Public Hearing
City of San Bernardino
Request for Council Action
Date: May 6, 2026
To: Honorable Mayor and City Council Members
From: Gabriel Elliott, Director of Community Development and Housing Michael Rosales, Senior Planner
Department: Community Development & Housing Department
Subject: Specific Plan Amendment 23-01 and Subdivision 23-05 (Tentative Tract Map 20595) University Hills Specific Plan Recommendation:
It is recommended that the Mayor and City Council of the City of San Bernardino, California:
1. Adopt Resolution 2026-042 approving Subdivision No. 23-05 (Tentative Tract Map No. 20595) to allow the subdivision of a 404.3-acre site into 327 single-family residential lots; and adopting the Addendum to the Final Subsequent Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155) in compliance with the California Environmental Quality Act.
2. Introduce, read by title only, and waive further reading of Ordinance No. MC-1664 of the Mayor and City Council of the City of San Bernardino, California (a) Approving Specific Plan Amendment 23-01, amending the development standards and guidelines of the original development plan and reducing the number of proposed single-family residential lots from 980 to 327 within the University Hills Specific Plan (APNs: 0265-041-12, 0265-051-12 and -13; 0265-061-16; 0265-011- 06, -07, and -08; 0265-051-09; and 0265-021-13) (Attachment 5 and 6); and (b) dissolving Development Agreement No. 08-02 (Attachment 1 and 10).
3. Schedule the adoption of Ordinance No. MC-1664 to the regularly scheduled meeting of the Mayor and City Council on May 20, 2026.
City Manager's Comments
The proposed amendment reduces the number of housing units from 980 to 327 total housing units.
Executive Summary
Specific Plan Amendment 23-01 proposes revisions to the land use plan and significantly reduces development intensity within the 404-acre site. The amendment consolidates 24 planning areas into 4; lowers residential density from 20 to 3.1 dwelling units per acre; increases permanent open space from 235 to 300 acres; reduces total units from 980 to 327; updates park concepts; revises circulation to connect Badger Canyon Road to Campus Drive adding emergency access; and updates development standards to emphasize single-family homes (Attachment 5 and 6) Subdivision 23-05 (Tentative Tract Map No. 20595) is requested to allow for the subdivision of a 404.3-acre site into 327 single family lots, along with parcels for landscaping, parks, water quality basins, roads, trails, 46.86 acres of parks and open space, and an additional 300.44 acres of open space preserved within a remainder lot (Attachment 1, 2, 3, and 4).
Development Agreement 08-02 has been requested to be dissolved and removed from the property title and project as obligations outlined in the agreement were not fulfilled.
Background
1993: The Paradise Hills Specific Plan, approved in 1993 and based on the former General Plan, included a certified Environmental Impact Report and proposed a 229- acre development area extending north into Badger Canyon. The plan called for 504 residential units and 175 acres of open space, with two housing types—Foothill Residential at 3.5 units per acre and Hillside Residential at 1 unit per acre—resulting in overall densities of 1.25 and 2.2 units per acre. The Paradise Hills Specific Plan was later revised to cluster development south of the San Andreas Fault, which crosses the property, eliminate development in Upper Badger Canyon, and create a land plan in association with California State University San Bernardino (CSUSB). The project was never built, and no development has occurred on the site since 1993. 2005: After adoption of the new General Plan in 2005, The Paradise Hills Specific Plan was renamed the University Hills Specific Plan (SP-UH) via Resolution 2005-362 adopted November 1, 2005. The University Hills Specific Plan (SP-UH) applied updated goals, policies, and land-use designations to the site which included Residential Suburban (4.5 units/acre) on the southern third, Residential Low (3.1 units/acre) in the center, and Open Space along the northern edge, all designations consistent with the original plan. No movement on the Specific Plan occurred at this time.
2008: The Environmental Review Committee determined that the University Hills Specific Plan could have negative effects on the environment and warranted preparation of a Subsequent Environmental Impact Report. The Draft SEIR was distributed for the 45-day public review period from August 1, 2008 to September 1, 2008. On November 17, 2008 the Mayor and Common Council accepted the Subsequent Environmental Impact Report (SEIR) and adopted the University Hills Specific Plan No. 07-01(Attachment 9).
January 13, 2026: the City of San Bernardino Planning Commission considered Resolution 2026-001 at the duly noticed hearing.
At the Planning Commission meeting there were ten (10) speakers representing the Crestline Soaring Society, a paragliding and hand gliding club, and community members Dolores Armstead and Bobby Long who spoke in opposition to the project.
After the public comments the Planning Commission deliberated and voted the following:
RESULT: APPROVED
MOVER: Commissioner Carlone
SECONDER: Commissioner Pratt
ABSTAIN:None
AYES:I. Garcia, Quiel, Ngalande, Pratt, Carlone, O. Garcia NOES:Dailey, Lopez
ABSENT:Sherrick
The Item was approved (Attachment 7 and 8).
Discussion
The Project site is located within the northern end of the City of San Bernardino, just north of the California State University San Bernardino (CSUSB) campus and several large debris basins maintained by the County of San Bernardino Flood Control District.
The Project site occupies approximately 404 acres of vacant land in the western edge foothills of the San Bernardino Mountains which run for approximately 60 miles east from the Cajon Pass to the Coachella Valley. The elevation of the Project site ranges between 1,600 feet above sea level (ASL) at its southerly boundary to an upper elevation of approximately 2,600 feet ASL. An observatory to the south is located at Badger Hill which is utilized by CSUSB for educational purposes.
The Project consists of the first amendment to the approved University Hills Specific Plan (SP-UH) Project. The original Project was adopted by the City of San Bernardino in 2008. This first amendment of the approved Project is a proposal to (1) adopt the Final Subsequent Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155) (Attachment 3), modify the land use plan and reduce the development intensity and residential dwelling units allowed within the 404- acre site, Subdivide for 327 single family lots (Attachment 6), subdivide a 404.3-acre site into 327 single family lots and dissolve and remove Development Agreement 08- 02 from the property title and replace with a Memorandum of Understanding (Attachment 1).
Amendment
Specifically, the amendment would include the following changes:
Reduce the number of Planning Areas from 24 to 4.
Reduce the residential density of the Project from a maximum of 20 dwelling units per acre (du/acre) to 3 du/acre.
Increase the amount of land preserved in perpetuity as open space from approximately 235 acres to approximately 300 acres, to better accommodate environmental site constraints, such as seismic and biological constraints. Reduce the number of allowed residential dwelling units (DU) from 980 DU to 327 DU.
Redesign of the conceptual park plans.
Update the circulation plan to connect Badger Canyon Road south to Campus Drive and add additional emergency vehicle access roads. Update of development standards and design guidelines to focus on single- family residential development.
Approvals associated with the Specific Plan Amendment (SPA) include an amendment to the University Hills Specific Plan (Attachemnt 5) and a Tentative Tract Map (TTM) (Attachment 1):
Subdivision
The Tentative Tract Map is a subdivision proposing to implement the land uses identified in the first amendment to the University Hills Specific Plan (SP-UH).
Subdivision 23-05 (TTM No. 20595) proposes the subdivision of approximately 338.80 acres into 327 single family residential lots with a minimum lot size of 2,750 sq. ft. This includes lots for landscaping, passive park, water quality basin, roadways, trails and
46.86 acres of open space; 300.44 acres will be allotted to additional open space within a remainder lot (Attachment 1).
Pedestrian and Bicycle Connectivity
The amendment would improve the Project site with pedestrian and bicycle infrastructure, as follows:
The Pedestrian and bicycle routes along roadways would incorporate pedestrian amenities such as benches, bike racks, shade structures, and lighting where appropriate.
Pedestrian connections would link residential neighborhoods with recreation areas.
Bike racks would be located at strategic points throughout the open space system, such as parks and other recreational amenities, to encourage non- vehicular circulation. Trails would be clearly marked with consistent signage and well-lit with bollard lighting as appropriate.
Roadways, Traffic, and Circulation
The originally approved Project of 2008 was designed with main access (to the site) through the Campus Parkway extension, with Badger Canyon Road (a dirt road) used only as an Emergency Vehicle Access (EVA) route. The current amended Project keeps these same roadways—Campus Parkway extension and EVA No. 1 (Badger Canyon Road)—as part of its land use plan. In addition, the Project would add two new vehicle access points:
Campus Parkway Access:
A new driveway would connect to a future road off Campus Parkway. This new road is expected to link Campus Parkway with North Campus Circle at a future intersection located just north of the existing West Campus Circle/North Campus Circle intersection.
Badger Canyon Road Access:
A second driveway would connect to a future fire access road along EVA No. 1 (Badger Canyon Road). Badger Canyon Road would tie into Devils Canyon Road just north of the current Campus Parkway and Northpark Boulevard/Devils Canyon Road intersection.
Utilities and Infrastructure
The Project presented would require the installation of utilities and infrastructure systems including potable water, water to fight fires, wastewater, storm drainage, electricity, natural gas, street lighting, and sidewalks would be installed to serve the Project. The updated SP-UH includes utility master plans for water, sewer, storm drain, etc. All Project utility connections would be located underground. Eight aboveground Frontier electricity power poles/power lines are located within the Project site. These electric power lines would go underground and relocated away from the residential lots as part of the Project onsite development activities.
Landscaping
Landscaping within Project site would consist of evergreen and deciduous canopy trees with flowering evergreen shrubs and groundcovers. It is intended that the landscaping would provide visual themes and continuity throughout the Project site, enhance desirable views, screen undesirable views, beautify and control erosion of graded slopes exposed to public views, preserve existing landscape material (whenever possible), and enhance interfaces between graded and natural open space areas.
Streetscape elements, such as landscaping, lighting, street furniture, and signage, would create an attractive, consistent, and cohesive community image and would complement the surrounding architectural styles.
Landscaping along major roadways and at Project entries would be designed to create an attractive and cohesive community identity.
Water usage would be minimized through the planting of native and low-water species and the utilization of water-efficient and drip irrigation systems. Medians and parkways would be used for water treatment and to reduce runoff, when possible.
Overall, landscaping would include the installation of shade trees throughout the Project site including fire-safe and drought tolerant landscaping that is located to help reduce the effect of harsh winds, provide shade, and highlight significant features.
The Project would be maintained via Homeowners Association (HOA) agreements and Landscape and Lighting Maintenance Districts (LLMDs).
Recreation Areas
The Project would develop recreation and open space areas as follows:
Recreation and open space areas would be designed to accommodate the needs of different ages and abilities.
Canopy trees would be used to provide shade.
Outdoor furniture would be provided in parks and common open space areas that would complement the surrounding architectural styles, materials, and colors.
A combination of hard and soft paving would be used depending on the function of the recreational amenities.
Active areas would utilize turf, grass, and ornamental plantings. Passive areas would primarily be composed of drought-tolerant species.
Lighting
Lighting within the Project is intended to help define vehicular and pedestrian circulation patterns, provide safe pedestrian movement, distinguish community entries and activity areas, and contribute to the overall landscape theme of the community.
The goal is to provide a sense of place by varying fixtures and illumination levels. Due to the proximity of Project site to the CSUSB observatory at Badger Hill, the use of lighting within the community shall not be excessive and would be consistent with the dark sky guidelines suggested by the International Dark Sky Association. Additionally, the Project lighting would implement the following features:
Streetlights would implement the use of Light-Emitting Diode (LED) in accordance with City Standard No’s, SL-1, SL-2, and SL-3. Also, when more than three streetlights are proposed, a lighting plan would be prepared for all public areas within University Hills in accordance with the City of San Bernardino Street Lighting Design Policies. The lighting plan would establish uniform lighting standards regarding style, materials, and colors to ensure consistent design.
The lighting plan would be submitted to the City’s Public Works Department for review and approval, prior to installation.
All exterior lights would be shielded and focused on driveways to minimize spill light into the night sky or adjacent properties (residential land uses located approximately 600 feet southeast of the Project site, along North “I” Street). Exterior lighting would be consistent with City safety and illumination requirements for rural areas. Exterior lighting on homes would be set to automatic timers. Light standards would be energy efficient and in scale with the height and use of the structures on-site.
Light standards would 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 would be decorative, in keeping with the architectural theme of the facility served and shall be located within landscape planter areas. All lighting, including security lighting, would be directed away from adjoining properties and the public right-of-way.
Parking areas would have lighting that provides adequate illumination for safety and security. Parking lot lighting fixtures would maintain a minimum of 1 foot- candle of illumination at ground level at any location within the parking facility. The level of lighting would 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.
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.
Off-site Improvements to the Project:
Offsite street improvements would include drainage, water, and sewer improvements.
A fuel modification zone would be constructed on San Bernardino County Flood Control properties within public easement and reservoirs. The Project would also require the construction and realignment of main ingress and egress roads, and EVA roadway alignments.
Construction Schedule
The Project does not contain a specific phasing plan or construction schedule for the Project; however, the Project would include backbone infrastructure that would include roads, water, and sewer lines prior to developing any planning areas. The Project site preparation is anticipated to occur over a period of 2 years, which the Specific Plan Amendment identified as 2027 to 2029. These timeframes are also assumed for air quality modeling purposes. However, these timeframes are subject to changes depending on various factors, including economic conditions and market demand.
Development Agreement 08-02
The applicant has requested Development Agreement 08-02 to be dissolved and removed from the property title. Section 3.1.1 within the agreement defines the “5 Year Performance Plan,” requiring that within the first five years of the Effective date of 4/19/2012, off-site rights of way “must have been acquired,” construction plans for the backbone infrastructure “shall be submitted” and deemed complete plans for the first phase of residential structures and park “shall have been submitted.” None of these mandatory requirements were satisfied, so the developer failed to meet the obligations under Section 3.1.1. As a result of the failure to meet these obligations, the Development Agreement shall be terminated per Section 3.2.
In addition to the above, terms within Development Agreement 08-02 are no longer applicable to the proposed Specific Plan Amendment. Such terms include the City maintenance of the roadways and landscape areas, the provision of public parks and buildings, vested impact fee schedules, and the provision of multifamily housing including student/faculty housing.
In place of Development Agreement 08-02 there will be a Memorandum of Understanding as the expired Development Agreement referenced separate agreements between California State University San Bernardino (CSUSB) and the original developer. To preserve CSUSB’s intended protections and interests regarding roadway access, maintenance, open space access, and safeguards for campus facilities, Planning Conditions of Approval were incorporated into the Resolution as follows:
(Added as number 18) COA1: Prior to recordation of the Final Map or the issuance of building permits, whichever comes first, the applicant/developer/property owner shall provide a copy of a recorded agreement between applicant/developer/property owner and California State University, San Bernardino for access into the University Hills project for limited, educational purposes.
(Added as number 19) COA 2: Prior to recordation of the Final Map or the issuance of building permits, whichever comes first, the applicant/developer/property owner shall obtain easements or acquire all property necessary from the California State University, San Bernardino, San Bernardino County Flood Control, and any other property owner necessary to provide access to the site from an existing public right of way.
(Added as number 20) COA 3: Prior to recordation of the Final Map or the issuance of building permits, whichever comes first, the applicant/developer/property owner shall enter into a Memorandum of Understanding (MOU), or any other agreement deemed appropriate by both parties, with California State University, San Bernardino to address a variety of issues that could include access rights and conditions, construction management and campus protection, fault and land laboratory access, lighting and observatory protection, agency review and approval, term and termination, and dispute resolution. A current draft of the MOU will be included for reference as part of the staff report.
(Amended) COA 8: The applicant shall coordinate with other outside agencies including but not limited to California State University, San Bernardino, San Bernardino County Flood Control, and San Bernardino County Fire.
All required approvals, permits, and clearances shall be obtained from all outside agencies prior to recordation of the final map and prior to issuance of grading, building, and occupancy permits, as applicable, for the project. Examples include but are not limited to encroachment permits, access agreements or Memorandums of Understanding.
In addition, CSUSB has prepared the Memorandum of Understanding to outline the key deal points between CSUSB and Encore University hills, LLC. These provisions will ultimately be formalized through an encroachment agreement, which will be recorded against the property title.
General Plan Goals and Policies
The City of San Bernardino General Plan includes goals and policies to guide future development within the City, including the following:
Land Use Element
2.1 Preserve and Enhance San Bernardino’s Unique Neighborhoods. The University Hills Specific Land Use Plan is designed to be compatible with the surrounding residential and future commercial uses within the vicinity.
2.3 Create and Enhance Dynamic, Recognizable Places for San Bernardino’s Residents, Employees, and Visitors. The Specific Plan Design Guidelines provide for the creation of unique, quality residential development.
2.5 Enhance the Aesthetic Quality of Land Uses and Structures in San Bernardino.
The Specific Plan Design Guidelines provide for the creation of unique, quality residential development.
Housing Element
Policy 1.3 Design Features. Require new and rehabilitated housing to be well designed, with appropriate attention to site planning, materials and colors, building treatments, landscaping, open space, parking, and sustainable green designs. The Addendum to the University Specific Plan will increase the amount of land preserved in perpetuity as open space, Update the Parks Plan, and update the circulation to accommodate the project.
Community Design Element
5.3 Recognize Unique Features in Individual Districts and Neighborhoods and Develop a Program to Create Unifying Design Themes to Identify Areas Throughout the City.
The Specific Plan Design Guidelines provide for the creation of unique, quality residential and commercial development.
Circulation Element
6.1 Provide a Well-Maintained Street System. The interior local roads will be maintained by a homeowner’s association.
Parks, Recreational and Trails Element
8.1 Improve the Quality of Life in San Bernardino by Providing Adequate Parks and Recreation Facilities and Services to Meet the Needs of Our Residents. The University Hills Specific Plan (SP-UH) provides for a variety of private parks and open space.
Utilities Element
9.1 Provide a System of Wastewater Collection and Treatment Facilities that will Adequately Convey and Treat wastewater Generated by Existing and Future Development in the City’s Service Area.
The University Hills Specific Plan provides for the creation of a wastewater system that will tie into existing facilities.
9.3 Provide Water Supply, Transmission, Distribution, Storage, and Treatment Facilities to Meet Present and Future Water Demands in a Timely and Cost-Effective Manner. The University Hills Specific Plan provides for the creation of a water system that will tie into existing facilities.
9.4 Provide Appropriate Storm Drain and Flood Control Facilities where Necessary.
The University Hills Specific Plan provides for the creation of a drainage system that will tie into existing facilities.
9.10 Ensure that the Costs of Infrastructure Improvements are Borne by those who Benefit. The infrastructure improvements required by the University Hills Specific Plan will be financed by the builder.
Safety Element
10.5 Reduce Urban Run-Off from New and Existing Development.
The Specific Plan Design Guidelines provide a variety of measures to reduce urban run-off, including a drainage basin and bio-swales.
Energy and Water Conservation Element
13.1 Conserve Scarce Energy Resources. The University Hills Specific Plan contains a chapter on Sustainable Guidelines to reduce energy and water use and conserve natural resources.
Noise Element
14.1 Ensure that Residents are Protected from Excessive Noise Through Careful Land Planning. Through site planning and construction techniques, residents will be protected from excessive noise.
California Environmental Quality Act
Pursuant to the requirements of Section 15164(a) (Addendum to an EIR) of the California Environmental Quality Act, the Planning Division of the Community Development and Housing Department accepted the Addendum to the Subsequent Final Environmental Impact Report prepared by Kimly-Horn, environmental consultant for SP 23-01 and SUB 23-05 (TTM 20595) on behalf of the applicant due to the fact that:
1) there are no substantial changes in the proposed project that would require major revisions of the previous Subsequent Final Environmental Impact Report due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
2) there are no substantial changes that have occurred with respect to the circumstances under which the proposed project is undertaking which will require major revisions of the previous Subsequent Final Environmental Impact Report due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and, 3) there is no new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time that the previous Subsequent Final Environmental Impact Report was certified. 2021-2025 Strategic Targets and Goals
Specific Plan Amendment 23-01 and Subdivision 23-05- will add needed attainable housing and grow the tax base in the City of San Bernardino. This aligns with Goal No. 3: Improved Quality of Life.
Fiscal Impact
None
Conclusion
It is recommended that the Mayor and City Council of the City of San Bernardino, California:
1. Adopt Resolution 2026-042 approving Subdivision No. 23-05 (Tentative Tract Map No. 20595) to allow the subdivision of a 404.3-acre site into 327 single- family residential lots; and adopting the Addendum to the Final Subsequent Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155) in compliance with the California Environmental Quality Act; and
2. Introduce, read by title only, and waive further reading of Ordinance No. MC-1664 of the Mayor and City Council of the City of San Bernardino, California (a) Approving Specific Plan Amendment 23-01, amending the development standards and guidelines of the original development plan and reducing the number of proposed single-family residential lots from 980 to 327 within the University Hills Specific Plan (APNs: 0265-041-12, 0265-051-12 and -13; 0265- 061-16; 0265-011-06, -07, and -08; 0265-051-09; and 0265-021-13) (Attachment 5 and 6); and (b) dissolving Development Agreement No. 08-02 (Attachment 1 and 10).
3. Schedule the adoption of Ordinance No. MC-1664 to the regularly scheduled meeting of the Mayor and City Council on May 20, 2026.
Attachments
Attachment 1: Resolution No. 2026-042
Attachment 2: Exhibit A-Resolution No. 2026-042
Approved Plans
Attachment 3: Exhibit B-Resolution 2026-042 Mitigation
Monitoring and Reporting Program
Attachment 4: Exhibit C-Resolution 2026-042 DA
Removal Justification Letter and Draft
MOU
Attachment 5: Ordinance No. MC-1664 (SP23-01
Amendment)
Attachment 6: Exhibit A-Ordinance No. MC-1664
Amendment to Specific Plan Notations
Attachment 7: Planning Commission Packet (SP23-01
and Sub23-05)
Attachment 8: PC Approved Reso 2026-001(SP23-01
and Sub23-05)
Attachment 9: Resolution 2008-422 (Original UH approval by MCC)
Attachment 10: SFIER and APPX
Attachment 11: University Hills-Fire Protection Plan-Draft Attachment 12: Public Comments
Attachment 13: Presentation
Attachment 14: Newspaper Publication
Ward:
First Ward
Synopsis of Previous Council Actions:
On November 17, 2008 the Mayor and Common Council accepted the Subsequent Environmental Impact Report (SEIR) and adopted the University Hills Specific Plan No. 07-01 (Attachment 9).
CC
Eric Levitt, City Manager