Attachment 5 Exhibit A-Ordinance No. MC-1664_Amendment to Specific Plan notations — Mayor and City Council, June 3, 2026 (part 2 of 2)

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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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Figure 3-27 Conceptual Water Plan
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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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Existing Drainage Facilities
No underground storm drain system exists within the project vicinity. The majority of the site, approximately 70 percent, drains as sheet flow into the existing earthen channel that links two (2) debris basins south of the project, then flows in a westerly direction.

The remaining 30 percent of the tributary area flows toward the Sycamore Basin, which also drains into an earthen channel that flows south then ultimately drains into a covered concrete-lined channel that crosses Northpark Boulevard in Little Mountain Drive..

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

Proposed Drainage Facilities
The proposed drainage improvements are shown on Figure 3-28.20, Conceptual Drainage Plan. The figure shows proposed underground storm drains, tributary areas, and catch basin inlets.

Criteria for the conceptual layout and design of drainage improvements were adopted based on the current guidelines of the City of San Bernardino and SBCFCD. All underground storm drains proposed in the study are intended to collect local urban runoff and off-site undeveloped flows. These drains are located in existing and proposed street rights-of-way, including proposed easements.

For local and major streets located in the study area, runoff from the 25-year storm is allowed to flow in the streets until it reaches the top of the curb; however, the 100-year storm flow is allowed to flow within the street section until it reaches the street right-of- way limit. Underground storm drains will be constructed when either of those two (2) conditions are exceeded in the hydrological analysis. All conduits are proposed to be reinforced concrete pipes (RCP). The minimum pipe size will be 18 inch RCP , and the minimum depth will be 2 feet.

Line A is proposed to collect and convey runoff flow from the centralwestern portion of the project site of the westwestern development area and off-site flow northto an infiltration/detention basin at the southwest corner of the project site. western development area. Line B is proposed to collect off-site flow north of the project, and to collectconvey runoff flows tributary from the north and northwest side of the west development area. Line C is proposed to collect runoff flow from the northeast and southeast eastern portion of the project site. Line D is proposed to collect runoff flow from the northwest and west portion of the east western development area. Line F is proposed to collect runoff flow froman infiltration/detention basin at the northeast portionsouthwest corner of the eastwestern development area. Lines A, B, C, D, and F
Separate independent storm drain lines are proposed to collect and convey offsite tributary flows through the project site into their natural outlet into an existing flood control facility.locations on the downstream side of the project. Offsite Line A collects and conveys flow from the northwest of the western development area directly to Badger Channel. Offsite Line B collects and conveys flow from the northeast of the western development area directly to Badger Channel.

The proposed storm drain system for University Hills will reduce the risk of flooding within the project through the following:

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■■ The proposed storm drain system will be able to convey the on-/off- site flow to downstream discharge points. ■■ Construction of the storm drain system will ensure the conveyance of the 100-year runoff away from the project site, and the conveyance of off-site flow through the site to existing flood control facilities, thereby eliminating flooding hazards.

Drainage outlets, bioswales, and other drainage facilities will be designed to control urban runoff pollutants caused by the development of the project. In addition, site designs that reduce urban runoff and pollutant transport by minimizing impervious surfaces and maximizing onsite infiltration have been incorporated into the project. A Water Quality Management Plan (WQMP) that includes best management practices (BMP’s) has been prepared for University Hills in accordance with the Santa Ana Regional Water Quality Control Board. The WQMP can be found in the EIR appendices.

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Figure 3-28 Conceptual Drainage Plan
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Sewer Plan
The University Hills project lies within the City of San Bernardino sanitary sewer service area. Discussion with staff at the Development Services Department, Public Works Division, indicated that the project will connect to an existing sewer trunk line at the intersection of Northpark Boulevard and Little Mountain Drive.Campus Circle. A general layout of the sewer system is shown on Figure 3-29.21, Conceptual Sewer Plan.

A hydraulic analysis was performed by City staff to evaluate the available capacity of the sewer system and to determine the facilities required to service the project. It was determined by the City that the existing sewer trunk line in Little Mountain DriveRoad is adequate to support the project. The University Hills project will pay its fair share of any project related cost impacts to the existing sewer trunk line.

Badger Canyon divides University Hills into twoone (1) major drainage areasarea. The west development area drains toward the southwest corner of the project and the east development area drains to the east and southeast and then southerly. A sewage lift station is proposed at . From the southwest corner of the west development area to collect the effluent , the project sewer will gravity flow and pump it easterly through a sewer force main to a gravity sewer line in front of Planning Area

16. This gravity sewer line would connect to theproposed pipeline within Badger Canyon Road to an existing sewer trunk line located at the intersection of Little Mountain Drive and line in Northpark Boulevard. The main line sizes will vary from 8-inch diameter to 12-inch diameter.

The sewer facilities will be designed and constructed in accordance with the City of San Bernardino standards and specifications and in accordance with the Standard Specifications for Public Works Construction (latest edition). The sewer mains will be located in public street rights-of-way where possible. If not, they will be constructed within dedicated public utility easements.

The sewer system, including the sewage lift station, will be dedicated to and maintained by the City of San Bernardino.

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Figure 3-29 Conceptual Sewer Plan
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Dry Utilities
University Hills will be served with electric, gas, water, sewer, solid waste collection, telephone cable, and Internet (data) from companies serving the City of San Bernardino, as shown in Table 3-7. Will serve letters have been received from .7. The Gas Company, Southern California Edison, Verizon, and Charter Communications. The Dry Utilities Study for University Hills can be found in the EIR appendices.

Table 3-.7 : Dry Utility Providers
Utility Utility Provider
Electricity Southern California Edison
Gas The Gas Company
Electricity Gas Water
Southern California Edison The Gas
Company
San Bernardino Municipal Water DepartmentDistrict
Sewer San Bernardino Municipal Water District
Sewer
Solid Waste Collection Telephone
Cable
City of San Bernardino Public Works Department
City of San Bernardino Refuse & Recycling Division Verizon Charter Communications
Telephone Verizon
Cable Charter Communications and Frontier
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Landscape Plant Palette
The Plant Palette is located in Appendix B and is divided into two (2) tables and contains, containing the landscape selection for the developed areas and fuel modification zones.

Plant Palette The plant palette for Developed Areas
The following Table shall be used asdeveloped areas has been developed to reinforce the landscape selection in community theme and applies to the developed areas within the Specific Plan, including parkways.

Botanical Names Common Names
Interior Street Plant Palette
Trees
Chitalpa tashkentensis Chitalpa
Lagerstroemia indica ‘Tuskogee’ Crape Myrtle, Multi Trunk Version Lagerstroemia indica ‘Muskogee’ Crape Myrtle, Multi Trunk Version Lagerstroemia indica ‘Watermelon Red’
Magnolia grandiflora ‘Samuel Sommer’
Crape Myrtle, Multi Trunk Version
Samuel Sommer Magnolia
Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Pinus halepensis
Pistacia chinensis
Aleppo Pine
Chinese Pistache
Pyrus calleriana ‘Aristocrat’ Callery Pear
Rhus lancea African Sumac
Tristania conferta English Boxwood
Shrubs
Abelia grandiflora ‘Edward Goucher’ Glossy Abelia
Anigozanthos flavidus Kanga Roo Paw
Asparagus densiflorus ‘Meyers’
Bougainvillea ‘San Diego Red’
Meyers Asparagus Fern
Bougainvillea
Cistus ‘sunset’ Sunset Rock Rose
Cistus purpureus Orchid Rock Rose
Coleonema pulchrum Pink Breath of Heaven
Dietes bicolor
Escallonia fradesii ‘Pink’
Fortnight Lily
Escallonia
Feijoa sellowiana Pineapple Guava
Grevillea ‘Noellii’ Grevillea
Hemerocallis ‘Rum Red’ Daylily
Hemerocallis ‘Red Magic’
Hemerocallis ‘Starburst Orange Evergreen’
Daylily
Daylily
Hemerocallis ‘Blacked-Eyed Susan’ Daylily
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Hemerocallis ‘Starburst Susie Evergreen’ Daylily
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Botanical Names Common Names
Isolepis cernua
Juniprus sp.

Fiber Optic Grass
Juniper
Lavandula stoechas ‘Otto Quast’ Spanish Lanvender
Mahonia ‘Golden Abundance’
Mulhenbergia capllaris
Mahonia
Pink Muhly
Mulhenbergia rigens Deer Grass
Nandina domestica Heavnely Bamboo
Osmanthus fragrans Sweet Olive
Phormium tenax ‘Atropurpureum’
Phormium tenax ‘Pink Stripe’
New Zealand Flax
New Zealand Flax
Phormium tenax ‘Maori Queen’ New Zealand Flax
Photinia fraseri Red Tip Photinia
Pennsietum setaceum ‘Little Bunny’ Dwarf Red Fescue
Pittosporum tobira
Rhaphiolepis indica ‘Dancer’
Tobira
Indian Hawthorn
Rosa ‘Iceburg’ Iceburg Rose
Rosmarinus officinalis Rosemary
Xylosma congestum Shiny Xylosma
Groundcovers
Bougainvillea ‘Oh la la’ Bougainvillea
Convolvulus tomentosum Ground Morning Glory
Festuca glauca
Heuchera sanguinea
Blue Fescue
Coral Bells
St. John’s Wart
Lantana
Hypericum calycinum
Lantana sp.

Lonicera japonica ‘Halliana’
Nandina domestica ‘Nana’
Hall’s Honeysuckle
Dwarf Heavenly Bamboo
Ophiopogon japonicus Mondo grass
Phormium tenax ‘jack Spratt’ New Zealand Flax
Phormium tenax ‘Tom Thumb’ New Zealand Flax
Pittosporum tobira ‘Cream de Mint’
Rosa ‘Carpet White’
Dwarf Tobira
White Carpet Rose
Rosmarinus officinalis Rosemary
Trachelospermum jasminodes Star Jasmine
Vines
Ficus pumilla Creeping Fig
Gelsemium sempervirens Carolina Jessamine
Parthenocissus tricuspidata Boston Ivy
Clubhouse and Other Recreation Areas Plant Palette
Trees
Alnus rhombifolia White Alder
Geijera parviflora Australian Willow
Hymenosporum flavum Sweet Shade Tree
Koelreuteria bipinnata Chinese Flame Tree
Koelreuteria paniculata Golden Rain Tree
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Botanical Names Common Names
Lagerstroemia indica ‘Tuskogee’
Lagerstroemia indica ‘Muskogee’
Crape Myrtle, Multi Trunk Version
Crape Myrtle, Multi Trunk Version
Lagerstroemia indica ‘Watermelon Red’ Crape Myrtle, Multi Trunk Magnolia grandiflora
Magnolia grandiflora ‘Samuel Sommer’
Southern Magnolia
Samuel Sommer Magnolia
Magnolia soulangeana Saucer Magnolia
Pinus canariensis Canary Island Pine
Pinus eldarica Afghan Pine
Pistacia chinensis
Platanus racemosa
Chinese Pistache
California Sycamore
Podocarpus gracilor Fern Pine
Pyrus calleriana ‘Aristocrat’ Callery Pear
Pyrus Kawakamii Evergreen Pear
Rhus lancea
Tristania conferta
African Sumac
English Boxwood
Ulmus parvifolia Chinese Evergreen Elm
Shrubs
Abelia grandiflora ‘Edward Goucher’ Glossy Abelia
Aloe maculata Soap Aloe
Anigozanthos flavidus Kangaroo Paw
Asparagus densiflorus ‘Meyers’ Meyers Asparagus Fern
Bougainvillea ‘San Diego Red’
Cistus ‘sunset’
Bougainvillea
Sunset Rock Rose
Cistus purpureus Orchid Rock Rose
Coleonema pulchrum Pink Breath of Heaven
Dietes bicolor
Escallonia fradesii ‘Pink’
Fortnight Lily
Escallonia
Feijoa sellowiana Pineapple Guava
Grevillea ‘Noellii’ Grevillea
Hemerocallis ‘Rum Red’ Daylily
Hemerocallis ‘Red Magic’
Hemerocallis ‘Starburst Orange Evergreen’
Daylily
Daylily
Hemerocallis ‘Blacked-Eyed Susan’ Daylily
Hemerocallis ‘Starburst Susie Evergreen’ Daylily
Isolepis cernua Fiber Optic Grass
Juniprus sp.

Lavandula stoechas ‘Otto Quast’
Juniper
Spanish Lanvender
Mahonia ‘Golden Abundance’ Mahonia
Mulhenbergia capllaris Pink Muhly
Mulhenbergia rigens
Nandina domestica
Deer Grass
Heavnely Bamboo
Osmanthus fragrans Sweet Olive
Phormium tenax ‘Atropurpureum’ New Zealand Flax
Phormium tenax ‘Pink Stripe’ New Zealand Flax
Phormium tenax ‘Maori Queen’
Photinia fraseri
New Zealand Flax
Red Tip Photinia
Pennsietum setaceum ‘Little Bunny’ Dwarf Red Fescue
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Botanical Names Common Names
Pittosporum tobira
Rhaphiolepis indica ‘Dancer’
Tobira
Indian Hawthorn
Rosa ‘Iceburg’ Iceburg Rose
Rosmarinus officinalis
Salvia greggii
Rosemary
Autumn Sage
Salvia leucophylla Purple Sage
Xylosma congestum Shiny Xylosma
Groundcovers
Bougainvillea ‘Oh la la’ Bougainvillea
Convolvulus tomentosum Ground Morning Glory
Festuca glauca Blue Fescue
Heuchera sanguinea
Hypericum calycinum
Coral Bells
St. John’s Wort
Lantana sp. Lantana
Lonicera japonica ‘Halliana’ Hall’s Honeysuckle
Nandina domestica ‘Nana’ Dwarf Heavenly Bamboo
Ophiopogon japonicus
Phormium tenax ‘Jack Spratt’
Mondo grass
New Zealand Flax
Phormium tenax ‘Tom Thumb’ New Zealand Flax
Pittosporum tobira ‘Cream de Mint’ Dwarf Tobira
Rosa ‘Carpet White’ White Carpet Rose
Rosmarinus officinalis
Trachelospermum jasminodes
Rosemary
Star Jasmine
Vines
Ficus pumilla
Gelsemium sempervirens
Creeping Fig
Carolina Jessamine
Parthenocissus tricuspidata Boston Ivy
Park Plant Palette
Trees
Alnus rhombifolia White Alder
Juglans californica
Koelreuteria bipinnata
California Black Walnut
Chinese Flame Tree
Koelreuteria paniculata Golden Rain Tree
Lagerstroemia indica ‘Tuskogee’ Crape Myrtle, Multi Trunk Version Lagerstroemia indica ‘Muskogee’ Crape Myrtle, Multi Trunk Version Lagerstroemia indica ‘Watermelon Red’
Magnolia grandiflora
Crape Myrtle, Multi Trunk
Southern Magnolia
Magnolia grandiflora ‘Samuel Sommer’ Samuel Sommer Magnolia Melaleuca quinquenervia Paperbark Tree
Pinus canariensis
Pinus eldarica
Canary Island Pine
Afghan Pine
Pinus halepensis Aleppo Pine
Pistacia chinensis Chinese Pistache
Platanus racemosa California Sycamore
Podocarpus gracilor Fern Pine
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Botanical Names Common Names
Pyrus calleriana ‘Aristocrat’
Pyrus Kawakamii
Callery Pear
Evergreen Pear
Quercus ilex Holly Oak
Quercus suber
Rhus lancea
Cork Oak
African Sumac
Schinus molle California Pepper
Sequoia sempervirens Coast Redwood
Tristania conferta
Ulmus parvifolia
English Boxwood
Chinese Evergreen Elm
Shrubs
Abelia grandiflora ‘Edward Goucher’
Aloe maculata
Glossy Abelia
Soap Aloe
Anigozanthos flavidus Kanga Roo Paw
Asparagus densiflorus ‘Meyers’ Meyers Asparagus Fern
Bougainvillea ‘San Diego Red’ Bougainvillea
Cistus ‘sunset’
Cistus purpureus
Sunset Rock Rose
Orchid Rock Rose
Coleonema pulchrum Pink Breath of Heaven
Dietes bicolor Fortnight Lily
Dodonaea viscosa Purple Hop Seed Bush
Escallonia fradesii ‘Pink’
Feijoa sellowiana
Escallonia
Pineapple Guava
Grevillea ‘Noellii’ Grevillea
Hemerocallis ‘Rum Red’ Daylily
Hemerocallis ‘Red Magic’
Hemerocallis ‘Starburst Orange Evergreen’
Daylily
Daylily
Hemerocallis ‘Blacked-Eyed Susan’ Daylily
Hemerocallis ‘Starburst Susie Evergreen’ Daylily
Isolepis cernua Fiber Optic Grass
Juniprus sp.

Lavandula stoechas ‘Otto Quast’
Juniper
Spanish Lanvender
Mahonia ‘Golden Abundance’ Mahonia
Mulhenbergia capllaris Pink Muhly
Mulhenbergia rigens Deer Grass
Nandina domestica
Osmanthus fragrans
Heavnely Bamboo
Sweet Olive
Phormium tenax ‘Atropurpureum’ New Zealand Flax
Phormium tenax ‘Pink Stripe’ New Zealand Flax
Phormium tenax ‘Maori Queen’
Photinia fraseri
New Zealand Flax
Red Tip Photinia
Pennsietum setaceum ‘Little Bunny’ Dwarf Red Fescue
Pittosporum tobira Tobira
Prunus caroliniana ‘Bright n Tight’ Flowering Plum
Rhaphiolepis indica ‘Ballerina’
Rhaphiolepis indica ‘Dancer’
Indian Hawthorn
Indian Hawthorn
Rosa ‘Iceberg’ Iceberg Rose
Rosmarinus officinalis Rosemary
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Botanical Names Common Names
Salvia greggii
Salvia leucophylla
Autumn Sage
Purple Sage
Xylosma congestum Shiny Xylosma
Groundcovers
Bougainvillea ‘Oh la la’ Bougainvillea
Convolvulus tomentosum Ground Morning Glory
Festuca glauca
Heuchera sanguinea
Blue Fescue
Coral Bells
Hypericum calycinum St. John’s Wart
Lantana sp. Lantana
Lonicera japonica ‘Halliana’ Hall’s Honeysuckle
Nandina domestica ‘Nana’
Ophiopogon japonicus
Dwarf Heavenly Bamboo
Mondo grass
Phormium tenax ‘Jack Spratt’ New Zealand Flax
Phormium tenax ‘Tom Thumb’ New Zealand Flax
Pittosporum tobira ‘Cream de Mint’ Dwarf Tobira
Rosa ‘Carpet White’
Rosmarinus officinalis
White Carpet Rose
Rosemary
Trachelospermum jasminodes Star Jasmine
Vines
Ficus pumilla Creeping Fig
Gelsemium sempervirens Carolina Jessamine
Parthenocissus tricuspidata Boston Ivy

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Plant Palette for Fuel Modification Zones
The palette in Table 3-9Appendix B shall be the landscape selection in the Fuel Modification Zones. Plants included in the plant palette for University Hills are designed to (1) limit the spread of fire, and (2) limit the spread of invasive species in the open space areas by complying with the California Invasive Plant Council’s California Invasive Plant Inventory.

ADD TABLE TITLE: TABLE 3 -9, PLANT PALETTE FOR FUEL

MODIFICATION ZONES

Botanical Names Common Names
Fuel Modification Zones Plant Palette
Trees
Alnus rhombifolia White Alder
Heteromles arbutifolia Toyon
Juglans californica
Lagerstroemia indica ‘Tuskogee’
California Black Walnut
Crape Myrtle, Multi Trunk Version
Lagerstroemia indica ‘Watermelon Red’ Crape Myrtle, Multi Trunk Version Lagerstroemia indica ‘Samuel Sommer’ Crape Myrtle, Multi Trunk Version Pistacia chinensis Chinese Pistache
Platanus racemosa
Quercus ilex
California Sycamore
Holly Oak
Quercus kelloggii California Oak
Quercus suber Cork Oak
Rhus lancea African Sumac
Ulmus parvifolia Chinese Evergreen Elm
Shrubs
Abelia grandiflora ‘Edward Goucher’ Glossy Abelia
Anigozanthos flavidus Kanga Roo Paw
Bougainvillea ‘San Diego Red’ Bougainvillea
Carpenteria californica
Ceanothus ‘Dark Star’
Bush Anemone
Wild Lilac
Ceanothus ‘Julia Phelps’ Wild Lilac
Cistus ‘sunset’ Sunset Rock Rose
Cistus purpureus
Cotoneaster horizontalis
Orchid Rock Rose
Rock Cotoneaster
Escallonia fradesii ‘Pink’ Escallonia
Euonymus fortunei Euonymus
Feijoa sellowiana Pineapple Guava
Grevillea ‘Noellii’
Lavandula stoechas ‘Otto Quast’
Grevillea
Spanish Lavender
Mahonia ‘Golden Abundance’ Mahonia
Osmanthus fragrans Sweet Olive
Photinia fraseri Red Tip Photinia
Pennsietum setaceum ‘Little Bunny’
Pittosporum tobira
Dwarf Red Fescue
Tobira
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University Hills Specific Plan Page 3-
121

Botanical Names Common Names
Prunus caroliniana ‘Bright ‘n Tight’
Rhaphiolepis indica ‘Dancer’
Flowering Plum
Indian Hawthorn
Rhus ovata Sugar Bush
Rosmarinus officinalis
Salvia greggii
Rosemary
Autumn Sage
Trichostema lanatum Wholly Blue Curls
Viburnum japonicum Japanese Viburnum
Xylosma congestum Shiny Xylosma
Groundcovers
Bougainvilla ‘Oh la la’
Hypericum calycinum
Lantana sp.

Lonicera japonica ‘Halliana’
Myoporum parvifolium ‘Pink’
Bougainvilla
St. John’s Wort
Lantana
Hall’s Honeysuckle
Pink Myoporum
Ophiopogon japonicus
Rosmarinus officinalis
Mondo grass
Rosemary
Trachelospermum jasminodes Star Jasmine
Vines
Ficus pumilla
Gelsemium sempervirens
Creeping Fig
Carolina Jessamine
Parthenocissus tricuspidata Boston Ivy
Plant Removal List
The following plant species shall be removed from all fuel modification zones:

Adenostoma fasciculatum Wild Turnip, Yellow Mustard
Adenostoma sparsifolium
Anthemix cotula
Red Shanks
Mayweed
Artemisia californica California Sagebrush
Brassica nigra Black Mustard
Brassica rapa Chamise
Cardaria draba
Centaurea solstitials
Noary Cress, Perrennial Peppergrass
Yellow Star Thistle
Cirsium vulgare Wild Artichoke
Conyza canadensis Horseweed
Cortaderia selloana Pampas Grass
Cupressus sp.

Cynara cardunculus
Cypress
Artichoke Thistle
Datura wright II Jimsonweed
Eriognum fasciculatum Common Buckwheat
Eucalyptus sp. Eucalyptus
Foeniculum vulgare
Heterothaca grandiflora
Fennel
Telegraph Plant
Juniperus sp. Juniper
Lactuca serriola Prickly Lettuce
Malosma laurina
Nicotiana bigelevil
Laurel Sumac
Indian Tobacco
Development Criteria

Page 3 ends

122
June
2008

Botanical Names Common Names
Nicotiana glauca
Pinus sp.

Tree Tobacco
Pine
Salvia mellifera Black Sage
Salsola australis
Silybum marianum
Russian Thistle/Tumblewood
Milk Thistle
Ricinus communis Castor Bean Plant
Urtica urens Burning Needle
University Hills Specific Plan Page 3-
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1 Formatted: Header

SUSTAINABILITY GUIDELINES
Chapter 5: Sustainability Guidelines
University Hills is committed to creating a sustainable, resource-efficient community.

To that end, this Specific Plan addresses sustainable and green building practices for the individual building as well as overall community design.

These Sustainability Guidelines are organized into six major topic areas:

■■ Site Design and Community Planning
■■ Green Infrastructure
■■ Landscaping
■■ Building-Level Sustainability
■■ Resource Conservation
■■ Construction Practices: Erosion and Dust Control
■■ Commitment to Sustainable Building Practices

A Sustainability Resource Guide offering a consolidated list of providers and entities that offer sustainability programs immediately relevant to the University Hills Specific Plan can be found at the end of this chapter.

Intent and Application
These guidelines are intended to contribute to the development of a sustainable and resource-efficient community, exceeding what would be achieved from standard compliance with the current Uniform, International, and National Building Codes, and City and County ordinances. Development within University Hills will occur from a perspective that sees current local, state, and national requirements as a starting point rather than an ultimate goal.

These guidelines apply to all development
within University Hills and establish a
framework that will be used to evaluate
how proposed developments meet the
objectives for sustainable development. It
is incumbent upon project applicants to
demonstrate how they will comply with
these guidelines through the development
review process.

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Sustainability
Sustainability is “meeting the needs of the present without compromising the ability of future generations to meet their own needs,” as generally defined by the 1987 Bruntland Report of the United Nations World Commission on Environment and Development.

Incorporating sustainable design from the earliest stages has benefits for both the builder and future occupants. Many sustainable design principles have minimal cost impacts if incorporated early in the design phase, and initial costs can frequently be offset by reduced construction time and long- term operations and maintenance savings.

In addition, sustainable neighborhood design and green homes are a desirable amenity for many potential home buyers who are often willing to pay a premium to

University Hills Specific Plan Page 5-
1 storm water runoff.

Plan natural pedestrian or
multiuse trails throughout the
community. This bioswale trail
demonstrates how green
infrastructure and natural
drainage provides opportunities
for pedestrian and recreational
amenities along with minimizing
Clustering homes utilizes land
efficiently and reduces site
disturbance, freeing space for
recreational uses and common
open space that enhance the
community.

As other programs and standards evolve, the University Hills Sustainability Guidelines may evolve as well to ensure that the goal of sustainability is met. In some cases, topics and issues are described in general terms to allow for the incorporation of new technologies as they are developed.

These Sustainability Guidelines are based upon overarching and measurable performance standards. There are a number of ways to meet the performance standards and these guidelines include both required measures and flexible Best Management Practices (BMPs).

Overarching Performance Standards
Development in University Hills shall comply with the following Performance Standards:

■■ All buildings shall exceed Title 24 standards (2005) for energy efficiency by 15%
■■ Development in University Hills shall reduce potable water consumption for irrigation by 25%, as calculated from a mid-summer baseline case.
■■ Development in University Hills shall use 15% less potable water then the baseline calculated for a typical building (not including irrigation).

Site Design and Community Planning
There are many sustainable development practices relating to site design and community planning that can be implemented from the early stages of a project. Some of the most cost -efficient and cost-saving sustainable development practices are implemented at a large scale, and thus afford benefits throughout the whole community. Measures as simple as orienting sites and lots to take full advantage of the sun for daylighting can be

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Sustainability Guidelines

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University Hills Specific Plan Page 5-
3 achieved with little or no cost impact. Development in University Hills will generate innovative and context-sensitive design solutions that lay a framework of sustainability for the entire life of the project and enhance residents’ quality of life.

■■ Required–As shown in Figure 2-9.1, limit the reach of construction activities and minimize development footprints.
■■ Suggested BMP–As feasible, orient buildings so that the long axis of the building is oriented east–west to maximize the opportunity for north- and south-facing windows. Sunlight entering through north- facing windows provides indirect, diffused light with low heat gain for the building, reducing cooling costs during summer months. Also, minimizing the area of roof and wall facing west reduces the amount of solar radiation absorbed during the summer season. In addition, south-facing windows are a key design feature for winter months as they receive about 90 percent of optimal winter solar heat gain, reducing energy needed for heating and cooling. ■■ Required–Plan streets and lot layouts on an east–west axis, as represented in “Figure 2-9, University Hills.1: Land Use Plan,”, so that shading of streets and homes by trees is maximized. Shading reduces the heating of pavement and buildings by the sun, thereby reducing the trapping of heat by paved areas and the energy needed for cooling interiors. An east–west street layout also maximizes the opportunity for optimal building orientation for passive solar techniques, with the long axis of the building oriented east–west.
■■ Suggested BMP–Increase tree canopy and place trees strategically to reduce energy demand for adjacent buildings, enhance roadway safety, and provide for a more aesthetically pleasing environment.
■■ Suggested BMP–Allow narrow streets to reduce paved area and make them easier to shade by trees.
■■ Required–Incorporate walking and bicycling paths, as represented on “Figure 3-11,.3: Trails, Parks, and Open Space Plan,” , and “Figure 3.1: Vehicular Circulation Plan” , to provide transportation alternatives and contribute to a healthy lifestyle.

Ensure connections and access for pedestrian and bicycle paths to nonresidential uses and recreational facilities.
■■ Required – Include stormwater management systems to retain and/or treat on-site stormwater runoff.

Bioswales are an effective green
infrastructure technique that
serves a dual purpose; they not
only provide a cost-effective
alternative to traditional
stormwater drainage systems,

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Sustainability Guidelines

Permeable paving materials allow water and air to filter through to the ground underneath, reducing stormwater runoff and

University Hills Specific Plan Page 5-
3 Green Infrastructure
Embracing an approach to green infrastructure is intended to counterbalance the effects of more traditional land development patterns and associated infrastructure that often fragments and degrades natural open spaces and ecosystems with minimal consideration to long-term sustainability. Green infrastructure integrates natural systems, and capitalizes on opportunities for creating multipurpose systems, thereby using land and resources more efficiently.

Implementing green infrastructure and related methods for watershed management improves water quality, conserves water, and reduces runoff volumes as well as peak flows and durations. In addition to these direct benefits to the watershed, implementing such methods also benefits the quality and availability of biological habitat, provides energy conservation by reducing the heat trapping and impervious areas of typical land development, and can be aesthetically pleasing.

■■ Required–Collect rainwater on site through the use of stormwater management practices such as the incorporation of infiltration basins and bioswales.
■■ Required–As shown on “Figure 2-9, University Hills.1: Land Use Plan,” maintain natural drainage corridors to provide open space buffers for wildlife, vegetative cover for wildlife movement, and infrastructure systems for drainage and ground water recharge.
■■ Suggested BMP–Grade property to divert stormwater flow to permeable areas, following natural drainage contours to the greatest extent possible.
■■ Suggested BMP–Where applicable, create curb cuts to allow stormwater flows to drain to permeable or landscaped areas. ■■ Suggested BMP–Where possible, use pervious or open grid paving for driveways, walkways, plazas, and parking areas. ■■ Suggested BMP–Use pervious paving materials wherever possible to reduce the negative effects of stormwater runoff and to facilitate groundwater recharge.
■■ Suggested BMP–Utilize bioswales, particularly with native or drought-tolerant grasses, to collect and filter water runoff.

Parking lots constructed of
permeable paving materials
and permeable paving
products that allow for turf or
other plant materials to grow
are examPpalegseo5f-4methods for
reducing stormwater runoff and
the need for standard drainage
June2008
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5 Landscaping
Sustainable landscaping practices and techniques help promote water conservation and reduce water demand as well as help to control water and irrigation costs. Efficient irrigation techniques help reduce water demand while sustainable landscape design can lead to the reduction of the heat- island effect (the absorption of solar heat in paved surfaces), improved environmental habitat, and reduced overall maintenance and replacement cost.

■■ Required–Install high efficiency, xeriscape irrigation systems to reduce the amount of water devoted to landscaped areas, such as drip and bubbler irrigation and low-angle, low-flow nozzles on sprayheads. ■■ Required–Install and correctly program automated irrigation systems to reduce water use. ■■ Required–Install properly programmed EvapoTranspiration (ET) based controllers on homeowner’s properties, which are weather based controllers with greater efficiency. In addition, supply homeowners with information on how to properly program their controller using the Metropolitan Water District’s guidelines as a reference tool. ■■ Required–Install moisture sensors and other similar irrigation technology to ensure that landscaping is watered only as needed.
■■ Required–Employ the use of water budgets for landscape irrigation to monitor and regulate outdoor water usage. ■■ Required–Plant selection should be based on species that are drought tolerant, heat resistant, and hardy. Native plant material should also be closely examined and considered for most landscape areas., except Fuel Modification Zones. Sources of reference for such plant materials can be obtained from the Metropolitan Water District and the California Department of Water Resources. Plant selection should strive to use up to 75 percent water-wise/drought-tolerant, native, or Mediterranean plant materials.
■■ Required–Prohibit the use of large turf areas in landscaping by substituting water-conserving native groundcovers or perennial grasses, shrubs, and trees.
■■ Required–Landscaped areas installed by individual builders shall not exceed 20 percent turf.

University Hills Specific Plan

An example of the type of
landscaping that would be
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University Hills Specific Plan Page 5-
7 Exceptions include open space parks and similar recreation areas in which open grass areas are a planned amenity.
■■ Required–Turf shall not be planted on slopes and in irregularly shaped areas, with the exception of no-mow grasses, to avoid oversaturation that might harm the structural integrity of slope. Instead, plant material that can be used for erosion control should be used.
■■ Required–Trails shall be constructed of pervious materials such as decomposed granite or existing earth. ■■ Required–Group plants with similar water requirements together, a technique known as hydrozoning. A plant reference is available from the California Department of Water Resources. ■■ Suggested BMP–Increase tree cover in developed areas to reduce solar heat gain into buildings and to reduce the amount of heat absorbed by paved areas. In general, plant drought-tolerant or native tree species around and near buildings, walls, windows, and paved areas. Plant deciduous trees on the south side of buildings to allow for increased solar heat gain in winter months (reducing energy needed for heating interiors) and shading in summer months (reducing energy needed for cooling interiors).
■■ Required–Minimize disruption of and preserve existing trees and plants on site throughout the planning, design, development, and construction processes.
■■ Suggested BMP–Mulch planting beds and apply compost and environmentally friendly fertilizers to promote healthy topsoil, maximize plant growth, and reduce plant replacement. This will also reduce the need for longer or more frequent irrigation run times.

Building-Level Sustainability
There are many sustainable building practices and techniques that offer safe and healthy living environments. Materials and actions that improve indoor

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6 Sustainability Guidelines
June200
8 many
t can be
air quality and the comfort of homes as well as reduce the impacts of light pollution are critical to community health and well-being. All new development within the Specific Plan area is required to meet the California Building Energy Efficiency Standards and CALGreen Building Standards (California Code of Regulations Title 24, Parts 6 and 11) to reduce environmental impacts, decrease energy costs, and create healthier living. The CALGreen Code sets forth mandatory and voluntary measures that address planning and site design, energy efficiency, water efficiency and conservation, material conservation and resource efficiency, and environmental quality during and after construction. The Building Energy Efficiency Standards (“Title 24”) outlines energy/water efficiency and air quality requirements. Title 24 does not require every efficiency item to be implemented. A certain threshold needs to be met and the developer has the option to choose, via either the prescriptive or performance methods, which items to implement that meet the specified threshold.

Building Materials
■■ Suggested BMP–Use 20 percent locally manufactured and produced building materials, defined as materials manufactured or produced within a 500-mile radius of the project. ■■ Suggested BMP–Strive to utilize a minimum of 50 percent sustainable and recycled wood for wood building components and flooring materials, such as engineered or FSC-certified wood (Forest Stewardship Council). ■■ Suggested BMP–Strive to utilize rapidly renewable or recycled building materials and products for at least 5 percent of the total value of materials. Flooring alternatives like bamboo, wheatboard, and cork are rapidly renewable materials. Linoleum, exposed concrete, and recycled-content ceramic tiles are also desirable materials. ■■ Suggested BMP–Encourage the installation of insulation with at least 75 percent recycled content, such as cellulose, newspaper, or recycled cotton.
75 percent recycled content, such as cellulose, newspaper, or recycled cotton.

Indoor/Outdoor Air Quality
■■ Required–Use only flooring and insulation products that are low emitters of volatile organic compounds (VOC) and formaldehyde.
■■ Required–Use only low- and zero-VOC paints, finishes, adhesives, caulks, and other substances to improve indoor air quality and reduce the harmful health effects of off-gassing. ■■ Suggested BMP –All homes should use only electric or gas fireplaces to minimize smoke from wood burning fireplaces and pollutants (e.g. CO, NO, and VOC’s).

Lighting
■■ Required–Reduce light pollution by avoiding outdoor lighting where it is not needed and providing adequate as opposed to excessive lighting.

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University Hills Specific Plan Page 5-
7 ■■ R
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rhead lighting of
areas such as walkways. Reduce light pollution (top) by installing lighting fixtures that direct light downward or only where it is needed (bottom).

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June200
8

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8 ■■ Required–Provide low-contrast lighting, and use low-voltage fixtures and energy-efficient bulbs, such as compact fluorescent (CFL) and light emitting diode (LED) bulbs. ■■ Required–Direct outdoor lighting downward and include this restriction in the CC&Rs.Declaration of Covenants, Conditions, and Restrictions (CC&R).
■■ Required–Flashing lights, except for those related to public safety or intended to warn of potential public hazard or danger, are prohibited.
■■ Required–Design lighting plans to be sensitive to the CSUSB observatory on nearby Badger Hill. Follow guidelines suggested by the International Dark Sky Association (www.darksky.org). Factors to be considered in sensitive lighting design include those listed above as well as the mounting height of the lighting luminaire above the ground, the horizontal spacing of one pole to the next, and the cutoff angle of the luminaire. Include nighttime lighting restrictions in the CC&Rs.

Energy-Efficient Appliances and Fixtures
■■ Required–Install water and energy saving fixtures and appliances, such as showerheads, toilets, washing machines, clothes dryers, refrigerators, and dishwashers certified as EnergyStar compliant. ■■ Required–Use only high efficiency toilets and waterless urinals to reduce water usage. ■■ Suggested BMP–Install built-in recycling centers in homes next to trash bins to offer convenient and clean methods for separating recyclables from trash.
■■ Required–Install re-circulating hot water systems to reduce the need to heat water, or tankless water heaters that heat water as needed instead of storing hot water in tanks, thus reducing standby energy use. ■■ Required–Utilize a minimum insulation value of R30 in cielingsceilings. ■■ Required–Install programmable thermostats in all homes. ■■ Required–Assure solar access for energy collection along locations such as roofs, walls, and patio/window overhangs.

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University Hills Specific Plan Page 5-
9 Building DesignEnvelope
■■ Suggested BMP–As practical, design windows that are taller and start closer to the ceiling to optimize daylighting of interiors.
■■ Suggested BMP–As practical, utilize external shading strategies, such as protection of glazed fenestration, eyebrows, and appropriately sized eave overhangs.
■■ Suggested BMP–Install architectural features that increase daylighting, such as light shelves that bounce light farther into interior spaces, to reduce the need for additional electrical light. ■■ Required–Install radiant barriers to reduce summer heat gain and winter heat loss. Radiant barriers consist of a highly reflective material, such as aluminum, that prevents radiant heat from being absorbed by the interior of the home. ■■ Required–Use natural ventilation techniques, such as operable windows, to take advantage of airflow for cooling interiors, reducing the amount of energy needed for cooling.
■■ Suggested BMP–Consider the use of “cool roofs, ” which are painted with a highly reflective coating or employ light-colored materials.

Resource Conservation
Actions that increase water and energy efficiency and conserve resources offer tremendous cost savings to both builders and future residents. Through techniques such as building design that maximizes shading and insulation, high performance HVAC systems, and use of natural daylighting, a substantial reduction in energy use can be achieved. The use of high performance appliances and irrigation systems that minimize water and energy use can substantially impact the amount of resources that flow into and out of the community.

Water
■■ Required–Install only low water consumption, EnergyStar-compliant appliances and fixtures.

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10 June200
8 ■■ Suggested BMP–Install dual flush or other toilets using less than 1.6 GPF . ■■ Suggested BMP–Install faucets and showerheads using 2.5 GPM or less. ■■ Required–Use water-saving landscaping techniques, such as drip irrigation systems and drought tolerant plant species. (For a more detailed list of water-saving techniques and practices see the Landscaping section of this chapter.)

Energy
■■ Required–Use methods of energy conservation. For residential units, consider incorporating techniques outlined in Southern California Gas Company’s Builder Resource Guide and other applicable resources. Also, consider appropriate solar building orientation to augment efforts toward energy conservation. ■■ Required–Install only energy-efficient windows, such as models with spectrally selective low-e glass and with wood, vinyl, or fiberglass frames.
frames. Energy e
■■ SuggestedRequired BMP– Install solar panelsphotovoltaic systems on all homes. product fluoresc
percent 10
times
incande
■■ Suggested BMP–Distribute hot water efficiently through homes, minimizing the distance between hot water heaters and fixtures.
■■ Required–Install only energy-efficient lighting products, such as compact fluorescent bulbs. ■■ Required–Incorporate building materials that take advantage of heat storage or thermal mass to reduce energy needed for heating and cooling interiors. Materials such as concrete, masonry, and wallboard store heat absorbed during the day and slowly release it throughout the evening, thereby moderating indoor temperatures over a 24-hour period. ■■ Suggested BMP–Encourage participation in energy efficiency rebate programs offered by utility providers and government agencies.

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University Hills Specific Plan Page 5-
11 Heating, Ventilation and Air Conditioning (HVAC)
■■ Required–Design and install HVAC systems according to the standards provided by the Air Conditioning Contractors of America (ACCA) handbooks or other comparable high-performance HVAC standards. ■■ Required–Install sealed-combustion/sealed-duct furnaces and water heaters for increased efficiency and indoor air quality.
■■ Required–Install only EnergyStar-qualified ceiling fans to circulate air, improve comfort, and reduce the demand on heating and cooling systems.

Construction Practices: Erosion and Dust Control, Materials Reuse and Landfill Diversion There are many ways to reduce the impact of construction practices on the site, surrounding areas, and the environment in general. Integrating salvaged or refurbished materials from the site back into the project is an effective and cost-efficient way to minimize resources needed for transporting materials during the construction process. Using salvaged or refurbished materials also contributes to landfill diversion, thus reducing the amount of material created during the construction process that is transported to landfills.

■■ Suggested BMP–Strive to exceed the landfill diversion requirements of AB 939, which requires at least 50 percent diversion of materials generated during construction.

In addition, soil erosion and fugitive dust can negatively impact the project site and surrounding areas during construction phases.

Soil, cement wash, asphalt, oil, and other hazardous debris from construction sites often make their way into the San Bernardino County storm drain system and flow untreated into local waterways. Although erosion and dust resulting from construction practices are already regulated by San Bernardino County’s National Pollutant Discharge Elimination System (NPDES) permit program and the South Coast Air Quality Management District’s (SCAQMD) Rule 403 regarding fugitive dust, it is encouraged that all construction practices in University Hills strive to retain the integrity of the land beyond what is required by local, state, and federal regulations.

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Sustainability Guidelines

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12 June200
8 Many measures can be followed to reduce soil erosion and the release of par- ticulatesparticulates into the air. See the SCAQMD’s Rule 403 for required dust control measures. Also, refer to the information provided through the San Bernardino County Stormwater Pollution Prevention program, as well as other local agencies, for best management practices to reduce construction impacts on soil, air, and water quality.

Beyond these required practices, individual builders in University Hills are required to develop an Erosion Control Plan tailored to the specific site context, and exceeding the referenced standards. An Erosion Control Plan that addresses erosion control and stormwater management, and their interrelationship is optimal. Several strategies to be addressed in an Erosion Control Plan that exceeds minimum standards include:

■■ Statement of erosion control and stormwater control objectives. ■■ Comparison of post development stormwater runoff conditions with predevelopment conditions. ■■ Description of all temporary and permanent erosion control and stormwater control measures implemented on the project site.
■■ Description of the type and frequency of maintenance activities required for the chosen erosion control methods.

Trip Reduction
In addition to the energy efficiency that can be realized through building design, fixtures, and appliances, University Hills includes several features Formatted: Font: (Default) Aptos, 11 pt, Not Expanded by / Condensed by , Ligatures: Standard + Contextual
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University Hills Specific Plan Page 5-
13 that are intended to reduce the number of vehicular trips. This has many benefits, including reduced congestion and pollution levels. The following features are discussed in other sections of the Specific Plan but are highlighted here to reinforce the commitment to sustainability embodied in University Hills.

■■ Development in University Hills is limited to 42 percent of the total site.
■■ Class II bicycle parking will be provided at onsite parks, ■■ The onsite trail system promotes non-vehicular access throughout the project and to offsite destinations. ■■ University Hills is only ¾ mile to the transit station at CSUSB. This transit station is the end of Omnitrans BRT line, a major regional transit hub, with access to Metrolink.

Sustainability Resource Guide
This tableTable 5.1 presents a consolidated list of available programs, resources, and potential funding sources to assist the master developer and individual builders in implementing the sustainability guidelines presented in this Section. Since the programs and efforts of the various agencies and providers that serve the University Hills community may change over time, it is encouraged to check with the relevant entity for current programming and incentives.

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14 June200
8 Table 5-1 Sustainability Resource Guide
Provider Program Description For More Information
Energy
Southern California
Edison (SCE)
Sustainable
Communities
Program
For multiple building and/or mixed-use
projects. Provides design assistance,
training, education, and financial
incentives relating to energy efficiency,
demand response, and self-generation.

For nonresidential projects. Provides
design assistance, energy analysis, and
financial incentives.
www.sce.com
SCE and Southern
California Gas
Company
Savings By Design www.socalgas.com/business
Southern California
Gas Company
Advanced Home
Program ( Part of
ENERGY STAR New
Homes Program)
For residential projects. Offers financial
incentives through either a performance-
based or measure-based approach.
http://www.socalgas.com/#construction
/ahp/
http://www.sce.com/ #RebatesandSavin
gs/

Infrastructure
No current programs; see policies and strategies outlined earlier in this chapter. Also see resource listed below.

Fuscoe Engineering
and City of Irvine
Redevelopment
Dept.

Sustainable
Travelways
Guidelines
Guidelines for street development created
in partnership with the Orange County
Fire Authority for the Great Park
Community.
http://www.cityofirvine.org/depts/
cd/redevelopment/
Water and Wastewater
Metropolitan Water
District
California Friendly
Homes; California
Friendly Landscape
General provisions and design standards
for residential landscaping.
www.bewaterwise.com
Building Level
U.S. Green Building
Council
LEED (Leadership in
Energy and
Environmental
Design)

ENERGY STAR
Sustainable community and building-level
rating system.
www.usgbc.org
U.S. Department of
Energy
Certifies homes and products for energy
efficiency.
www.energystar.gov
University Hills Specific Plan Page 5-
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1 Formatted: Header

IMPLEMENTATION
Chapter 6: Implementation
All specific plans must contain a “program of implementation measures, including regulations, programs, public works projects, and financing measures” pursuant to California Government Code, Section 65451(a)(4).

This section sets forth the procedures needed to implement the approved Specific Plan and the procedures required for all subsequent amendments, if necessary.

Administering the Plan
The City of San Bernardino shall administer the provisions of the University Hills Specific Plan shall comply with all procedural requirements cited in accordance with the CityState of San Bernardino DevelopmentCalifornia Government Code, Chapter 19.64, Specific Plans. Whenever the the San Bernardino General Plan, the San Bernardino Municipal Code, and other applicable State and City regulations. The development procedures, regulations, standards, and specifications contained in this Specific Plan conflict with the regulations of the City of San Bernardino Development Code, the provisions of thisthe adopted Specific Plan shall take precedence.supersede the relevant provisions of the City’s Municipal Code, as they currently exist or may be amended in the future.

Responsibility
Following approval of this Specific Plan by the Planning Commission and City Council of the City of San Bernardino, the City’s Director of Community Development Services shall be responsible for administering the provisions of the University Hills Specific Plan in accordance with the provisions of this Specific Plan, the State of California Government Code, and the Subdivision Map Act. All necessary permits and approvals shall be processed through the City’s existing permit and application processes as noted in Article IV, Administration, of the Development Code (, unless modified pursuant to this Specific Plan and except for projects subject to Senate Bill 330)..

Applicability
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All development within the Specific Plan area shall comply with the requirements and standards set forth in this document. Where conflicts exist between the following standards and those found in the City of San Bernardino Development Code, the standards contained in this document shall apply. The provisions of the City of San Bernardino Development Code shall apply to any area of site development, administration, review procedures, environmental review, landscaping requirements, and parking regulations not expressly addressed by this Specific Plan document.

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University Hills Specific Plan Page 6-
3 Interpretations
It is recognized that changes in the project may be necessary as a result of review of more detailed site plans, design plans, architectural plans, landscape plans, and infrastructure plans by the City. When there is a question or ambiguity regarding the interpretation of any provision of this Specific Plan, the Director of Community Development Services has the authority to interpret the intent of such provision. In interpreting this Specific Plan, the City’s Director of Development Services shall give consideration to the Vision and Guiding Objectives of this Specific Plan while ensuring that development can proceed in accordance with the terms and objectives of this Specific Plan and the approved tentative map.

The Director of Community Development Services may, at his/her discretion, refer interpretations to the Planning Commission for its consideration and action. Such a referral shall be accompanied by specific details, information, and analysis that tie the information to the Director’s decision. The Planning Commission shall make similar findings in conjunction with its decision. The Planning Commission action may be appealed to the City Council.

All interpretations made by the Director of Community Development Services may be appealed to the Planning Commission in accordance with the appeal procedures set forth in the City’s Development Code.

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Implementation

Severability
If any section, subsection, sentence, clause, or phrase of this Specific Plan, or future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this plan.

Specific Plan Amendment
It is anticipated that certain modifications to the Specific Plan text and/or exhibits may be necessary during the development of the project. Any modifications to the Specific Plan shall occur in accordance with the amendment process described in this section. These amendments, should they occur, are divided into two categories, major and minor amendments.

Depending on the nature of the proposed Specific Plan amendment, additional environmental analysis may be required, pursuant to the California Environmental Quality Act (CEQA).

Major Amendments
If, after making written and factual findings, an amendment is deemed major by the Director of Community Development Services, it will be processed in the same manner as the original Specific Plan. Specific Plan amendments shall be processed in the same manner as the original Specific Plan as described under Chapter

19.64, Specific Plans, of the City of San Bernardino Development Code. This requires Planning Commission and City Council approval.

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University Hills Specific Plan Page 6-
5 Minor Adjustments
Minor amendments include simple modifications to text or exhibits that do not: change the meaning, intent, or materially alter the nature or scope of the Specific Plan; increase the maximum density; or exceed the allowable total units of the Specific Plan. Minor adjustments include, without limitation, minor changes in locations of streets, public improvements, or infrastructure; minor changes in the configuration or size of parcels; density transfers (as described below); minor modification of land use boundaries; and interpretations that facilitate or streamline the approval of unlisted uses that are similar in nature and impact to listed uses.

Minor modifications may be accomplished administratively by the Director of Development Services, using the spirit and intent of the University Hills Specific Plan as a guide. The decision of the Director of Development Services may be appealed to the Planning Commission and City Council.

Review and Approval Process
Approval of the University Hills Specific Plan indicates acceptance by the City of San Bernardino City Council of a general framework of development for site. Part of that framework establishes specific development standards that constitute the zoning regulations for this Specific Plan. It is further anticipated that this Specific Plan will be implemented through a series of tentative tract maps, final maps, and plot plans which shall be reviewed and approved by the Director and the appropriate hearing body to ensure consistency with this Specific Plan. Subsequent projects may be subject to SB 330, which limits the number of public hearings for a project, among other procedural modifications.

Administrative Development Review
The following additional applications may not be identified as “Principle Permitted Uses” or “Accessory Permitted Uses” in Section 3 Development Standards, but they are considered ancillary to the inherent land uses. The following applications may be submitted as an Administrative Permit, and may be approved or conditionally approved by the Director through approval of said Administrative Permit:

Concept for parks and landscaping;
Residential architecture and final site of development plans; Landscape plans and selected
landscape materials for all
open space areas;
Signage and entry
monumentation; and
Private property landscape
plans and selected landscape
materials such as front yard
landscaping.

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check the PAs
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Location of Land Use Designations
The locations of the land use designations are approximate. Minor changes in boundary alignment and use location are permissible with approval by the Director of Community Development Services. However, the intended development character and density/unit restrictions described in this Specific Plan shall be maintained.

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University Hills Specific Plan Page 6-
9 character and density/unit restrictions described in this Specific Plan shall be maintained.

Transfer of Units
The ability to transfer residential units provides flexibility to respond to market demands and physical realities while ensuring that the vision and guiding objectives of the University Hills Specific Plan are maintained.

Residential unit transfers are allowable within the Specific Plan subject to the following criteria:

check the PAs
■■ Any unused residential units from an entitled/developed Planning Area may be transferred to another residentially designated Planning Area per the provisions of this section, except that units may not be transferred into the area north of the South Branch of the San Andreas Fault. ■■ Residential unit transfers are permitted; however, 1) the maximum number of residential units in the Specific Plan area shall not exceed 437327 units; and 2), regardless of the maximum density listed for any Planning Area shall not be exceededlot types used.
■■ The maximum residential density may not exceed 2010 dwelling units per adjusted-gross acre without approval by the Planning Commission. ■■ The residential unit transfers shall be administratively reviewed and approved by the Director of Community Development Services. The Director’s findings may be appealed to the Planning Commission and, subsequently, to the City Council.

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10 June
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■■ Residential units may not be transferred into Planning Area 3 or theany area north of the South Branch of the San Andreas Fault.

Funding, Phasing, Capital Improvements, and Maintenance Infrastructure Improvements
Funding
Within University Hills, the developer(s) will be responsible for constructing/fundingfunding their fair share of required on-/and off-site infrastructure improvements, such as water lines, sewers, storm drains, recycled water lines, and streets. All infrastructure improvements will be developed in conjunction with the roadway improvements.

revise
Financing may also involve a combination of impact fees and exactions, special assessment districts, community finance districts (CFDs), landscaping and lighting districts, and other mechanisms agreed to by the developer and the City as noted below. Developer- or builder-funded improvements may be subject to a reimbursement agreement or credits against fees pursuant to provisions of a development agreement or conditions of approval. The City and developer or builder will cooperate to ensure that the public facilities are built in accordance with all requirements of the Specific Plan and EIR. A development agreement and conditions of approval may be used to facilitate this process.

Development Phasing
University Hills is expected to be developed starting in 20112026 and built out in approximately 20162030. It is anticipated that the following sequence will be followed during the buildout of University Hills:

Development Phasing
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University Hills Specific Plan Page 6-
11 Phase 1 revise each phase as needed

■■ Backbone circulation plan detailed on “Figure 3-.1,: Vehicular Circulation Plan.”.
■■ Conceptual master grading plan detailed on “Figure 3-26,.18: Conceptual Grading Plan”. ■■ Backbone water system detailed on “Figure 3-27,.19: Conceptual Water Plan,”, necessary to serve the 1720 and 1880 pressure zones excluding
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12 June
2008
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the system necessary to serve pressure zone 2040 .
■■ Backbone drainage system detailed on “Figure 3-28,.20: Conceptual Drainage Plan.”. ■■ Backbone sewer system detailed on ”Figure 3-29,.21: Conceptual Sewer Plan.” .

Phase 2
In-tract improvements:

In-tract water system
In-tract drainage system
In-tract sever system
Precise grading
It should be emphasized that the phasing program described in this section is a projection based on a judgment of future planning and market factors. Therefore, this phasing program is not to be taken as a compulsory develop- mentdevelopment sequence. Development area sequencing may change as the result of future conditions that neither the City nor the developer has knowledge of as of the date of this submittal.

However, the basic standards will not change and are required to be complied with regardless of shifts in the composition of each development phase. The developers of property within University Hills will be required to comply with all grading, drainage, and road improvements as specified in the Specific Plan.

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University Hills Specific Plan Page 6-
13 Maintenance
The creation and operation of a maintenance assessment district(s) will be an important factor in maintaining the aesthetic quality of University Hills. Maintenance responsibilities will be assigned to a Landscape and Lighting Maintenance District(sCommunity Facility Agreement (CFD), and/or other maintenance mechanisms.

The public and private entities are described below and in Table 6-2.1, Maintenance Plan.

Open Space and Parks
Open space and parks shall be the responsibility of a landscape and lighting district or a public facilities maintenance district.

Project Roadways
All public roadways shall be incorporated into the City’s system of roads for operation and maintenance.

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2008

University Hills Specific Plan Page 6-
11 Table 6-1 Maintenance Plan

Type Developed By Maintained By Owned By
Streetscape
Community Roadways (arterials,
secondary arterials, and
collectors)
Neighborhood Roadways (local streets)
Master Developer City of San
BernardinoHOA
City of San
BernardinoHOA
Neighborhood Roadways (local streets) Master Developer City of San BernardinoHOA
City of San
BernardinoHOA
Community Roadway Medians (arterials,
secondary arterials, and collectors)
Master Developer City of San
BernardinoHOA
LLD/
City of San
BernardinoHOA
Neighborhood Roadway Medians (local
streets)
Guest Builder City of San
BernardinoHOA
LLD/
City of San
BernardinoHOA
Community and Secondary Entries Guest BuilderMaster
Developer

LLMDHOA LLMDHOA
Street Lighting (community and
neighborhood roadways)
Master Developer City of San
BernardinoHOA
LLD/
City of San
BernardinoHOA
Community Walls and Fences Master Developer LLMD LLMD
Table 6.1: Maintenance Plan (Continued)
Type Developed By Maintained By Owned By
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Community Walls and Fences Master Developer HOA HOA
Interior Neighborhood Walls and Fences Guest Builder Homeowner Homeowner Formatted: Font: (Default) Aptos, 11 pt, Italic, Ligatures:

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University Hills Specific Plan Page 6-
13 Parks and Open Space
Glider Open Space Master Developer LLMD City of San Bernardino Regional Multipurpose Trail Master Developer City of San Bernardino
City of San
Bernardino
Planning Area 312 Slopes Master Developer LLMDHOA LLMD/City of San BernardinoHOA
Public Trails in the PA3Planning Area 2 Existing LLMDHOA City of San BernardinoHOA
Passive Public Parks and Open Space Guest Builder LLMDHOA City of San BernardinoHOA
Fuel Modification Zones Master Developer LLMD LLMD
Rear Yard Slopes Master
Developer/Guest
Builder
Homeowner Homeowner
Fuel Modification Zones Master Developer HOA HOA
Infrastructure
Water systems (on- and off-site) Master Developer City of San Bernardino
City of San
Bernardino
Nonpotable water systems Master Developer City of San
Bernardino
City of San
Bernardino
Sewer systems (on- and off-site) Master Developer City of San Bernardino
City of San
Bernardino
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14 June
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Drainage systems (on- and off-site) Master Developer City of San

Bernardino/SBCF
C
City of San
Bernardino/SBCFC
Notes:

1. No development is planned in PA3 at this time.

Certain facilities and improvements may be subject to reimbursement agreements.

LLD = Landscape and Lighting District or special maintenance district HOA = Home Owner’s Asociation
SBCFC = San Bernardino County Flood Control LLMD=Landscape and Lighting Maintenance CFD = Community Facilities District
CSUSB=California State University, San Bernardino

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University Hills Specific Plan Page 6-
15 Financing Strategies
The financing of construction, operation, and maintenance of public improvements and facilities will include a combination of financing mechanisms. However, the developer shall ultimately be responsible for all fair-share costs associated with implementing the project, including but not limited to the costs of providing infrastructure and complying with all mitigation measures, conditions of approval, and other requirements of the project.

Various financing strategies may be used to fund the public facility improvements specified by the Specific Plan. Financing may involve a combination of impact fees and exactions, special assessment districts, landscaping and lighting districts, community facilities districts, and other mechanisms as agreed to by the developer and City.

The City and developer will cooperate to ensure that the public facilities are built in accordance with all requirements of the Specific Plan. A Development Agreement and conditions of approval may be used to facilitate this process.

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Mayor and City CouncilJune 3, 2026

Mayor and City Council
June 3, 2026