation on vacant land to the north, south and west, in addition to slope gradients, and wind and fuel moisture values for both the 50th percentile weather (summer, on-shore winds) and the 97th percentile weather (fall, off-shore winds). Modeling scenario locations were selected to better understand different fire behavior that may be experienced on or adjacent to the Project site. These results were then used to determine the safest combination of preventative measures that will ensure the protection of property and lives. The recommended preventative measures are included as standards in this Specific Plan in the form of fuel modification zones, setbacks, landscaping methods/materials, construction materials/methods, and building protection systems.

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Introduction

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Figure 1-6 Foothill Fire Zones
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Flooding and Drainage
Because University Hills sits on an alluvial plain on the slopes of the San Bernardino Mountains, flooding and drainage are critical factors. A hydrology study, contained in EIR appendices, was conducted by PBS&J in October 2007 to carefully study the drainage patterns affecting the site.

As shown on Figure 1-.7, the site is located on a sort of island, sandwiched between two (2) major drainage areas that direct most of the off-site drainage around the project site. Consequently, the site itself receives limited off-site drainage and the volume of storm flows and flooding are not as great as might otherwise be anticipated. At a regional level, the watershed draining into the project site is surrounded by Devil’s Canyon to the west and north and Waterman Canyon to the east and south, which take the majority of flows from the upper San Bernardino Mountains around University Hills.

Locally, drainage primarily goes to Devil’s Canyon to the northwest and Sycamore Canyon to the east. Devil’s Canyon drains into the existing flood control facilities and continues along Campus Parkway. Sycamore Canyon drains into the existing flood control basin east and south of the project site before continuing south into a covered, concrete-lined channel that crosses Northpark Boulevard in Little MountainDrive.

Also shown on Figure 1-.7, the total on-/off-site area draining into the project site is approximately 900 acres. The most significant on-site drainage is contained within Badger Canyon, which drains an area of approximately 460 acres. Badger Canyon cuts through the middle of the project site and between the western and eastern development areas. It drains into the existing North Badger Basin at the base of Badger Hill, which acts as the first stage basin for collecting debris. Drainage then flows westerly through an existing earthen-sided flood control channel into West Badger Basin before entering a levee and continuing west to Devil’s Canyon.

In addition to Badger Canyon, the University Hills site contains four (4) other
Views of t
existing dr
which are
by SBCFC
shows the
drainage
small drainage courses. One (1) unnamed stream runs between the two (2) easterly southern e
The photo
parcels, Planning Areas 18 and 20, of the project site. Three (3) other unnamed
the West B
small drainage courses run through the westerly parcel, Planning Area 1.

The existing debris basins, detention basins, and percolation basins outside of, but adjacent to, the project boundary are maintained by the San Bernardino County Flood Control District (SBCFCD).

Figure 1-.8, shows the drainage on the site itself in greater detail, including those portions of the site that are classified as being within the 100-year flood zone. Development within a 100-year flood zone is prohibited unless adequate protection from flood hazards is provided.
facility, w
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The University Hills site itself drains into both the Badger and Sycamore basins. Approximately 70 percent of the site drains in a westerly direction to the Badger Basin and the remaining 30 percent of the tributary area flows east toward the Sycamore basin.

Also shown on Figure 1-.8 are several drainage seeps, which are formed by groundwater trapped north of the South Branch of the San Andreas Fault. The seeps can lead to minor nuisances or, in extreme cases, slope failure. Development or grading involving a seep will need to be evaluated on a case-by-case basis and appropriate remedial measures taken. In the areas identified with landslide potential, Figure 1-.5, any nearby seeps must be carefully evaluated with the geotechnical evaluations. Potential remedial measures include stabilized fill with a backdrain system and will be determined during the grading permit process.

Water District Pipeline
A 75-inch pipeline owned by the San Bernardino Valley Municipal Water District crosses the site southwest–northwest. The pipeline is located within a 50-foot, non-exclusive easement and is depicted on Figure 1-.8. The pipeline and easement will be maintained in place. According to the Water District, the pipeline shall not be covered by more than 20 feet or less than 5 feet of fill. The pipeline easement may be used for roadways, landscaped areas, and parks but not for permanent structures. ict’s
ngth of
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Figure 1-7 Regional Drainage
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Figure 1-8 Local Drainage and Flooding
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CSUSB
University Hills is located immediately north of CSUSB and its relationship with the campus is a critical consideration for the longrange vision of the City of San Bernardino and the University. Not only is University Hills is accessed through the campus, but somethe CSUSB’s Murillo Family Observatory is located to the south of the site, the University previously held classes useon the project site to study local habitat and geology, and the campus has direct views of the site.

Founded in 1965, CSUSB is the only state university serving the Riverside- San Bernardino area. As of 2007, the University offered more than 70 degrees and certificates through five (5) academic colleges—Arts and Letters, Business and Public Administration, Education, Natural Sciences, and Social and Behavioral Sciences.

The University’s enrollment has been increasing approximately 5 percent each year and as of 2007 it served approximately 17,000 students. The University currently anticipates serving approximately 20,000 students by 2010. The University is also projected to provide 2,800 on-campus studenthousing units. The master plan for CSUSB is shown on Figure 1-9. As seen on the master plan, student housing is planned on the northern portion of the campus, closest to the University Hills project site.

The University serves more than 20,000 students each year and graduates about 4,000 students annually.

As stated in the General Plan and University District Specific Plan, CSUSB A photo o
represents a major opportunity in the City and must be carefully integrated
toward th
into future development plans. Accordingly, thisThe originally adopted Specific Plan has been
Mountains
was created with the input and participation of CSUSB staff through several (top) and workshops and meetings. The guiding vision, objectives, and land plan for the protec University Hills were developed in collaboration with CSUSB staff. In addition, access to University Hills comes from Campus Parkway and Little Mountain Drive, which traverse the campus in existing right-of-way easements. These easements will be maintained for University Hills. The amendment to the University Hills Specific Plan has also been reviewed and discussed with CSUSB staff. It should be noted, that although CSUSB originally expressed a desire to utilize the University Hills open space for research and outdoor classes, CSUSB is reevaluating usage of the property; however, the developer continues to be amenable to the original “Land Laboratory” concept of the original Specific Plan and the area has been designated for open space uses (Planning Area 4).

According to CSUSB, its faculty conducts long- and short-term research on the University Hills site. The University Hills site contains the SanAndreas fault system, seeps, a variety of natural vegetation (e.g., woodland and riparian vegetation, upland chaparral slopes, and sage scrub), and natural drainage areas that present educational opportunities to the biology, geology, geography and environmental studies, and science education departments. Accordingly, CSUSB desires to continue conducting research on the University Hills site and has requested that lands be set aside for this p
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CSUSB is
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University Hills Specific Plan Page 1-31
on the adjacent Badger Hill. No detailed plans were available at the time of the adoption of this Specific Plan.

However, the potential, the Murillo Family Observatory. The location of the observatory is depicted on Figure 1-.9.

University
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Introduction
Views
As noted, University Hills is located on the slopes of the San Bernardino Mountains and enjoys views into the city and valley below.

Development of the site may also be seen from the lower elevations. As shown on Figures 1-.10 and 1-.11, views of the site from the lower elevations are largely blocked by Badger Hill, which is directly south of the project site. As seen in the section views, Figure 1-.11, local topography determines the visibility of the site.

Future development of the site must take into account the views of the site from the surrounding community, and development on the steeper slopes and ridgelines should be avoided to minimize view impacts.

Biology
Biological assessments were conducted in 1990, 1993, and 1994 in conjunction e Canyon with the previous Paradise Hills Specific Plan. Since that time, there have from the beenBetween the adoption of the Paradise Hills Specific Plan and the 2008 University Hills Specific Plan, there were changes on the site that necessitated a reevaluation of the biological the conditions. Namely, the San Bernardino Kangaroo Rat (SBKR) was listed as iately an endangered species and critical habitat designated on the site. The site photo of
nd CSUSB
was also burned in 2003, which resulted in a change in plant species.

In 2005, Natural Resource Assessment, Inc. (NRA) conducted a general biological ction of survey to update the previous studies (see the EIR appendices). NRA nd
tom).
conducted a trapping study for the SBKR, protocol surveys for the California gnatcatcher, and jurisdictional and wetland delineations. The major findings of the updated The survey are as follows:
■ The 2003 Old Fire destroyed much of the original chaparral scrub on the lower alluvial slope, but the habitat appears to be making a complete recovery.
■ When the United States Fish and Wildlife Service (USFWS) designated critical habitat for the SBKR in 2002, it included approximately 74.77 acres of University Hills. However, the USFWS proposed changes to the critical habitat report was updated in 2007, which would exclude University Hills. Since 2005, no SBKR have been found on the site and 2008 and included in the appendices for the Environmental Impact Report adopted with the original University Hills Specific Plan.
■ When the USFWS designated critical habitat for the gnatcatcher in 2000, it included the University Hills property. However, in 2003 the USFWS proposed that the University Hills property be excluded from the gnatcatcher critical habitat area. This proposed exclusion has not been made final and the 2000 designated critical habitat boundary must be used. The California gnatcatcher was not found on the site.

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■ Several sensitive but unlisted species are either recorded or are likely to be present.
■ Badger Canyon and the associated riparian plant communities represent the best quality wetland habitat on site. Other drainages, particularly in the southwest on the alluvial fan, have no wetland habitat.
■ The property is adjacent to undisturbed open space on the north and partially on the south. The southern open space is small and is bordered by development. The remaining sides are either adjacent to development or to otherwise disturbed habitat.

Unauthorized off-road highway use is frequentWith the amendment to the University Hills Specific Plan, the project area was reassessed and an updated Biological Technical Report was prepared due to the amount of time that passed since the previous surveys.

The Biological Technical Report incorporated the findings of the general biological surveys conducted by VCS on June 3, 2021, and the focused surveys for least Bell’s vireo (LBV), coastal California gnatcatcher (CAGN), San Bernardino kangaroo rat (SBKR), and rare plants. Protocol level surveys for the California gnatcatcher were completed in May and June of 2022. Presence/absence trapping study for the San Bernardino Kangaroo Rat and other sensitive small mammals were completed in August and September of 2022 by Kidd Biological, Inc. Rare plant surveys were conducted over several weeks during the blooming period of 2022 by botanist CJ Fotheringham. Focused least Bell’s vireo surveys were conducted in April, May, June, and July 2022 by VCS biologists.

The major findings of the surveys are as follows:

The Project site consists of undisturbed habitat at the foothills of the San Bernardino Mountains.

The Badger Canyon riparian drainage on the property, particularly in the lower alluvial fancentral-eastern portion of the survey area.

There issome off-road use supports high value biological resources associated with the intermittent flowing waters in the canyon.

Many ephemeral drainages are present throughout the survey area to support many other varieties of vegetation communities.

Several native tree and shrub species, a combination of riparian associated vegetation as well as chaparral and scrub vegetation, have established themselves on the sloping habitat of the foothills.

Plummer’s mariposa lily was observed within the areas surveyed and was also previously observed and documented in the Draft EIR.
■ California walnuts and California walnut groves are found onsite. California walnut groves are primarily located in Badger Canyon, but this is more limited to the existingroadsan area of the Project site that will be preserved in its natural state.

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Figure 1-9 CSUSB Master Plan
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Figure 1-10 Views
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Figure 1-11 Section Views
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A total of 65 wildlife species or signs thereof were observed during field surveys.

Project design, including the designation of Planning Area 4 for open space and avoidance of a drainage course in Badger Canyon, reduces impacts to wildlife and other biological resources.

The Biological Technical Report concluded that, consistent with the previously certified EIR, the project would not significantly impact biological resources and that the previous mitigation measures from the EIR were appropriate.

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University Hills Specific Plan Page 2-
1 DEVELOPMENT PLAN
Chapter 2: Development Plan
Vision and Objectives
This section describes the vision and objectives that guided the creation of University Hills. The vision and objectives were developed through an extensive outreach process that included CSUSB officials, City staff, local community stakeholders, and City Planning Commissioners and Council members.

Vision
Community
People are searching for community and social connections. Provide this, and a place will have an attraction that transcends its physical place. As is suggested by the name, University Hills captures this elusive quality through careful integration with, as the name suggests, CSUSB and the hillsides upon which it sits. Several factors will foster community, including:
■ Placing housing in close proximity to CSUSB, which is a goal of the City’s General Plan and the University District Specific Plan and will help attract educators to live in San Bernardino.
■ Accommodating up to 60 faculty units, which will create a direct and long-lasting relationship with CSUSB.
■ Orienting the development and clubhouse toward CSUSB. ■ Allowing CSUSB to share conference facilities in the clubhouse. ■ Dedicating approximately 235Preserving over 300 acres of permanent open space to CSUSB as a “Land Laboratory” to study the area’s biological diversity and geology.
■ Providing pathways that directly connect the site with CSUSB, regional trail systems, and the San Bernardino National Forest.
■ Carefully weaving University Hills into its physical surroundings by clustering development on the lower slopes and away from physical hazards, such as faults and biological resources, preserving significant
drainage ways, and using fire- resistant
and drought-tolerant landscaping.
■ Allowing residents the
opportunity to live,
work, and play in the
immediate area. This
reduces the need to
use the automobile,
which
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Examples of the physical community envisioned in University Hills.

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2 Examples of the range of
distinctive living opportunities
envisioned in University Hills.
in turn reduces congestion, improves air quality, fosters walking, and improves overall health and wellness levels.

Promoting the Murillo Family Observatory and Fairview Historic Site by providing wayfinding signage along Badger Canyon Road and improving the roadway.

Diversity and Equity
In addition to a sense of community, consumers are looking for choice and diversity.

University Hills will offer a mixture of housing types that accommodate a range of the market spectrum, including first-time buyers, young singles and, couples, and families, empty-nesters, seniors, and CSUSB faculty.. University Hills will include residential choices ranging from detached residential homes, small- on two different lot detached homes, townhouses, and stacked flats. Because there will be a diversity of product types and sizes, University Hills will provide an equally wide range of housing pricesas seen in Figure 2.2, with equal access to onsite amenities, such as parks and trails.

The diversity of housing choices includes up to 60 units for faculty housing. As noted, this has the added benefit of attracting teachers to the community and strengthening the ties between the City and University.

A Distinctive Place
There is an attention to detail that sets University Hills apart from other planned communities, including:
■ A special location between CSUSB and the San Bernardino National Forest. ■ Unique entries that create a recognizable identity and sense of arrival at Campus Parkway and Little Mountain Drive.
■ The provision of a vital open space area in the hang-gliding approach zone of the adjacent Andy Jackson Airpark.
■ A rich palette of landscaping that is fire-resistant and drought tolerant and is carefully located to provide shade and highlight significant features. ■ An interconnected system of open spaces that serves multiple purposes as drainage courses, pedestrian pathways, recreational and visual recreation and amenities, and separations between neighborhoods.
■ On-site educational and interactive elements such as the Land Laboratory and California Walnut Grove Park.
■ Distinctively designed residences set among a system of unified lighting, streetscape, landscape, parks, and community signage.

Integration and Linkage
University Hills will be integrated and linked both internally and with surrounding uses. This is achieved through communal and physical elements including:

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3 ■ A vital connection to CSUSB through the provision of faculty housing, the Land Laboratory, trails, conference facilities, and the California Walnut Grove Linear Park.
■ Access to the Land Laboratory via the trails and on-/off-site trailhead parking.

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Integration and Linkage
University Hills will be integrated and linked both internally and with surrounding uses. This is achieved through communal and physical elements including:
■ Within the developed areas, slopes and drainage ways that are used as pathways and open space corridors. ■ Multiple use of the South Branch of the San Andreas as an open space corridor, a fire break, and for multimodal, nonvehicular circulation.
■ The provision of a portion of the planned regional multipurpose trail, which in University Hills follows the South Branch of the San Andreas Fault and runs the length of the project.

Environmental Sensitivity
Because of its location, environment, and proximity to CSUSB, there is a unique opportunity for University Hills to be woven into its physical surroundings and include elements that highlight this vital relationship, including:
■ Evolving the land plan from the physical realities of the site instead of altering the site to suit external needs. This involves:

Concentrating the development footprint to an area that is generally below 15 percent slope and avoids physical hazards and significant drainage ways to limit the area of grading and disturbance.

Preserving significant watersheds and incorporating them into the land plan as open space, drainage and recharge, and pathways.

Preserving severely sloped areas and seismic hazard areas as permanent open space areas. ■ Respecting views from the lower elevations by avoiding development on the upper elevations of the site and carefully selecting/orienting residential products on the perimetersouthern portion of the project site. ■ Providing educational opportunities including the permanent open space that will be used as a Land Laboratory by CSUSB, preservation of the California Walnut Grove in Badger Canyon, and access to study the San Andreas Fault system.

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5 ■ Using lighting systems that will respect habitat in the adjacent National Forest and the requirements of the potential future CSUSB Murillo observatory on Badger Hill.

Guiding Objectives
To achieve the vision, the following will serve as the guiding objectives for University Hills.

Community Design. Establish a strong community identity through the integration of design and architectural standards in the Specific Plan and a rich pattern of landscaping, streetscaping, signage, and architecture to create attractive, walkable, and distinctive neighborhoods. Create gateways to the community through the design of entries and public spaces along entry roads Community Experience. Create a direct connection to CSUSB through accommodation of faculty housing, conference facilities, and educational opportunities. Create a neighborhood focal point for the community as well as strong, independent, yet well-connected neighborhoods, each with unique designs and amenities.

Wise Land Plan. Cluster and focus development so that the development footprint is minimized, is concentrated on the lower slopes, avoids and/or minimizes hazards, and maintains significant natural drainages and habitat areas.

Safety. Account for the potential impacts of the hazards posed by seismic activity and wildland fires in the design of University Hills.

Housing Opportunities. Provide different lot sizes to create a wide varietymix of housing types, densities, designs,homes and price ranges that, accommodate a broad spectrum of income levels and lifestyles, and respond to both local and regional housing needs, and provide housing opportunities for CSUSB staff.

Connections. Organize and integrate land uses to promote pedestrian- oriented circulation patterns and reduce the number and length of vehicular trips. Orient the development to integrate with CSUSB to the greatest extent possible.Connections. Provide a safe and pedestrian-oriented network of walkways that connect to the City’s regional trail system.

Health and Wellness. Promote personal health through walkable design, integrated pathways with connections to CSUSB, regional trail systems, the Land Laboratory, carefully located parks and amenities, and educational features that invite exploration and connection with the physical features of the site. Provide permanent open space for educational and recreational opportunities.

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Sustainability. Incorporate active and passive energy and resource conservation measures, such as a compact design, preservation of significant drainage corridors, provision of bioswales for water quality, provision of pedestrian pathways, provision of faculty housing with immediate accessin close vicinity to CSUSB, and utilization of green building techniques/materials.

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7 University Hills
As conceptually shown on Figure 2-.1, University Hills is ahighly customized 404-acre residential development that is nestled in the foothills of the San Bernardino Mountains immediately adjacent to CSUSB.

Because of the geologic and hydraulic forces that have shaped the site, the development footprint of University Hills is focused onto approximately 170104 acres, or only 4225 percent of the total site. Development is mainly concentrated south of the South Branch of the San Andreas Fault on the lower portions of the site where the slopes are generally below 15 percent. North of the South Branch of the San Andreas Fault, approximately 235300 acres, or 5875 percent of the site, remains undeveloped and is designated as permanent open space. As discussed below, this open space area will be used by CSUSB as a laboratory to study the local biology, habitat, and geology.

Within the developable footprint, University Hills accommodates a maximum of 980327 dwelling units, which are distributed among neighborhoodsin a single neighborhood that are separated byhas access to open space corridors, drainage ways, roadways, and sloped areas and interconnected by a system of pathways, a centrally located clubhouse offering recreational and community amenities, four neighborhood parks, and landscaping, and streetscape amenities.

Planning Area 1 allows for residential development, specifically, detached single family housing. The minimum lot size allowed in the Specific Plan is 2,750 square feet, but lot sizes throughout the planning area vary in size and are as large as 3,600 square feet.

The gross density of the project is 1.25 dwelling units per acre based on the entire Specific Plan acreage of 404 acres. The net density of the Specific Plan is 3.1 dwelling units per acre based on the acreage of Planning Area 1 (104 acres), where all of the residential development occurs.

Residential densities range from 0 to 20 dwelling units per acre. The large-lot detached residences (0–3.1 units per acre) are located north of the South Planni Branch of the San Andreas and include single-family detached estate homes, as conceptually shown in Figure 2-2. Immediately south of the South Branch of the San Andreas are the standard-lot detached residences (3.2–9.0units per As sho
land pl
is divid
acre) that include single-family detached, small-lot detached units, and Plannin cluster court homes, as conceptually shown in Figure 2-3. Mixed Plannin detached/attached residences (9.1–15.0 units per acre in Planning Areas 5 throug and 13 and 9.1-17.0 units per acre in Planning Areas 10, 14, and 20), Plan to including small-lot detached, clustered, and townhome products, as conceptually shown in Figure 2-4, are located in the interior and perimeter of the site. The attached residences (15.1–20.0 units per acre) are generally f
o
c
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used in the interior portions of the community around the clubhouse and behind Badger Hill. The higher density products include stacked flats, townhomes, and clustered courtyard developments, as conceptually shown in Figure 2-5. Four acres of the highest density area (Planning Area 16) will be dedicated to CSUSB for exclusive use as faculty housing.
and fe
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Figure 2-1 Conceptual Development Plan
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Figure 2-2 Conceptual Large-Lot Detached Units
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Figure 2-3 Conceptual Standard-Lot Detached Units
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Figure 2-4 Conceptual Mixed Detached/Attached Units
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Figure 2-5 Conceptual Attached Units
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Open Space System
As shown on Figure 2-6.3, University Hills includes an unparalleled system of open spaces that can be used for educational and public/private recreational purposes. In all, University Hills provides 245347 acres of usable open spacesopen space, consisting of 8 acres of passive parks, 39 acres of open space in Planning Area (PA) 1, and the 300-acre PA 2 permanent open space, as detailed in Table 3.6.

CSUSBBadger Canyon Open Space
As shown in Figure 2.1 Land Laboratory
University Hills includesUse Plan, approximately 235300 acres ofare designated as permanent, natural open space located generally north of the developable area. Thiswithin Planning Area 2. The open space area is shown as Planning Area 24 on Figure 2-9not considered suitable for development and is depicted in greater detail on Figure 2-6.

The Land Laboratory will be used by CSUSBremain as primarily unimproved land except for roadway improvements and potentially others to study local vegetation, habitat, natural drainages, geology, and to aid in teaching programs.trails. The main use of the Land Laboratory is as undisturbed and natural open space; however, the following types of uses may also be accommodated:
■ Pedestrian trails and bridges
■ Caretaker unit
■ Amphitheater Photo of t
■ Informational displays and kiosks will be de
Restroom
■ San Andreas fault stations (excavations or road cuts into bedrock open spa
as a Land
where geology can be studied) local geo
■ Gauging station to measure stream flows
It is intended that the Land Laboratory will be dedicated to CSUSB, whowill be responsible for its maintenance and improvement. The Land Laboratory will be used by CSUSB faculty and students, who can utilize the parking area in the California Walnut Grove Linear Park or walk/bike to the site. Public access will be restricted to the existing trails and paths by a combination of signage, fencing, and physical barriers (e.g., rock piles at trails). Public trails will be maintained through a landscape and lighting maintenance district (LLMD) and a
d
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19 d by the Parks Department.

Water tanks, utilities, and associated facilities
Learning center
On-Site Parks
The land plan for University Hills also includes approximately 108 acres of parks, including:
■ The 2.2-acre private community clubhouse, which may include conference facilities, meeting rooms, a pool, spa, outdoor fireplace
habitat.

Photo of t
unimprov
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become t
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and/or fire pit, barbeques, picnic area, a tennis court, children’s wading pool, and other amenities ( in Planning Area 7 on1 as shown in Figure 2- 9).
■ The 5-acre California Walnut Grove Linear Park, which preserves a native stand of trees along Badger Creek and includes pathways and educational elements (Planning Area 21 on Figure 2-9).
■ Two half-acre public neighborhood .3 “University Hills Open Space.” Three (3) parks connected by a linear paseo are located near within the eastern edgecentral portion of the project (Planning Areas 17 and 19 on Figure 2-9).
■ Area. The 2.1-acre Glider Park, which provides a safe approach zone for the hang gliders landing at the adjacent Andy Jackson Airpark and accommodatesthree (3) parks include amenities such as an outdoor amphitheater and picnicincluding open lawn areas (Planning Area 1 on Figure 2-9)., seating, picnic tables, exercise stations and a tot lot and are connected by an eight (8) foot wide trail and six (6) foot wide sidewalk.
ndy
iversity
to
ned in
Trails
As shown on Figure 2-6.3, University Hills includes a rich system of internal pedestrian trails that interconnect all neighborhoods and provide connectionsconnects the neighborhood in PA1 to the surrounding areas and region. Most significantly, the South Branch of the San Andreas is utilized for thea regional multipurpose trail, which runs the length ofthrough the project. In addition, several natural drainage ways and sloped areas are used as open space corridors and pathways. Little Mountain Drive and Campus Drive includeincludes pedestrian paths/sidewalks and bike lanes connecting to CSUSB and the region.

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Figure 2-6 University Hills Open Spaces
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University Relationship
University Hills is designedlocated immediately north of CSUSB and programmed to create a long-term and synergisticits relationship with CSUSB. In particular,the campus is a consideration for the long-range vision of the City of San Bernardino and the University.

University Hills directly responds to input from the Universityis accessed through the provision of land for faculty housing, the 235-acre Land Laboratory, pathways, bike lanescampus, the CSUSB’s Murillo Family Observatory is located to the south of the site, and the California Walnut Grove Linear Parkcampus has direct views of the site.

In addition, University Hills is designed to minimize the impacts of light intrusion and spillover. CSUSB is contemplating building an observatoryhas built the Murillo Family Observatory on Badger Hill immediately adjacent to University Hills. To help preserve a dark nighttime sky, this Specific Plan includes strict controls on the type and design of lighting.

Finally, given the faculty housing and the fact that the clubhouse is only ¾ of a mile from the transit station at CSUSB, which is the end of the Omnitrans Bus Rapid Transit (BRT) line, a shuttle would be ideal. As detailed in Chapter 3, Development Criteria, the developer has committed to work with Omnitrans and CSUSB to accommodate shuttle service in University Hills, and a potential shuttle route has been offered through this Specific Plan.

View of C
Sustainability Hills (top)
campus t
University Hills is committed to creating a sustainable, resource-efficient Bernardin community. Accordingly, the University Hills Specific Plan includes an innovative commitment, at the planning stage, to sustainable practices. As detailed in Chapter 5, Sustainability Guidelines, this Specific Plan includes guidelines that address sustainable and green building practices for the individual building as well as overall community design.

The sustainability guidelines address the use of active and passive energy and resource conservation measures—such as efficient landscaping and building designs—and utilization of other green building techniques/materials. The land plan for University Hills is based on this commitment. In particular, development is focused on only 4225 percent of the total site near the clubhouse, recreational amenities, and CSUSB, which will help reduce the need to use cars. In addition, significant drainage corridors are preserved and incorporated as open space, recreational amenities, and fire protection zones.

Of particular importance, the land owner has committed to ensuring that construction in the Attached Residential land use category, faculty housing, and clubhouse are certified as Leadership in Energy and Environmental Design (LEED®) by the United States Green Building Council (USGBC).

Another critical sustainability issue is water and watershed management.

The compact design limits the development footprint so that open lands that Examples sustainab
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23 can absorb runoff are maximized; natural drainage ways are maintained and incorporated into the design of the project as open space amenities; landscaping and irrigation materials and methods are designed to increase efficiency and minimize water demand; permeable surfaces and pavements will be used in appropriate areas to minimize urban runoff; and efficient, waterconserving technologies, such as low-flow toilets and smart irrigation controllers, are used.

Fire Protection
University Hills is located within a designated high fire hazard area. In fact, the area burned in the 2003 Old Fire. The long-term safety of the community is paramount to any development in the area. Accordingly To ensure the safety of property and lives, as part of the amendment to the University Hills Specific Plan, a detailed fire safety study has beenanalysis was conducted and a thoroughby Dudek. The fire analysis factored in wind patterns, fuel types (vegetation), topography, weather patterns, and historical burn patterns to determine the potential severity of wildfires and appropriate protection plan developed. As detailed in Chapter 3 and Appendix C, the methods.

The fire protection plan for University Hills, which was developed based on the results of the fire safety analysis, includes setbacks, landscaping, construction, and building protection techniques that will protect development from wildland fires. Significant provisions of the fire protection plan include:
■ The protection of structures through the use of noncombustible exterior building materials; restriction on the use of cornice and eave vents; fire sprinklers; and compliance with the most current fire codes. ■ Greater levels of structure protection on the perimeters of the project. ■ Placement of streets on the perimeter of the project to provide a firebreak and a first line of defense against fires.
■ Adequate access and maneuverability for fire protection vehicles. ■ Careful placement of fire hydrants and design of structures to facilitate fire suppression efforts and fire hose access. ■ Strict landscape and use zones, called fuel modification zones, which include private yards and extend approximately 120- 23050-150 feet from structuresthe private yards of individual lots. Within the fuel modification zones, there are restrictions on the type, spacing, irrigation, and maintenance of landscaping. ■ Clear disclosure to potential homebuyers of the fire threat, preventative measures, and individual responsibilities. ■ Clear delineation of and maintenance responsibilities for the fuel modification zones. ■ Aggressive program to educate residents on the fire threat, landscaping requirements, and maintenance responsibilities.

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View from University Hills south
toward Badger Hill (top) and
northwest toward the San
Gabriel Mountains (bottom).

View Shed
Development on the hillsides in San Bernardino is a sensitive issue and extreme care must be taken to minimize impacts to views of the San Bernardino Mountains.

University Hills is situated between the San Bernardino Mountains on the north and the much smaller Badger Hill, which is located between the Specific Plan area and the college, on the south. As can be seen on FiguresFigure 2-7.4 and Figure 2-8.5, Badger Hill restricts or blocks views of the developed areas of University Hills, depending on the vantage point. The developed portions of University Hills sit on the lower portions of the site, where average slopes are generally between 0 and 15 percent. Thus, the steep portions of the site, which are associated with the surrounding San Bernardino Mountains, are untouched. Ridgelines and steep slopes are protected so that views of the mountains are not impacted.

Also, Figure 2-8 shows that street-level views of the site are limited by the terrain of the surrounding areas, which serve to block views of the site.

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Figure 2-7 Views
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Figure 2-8 Section Views
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Land Plan and Buildout
The adopted land use plan for University Hills is shown on Figure 2-9.1, University Hills Land Plan. The land plan is divided into 10two (2) Planning Areas and two (2) land use categories; residential and 24 Planning Areas.open space. The buildout levels by land use category are described in Table 2-1 and further broken down byresidential density, allowed dwelling units, and open space of each Planning Area is provided in Table 2-2.1.

There is flexibility built into this Specific Plan to allow adjustments in response to changes in final roadway alignments and widths, grading areas, and land use boundaries, and transfers of density. While the maximum number of dwelling units allowed within University Hills is 980 units, the number of units within each Planning Area and land use category may vary per the provisions of Section 6, Implementation.. Therefore, it is important to note that Figure 2-6 and Tables 2-.1 and Table 2-2.1 describe the intended development pattern of University Hills, and subsequent transfers of units and changes to land use boundaries may result in the shifting of the residential land use categories and/or units shown in each Planning Area.. Adjustments may be made to the following factors that could result in variations to TablesTable 2-.1and 2-2:
■ Land use boundary. The land use boundaries between the land use categories are based on Figure 2-6.1, University Hills Land Plan. Since the boundaries of the land use categories may vary slightly, the acres described on TablesTable 2-.1 and 2-2 may vary as described in Section 6, Implementation.
■ Units. Since it is permissible to transfer units, the units assigned to each land use category and Planning Area on Tables 2-1 and 2-2may vary as described in Section 6, Implementation. In particular, the units in Planning Area 15 may be transferred to other Planning Areas within University Hills if detailed site specific geologic investigations determine that development in all or part of the Planning Area is not feasible.

Please note that the units listed on Table 2-2 by Planning Area are used to determine total units instead of the maximum density allowed in each land use category. For instance, the Standard-Lot Detached Residential land use category accommodates a maximum density of 9.0 units per acre, which if multiplied by the total acres of that land use category (10.4 acres) would result in 94 units. Instead, the Land Plan provides for 70 units in Standard-Lot Detached Residential land use category. This difference is due to the variation in product and market segmentation that is desired to make
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University Hills Specific Plan Page 2-
31 University Hills a unique living environment. Consequently, buildout of University Hills at the maximum density of each Planning Area is not possible and the caps of 980 units and the maximum density listed for each Planning Area are the controlling factors.
■ Population. The total units ultimately built in University Hills will determine total population. However, for purposes of this Specific Plan and associated environmental evaluation, a population of 3,2831,100 persons was assumed and based on the maximum buildout levels (980327 units).
■ Planning Areas 15 and 23. If it determined that building in all or a portion of Planning Area 15 is not feasible and/or the units are transferred to another Planning Area, then the land use for Planning Area 15 shall revert to Open Space and, as necessary for slope stability and grading, Internal Slopes. Development of the water storage tank in Planning Area 23 is only necessary if development occurs in Planning Area 15. If development does not occur in Planning Area 15, then the land use for Planning Area 23 shall revert to Open Space.

It is important to note that some illustrations, product prototypes, and accompanying descriptions contained in this Specific Plan are conceptual and are clearly labeled and noted accordingly. These conceptual illustrations are intended to depict the desired character and are not to be taken as compulsory nor as dictating exact building types, material types, architectural styles, and final elements.

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Figure 2-9 University Hills Land Plan
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Table 2-1 University Hills DevelopmentPotential
Notes:
1 As discussed in Section 6, Implementation, variations to account for final roadway alignments and widths, grading areas, la transfers of density may result in the shifting of acres, units, and population; however, a maximum of 980 units and 20 units exceeded.
2 The units listed by Planning Area are used to determine total units instead of the maximum density allowed in each land use buildout of University Hills at the maximum density of each Planning Area is not possible and the caps of 980 units and the for each Planning Area are the controlling factors.
3 Population is based on 3.35 persons per unit (Table 2: E-5 City/County Population and Housing Estimates, 1/1/2007). 4 Units in Planning Area 15 may be transferred to other Planning Areas within University Hills if detailed geologic investigati on development in Planning Area 15 is not feasible. If all the units are transferred, then the land use for Planning Areas 15 an d Space and, as necessary for grading and slope stability, Internal Slopes.

Land Use Acres 1 Density Units 1, 2 Pop. 1, 3
Developable Area
Large-Lot Detached
Residential (LLD)
Standard-Lot Detached
Residential (SLD)

14.3 0 –3.1 37 124 15 4

10.4 3.2– 9.0 70 235 2, 3
Mixed Detached/Attached
Residential (MDA) 30.2

9.1–15.0 (PA
5 &13)

9.1-17.0 (PA
10, 14, & 20) 358 1,199 5, 1
Attached Residential (A) 30.7 15.1–20.0 515 1,725 6, 8
Parks (public) 8.1 1, 1
Clubhouse 2.2 NA NA NA 7
Roads/Internal Slopes/Utilities 73.6 NA NA NA NA
Subtotal 169.5
Undevelopable Area
Open Space 234.8
Subtotal 234.8
Total
Total 404.3 980 3,283
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35 -2 Development Potential by PlanningArea
Planning Area Summary
Planning
Area Land Use Acres 1(net)
Dwelling
Units
Allowed
Density
(units per
acre)
Units Used
to Determine
Buildout 1,
2Parks and
Open Space
(acres)
Streets (acres)
1 Park (public) 2.1 NA NA
2 SLD 2.2 3.2–9.0 13
3 SLD 2.5 3.2–9.0 15
4 SLD 2.7 3.2–9.0 16
5 MDA 7.9 9.1–15.0 95
6 A 4.6 15.1–20.0 80
7 Clubhouse 2.2 NA NA
8 A 4.4 15.1–20.0 75
9PA1 AResidential 103.96 327 3.21 46.86 15.1–20.064 64
10 MDA 5.4 9.1–17.0 59
11 A 5.9 15.1–20.0 98
12 SLD 3.1 3.2–9.0 26
13 MDA 4.0 9.1–15.0 50
14 MDA 4.6 9.1–17.0 50
15 3 LLD 14.3 0–3.1 37
16 (Faculty Housing) A 4.0 15.1–20 60
17 Park (public) 0.5 NA NA
18 A 8.6 15.1–20 138
19 Park (public) 0.5 NA NA
20 MDA 8.3 9.1–17 104
21 Park (public) 5.0 NA NA
22 Utility 0.5 NA NA
23 Utility 0.1 NA NA
24PA2 Open Space 234.8300.44 NAN/A* NAN/A* 300.44 N/A
TOTAL Roads/Interna
l Slopes 73.0404.4 NA327 NA0.81 347.3 20.64
Notes:
1 The transfer of residential units, as discussed in Section 6, Implementation, may result in the shifting of units between land use categories; however, a maximum of 980 units and 20 units per acre shall not be exceeded. 2 The units listed by Planning Area are used to determine total units instead of the maximum density allowed in each land use category. Consequently, buildout of University Hills at the maximum density for each Planning Area is not possible and the cap of 980 units and maximum density listed for each Planning Area are the controlling factors.

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Development Plan
3 Units in Planning Area 15 may be transferred to other Planning Areas within University Hills if detailed geologic investigations determine that development in Planning Area 15 is not feasible. If all the units are transferred, then the land use for Planning Areas 15 and 23 shall revert to Open Space and, as necessary for grading and slope stability, Internal Slopes* Caretaker’s unit could be allowed with a Conditional Use Permit (CUP).

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University Hills Specific Plan Page 3-
1 Formatted: Header

DEVELOPMENT CRITERIA
Chapter 3: Development Criteria
This section includes land use designations, permitted uses, and development standards that are intended to shape the physical form of University Hills. In addition, it includes the mobilitycirculation plan, parks and open space plan, preliminary grading plan, and infrastructure plans. Residential projects qualifying for SB 330 or any future discretionary streamlining process, shall comply with the objective design standards described in this section. These projects area also encouraged, but not required to comply with the intent of the design guidelines described in Chapter 4.

Unless expressly stated, the University Hills Specific Plan development regulations and standards shall supersede the relevant provisions of the City of San Bernardino’s Development Code. Any development regulation and guideline not addressed in this Specific Plan shall be subject to the City’s adopted Development Code regulations and guidelines in place at the time of the individual request.

Land Use Designations and Permitted Uses
The University Hills Specific Plan contains nineallows for single-family residential uses and accommodates two (2) different minimum lot sizes. A land use categories, including four residential designations.category has also been provided for Open Space.

Table 3-.1, Land Use Categories, provides a description of each categorysummary of the proposed land uses shown on the Land Use Plan.

The uses allowed in each land use category are summarized in Table 3-.2, Permitted Uses. The inclusion of any uses not expressly listed shall be subject to the discretion of the Director of Community Development Services and/or Planning Commission using the spirit of this Specific Plan as a guide. This table categorizes the uses allowed in each category as follows:
■ Permitted Use (P): Use allowed subject to the provisions applicable to that district. ■ Development Use Permit (D): Use allowed subject to the approval of a minor discretionary entitlement, which may be granted under the provisions of Section 19.44 of the City of San Bernardino Development Code. ■ Conditional Use Permit (C): Use allowed subject to the approval of a major discretionary entitlement, which may be granted under the provisions of Section 19.36 of the City of San Bernardino Development Code.

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2008
■ Prohibited Use (X): Use is not permitted. Formatted: Font: (Default) Aptos, 11 pt, Not Italic, Font color: Auto, Character scale: 100%, Ligatures: Standard + Contextual
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University Hills Specific Plan Page 3-
3 Table3-1 Land Use Categories
Land Use Category Description of Category
Residential Uses
Large-Lot Detached (LLD) Accommodates large-lot, single-family detached uses at an average density of 2.6 dwelling units per acre. The
residential density within this land use category ranges between 0 and 3.1 units per acre.

Accommodates a range of low density residential uses at an average density of 6.7 dwelling units per acre. The residential density within this land use category ranges between 3.2 and 9 units per acre.

Accommodates medium density detached and attached
residential uses at an average density of 11.9 dwelling units per acre. The residential density within this land use category ranges between 9.1 and 15.0 units per acre in Planning
Areas 5 and 13 and between 9.1 and 17.0 in Planning Areas 10, 14, and 20.

Provides for high density, multiple-family residential uses at an average density of 16.8 dwelling unit per acre. The
residential density within this land use category ranges between 15.1 and 20 units per acre.

Standard-Lot Detached
Residential (SLD)
Mixed Detached/Attached
Residential (MDA)
Attached Residential (A)
Other Uses
Parks (Public)
Accommodates a range of public open space opportunities such as tot lots, sports courts and fields, picnic areas, joggers’ exercise courses, and recreational facilities.

Accommodates private recreational facilities, such as
clubhouse, pool, barbeque facilities, conference rooms, tennis courts, gym, tot lots, picnic areas, and open space.

Provides undeveloped open space for recreational uses.

Accommodates water tanks, electrical substations, water filtration systems, and other utilities for public benefit.

Accommodates trails, community gardens, and landscape.

Clubhouse
Open Space
Utility
Internal Slopes
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Packet Page. 299
University Hills Specific Plan Page 3-
3 Table 3-2 Permitted Uses
Land Use Category
LLDApplicable Planning
Areas (PA)

SLD MDA
ADescription of Category
Pub PkClubU OS
Residential Uses
Single Family Residential PA1
Community care facility (6 or fewer patients) Day
care center
Day care homes, family (6 or fewer children)
Day care homes, family (7 to 12 children)
Dormitories/fraternity/sorority
Homeless facilities
Second dwelling (granny) unit
Multifamily attached dwellings
Residential care facility
Congregate care, assisted living facilities, and
nursing homes,
Single-family detached dwellings Caretaker’s
unitAccommodates single-family detached
housing at a density of 3.1 dwelling units an
acre and with a variety of lot sizes.

Ancillary uses, such as parks, basins, and
utilities are allowed.

P
X
P
C
X
X
D
X
X
X
P
X
P
X
P
C
X
X
D
X
C
X
P
X
P
X
P
X
X
X
D
P
C
X
P
X
P
X
P
X
X
X
X
P
C
X
P
X
X
X
X
X
X
X
X
X
X
X
X
X
X
C
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X

X X X X X X
X X X
X
X C
Recreational Uses
Clubhouse
Golf course
Open spaces/parks
Trails (including bicycles, equestrian, pedestrian)
Swimming pool/spa

C X P P
P

P X P P
P

P X P P
P
P
X
P
P
P
P
X
P
P
P
P
X
P
P
P
X
X
P
P
X
X
X
P
P
X
Accessory Uses
Open Space PA2
Antennae, vertical/satellite dish
Fences and walls
Storage structures (less than or equal to 120
sf) Recreational vehicle and boat
storageProvides permanent natural open
space for recreational uses.

Accommodates trails, water tanks,
electrical substations, water filtration
systems, learning center, and other utilities.

P
P
P
P
P
P
P
X
P
P
P
X
P
P
P
X
P
P
P
X
P
P
P
X
X
P
X
X
X C X
X
Personal Services (not stand alone, but inside Clubhouse) Barber/beauty/nail shops
Dance schools/karate studios
Dry cleaners
Laundromats (self-serve)
X X X
X
X X X
X
X X X
P
X
X
X
P
X
X
X
X
P
P
P
P
X
X
X
X
X
X
X
X
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Development Criteria

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4 June
2008
Land Use Category
LLDApplicable Planning
Areas (PA)

SLD MDA
ADescription of Category
Pub PkClubU OS
Other Uses
Conference rooms
Homefinding center (temporary)
Private/public utility facilities
Wireless telecommunication facilities
X X
C X
X D
C X
X D
C X
X
D
C
X
X
X
C
C
P
D
C
C
X
X
D
C
X
X
C
C
Home Occupations
Subject to (H) home occupation permit H H H H X X X X
Temporary Uses
Subject to (T) temporary use permit T T T T T T T T
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Packet Page. 301
University Hills Specific Plan Page 3-
5 C=Conditional D=Develop Permit P=Planning Area 1 – Single Family Residential As shown in Figure 2.1 Land Use Plan, approximately 104 acres are designated for residential uses. Planning Area 1 accommodates single-family detached housing at a density of up to 3.1 dwelling units an acre. Lot sizes range from a minimum size of 2,750 square feet and 3,600 square feet. Ancillary uses, such as parks, basins, and utilities are allowed. Residential and general development standards f are listed in section 3.2 of this Specific Plan.

The following uses are allowed in the Planning Area:

Permitted X=Not Uses for Planning Area 1
Uses Notes
Residential Uses
Single family detached dwelling P
Accessory Dwelling Unit or Junior Accessory Dwelling Unit P Day care center X
Day care homes 8 or less children P
Day care homes 9-15 children D
Dormitories/fraternity/sorority X
Homeless facilities X
Residential care facility (6 or less) P*
Congregate care, assisted living facilities and nursing homes X Caretaker’s unit X
Recreational Uses
Open spaces/parks P
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6 June
2008
Uses Notes
Trails (including bicycles, equestrian, pedestrian) P
Accessory Uses
Antennae, vertical/satellite dish P
Fences and walls P
See Specific Plan
design guidelines for
standards
Storage structures (less than or equal to 120 sf) P
Units greater than
120 sf shall be
processed
consistent with
SBMC
Recreational vehicle and boat storage P
Other Uses
Wireless telecommunication facilities C
Other such uses that the Community Development Director may find to be similar with those uses previously listed, pursuant to SBMC Section 19.02.070(3) Home Occupations
Subject to (H) home occupation permit H
See the SBMC for
requirements
Temporary Uses
Subject to (T) temporary use permit T
See the SBMC for
requirements
* Per California Health and Safety Code Sections 1566.3 Packet Page. 303
University Hills Specific Plan Page 3-
7 3.1.2 Planning Area 2 – Open Space
As shown in Figure 2.1 Land Use Plan, approximately 300 acres are designated as permanent open space. The open space area is not considered suitable for development and will remain as primarily unimproved land except for roadway improvements and trails. The following uses may also be accommodated:

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2008
Uses
Pedestrian trails and bridges P
Informational displays and kiosks P
Restroom* P
San Andreas fault stations (excavations or road cuts into bedrock where geology can be studied) P
Gauging station to measure stream flows P
Caretaker’s unit CUP
Learning/education center CUP
*As an ancillary use to an open space
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University Hills Specific Plan Page 3-
9 Development standards are provided to regulate development in University Hills. With this Specific Plan standards are grouped into specific development standards for each land use, and general development standards that apply project wide. ■ Development standards, which provide: Provide the tailored standards for each land use category and include such provisions as lot size, lot dimension, and building height and setback requirements. Development Standards are provided in Table 3-3.4 for detached residential, Table 3-4 for attached residential, and Table 3-.5 for otherstructures in open space. Diagrams for the residential uses. can be found in Figure 2.2
■ General development standards, which include: Include regulations that apply to most, if not all, land use designations within University Hills.

Detached Residential Standards
Development standards for detached residential products, which are allowed in the LLD, SLD, and MDA land use categories, are provided in Table 3-3.

Attached Residential Standards
Planning Area 1. Development standards for attachedare based on the lot size, as each residential products, which are allowed in the MDA and A land use categories, are provided in planning area allows for all lot sizes with minimum lot sizes as set in Table 3.4.

Table 3-.4.

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Table 3-3 : Development Standards – Detached- Residential Usesuses Standard LLD SLD MDA
Density
Average density
Density range

2.6 DU/ac
0–3.1 DU/ac

6.7 DU/ac

3.2–9.0 DU/ac

11.9 DU/ac

9.1–15.0 DU/ac in
PA 5 & 13

9.1–17.0 DU/ac in
PA 10, 14, & 20
Building Site Specifications
Minimum lot size per unit
Minimum lot width 1, 2
Minimum lot depth
Corner lot streetside lot width
Maximum lot coverage
5,000 sf
50 ft
100 ft
55 ft
60%
2,400 sf
35 ft
60 ft
40 ft
70%
1,200 sf
25 ft
50 ft
30 ft
75%
Front Setbacks
To habitable structure
To front-entry garage
To alley-entry garage
To side-entry garage
To unenclosed porch
12 ft
18 ft
0 ft
15 ft
10 ft
8 ft
18 ft
0 ft
10 ft
5 ft
7 ft
N/A
0 ft
10 ft
3 ft
Side Setbacks from Street ROW
To structure
Projections into setback 3
10 ft
4 ft
5 ft
2 ft
3 ft
1 ft
Interior Side Setbacks
To habitable structure 8
To front-entry garage in rear 1/3 of lot
To alley-entry garage
Projections into setback3
0 or 5 ft
0 ft
0 ft
2 ft
0 or 3 ft
0 ft
0 ft
1 ft
0 or 3 ft
0 ft
0 ft
1 ft
Rear Setbacks
To habitable structure (interior lot)
To habitable structure (home-to-alley) 4,5
To alley-entry garage
To front-entry garage in rear 1/3 of lot
Projections into setback 3, 5
15 ft
5 ft
10 ft
5 ft
6 ft
5 ft
0 ft, but either (1) a 30 foot wide alley (24-foot wide paved area with a 3 foot apron on each side) is required in alleys with no parking, or (2) a 34 foot wide alley (28 foot wide paved area with a 3 foot apron on each side) is required in alleys with parking.
0 ft
3 ft
0 ft
3 ft
0 ft
2 ft
Height
Maximum height 6 35 ft 35 ft 40 ft
Other
Tandem parking 9
Building separation 7
Third car is
permitted to be
tandem
10 ft
Permitted in 25%
of units
6 ft
Permitted in 25%
of units
6 ft
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University Hills Specific Plan Page 3-
11 Table 3-3 Development Standards – Detached Residential Uses Development Standard LLDStandard Applicable Based on
Minimum Lot Size

SLD MDA
Minimum Lot Size 3,600 sf 2,750 sf
Building Site Specifications
Minimum Lot Width1 40 ft 50 ft
Minimum Lot Depth 90 ft 55 ft
Corner Lot Streetside Lot Width 40 ft 50 ft
Maximum Lot Coverage 70% 75%
Front Setbacks
To Habitable Structure 8 ft 6 ft
To Front-Entry Garage 18 ft 18 ft
To Side-Entry Garage 10 ft 10 ft
To Unenclosed Porch 5 ft 3 ft
Side Setbacks from Street Right-Of-Way (ROW)
To Structure 5 ft 3 ft
Projections into Setback2 2 ft 1 ft
Interior Side Setbacks
To Habitable Structure3 0 or 3 ft 0 or 3 ft
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Development Standard LLDStandard Applicable Based on
Minimum Lot Size

SLD MDA
To Front-Entry Garage in Rear 1/3 of Lot 0 ft 0 ft
Projections into Setback2 0 ft 1 ft
Rear Setbacks
To Habitable Structure (interior lot) 10 ft 6 ft
To Habitable Structure (home-to-alley)4,5 5 ft 5 ft
To Front-Entry Garage in Rear 1/3 of Lot 0 ft 0 ft
Projections into Setback3,5 3 ft 2 ft
Height
Maximum height6 35 ft 40 ft
Other
Tandem Parking7 Permitted in 25% of units Permitted in 25% of units Building Separation8 6 ft 6 ft
ft = feet sf = square feet DU/ac = dwelling units per acre Notes:

All setbacks shall be measured from the property line to the structure unless otherwise noted. 1 Any lot with a width of 135 ft or less shall provide garage access from an alley unless on a knuckle or cul-de-sac. 2 For knuckle and cul-de-sac lots, the minimum lot width shall be met at 20 ftfeet from the front property line. 3 2 Projections are architectural features that extend beyond the building face. Projections include features such as eaves, chimneys, bay windows, stairways, and other architectural detailing. California Building Code requirements take precedence over this requirement.
3 Zero lot line developments are permitted if the balance of the required setback is provided on the opposite side yard of the same lot.
4 Habitable structures (nongaragenon-garage) may cantilever beyond the garage door to the rear property line. 5 Applies to habitable structures only. Garage projections are not permitted.

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University Hills Specific Plan Page 3-
13 6 Maximum building height is defined as the height from the top of the finished grade to the top of the roof peak. An architectural projection such as a chimney or nonhabitable tower may exceed the maximum building height by 10 ft. 7 7
Tandem parking not permitted for shared, guest, or public parking. 8 Building separation is measured from the exterior wall of a structure to the exterior wall of another structure. 8 Zero lot line developments are permitted if the balance of the required setback is provided on the opposite side yard of the same lot.
9 Tandem parking not permitted for shared, guest, or public parking.

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Table 3-4 .5: Development Standards – Attached ResidentialUses- open space DensityStandard
Average density 11.9 DU/ac 16.8 DU/ac
Density rangeHeight of structure

9.1–15.0 DU/ac in PA 5 & 13

9.1–17.0 DU/ac in PA 10, 14, & 15.1–20.0 DU/ac ft maximum Setback of structure from property lines 20 ft minimum
Building Site Specifications
Minimum site area 2 acres 2 acres
Standard MDA A
Maximum site coverage (building
footprint)
Setbacks FromExterior Public Street
To habitable structure
Projections into setback1
Building Separation 2
Front-to-front separation
Front-to-side separation
75% 75%
10 ft
7 ft
10 ft
7 ft
20 ft avg.
15 ft
20 ft avg.
15 ft Side, rear, oblique separation
Alley
10 ft 10 ft
Either: (1) a 30 foot wide alley (24-foot wide paved area with a 3 foot apron on each side) is required in alleys with no parking, or (2) a 34 foot wide alley (28 foot wide paved area with a 3 foot apron on each side) is required in alleys with parking.

Other
Maximum height 3
Minimum livable area
40 ft 40 ft
Minimum common open space 4,5
Min. private open space per unit 4
Studio – 550 sf
1 Bedroom – 700 sf
2 Bedroom – 900 sf
3 Bedroom – 1,100 sf
150 sf per unit
60 sf per unit
Tandem parking Minimum dimension of 6 ft in any direction. Permitted in 30% of units Permitted in 30% of units Formatted: Normal, Indent: Left: 0", Space Before: 0 pt, After: 8 pt, Line spacing: Multiple 1.08 li, Tab stops: Not at

1.93"
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University Hills Specific Plan Page 3-
15 ft = feet sf = square feet DU/ac = dwelling units per acre Notes:

All setbacks shall be measured from the back of the curb to the structure unless noted otherwise. 1 Projections are architectural features that extend beyond the building face. Projections include features such as eaves, bay windows, stairways, porches, and other architectural detailing. Projections shall not encroach within 3 ft of the property line. 2 Building separation is measured from the exterior wall of a structure to the exterior wall of another separate structure. The following may encroach into the required separation: 1) architectural projections, window-boxes, and eaves-3 ft, 2) covered porches and stoops-5 ft, 3) balconies and stairways-5 ft. 3 Maximum building height is defined as the height from finished grade to the top of the roof peak, whichever is greater. An architectural projection such as a chimney or nonhabitable tower may exceed the maximum building height by 10 feet. 4 See the open space provisions in the Multi-Family Open Space guidelines on page 3-13 for greater detail and definition. 5 The clubhouse (planning area 7) and public parks (planning areas 1, 17, 19, and 21) count towards the required common open space requirement.

Development Standards for Other Uses
Development standards for structures within the Clubhouse, Public Park, Open Space, Utilities, and Internal Slope land use categoriesareas are provided in Table 3-.5.

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Table 3-5 Development Standards – Other Uses
Standard
Club Pub.

Pk.

Open
Space
Utilities Internal
Slopes
Height of structure
Setback of structure from property
lines
40 ft
20 ft
20 ft
20 ft
15 ft
20 ft
35 ft
10 ft
NA
NA
Packet Page. 313
University Hills Specific Plan Page 3-
17 General Development Standards
The following General Development Standards apply to all uses within University Hills and may be supplemented by provisions of the project’s CC&R’s.

Accessory Uses in Multifamily DevelopmentsDwelling Units Possible accessory uses within a multifamily development shall be approved through the Development Permit Review and include such features as, common laundry facilities for developments with no individual hook-ups, tot lots, pools, spas, barbeque areas, clubhouses, and game courts.

Antennas
Per Section 19.04.030, Accessory Dwelling Units, of the Municipal Code. This section of the Municipal Code addresses standards for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) in compliance with California Government Code Sections 65852.2 and 65852.22.

Antennas, Satellite Dishes and Telecommunications Facilities Per Chapter 19.20.030 (3), Antennas, Satellite Dishes and Telecommunication Facilities, of the Municipal Code using the spirit and intent of the University Hills Specific Plan as a guide.

Cornices and Eave Projections
Cornices and eaves may extend into a required yard setback per the California Building Code.

Detention/Drainage
Detention and drainage areas shall be permitted in all land use designations as necessary and on a case-by-case basis. When possible, these areas should be designed to blend in with the surrounding development, be landscaped, and be designed to accommodate uses that can be flooded, such as active/passive recreation and natural open space.

Fences and Walls
Per Section 19.20.030 (8),, Fences and Walls, of the Municipal Code using the spirit and intent of the University Hills Specific Plan as a guide. In addition the following standards shall apply.:
■ The height of walls and fences shall be measured from the top of the highest adjacent grade unless adjacent to a public right-of-way, in which case the measurement shall be taken from the side of the public right-of-way. ■ Rear or side yards. The maximum height of stand-alone walls and fences in the rear and side yards shall be 6 feet.

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■ Front yard. The maximum height of stand-alone walls and fences located between the front property line and the nearest building wall (either garage or habitable structure) shall be 3.5 feet. Thereafter, the provisions for walls in rear and side yards noted above shall apply.

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■ When a retaining wall is in the front yard:
▪ The maximum retaining wall height may be 2 feet and may be directly topped with a maximum 18 inch1.5 feet stand-alone wall or fence for a total height of 42 inches3.5 feet for solid, and 4 feet for open work, or ▪ The maximum retaining wall height may be 3 feet and, in this case. Above the retaining wall, a maximumsold wall not to exceed 3 foot high wall.5 feet or fencean open wall/fencing not to exceed 4 feet, may be erected above the retaining wall with a minimum 3 foot landscaped setback from the back of the retaining wall. ■ For retaining walls located on the perimeter, side, or rear property lines:
▪ The maximum height of any solid retaining wall shall be 8 feet as measured from the lowest adjacent grade. Retaining walls may only exceed 8 feet if: (1) they are not visible from public areas, or (2) they are visible from public areas and unique designs are incorporated to disguise or break up the mass of the retaining wall (e.g. offsets, landscape walls, unique materials, or public art).
■ The maximum height of any stand-alone fence or wall on top of a retaining wall located on the perimeter, side, or rear property lines shall be as would otherwise be allowed if there was no retaining wall. ■ Barbed and razor wire, plain exposed concrete block, and chain link are not permitted. Chain link may be used on a temporary basis at construction sites. Vinyl coated chain link may be used as a fencing material for outdoor park facilities such as tennis courts subject to approval of a Development Permit. ■ All walls, fencing, or screening materials shall be maintained in a physical state consistent with the time of installation.

Repair and/or replacement of damaged, defective, or severely weathered materials shall be completed immediately upon occurrence or within a minimum of 20 days of notification by the City. ■ All walls and fences located within University Hills shall be designed and constructed to withstand 100 mile per hour winds or the current standard in the City of San Bernardino Development Code in effect at the time of the building permit application.
■ Pilasters, articulation, and/or permanent landscaping screening shall be incorporated into the design of walls or fences that exceed 25 feet in length.

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University Hills Specific Plan Page 3-
11 Garage Variation
To avoid the monotony of projects that employ the same garage placement (e.g., all front-entry garages), single-family neighborhoods in University Hills are required to include a variety of garage placements and orientations. Standard garage placement is a front-loaded garage set in from the front property line. Projects with more than five (5)units shall use alternative garage orientation and placement on 33 percent of the units. Roll-up garage doors with automatic openers are required for all garages. The following are potential alternative garage placements:. ■ Alley–loaded garages
■ Side-entry garages
■ Split garages
■ Garages located in courtyards or driveways providing multiple-unit access
Forward garages – placed at least 5’ from a plane break in front of the home Mid or deep recessed garages – recess 10-20 feet from the front living area Swing-in garage or swing-in split
■ Straight-in garages in rear two-thirds of the lot
Garage Sales
Garage sales at a single-family detached residence are permitted once every six months for a maximum period of 48 consecutive hours. Garage sales are not permitted within multifamily projects.

Glossary of Terms
See Appendix A of this Specific Plan.

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Hazardous Materials
Property management shall include language in all tenant contracts in the clubhouse or in contracts for contractors hired by the property management Packet Page. 319
University Hills Specific Plan Page 3-
13 association, that (1) the use, handling, storage, and transportation of hazardous materials shall comply with Section 19.20.030 (12) of the Municipal Code, and (2) submit a Hazardous Materials Business Plan tothe San Bernardino Health Services Hazardous Materials Program for the storage of 55 gallons or more of hazardous liquid, 500 pounds of hazardous solids, or 200 cubic feet of hazardous gas onsite. The plan shall identify emergency response procedures in the event of an accident or spill and include an initial inventory of hazardous materials, including new or waste materials that are toxic, reactive, ignitable, or corrosive. The contractual language shall provide property management with the ability to enforce the conditions through measures such as fines or other penalties.

Hillside Management
Most foothills (areas of 15 percent average slope or greater) within University Hills have been preserved as open space and are included within the boundaries of the Land Laboratory, as described later in this chapter.. Development and use in the areas with an average slope of 15 percent or greater shall comply with the Chapters 19.15 and 19.17 of the Municipal Code.

Home Finding Center
Home finding centers are long-term temporary home sales facilities. They are permitted administratively with approval by the Development Services Department during review of tract maps. The duration, location, required parking and landscaping shall be determined during this review. Upon closure, home finding centers are required to revert to the underlying land use per the approved tract maps.

Home Occupations
Home occupations include a vocation such as lawyer, engineer, music teacher, or art teacher, which is carried on solely by the occupant of the premises. Home occupations are allowed in any residence per the provisions of Chapter 19.45454 of the Municipal Code provided all of the following provisions are met. ■ There is no alteration in the residential character of the premises. ■ All operations are carried on within the dwelling.
■ No more than 15 percent of the dwelling is used.
■ No merchandise or articles are displayed for advertising purposes. ■ No assistants are employed at the premises.
■ The premises are not used as a point of sale or for walk-in trade. ■ Any necessary permits or licenses from appropriate regulating agencies are obtained and fully complied with.

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■ All operations in connection with the home occupation are conducted so as to prevent the emanation of any dust, gas, smoke, noise, fumes, odors, vibrations, or electrical disturbances.

Landscaping
All setback areas fronting on or visible from a public street and all recreation/common open space areas shall be landscaped and permanently maintained in an attractive manner. Such landscaping shall primarily consist of turf, lawn, drought tolerant trees, groundcovers, trees, and shrubs, other living plants and but may also include some use of artificial turf where applicable and California State Water Conservation Requirements are met. Permanent, 100 percent automatic irrigation facilities shall be provided in all landscaped areas as appropriate for the landscape type. Landscaping shall comply with the University Hills plant palette (Tables 3-8 and 3-9Appendix B) and the fire protection plan in this chapter. Guidelines to use and incorporate as part of the amendment to the Specific Plans Landscaping shall include an arrangement and combination of trees, shrubs, live groundcover, and inorganic groundcover.

Front and street/visible side yards, and all required setbacks abutting a public right-of-way shall be landscaped.

Front and street/visible side yards, and all required setbacks abutting a public right-of-way shall have a minimum of 50 percent of landscaping to exclude areas maintained for on-site parking (driveways) and path-of-travel (walkways).

Alternatively, inorganic groundcover mulch used in combination with live plants, shall be limited to an accent feature of no more than 50 percent of the required front and visible/street side yards, and all required setbacks.

Inorganic groundcover mulch may include permeable hardscape materials such as: bark (if applicable for fuel modification), wood chips (if applicable for fuel modification), decorative rock, decomposed granite, artificial stones, pebbles, and similar types of materials.

Additionally, all setback and parkway areas shall be properly designed and landscaped. The design shall utilize uniform street tree plantings with complementary landscape materials.

The parkway area in front of a residential property may be modified to allow for the removal of turf to be replaced by permeable hardscape materials. Acceptable materials are bark (if applicable for fuel modification), decorative rock, decomposed granite, paving stones, and artificial stones.

A maximum of 25 percent permanent hardscape materials such as concrete or cement shall be used to replace turf within the parkway area within the Public Right-of-Way. Please note: dead or dying trees may only be removed with approval of the City of San Bernardino Public Works Department.

All landscape areas shall be maintained in a neat and healthy condition, free of weeds, dead plant material and debris.

Additionally any maintenance required in the Fuel Modification plan is to be followed.

All landscape areas shall be installed with a permanent irrigation system that will be maintained and repaired routinely for plant health and water conservation.

Lighting
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University Hills Specific Plan Page 3-
15 Due to the proximity of University Hills to the planned CSUSB observatory at Badger Hill, the use of lighting within the community shall not be excessive and shall be consistent with the dark sky guidelines suggested by the International Dark Sky Association (www.darksky.org). A detailed lighting plan, including specifications and design standards, shall be submitted as part of the construction documents. The following policies shall apply to lighting in University Hills. ■ Lighting shall be directed on the driveways and walkways and away from adjacent property. ■ Walkway lighting shall be low-level fixtures (e.g., bollards), spaced to provide adequate walkway illumination, and shall not intrude into the residential dwelling units. Please see Chapter 5, Sustainability Guidelines, for additional guidelines regarding the reduction of light pollution.
■ Light standards shall be energy efficient and in scale with the height and use of the structures on-site. ■ Light standards shall not exceed 15 feet in height above finish grade. Lighting in parks may exceed this limit where deemed appropriate by the University Hills Design Review Committee and approved by the City. The 15-foot height limit may be waived as deemed necessary by the City Engineer.
■ Lighting shall be decorative, in keeping with the architectural theme of the facility served, and shall be located within landscapeplanter areas.
■ All lighting, including security lighting, shall be directed away from adjoining properties and the public right-of-way.

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■ Parking areas shall have lighting that provides adequate illumination for safety and security. Parking lot lighting fixtures shall maintain a minimum of 1 foot-candle of illumination at ground level at any location within the parking facility. ■ The level of lighting shall not exceed 0.5 foot-candle at any residential property line or at the perimeter of the developed areas adjacent to the areas designated as Open Space.
■ A lighting plan shall be prepared for all public areas within University Hills. The lighting plan shall establish uniform lighting standards with regard to style, materials, and colors in order to ensure consistent design. The lighting plan shall be submitted to the City for review and approval.
■ Game-court lighting is permitted on a case-by-case basis. Prior to installation, all game court lighting shall be reviewed and approved by the City of San Bernardino and any other responsible governing agency. Court lighting fixtures shall not exceed 30 feet in height. ■ Exterior lighting may be used to illuminate significant exterior features and landscaping.

Location of Accessory Buildings
A detached accessory building less than 120 square feet and 6 feet in height may be located in any rear or side yard in the LLD, SLD, and MDA land use designations, provided necessary access is maintained. Accessory buildings exceeding thanthe 120 square feet and/or 6 feet in height are limited to a maximum of 1 story16 feet in height, shall not occupy more than 35 percent of a rear yard, and may not be erected closer than 5 feet to the rear property line., and must be compatible with the materials and architecture of the main dwelling on the property. In addition, such accessory building shall not have openings facing the rear property line. This requirement may be waived by the Planning Commission based on findings that such buildings, if constructed on the rear or side property lines, will not be detrimental to adjacent properties.

Location of Patio Covers and Patio Enclosures
Patio covers and patio enclosures, defined as nonhabitable space in the adopted California Building Code, may be attached to the rear and/or side of a residential structure provided that the minimum setbacks are maintained as measured to the posts and support members. Eaves may encroach 2 feet into the setback. Patio covers shall be consistent with the fire zone standards of Chapter 19.15 of the San Bernardino Development Code.

Multifamily Open Space
Open spaces are those areas that are used for private or common use, as defined below. Open space does not include public or private streets, alleys, driveways, parking spaces, parkways, or recreational storage areas. Open Formatted: Font: (Default) Aptos, 11 pt, Not Expanded by / Condensed by , Ligatures: Standard + Contextual
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University Hills Specific Plan Page 3-
17 space includes parks, the clubhouse, and public trails within the internal slope areas and Land Laboratory.

Private Open Space
Private open space is defined as those areas that are designed and intended to be used exclusively by the individual homeowner. Private open space includes patios, balconies, fenced private yards, and other private areas. Private open space may include ground-floor patios or courtyards, second- /or third-floor balconies or decks, and rooftop decks. Private open space may be covered, but must be open on at least one side. Refer to Table 3-4 for private open space requirements.

Common Open Space
Common open space is defined as those areas designated for the use and enjoyment of all residents and developed for recreational or leisure-time activities. These common areas may include game courts, swimming pools, garden grounds, sauna baths, public trails, tennis courts, basketball courts, volleyball courts, putting greens, play lots, and clubhouse facilities.

It is the express intent of this Specific Plan to focus common open space requirements into the locations depicted on Figure 3-43 instead of individual Planning Areas to create community gathering places and a sense of identity.

Accordingly, the clubhouse (planning area 7) and public parks (planning areas 1, 17, 19, and 21) count towards the required common open space requirement noted on Table 3-4.

Nonconforming Uses
Per Chapter 19.62, Nonconforming Structures and Uses shall be processed consistent with Chapter 19.62 Nonconforming Uses and Structures, of the Municipal Code using the spirit and intent of the University Hills Specific Plan as a guide.

Parking and Loading Standards
Minimum Number of Parking Spaces
■ Two (2) enclosed garage spaces per each detachedprimary residential unit. ■ For attached units, the following shall apply:
▪ Studio unit: 1.5 covered spaces per unit
▪ One-bedroom unit: 1.5 covered spaces per unit
▪ Two -bedroom units: 2 covered spaces per unit
▪ Three or more bedrooms: 2 covered spaces per unit
▪ Guest parking: 1 guest parking space for every 5 units ■ For the clubhouse, 1 space per 300 square feet with a minimum of 10 spaces is required.
■ For the public parks, 5 public spaces are required at each facility.

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Parking Design and Use Provisions
■ General provisions. Per Section 19.24.060, Design Standards, of the Municipal Code using the spirit and intent of the University Hills Specific Plan as a guide.
■ Driveways for single-family detached residential units. The driveway to a garage shall have a minimum width of 10 feet and a maximum grade of 12 percent.
■ Access to off-street parking. Either (1) loop system, where each oneway road has a minimum width of 20 feet; or (2) driveway with a minimum width of 24 feet to permit two-way traffic. Along all driveway and vehicular access ways that provide access for fire or emergency vehicles, there shall be a minimum vertical clearance of 14 feet and horizontal clearance of 20 feet.
■ Handicapped parking. Per Section 19.24.050, Handicapped Parking Requirements, of the Municipal Code.
■ Recreational vehicles (RVs). The parking or storing of recreational vehicles, dismounted campers, camper shells, boats, trailers, or similar recreational items on streets and lawns, landscaped areas, or other unpaved surfaces within the front yard is prohibited. In attached developments without yards, parking of these recreational items must be in a common storage area or offsite. If storage areas are provided on-site, they shall be constructed per the Storage Facilities section below and the standards in Section 19.04.030 (O), Recreational Vehicle Storage Facilities, of the Municipal Code. Temporary parking of RVs is allowed consistent with San Bernardino Municipal Code (SBMC).

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19 Pedestrian Circulation
A pedestrian circulation system shall be incorporated into the residential development for the purpose of providing direct access to and from all individual dwelling units, trash storage areas, parking areas, recreational areas, outdoor living areas, transit connections, and internal/regional trails. The circulation system shall be developed with a combination of the following standards:
■ A sidewalk system shall be developed adjacent to all public streets, as detailed on the street sections contained in this Specific Plan. This requirement may be waived where pedestrian accessible trails are located adjacent to the street. ■ Sidewalks shall comply with ADA requirements.
■ Direct pedestrian connections to the Regional Multipurpose Trail shall be provided from Planning Areas 16, 18, and 20. ■ The interior walkway system shall include pedestrian walks or paths consisting of varying widths designed to provide curvilinear forms
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wherever possible.. The minimum unobstructed width of interior pedestrian walks and paths shall be four (4) feet. Walkway systems shall use materials such as concrete, decomposed granite, brick, flagstone, or other materials.

Private Storage Areas
For each dwelling unit without an enclosed garage, a minimum of 100 cubic feet of private storage space shall be provided outside the dwelling. The design, location, and size of the storage space shall be integrated into the development.

Product Variation
University Hills will be attractive and visually interesting. Accordingly, single-family residential neighborhoods will include a variety oftwo (2) different product types and a variety of design styles. ■ Single-family neighborhoods over five (5) units should have a minimum of threetwo (2) different material and color palettes. No two (2) single family detached homes with identical color or materials palettes shall be located adjacent to or directly across the street from one another.
■ Single-family neighborhoods over five (5) units shall include a minimum of threetwo (2) elevation/facade designs. No two (2) homes with identical elevation/façade designs shall be located adjacent to or directly across the street from one another. ■ Single-family neighborhoods over five (5) units shall have a minimum of threetwo (2) primary roof materials and roof designs. No two (2) single- family detached homes with identical roof designs and materials shall be located adjacent to or directly across the street from one another.

Public Utility Lines
Per Section 19.30.110, Underground Utilities, of the Municipal Code.

Screening
■ All utility connections shall be coordinated with the development of the site and should not be exposed, except where deemed appropriate or necessary by the City.
■ Utility equipment, such as surface- mounted transformers, pedestal- mounted terminal boxes and meter cabinets, and sprinkler manifolds, may be placed above ground provided they are screened from public view by wall, landscaping, or other screening as approved by the Community Development Director.

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University Hills Specific Plan Page 3-
21 from view in the building or a fully enclosed structure. All vent pipes and similar devices that are attached to the building shall be painted to match the building. All roof-access ladders shall be screened from view.
■ All roof-mounted equipment, including but not limited to mechanical equipment, satellite dishes, tanks, and ducts, shall be screened on all sides from street-level public view and neighboring residences by a landscaping, parapet wall, decorative enclosure, or other architectural element. Equipment screening shall be designed and painted to match the building and shall be equal to the maximum height of the equipment.
■ All storage, including cartons, containers, materials, or trash shall be shielded from view within a building or area enclosed by a solid fence or wall not less than 6 feet in height.
■ Ground-mounted equipment, including heating and air conditioning units and trash receptacles, shall be completely screened from the view of surrounding properties through the use of screen walls, landscaping, or other methods. ■ Exposed gutters, downspouts, vents, louvers, and other similar elements shall be painted to match the surface to which they are attached, unless the elements are incorporated as part of the design element of the site.

Second Dwelling Units
Per Section 19.04.030 (P), Second Dwelling Unit Housing Design Standards, of the Municipal Code.

Signs
Per Signage within the Specific Plan shall comply with Section 19.22, Sign Regulations, of the Municipal Code. Specifically, the regulations governing signs in residential districts on Table 22.01 shall apply in University Hills.

Storage Facilities
■ Common areasLocations for parking trailers, boats, campers, camper shells, motor homes, and similar vehicles may be provided within a development. If a common parking area is provided, the units that would have otherwise been allowed without the common storage area may be transferred within the development or to another residentially designated area of University Hills as described in Chapter 6, Implementation.

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■ Common storage facilities should be enclosed with a minimum 6- foot-high decorative masonry wall, screened by a 5-footwide perimeter landscaping buffer that is maintained by an electric remote-control sprinkler system, adequately lighted, providedResidential Entry Monumentation shall comply with yard drains for adequate drainage, and have electrical outlets and hose bibbsFigure 3.4.

Street Access
Per Section 19.20.030(1), Access, of the Municipal Code.

Trash Collection Areas
■ Trash in University Hills may be serviced by individual or centralized collection as is appropriate for the design of each product. Individual container collection is the preferred method of collection where space allows and may occur at the front or rear of each unit or in common collection points. Centralized collection is the best method of collection for the higher density residential projects and some cluster projects. A waste management plan shall be submitted and approved prior to issuance of building permits.

Individual Collection
■ Individual collection is trash collection that is provided at each unit. ■ Individual container collection is required in the Large Lot detached and Standard Lot Detached land use categories.
■ Collection vehicles must be able to provide service without backing up.
■ 25 feet of overhead clearance is required at collection points. ■ All homes serviced using individual containers shall have a minimum of 944 square feet (3’4’ x 3’11’) of designated space for each container and the space for the storage of 2 containers. The container storage space does not have to be contiguous. The approved site plan must identify the designated container storage area. ■ All containers must be stored in a space easily accessible for the resident that is screened from view from the street. (i.e. public right-of-way).

Common Collection Points for Individual Containers
■ Common collection points for individual containers are designated areas where residents roll individual containers for collection.

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■ Common collection points for individual containers are permitted in the Mixed Detached/Attached and Attached land use categories. ■ Common collection areas shall comply with the following standards:
▪ Common collection areas shall either be in designated off-street or curb-side areas that are identified by signs (stating necessary information such as pick-up hours, no parking hours, return deadlines, penalties, etc…) and, if necessary, be curb-painted. ▪ The maximum container roll distance from any residence shall not exceed 150 feet.
▪ A maximum of 12 homes may roll containers to a common collection area.
▪ Collection vehicles must be able to provide service without backing up.
▪ 25 feet of overhead clearance is required at collection points. ■ All homes serviced using individual containers shall have a minimum of 9 square feet (3’ x 3’) of designated space for each container and the space for the storage of 2 containers. Thecontainer storage space does not have to be contiguous. The approved site plan must identify the designated container storage area. ■ All containers must be stored in a space easily accessible for the resident that is screened from view from the street.

Centralized Collection
■ Centralized collection areas provide common trash bins for projects without individual containers.
■ Centralized collection is permitted in the Mixed Detached/Attached and Attached land use categories.
■ Bin enclosure will have a minimum of 2.5 foot distance between all inside walls of the enclosure and the side edges of the waste container.
■ Walking distance to bins or compactors should be less than 150 feet from the door of the furthest residence.
■ Collection vehicles must be able to provide service to residents without backing up, not including the distance required during the stab and lift operation.
■ 25 feet of overhead clearance is required at collection points. ■ Developments may utilize a chute to compactor system for both trash and recyclables.

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21 ■ All bins must be screened from view. All bin locations and placement must be approved by Public Works.
■ All compactors must be the stationary type and are owned and maintained by the development.

General Requirements
■ The conditions, covenants, and restrictions shall include detailed responsibilities of each homeowner for trash container drop-off and pick-up, container spacing, as well as penalties for noncompliance. ■ All individual containers must be returned within 24 hours of collection.
■ Trash receptacles shall be covered and completely screened from public rights-of-way and parking areas through site orientation, screening materials (walls/landscaping), or a combination of both, and shall be situated to eliminate noise and visual intrusions and fire hazards.

Mobility Plan
University Hills is designed with an efficient multimodal circulation system that provides safe and efficient internal and external connectivity. The Mobility Plan, as detailed below, describes the network of roadways and multiuse trails within University Hills that provide a range of options for vehicular, pedestrian, equestrian, and bicycle mobility.

Vehicular Circulation
As shown in Figure 3-.1, Vehicular Circulation Plan, the University Hills Specific Plan consists of a hierarchy of streets, including collector and local roads, which provide a comprehensive and connected street network. Access to the project site will be provided via (1) an extension of Campus Parkway from the intersection of Northpark Boulevard in an existing right-of-way to the western area of the site, and (2) an extension of Little Mountain Drive from Northpark Boulevard in an existing right-of-way adjacent to the flood control channel to the eastern area of the project site.an entrance at the existing three-way intersection of Campus Parkway (east/west) and Devils Canyon Road (north/south). This entrance runs parallel to the existing West Devils Canyon Levee Road then northbound across the San Bernardino County Flood levee to tie into Planning Area 1 of University Hills. Badger Canyon Road will provide a second access to the site, connecting from the southwest portion of the site, west to Devils Canyon Road. All necessary public streets, both on or off site, shall be improved by the developer and dedicated to the City. The typical street cross-sections and plan views are illustrated in FiguresFigure 3-.2 through 3-9.

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Roadways
Primary Collector
Primary collectorCollector roads are intended to feed local traffic to arterial roads outside the project site. Primary collector roads shall be designed to complement the character of surrounding uses. Campus Parkway is designated as a primary collector roadway for University Hills, as shown in Figure 3- .1, Vehicular Circulation Plan. Typical cross-sections and plan views are illustrated in FiguresFigure 3-.2 and 3-3.

Secondary Collector
Secondary collectors are intended as alternative roads for local traffic to access arterial roads outside the project site. The secondary collector roadway designation is assigned to Little Mountain Drive, as shown in Figure 3-1. Typical cross-sections and plan views are illustrated in Figure 3- 4.

Primary Local
The primary local roadway designation serves local residents and provides access from Campus Parkway to the California Walnut Grove LinearPark. The locations of primary local roads within University Hills are shown in Figure 3-1.

Typical cross-sections and plan views are illustrated in Figure3- 5.

Community Local
Community local roads will be developed within University Hills with alternative configurations, depending on the adjacent land use. In some instances, the Regional Trail will be located adjacent to the community local roadways.

Roadways designated as community local roads in University Hills are shown in Figure 3-1. Typical cross-sections and plan views are illustrated in Figures 3-6 through 3-8.

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23 Neighborhood Local
Neighborhood local roads serve individual residential neighborhoods. Roadways designated as neighborhood local roads in University Hills are shown in Figure 3-.1. A typical cross-section and plan view are illustrated in Figure 3-9.2.

Alleys
Alleys may be found in some residential neighborhoods depending on the type of product. A 30 foot wide alley (24-foot wide paved area with a 3 foot apron on each side) is required in alleys where parking is prohibited, and a 34 foot wide alley (28 foot wide paved area with a 3 foot apron on each side) is required in alleys that allow parkingAlleys are not depicted on the Vehicular Circulation Plan, as they will be the function of individual projects and approved during the tract map process.

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Figure 3-1 Vehicular Circulation Plan
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27 Figure 3-2 Primary CollectorI
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29 Figure 3-3 Primary CollectorII
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31 Figure 3-5 Primary Local
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33 Figure 3-6 Community LocalI
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35 Figure 3-7 Community LocalII
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37 Figure 3-8 Community Local III
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39 Figure 3-9 NeighborhoodLocal
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41 Emergency Vehicle Access
Emergency Vehicle Access roads provide additional access for emergency vehicles in the event of an emergency. Portions of these roads have dual use with maintenance roads serving water quality or detention basins or slopes, thereby minimizing the grading and disturbance to the hillsides and natural open space. The access roads will consist of compacted base and gravel.

Transit
University Hills is committed to reducing vehicular trips through the increased use of local transit. CSUSB is currently studying the feasibility of providing shuttle service within approximately one mile of the campus. University Hills encourages the establishment of a local shuttle service and will participate in the decision-making process. A preferred route for the proposed shuttle service through University Hills is shown in Figure 3-10, Transit Circulation Plan.

University Hills is designed to provide bicycle and pedestrian connections to the transit stops shown on Figure 3-10. The master developer will coordinate with Omnitrans on the final location of the shuttle stops and transit route.

University Hills is committed to reducing vehicular trips through the increased use of local transit.

Currently, foursix (6) Omnitrans bus lines provide service to CSUSB. Routes 5, 7, and 112, 6, 312 and sbX (bus rapid service route), as well as the Sunline Transit line, Victor Valley Transit line, provide connections between CSUSB and the 4 th Street Transit Station in
downtown San Bernardino. Route 2 provides connections between CSUSB, the 4 th Street Transit Station in downtown San Bernardino, and Loma Linda.Center and the Fontana Metrolink Transit Center. From the 4 th Street Transit StationStations riders can transfer to Omnitrans lines connecting to sixvarious area Metrolink stations. The bus stop located on the CSUSB campus is approximately

0.75 miles from the clubhouse at University Hills.

Omnitrans is a joint-powers authority governed by a 20-member Board of Directors representing the County of San Bernardino and the 15 cities Omnitrans serves. As bus routes change and development occurs in University Hills, the accommodation of transit lines should be coordinated with Omnitrans.

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43 Figure 3-10 Transit Circulation Plan
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45 Trails, Parks and Open Spaces
As shown on Figure 3-11.3, Trails, Parks and Open Space Plan, the University Hills Specific Plan provides abundant parks and open space that serve multiple functions: as recreational and educational opportunities, as buffers, as visual landmarks, as theme setters, and as an interconnecting system of trails. The parks and open space are easily accessible to every resident in University Hills. ParksPassive parks are located to ensure that all homes are within one- quarter mile of a park or passive open space area and are interconnected by a comprehensive system of trails.

Maximum buildout of the University Hills Specific Plan would accommodate 980327 units and a population of approximately 3,2831,100 residents. Based on the City’s standard of 5 acres of parkland per 1,000 residents, full buildout of the Specific Plan would result in the need to provide 16.4roughly 5 acres of parkland or an equivalent fee in lieu of dedicated parkland.

University Hills exceeds the City’s requirement and provides approximately 256347 total acres of public and private parkland, open space, and trails, as summarized in Table 3-.6 and further described below.

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Table 3-.6 : Open Space, Parks, and Recreation Facilities Summary Private Parks/Recreation Facilities Acres
Private Parks
Clubhouse 2.2
Subtotal PrivatePublic Parks/Recreation Facilities 2.2
Public Parks
Glider Park 2.1
California Walnut Grove Linear Park 5.0
Neighborhood Recreation Facility (PA 17Park 1 and Paseo (PA1)

7.56 0.5
Neighborhood Recreation Facility (PA 19)Open Space 39.30 0.5 Regional Trail 1.5
Internal Trails 2.1
Land Laboratory Trails 7.3
Subtotal Public Parks/Recreation Facilities 46.86 19.0
Open Space
Land LaboratoryBadger Canyon Open Space 300.44 234.8
Subtotal Public Parks/Recreation FacilitiesOpen Space 300.44 234.8 TOTAL 347.30 256.0
Notes:

The area for trails was determined using the standard recreational Trail width of 4 feet within a 12 foot wide easement.

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Figure 3-11 Trails, Parks, and Open SpacePlan
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Trails
A diverse and comprehensive trails system is an integral part of University Hills. The interconnected system will allow residents to walk or bike between neighborhood parks, open space, and the clubhouse and, if eventually provided on site, access transit.connect to trails, bikeways and sidewalks outside the project area. The varied designs and scenic locations of planned trails will encourage trail use, help to reduce automobile use within the community, and promote healthier lifestyles.

The trail system is also expected to connect with similar trails on adjoining public lands. All trail connections with public lands will be planned in coordination with the Parks and Recreation Department and the Development Services Department. Appropriate access and use restrictions should be determined prior to construction of any public land trail connections.

The planned trail system is comprised of the Regional Trail, community trails, and recreation trails, as shown on Figure 3-11.3, Trails, Parks, and Open Space Plan. The three (3) types of trails in the University Hills Specific Plan are described below.

Regional Multipurpose Trail
A 6,391-foot-longA portion of the City’s regional multipurpose trail system runs east–west through University Hills as a combination 8-foot-wide multipurpose trail and a 6-foot-wide sidewalk., as shown in Figure 3.10 Conceptual Trail Sections. The multipurpose portion of the trail will be surfaced with decomposed granite or other appropriate surface and be suitable for hiking and equestrian use. The regional trail will include fitness stations along its length through University Hills. The 6-foot- wide sidewalk will be paved and is intended for leisurely walking. See Figures 3-12 through 3-14 for conceptual cross-sections of the regional trail.

CommunityNeighborhood Trails
CommunityNeighborhood trails are 12-six (6) foot- wide paved combined walkways and Class I bikeways. The decomposed granite pathways that connect the community to other existing trails have been located to provide pedestrians and bicyclists convenientthroughout the project area.

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University Hills Specific Plan Page 3-
51 Fire Access Trails
A trail is planned along the north side of Planning Area 1 to take advantage of the fire access to the clubhouse, potential transit stops, and the California Walnut Grove Linear Park. Community trails road while also providing additional recreational amenities to residents.

The trail is approximately 15 feet wide and will be surfaced with asphalt or concrete over a compacted gravel base. See decomposed granite, as shown in Figure 3-15 for a conceptual cross-section of the community trails.10 Conceptual Trail Sections. The trail connects the northeast corner of the Specific Plan to Badger Canyon.

Recreation Trails
As shown on Figure 3-11, Recreational Trails are conceptual and represent the need to provide off-street connections in certain locations; however, the exact alignment is not predetermined but will be established with each tract Formatted: Normal, Left, Indent: Left: 0", Right: 0",
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map. The alignment of conceptual connections may be moved to suit the needs of each development; however, the ends of the conceptual connections must align between tract maps and Planning Areas. Recreation trails will generally be a minimum of four feet wide. See Figure 3-16 for a conceptual cross-section of the recreation trails.

Pedestrian and Bicycle Circulation
An objective for University Hills is to create a lifestyle that promotes walking and bicycling and enhances the community’s health and wellness. Accordingly, University Hills includes an extensive system of trails, as shown in Figure 3-11.3, Trails, Parks, and Open Space Plan.

The pedestrian and bicycle circulation system connects important community features, such as the California Walnut Grove Linear Park, Glider Park, the clubhouse, other publicresidents to neighborhood parks, and the CSUSB Land Laboratory.open space. The pedestrian and bicycle circulation system also makes a vital connection to CSUSB via Class I and Class II bike paths and lanes. The University Hills clubhouse is located approximately a half-mile (10-minute walk) from the campus. This pedestrian and bicycle linkage will promote safe nonvehicular movement throughout University Hills and to CSUSB.

As shown in Figure 3-11.3, the pedestrian circulation system is composed of public on-/and off-street sidewalks and trails. Onstreet trailssidewalks are depicted in the roadway sections described earlier. The off-street trails are described in this section.

While not depicted in Figure 3-11.3, direct pedestrian connections to the Regional Multipurpose Trail shall be provided from Planning Areas 16, 18, and 20.

Bicycle circulation in University Hills occurs on the roadways and trails as follows. ■ Class I: off-road bike paths located in the multipurpose trails. All trails are intended to be used by both bicyclists and pedestrians.
■ Class II: striped on-street bike lanes.
■ Class III: nonstriped, on-street bike lanes.

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53 Figure 3-12 RegionalMultipurposeTrailConceptualCross- Section (Typical)
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Figure 3-13 Regional Multipurpose Trail Conceptual CrossSection (Split Grade) Packet Page. 370

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Figure 3-14 Regional Multipurpose Trail Conceptual CrossSection (Split Grade with Retaining Wall) Packet Page. 372

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Figure 3-15 Community Trail Conceptual Cross-Section
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Figure 3-16 Recreation Trail Conceptual Cross-Section
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Parks
Glider Park. This 2.1-acre park is in the northwest corner of the residential community. The park serves a dual purpose: as a community gathering area and as a safe approach zone for the hang gliders landing at the adjacent Andy Jackson Airpark. See Figure 3-17, Glider Park Conceptual Site Plan, for a conceptual plan for the park.Open Space Glider Park shall accommodate a minimum of 3 amenities such as play equipment, interpretive area, community garden, dog comfort station, open green areas, and shaded picnic areas. Landscaping and structures within the safe approach zone shall not exceed grass height. Glider Park areas, com
California Walnut Grove Linear Park. This 5-acre community park is centrally located within University Hills. The park shall accommodate a minimum of 3 amenities such as exercise stations, interpretive kiosks, walking paths, dog comfort stations, shaded picnic areas, and gathering areas. In addition a trailhead, with vehicular parking, will be located at the southern end of the park. See Figure 3-18, California Walnut Grove Linear Park Conceptual Site Plan, for a conceptual plan for the park.

Half-Acre Parks. Two 0.5-acre parks are depicted on the land use diagram; however, their exact location may vary within each residential planning area.

These parks will be both active and passive and shall include a minimum of 5 amenities such as pools, spas, barbeques, Jacuzzi, small pool houses for equipment and restrooms/showers, open green areas, community gardens, shade structures with tables and chairs, and gathering areas. See Figures 3-19 open gree
The Walnu
and 3-20 for a conceptual site plan for half-acre parks. provide pa as hiking, a
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variety of p
recreation
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Clubhouse. This 2.2-acre active recreation facility will form the hub of activity for University Hills. The private clubhouse may include recreational amenities such as
tennis courts, spa, gym, fireplace room, restrooms,
meeting rooms, and a pool. The clubhouse will be
designed to create a visual impact at the main entry to University Hills. Figure 3-21, Clubhouse Conceptual Site Plan, shows a conceptual site plan for the recreation
center. The following provide guidance for the use and
The private clubhouse will act as development of the Clubhouse:
an activity center for the
residents of University Hills. ■ Conference facilities will be made available to CSUSB staff and faculty with appropriate reservations.
■ Transit passes and route information may be sold/available in the clubhouse.
■ Fire safety and sustainable education materials will be made available in the clubhouse.
■ The Clubhouse shall include restrooms, meeting room(s), and a minimum of 5 amenities such as sports court(s), spa, gym, community garden, fireplace room, outdoor barbeque, Jacuzzi, and/or pool
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65 Figure 3-17 Glider Park Conceptual SitePlan
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Figure 3-18 California Walnut Grove Linear Park Conceptual Site Plan
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Figure 3-19 Half-Acre Park (PA 17) Conceptual SitePlan
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Figure 3-20 Half-Acre Park (PA 19) Conceptual SitePlan
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Figure 3-21 Clubhouse Conceptual Site Plan
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Land Laboratory
Badger Canyon Open Space. Located within Planning Area 2, north of the residential areas of University Hills, the Land LaboratoryBadger Canyon Open Space is a 235300-acre open space area to be dedicated to CSUSB (See Figure 2-6).. Existing trails in the Land Laboratoryopen space will be retained as public trails. The Land Laboratory is intended to provide a wide range of educational opportunities for CSUSB students and faculty in a variety of curriculum areas.

The Land LaboratoryThe open space contains a variety of native vegetation species, natural drainages, including Badger Creek, and the San Andreas Fault system. The proximity of these features to the CSUSB campus provides unique educational opportunities. It is envisioned that the biology, geology, geography and environmental studies, and science education departments would be the primary users of the Land Laboratory, but it could be used by other disciplines. Potentially other educational users, such as local public or private schools, could use the site.
■ Landscape adjacent to the Land LaboratoryBadger Canyon Open Space shall use the plants listed in the plant palette for the fuel modification zone (Table 3-9Appendix B) to minimize the intrusion of nonnative plants.
■ CSUSB will be responsible for the improvementinvasive and maintenance of the Land Laboratoryhighly flammable plant material.
■ The main use of the Land LaboratoryBadger Canyon Open Space is as undisturbedundeveloped and natural open space; however, the following types of uses may also be accommodated:
▪ Pedestrian trails and bridges
▪ Caretaker unit
▪ Amphitheater
▪ Informational displays and kiosks
▪ Composting areas
▪ Restroom
▪ San Andreas fault stations (excavations or road cuts into bedrock where geology can be studied) ▪ Gauging station to measure stream flows
Learning center
■ Vehicular parking for the Land LaboratoryBadger Canyon Open Space will be provided at the parking area in the California Walnut Grove Linear Parkon adjacent streets.

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75 ■ Public access will be restricted to the existing trails by a combination of signage, fencing, and physical barriers (e.g., rock piles at trails). Public trails identified on Figure 3-11.3, Trails, Parks, and Open Space Plan, will be become trail easements and be maintained through a Community Facility District (CFD) and administered by the Public Works Department.

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Plan, will become trail easements and be maintained through a landscape and lighting maintenance district (LLMD) and administered by the Parks Department.

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77 Neighborhood Parks. Three (3) neighborhood parks are provided within Planning Area 1, connected by a linear paseo, totaling approximately 7.56 acres. As shown in Figures 3.5, 3.6 and 3.7 Conceptual Park Plan 1, 2, and 3 (respectively), the three parks include amenities including open lawn areas, seating, picnic tables, exercise stations and a tot lot and are connected by a paseo containing an eight (8) foot wide trail and six (6) foot wide sidewalk and landscaping.

Fire Protection Plan
University Hills is located within a designated high fire hazard area. To protect lives and property, an extensive fire protection plan has been developed by Dudek as part of the University Hills Specific Plan. This section provides a summary of the Fire Protection Plan, as detailed in Appendix CG. The fire protection plan consists of fuel modification zones, landscaping methods/materials, building construction/protection systems, and on-going education of residents.

Fuel Modification Zones
One of the most basic components of fire protection is to change and reduce the fuel that allows a fire to burn. Simply put-if there is no fuel, the fire has nothing to burn. In University Hills, there are three zones, called Fuel Modification Zones, where the type, spacing, irrigation, and maintenance of landscaping are strictly controlled. The Fuel Modification Zones will keep the flames far enough away from structures that, in combination with other efforts, the buildings will not ignite. The locations of Fuel Modification Zones are shown on Figures 3-22 and 3-23. Cross-sections of the Fuel Modification Zones are shown on Figures 3-24A and 3-24B. The Fuel Modification Zones are detailed below and in Figure 3-25. In.13 through Figure 3.17. As shown in these Figures, the fuel modification zones are measured from the event that building in all side and rear lot lines and/or a portion of Planning Area 15 is not feasible, then buildable pad areas of the Fuel Modifications Zones willresidential lots, except for the 20 foot Roadside zones, which may be adjusted accordingly, as describedlocated in Section 6, Implementationsome front yards.

Fuel Modification Zone A–This zone provides a 10-20 foot defensible space for fire suppression forces and protects structures from radiant and convective heat. Fuel Modification Zone A includes the following requirements:
■ Fuel Modification Zone A shall be as shown on Figures 33-24A and 3-24B and in no case shall Fuel Modification Zone A be less than 10 feet.
■ Fuel Modification Zone A shall be located on a level graded area at the top or base of a slope shall be between Zone B and the structure.
■ Fuel Modification Zone A shall be maintained by the homeowner.

Wet Zone – This zone requires a minimum depth of 50 feet of irrigated landscaping behind any required setback. ■ Combustible construction is not allowed.
■ Automatic irrigation systems are required to maintain healthy vegetation with high moisture content. ■ Irrigation shall be maintained outside the drip line ofnative oak trees ■ Pruning of foliage to reduce fuel load and vertical continuity and the Formatted: Font: (Default) Aptos, 11 pt, Font color: Auto, Check spelling and grammar, Ligatures: Standard +
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removal of plant litter and dead wood is required as necessary.

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79 ■ Complete removal of fire prone plant species and minimal allowance for retention of selected native vegetation as required in the Landscape Plant Palette, Table 3-9.
■ Plant material shall be selected from the Plant Palette for Fuel Modification Zones, Table 3-9Appendix B. No highly combustible plant species are allowed.
■ Tree species are not allowed within 10 feet of combustible structures, as measured from the edge of the full grown crown. ■ Special considerations are permitted for rare and endangered species, geologic hazards, tree ordinances, or other conflicting restrictions and shall be reviewed and approved by the Fire Chief. ■ Plants listed on the Plant Removal List contained in Table 3-9Appendix B shall be removed by the property owner. ■ Maintenance, including ongoing removal and/or thinning of combustible material, replacement of dead/dying fire resistant planting, maintenance of the operational integrity and programming of irrigation systems, and regular pruning is required.

Shrub requirements, including Height and Massing to be followed as provided by the Fuel Modification Plan.

Groundcover mulch that meets the requirements of the Fuel Modification Plan.

Thinning Zone B–– This zone provides 50 to 150 foot irrigated landscaped areas to help reduce combustible fuels. Fuel Modification Zone B includes the following requirements:
■ Fuel Modification Zone B shall be as shown on Figures 3-24A and3- 24B.
■ Fuel Modification Zone BThe thinning zone shall be maintained by LLMDa CFD or other entity acceptable to the City. ■ Landscape plans shall delineate that portion of the fuel modification area that will be permanently irrigated. ■ Plant material selection, irrigation system design, and the landscape maintenance management plan shall sensitively address water conservation practices and include methods for erosion control to protect against slope failure. ■ All irrigation shall be kept a minimum of 20 feet from the drip line of any existing native Quercus (oak) species. ■ Combustible construction is not allowed.
■ Special considerations are permitted for rare and endangered species, geologic hazards, tree ordinances, or other conflicting restrictions and shall be reviewed and approved by the Fire Chief. ■ Ground cover shall be maintained at a height not to exceed 18 inches. ■ Native grasses shall be allowed to seed and shall be cut after annual seeding to a maximum height of 8 inches.

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■ Irrigation shall be designed to supplement native vegetation and establish/maintain planted natives and ornamentals.
■ Plant material shall be selected from the Plant Palette for Fuel Modification Zones, Table 3-9.
■ Trees and tree-form shrubs (shrubs that naturally exceed 4 feet in height) shall be spaced and pruned in conformance with the requirements contained in Appendix C.
■ Tree-form shrubs less than 4 feet in height and other shrubs shall be spaced such that they do not create an excessive fuel mass and can maintained in accordance with specified spacing as indicated on the Fuel Modification Plans in Appendix C.
■ Sensitive and/or protectedB and no highly combustible plant species shall be identified on the fuel modification plans and tagged in the field for further dispositionare allowed. ■ Landscaping shall be in accordance with the planting guidelines and spacing standards as specified in Appendix C.
■ Plants listed on the Prohibited Plant Removal List contained in Table 3-9Appendix B shall be removed. ■ All dead or dying vegetation shall be removed and all fine fuels shall be reduced to a height of 8-12 inches.

Fuel Modification Zone C–This zone provides a non-irrigated 50% thinning zone with removal of all dead and dying vegetation and undesirable species. Zone C is 40 to 70 feet in width. Thinning zones are utilized to reduce the fuel load of wildland fires. Fuel Modification Zone C includes the following requirements:
■ Removal of all dead and dying vegetation with all fine fuels reduced to a maximum of 8 to12 inches in height.
■ Fuel Modification Zone CVegetation shall be maintained byto prevent a LLMD. ■ In order to maintain proper coverage, native grasses shall be allowed to go to seed. Native grasses shall be cut after annual seeding. Cut heights shall not exceed 8 inches.
■ Any plants selectedpath for planting in this zone will be chosen from the approved plant list in Table 3-9, for the setback, irrigated, or thinning zonefire to reach structures.

Maintenance, including ongoing removal and/or thinning of combustible material, replacement of dead/dying fire resistant planting, maintenance of the operational integrity and programming of irrigation systems, and regular pruning is required. ■ Special considerations are permitted for rare and endangered species, geologic hazards, tree ordinances, or other conflicting restrictions and shall be reviewed and approved by the Fire Chief.

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81 ■ Reduce fuel loading by reducing the fuel in each remaining shrub or tree without substantial decrease in the canopy cover or removal of tree holding root systems.
■ Sensitive and/or protected speciesThe Fuel Modification Zones shall be identified on -the fuel modification plans and tagged in the field for further disposition.
■ Trees and tree-form shrubs (shrubs that naturally exceed 4 feet in height) shall be spaced and pruned in conformanceground with the requirements containedmarkers identified as detailed in Appendix CG. ■ Tree-form shrubs less than 4 feet in height and other shrubs shall be spaced such that they do not create an excessive fuel mass and can maintained in accordance with specified spacing as indicated on the Fuel Modification Plans in Appendix C.
■ Maintain sufficient cover to prevent erosion without requiring planting.

Manufactured slopes within or in the vicinity of Fuel Modification Zones – This area identifies manufactured slopes beyond or in the vicinity of the Fuel Modification Zones and is intended to reduce the fuel load of a manufactured slope. ■ Plant material shall be selected from the Plant Palette for Fuel Modification Zones, Table 3-9Appendix B. ■ Additional plant material may be used upon approval by the San Bernardino City Fire Department. ■ Maintenance per LLMDCFD requirements.

Additional Fuel Modification Requirements–the following shall be required for the completion and maintenance of all Fuel Modification Zones.
■ The Fuel Modification Zones shall be identified on-the-ground with the markers identified as detailed in Appendix CG.

Prior to Issuance of Building Permits, easements and/or permission for maintenance purposes will be obtained for any offsite Fuel Modification Zones.
■ Prior to Issuance of Building Permits, the Fuel Modification Zones shall be completed to the levels deemed necessary by the Fire Chief.
■ Prior to Issuance of Certificate of Occupancy, the Fuel Modification Zones shall be installed and completed per the fire protection plan and inspected and approved by the Fire Chief. ■ Prior to acceptance by the HOAmaintenance entity of the Fuel Modification Zones, a meeting will be held with the SBFDSan Bernardino County Fire Department (SBCFD) Fire Inspector, landscape design professional, landscape installation contractor, HOAmaintenance entity representative, and LLMDCFD
representative to discuss the requirements and
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responsibilities for each Fuel Modification Zone and the fire protection plan.

Fuel Modification Zones located within residential lots may require easements and/or be shown on an Environmental Constraints sheet.
■ The Fuel Modification Zones shall be maintained as originally installed and approved.

Building Construction/Protection Systems
By themselves, the setbacks, materials, and methods stipulated in the Fuel Modification Zones are not enough to prevent structures from igniting. Airborne embers can ignite fires great distances from the flames themselves. Many homes actually burn from the inside-out due to embers blowing into attic vents or under barrel tiles with openings that allowed embers to ignite a roof.

Accordingly, structures in University Hills shall adhere to the following standards:most current Building Code requirements, including Chapter 7A which establishes minimum standards to protect life and property for a building located in a Fire Hazard Severity Zone or Wildland-Urban Interface Fire Area. These standards require fire sprinklers in every home, fire resistant vents, and other requirements for ignition-resistant construction and fire-resistant materials. ■ All structures shall be equipped with automatic fire sprinklers, built per the specifications of the SBFD.
■ Roof coverings shall be a minimum Class A roof assembly. ■ All structures within 200 feet of a Fuel Modification Edge, as shown on Figures 3-22 and 3-23, shall receive Enhanced Construction on all 4 sides of the structure per California Building Code, Chapter 7A, Phase II.
■ All structures within University Hills but outside of the area 200 feet from a Fuel Modification Zone edge, as shown on Figures 3-22and 3-23 shall receive Enhanced Construction on all 4 sides of the structure per California Building Code, Chapter 7A, Phase II, excluding exterior glazing and window requirements.
■ All 4 sides of structures shall incorporate the following:
▪ Exterior walls shall be constructed of non-combustible materials or 1-hour fire resistant construction. Openings shall not be permitted in such walls with the exception of 1-3/8” (34 MM) solid core doors, metal doors, and multi-glazed windows and doors.
▪ Attic and foundation ventilation openings in vertical walls and attic roof vents shall not exceed 144 square inches per opening and shall be covered with metal louvers and minimum ¼” (6.25 MM) mesh, corrosive resistant metal screens. Ventilation openings and access doors shall not be permitted on walls facing the fuel modification zones as shown on Figure 3-25.
▪ Cornices, eave overhangs, soffits, exterior balconies, and patio covers and similar architectural features/projections on the exposed sides of structures shall be of noncombustible material, Formatted: Normal, Indent: Left: 0", Right: 0", Space
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81 or enclosed with 1-hour fire resistant material, or of heavy timber construction conforming to Section 605.6 of the adopted Building Code.
▪ Spaces between the rafters at the roof overhangs shall be protected by noncombustible materials or with double, 2 inch (51MM) nominal solid blocking under the exterior wall covering. ▪ Ventilation openings or other openings shall not be permitted in the eave overhangs, soffits, between rafters at eaves, or in other overhanging areas on walls facing the fuel modification zones as shown on Figure 3-25.
▪ Exterior wall venting shall not be allowed on walls facing the fuel modification zones.
▪ The walking surface of balconies and decks shall be constructed of fire resistant materials.
▪ Roof coverings shall be at a minimum Class A roof assembly. ▪ Skylights shall have a noncombustible frame and shall either be of dual glazing of heat-strengthened or fully tempered glass or shall be a 1-hour fire resistant assembly.

On-Going Education
In addition to the built-in Fuel Modification Zones and construction techniques, the active participation of the homeowners is necessary to adequately protect University Hills. Accordingly, the following shall be required:
■ The fire threat, Fuel Modification Zone requirements, maintenance responsibilities, protection plans, approved plant palette, list of unacceptable plants, preventative measures, and evacuation routes shall be disclosed to potential homebuyers prior to the sale of any residence and readily available in the clubhouse. ■ The HOA shall sponsor annual clinics conducted by fire professionals to educate residents on the fire threat, Fuel Modification Zone requirements, maintenance responsibilities, protection plans, landscaping requirements, preventative measures, and evacuation routes.

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Figure 3-22 Fire Protection Plan (Western DevelopmentArea) Packet Page. 403
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Figure 3-24A Fuel Modification Zones
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Figure 3-24B Fuel Modification Zones
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Figure 3-25 Fuel Modification Zone Details
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Seismic/Geologic Safety
University Hills is located within the San Andreas Fault zone and includes three (3) active faults including: South Branch of the San Andreas Fault, which runs in an east–west direction along the entire length of the project; the Mill Creek Fault, which is located approximately 600 feet north of the South Branch, and; the North Branch San Andreas Fault, which is located approximately 1,600 feet north of the South Branch (see Figure 1-.3). These faults run in an east-west direction and were precisely located through detailed geologic investigations (see the EIR appendices) to establish safe, structural setback limits. In addition, historical landslide areas have been identified north of the South Branch of the San Andreas Fault (see Figure 1-53.12).

Due to the potential seismic and geologic hazards, proposed development in University Hills is subject to the following:
■ Prior to the issuance of tract maps, grading permits, or building permits in the area north of the South Branch of the San Andreas Fault (Planning Area 15), detailed, site specific geologic investigations shall be required to determine slope stability, landslide limits, and appropriate structural and grading requirements. This study must demonstrate that any pads and associated residences to be built in this area will not be subject to landslides. This measure shall be implemented to the satisfaction of the City Planner in consultation with the County Geologist or qualified geotechnical personnel retained by the City. If it determined that building in all or a portion of Planning Area 15 is not feasible and/or the units are transferred to another Planning Area, then the land use for Planning Area 15 shall revert to Open Space and, as necessary for slope stability and grading, Internal Slopes.

Development of the water storage tank in Planning Area 23 is only necessary if development occurs in Planning Area 15. If development does not occur in Planning Area 15, then the land use for Planning Area 23 shall revert to Open Space.
■ New construction and significant alterations to structures located within Planning Area 15 shall be evaluated for site stability, including potential impact to other properties during project design and review.
■ All structures within University Hills shall be required to meet or exceed the applicable seismic design standards of the California Building Standards Code, which correspond to the level of seismic risk in a given location.

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93 ■ Construction of habitable buildings shall not occur over or within 50 feet of any known active fault or as required by the geotechnical analyses.
■ No water reservoir or booster pump station shall be constructed within 15 feet of an active fault. ■ Grading for building pads and roads shall conform to specifications of the geologist, based on a soils study and final geotechnical study.
■ Flexible materials and joints shall be used for infrastructure (e.g., roads, sewer and water lines) located across know faults.
■ Flexible pipe fittings should be used to avoid gas or water leaks. Flexible fittings are more resistant to breakage. ■ The final project grading plan shall be reviewed by the City geologist.

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Grading and Infrastructure Plans
Introduction
This section details the on-/off-site plans for the grading, potable water, drainage, and sewer systems necessary to accommodate buildout of University Hills.

Grading Plan
University Hills has been responsibly designed to fit into the existing landscape, at the same time meeting the intent of the City of San Bernardino Hillside Management Overlay Zone. The Conceptual Grading Plan for University Hills is illustrated in Figure 3-

26.18, Conceptual Grading Plan. The details of the geotechnical studies can be found in the EIR appendices.

Development within University Hills avoids steep hillside areas and clusters development in the lower foothill areas. This has the following benefits in terms of grading impacts:
■ Minimizes hillside grading and scarring that would be visible from public rights-of-way. ■ Preserves Badger Canyon in its natural condition and minimizes impacts on natural topography. ■ Maintains significant natural drainage courses within the proposed development area to enhance water quality.

The Hillside Management Overlay Zone applies to average slopes 15 percent or greater. Slopes less than 15 percent at the base of the hillsides are excluded from the density and development provisions of the Hillside Management Overlay Zone. Figure 1-4 shows the areas within University Hills that are subject to the Hillside Management Overlay Zone as well as the proposed development footprint. As can be seen on Figure 1-.4, the development footprint for University Hills is contained in areas where average slopes are less then 15 percent.

The overall goals of the site-specific grading guidelines are to minimize the height of visible slopes, provide for more natural-appearing manufactured slopes, minimize grading quantities, minimize slope maintenance and water consumption, and provide for stable slopes and building pads. All preliminary and final grading plans shall be prepared in accordance with the
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95 Uniform Building Code and Title 15 of the City of San Bernardino Municipal Code, except as modified herein and approved by the City Engineer.

General Guidelines
■ Minimize grading where possible.
■ Avoid grading in areas where slopes exceed and average of 15 percent to the greatest extent possible. ■ Where a cut or fill slope is privately owned and is adjacent to a lot line, the lot line shall be located at the top of the slope. ■ Terrace drains and benches will be added where slope height exceeds 30 feet in accordance with the Uniform Building Code. In some instances benches will be widened to provide for dual use as a recreation trail. ■ Proper drainage facilities and patterns will be facilitated throughout the site to minimize erosion on graded slopes. ■ Existing significant drainage courses will be maintained as much as possible. ■ Final grading design shall adhere to the final soils report recommendations. ■ Grading shall be performed under the supervision of a registered soils engineer. ■ Final grading plans shall be prepared and certified by a registered Civil Engineer and Registered Geotechnical Engineer in the State of California Board of Professional Registration and approved by the City Engineer. ■ Prepare and process a Storm Water Pollution Prevention Program (SWPPP) prior to grading. ■ Prior to the issuance of grading permits in the area north of the South Branch of the San Andreas Fault (Planning Area 15), detailed, site specific geologic investigations shall be required to determine slope stability, landslide limits, and appropriate structural and grading requirements. This study must demonstrate that any pads and associated residences to be built in this area will not be subject to landslides. This measure shall be implemented to the satisfaction of the City Planner in consultation with the County Geologist or qualified geotechnical personnel retained by the City.
■ Preserve the natural terrain as much as possible by focusing development in the development footprint shown on Figure 3-

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■ Retaining walls may be used to minimize slope heights, especially in areas that are not visible from public rights-of-way. ■ Earth retention systems, where slopes can be planted to blend with the natural terrain, should be used where possible. ■ All cut-and-fill slopes shall be revegetated to control erosion. Vegetation shall avoid a manufactured look.

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97 Figure 3-26 Conceptual Grading Plan
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99 Additional Requirements
In the northeastern portion of Planning Area 1, there are building remnants as shown in the Historical Resource Analysis Report, prepared by Urbana Preservation & Planning, LLC and dated June 2023. No development is proposed or anticipated in this portion of the Planning Area. Should any disturbance of the building remnants or areas adjacent be proposed, a qualified historian would be retained to survey the building remnants to determine if they have any historical significance prior to excavation of the site. Due to their condition, they could not be preserved or protected in place even if it is determined they had historical significance. If they are determined to be significant, the developer shall retain a qualified historian to document the resource characteristics for archival purposes prior to demolition. The historian will prepare a report and submit it to the appropriate information center for their records.

The developer shall retain a qualified archaeologist with at least 3 years of regional experience in archaeology to monitor all ground-disturbing activities that occur within the proposed project area (which includes, but is not limited to, tree/shrub removal and planting, clearing/grubbing, grading, excavation, trenching, compaction, fence/gate removal and installation, drainage and irrigation removal and installation, hardscape installation [benches, signage, boulders, walls, seat walls, fountains, etc.], and archaeological work), grading to the satisfaction of the staff of the County Museum, and City Development Services Department, and the consulting tribes, including Yuhaaviatam of San Manuel Nation Cultural Resources Management Department (YSMN, also known as San Manuel Band of Mission Indians). A sufficient number of archaeological monitors shall be present each work day to ensure that simultaneously occurring ground disturbing activities receive thorough levels of monitoring coverage.

If potentially significant archaeological or historic resources are encountered during subsurface activities, all construction within a 60-foot radius, of the find shall cease until the monitor determines whether the resource requires further study. The developer shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously discovered resources found during construction shall be recorded on appropriate forms and evaluated for significance in terms of CEQA criteria by a qualified Secretary of the Interior (SOI) Archaeologist. Potentially significant cultural resources consist of, but are not limited to, glass, ceramics, stone, bone, wood, rock and shell artifacts or features, including hearths, structural remains, or pre-historic dumpsites. If the resource is determined to be significant under CEQA, a qualified SOI Archaeologists shall prepare and implement a research design and archaeological data recovery plan, if necessary. The archaeologist shall also perform appropriate technical analyses, prepare a full written report and file it with the appropriate information center, and provide for permanent curation of the recovered resources.

Prior to the start of excavation, a qualified paleontological monitor will be retained to conduct an onsite monitoring program to ensure protection of previously unknown paleontological specimens. In the event a fossil is discovered during construction of the Proposed Project when the paleontological monitor is not present, excavation within 100 feet of the find shall be temporarily halted until the discovery is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards. The developer shall includes a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. The paleontologist shall notify the City of the procedure that must be followed before construction is allowed to resume at the location of the find. If the find is determined to be significant and the Paleontologist determines that avoidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards. The plan shall be submitted to the City for review and approval. Upon approval, the plan shall be incorporated into the project. The Paleontologist shall also perform appropriate technical analyses, prepare a full written report and file it with the appropriate information center, and provide for permanent curation of any recovered resources.

If human remains are encountered during earth-disturbing activities for the Proposed Project, all work within 100 feet of the find shall stop immediately, an Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed, and the San Packet Page. 420

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Bernardino County Coroner’s office shall be notified. If the Coroner determines the remains are Native American in origin, the NHC will be notified and, in turn, will notify the person determined to be the Most Likely Descendent (MLD). The MLD will provide recommendations for the treatment of the remains (CEQA Guidelines§15064.5; Health and Safety Code § 7050.5; Public Resources Code §§ 5097.94 and5097.98).

Due to the heightened cultural sensitivity of the proposed project area, at the discretion of the consulting tribe(s), Tribal monitor(s) authorized to represent YSMN shall be present for all ground-disturbing activities that occur within the proposed project area (which includes, but is not limited to, tree/shrub removal and planting, clearing/grubbing, grading, excavation, trenching, compaction, fence/gate removal and installation, drainage and irrigation removal and installation, hardscape installation [benches, signage, boulders, walls, seat walls, fountains, etc.], and archaeological work). At the discretion of the consulting tribes, a sufficient number of Tribal monitors shall be present each work day to ensure that simultaneously occurring ground disturbing activities receive thorough levels of monitoring coverage. A Monitoring and Treatment Plan that is reflective of the project mitigation (“Cultural Resources” and “Tribal Cultural Resources”) shall be completed by the qualified SOI Archaeologist and submitted to the Lead Agency for dissemination to YSMN. Once all parties review and agree to the plan, it shall be adopted by the Lead Agency – the plan must be adopted prior to permitting for the project. Any and all findings will be subject to the protocol detailed within the Monitoring and Treatment Plan.

If a pre-contact cultural resource is discovered during project implementation, ground-disturbing activities shall be suspended 60 feet around the resource(s), and an Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed.

The SOI Project Archaeologist shall develop a research design that shall include a plan to evaluate the resource for significance under CEQA criteria. Representatives from YSMN, the Archaeologist, and the Lead Agency shall confer regarding the research design, as well as any testing efforts needed to delineate the resource boundary. Following the completion of evaluation efforts, all parties shall confer regarding the resource’s archaeological significance, its potential as a Tribal Cultural Resource (TCR), and avoidance (or other appropriate treatment) of the discovered resource.

It is the preference of YSMN that removed cultural material be reburied as close to the original find location as possible. However, should reburial within/near the original find location during project implementation not be feasible, then a reburial location for future reburial shall be decided upon by YSMN, the landowner, and the Lead Agency, and all finds shall be reburied within this location. Additionally, in this case, reburial shall not occur until all ground-disturbing activities associated with the project have been completed, all monitoring has ceased, all cataloguing and basic recordation of cultural resources have been completed, and a final monitoring report has been issued to Lead Agency, CHRIS, and YSMN. All reburials are subject to a reburial agreement that shall be developed between the landowner and YSMN outlining the determined reburial process/location, and shall include measures and provisions to protect the reburial area from any future impacts.

Should it occur that avoidance, preservation in place, and on-site reburial are not an option for treatment, the landowner shall relinquish all ownership and rights to this material and confer with YSMN to identify an American Association of Museums (AAM)- accredited facility within the County that can accession the materials into their permanent collections and provide for the proper care of these objects in accordance with the 1993 CA Curation Guidelines. A curation agreement with an appropriate qualified repository shall be developed between the landowner and museum that legally and physically transfers the collections and associated records to the facility. This agreement shall stipulate the payment of fees necessary for permanent curation of the collections and associated records and the obligation of the Project developer/applicant to pay for those fees.

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101
All draft records/reports containing the significance and treatment findings and data recovery results shall be prepared by the archaeologist and submitted to the Lead Agency and YSMN for their review and comment. After approval from all parties, the final reports and site/isolate records are to be submitted to the local CHRIS Information Center, the Lead Agency, and YSMN.

Potable Water Plan
The City of San Bernardino Municipal Water Department (SBMWD) will provide potable water services to University Hills. Water will be supplied from the existing Sycamore 1 reservoir, which is located east of the development and has a capacity of 2.5 million gallons (MG) of potable water. According to the SBMWD, the Sycamore 1 reservoir has sufficient capacity to meet the demands of University Hills. Based upon the projected buildout of University Hills, total water demands are projected to be:
■ Average Daily Demand – 401287 gallons per minute (gpm) ■ Maximum Daily Demand – 681441 gpm
■ Peak Hour Demand – 1,363883 gpm
■ Fire Demand – 1,500 gpm for 424 hours
The proposed water facilities for University Hills are shown on Figure 3-27.14, Conceptual Water Plan. As shown on Figure 3-27, the The proposed water facilities will be located within threetwo pressure zones: 1720, 1880, and 2040. Although there1880. Water will not be any development inpumped from the existing 1720 Zone, SBMWD requires storage and pumping facilities for this zone to provide an orderly water distribution system for the developmentpipeline within Northpark Blvd. utilizing two pumps, installed by the developer, at the College Booster 1-3 station, to a proposed water tank on the 1880 and 2040 zonesproject site.

As noted, water will be pumped from the Sycamore 1 reservoir just east of the project to a reservoir in the 1720 pressure zone. From there it will be pumped to another reservoir in the 1880 pressure zone, and finally it will be pumped up to a reservoir in the 2040 pressure zone. A secondary water system, which will be used in the event that the main supply from Sycamore
1 reservoir is interrupted, is located at the intersection of Northpark Boulevard and Campus Parkway and is accessed via a pipeline in Campus Parkway.

The water facilities for University Hills were sized per SBMWD guidelines. The storage facility within each pressure zone was sized for operational storage (25 percent of the maximum day demand) plus emergency storage (100 30 percent of the maximum day demand) plus fire storage (1,500 gpm for 424 hours). The water storage facility required is 1.0.638 MG for 1720 Zone, 1.5 MG forthe 1880 Zone, and 0.5 MG for 2040 Zone.

The pumping facilities have been sized to convey for the cumulative maximum day demand for a 24-hour period with the largest pump out of service plus fire flow requirement (1,500 gpm). The pumping capacity required for 1720 Zone is 2,250250500 gpm Formatted: Font: (Default) Aptos, 11 pt, Font color: Auto, Check spelling and grammar, Ligatures: Standard +
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(two-7575one 45 hp duty pumps), 2,250 gpm (two-90 hp duty andpump, one-90 hp standby) for 1880 Zone, and 1,600 gpm (two- 60 hp duty and one-60 hp standby) for 2040 Zone. standbys).

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reservoirs will be minimum 128-inch in diameter. All looping lines will be 12- inch in diameter and other distribution pipelines would be 8-inch in diameter. The pipeline connecting the 1880 zone reservoir to the 1880 distribution system will be 12-inch in diameter. The hydraulic model runruns for these facilities confirmed that the sizes of pipelines are adequate to meet the SBMWD design criteria.

The details of all water facilities, their sizing, and hydraulic analysis can be found in the EIR appendices.

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University Hills Specific Plan Page 3-
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Figure 3-27 Conceptual Water Plan
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University Hills Specific Plan Page 3-
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Drainage Plan
Existing Conditions
The project site drains into two (2) major basins: Badger Basin and Sycamore Basin. Badger Canyon, a natural drainage course, runs north to south through the site and will be preserved in its natural state. Another unnamed stream runs north to south between the two (2) easterly parcels of the project site, Planning Areas 18 and 20.

The total tributary drainage area, off-/on-site, to the project site is approximately 900 acres. This drainage area is bounded by Devil Canyon to the west, San Bernardino National Forest to the north, and Sycamore Canyon to the east. Waterman Canyon is approximately 1.5 miles east of the site. There are a series of debris basins, detention basins, and percolation basins outside of the project boundaries that are maintained by San Bernardino County Flood Control District.

Of the 900 acres contributing to the total tributary drainage area, only 18% (167acres percent (167 acres) will be mass graded. The remaining 753 acres will be kept in its natural condition to minimize the increase of drainage runoff volume. The project site consists of two areas: the westone (1) development area, which includes Planning AreasArea 1 through 15, with a total subarea of 125103 acres; and the east . The development area, which includes Planning Areas 16 through 20, with a total subarea of 42 acres. The west area and the east area are separated is surrounded by Badger Canyon, which flows west into a natural earthen channel; the east area drains east to Sycamore Creek and into the Sycamore Basin.

The drainage area tributary to Badger Canyon is estimated to be 460 acres, which flows in a natural drainage course. This tributary area drains toward the eastern side of the west development area, crosses the road that links the west and east development areas, and continues in a southerly direction to drain into a debris basin known as North Badger Basin, which acts as the first stage for collecting debris. It then flows in a westerly direction via an existing flood control earthen channel into another debris basin known as West Badger Basin adjacent to Badger Hill.

In addition, three (3) other subareas that are tributary to the site enter the project at various locations where the flow will be intercepted in storm drain pipes and conveyed through the project site to its historical discharge point at the existing earthen channel. The remainder of the off-site tributary drainage area enters the site from the north at various smaller concentration points and continues south as sheet flow.

Additional detailed analysis of the existing hydrology and proposed drainage facilities can be found in the EIR appendices.

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Mayor and City CouncilMay 6, 2026

Mayor and City Council
May 6, 2026