Agenda packet — Mayor and City Council, July 15, 2026 (part 2 of 15)

RESOLUTION NO. 2026-042

RESOLUTION OF THE MAYOR AND CITY COUNCIL OF
THE CITY OF SAN BERNARDINO, CALIFORNIA, (1)

ADOPTING THE ADDENDUM TO THE FINAL

SUBSEQUENT ENVIRONMENTAL IMPACT REPORT AND

MITIGATION MONITORING AND REPORTING
PROGRAM (SCH #2007071155) IN COMPLIANCE WITH

CALIFORNIA ENVIRONMENTAL QUALITY ACT
SECTION 15164 (a), AND 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. THE PROJECT
IS LOCATED AT APNS: 265-041-12, 265-051-12, 265-051-13, 265-061-16, 265-051-09, 265-021-13, 265-011-07, 265-011-08, AND 265-011-06 WITHIN THE UNIVERSITY HILLS
SPECIFIC PLAN (SP-UH).

WHEREAS, In 1993, the City of San Bernardino Mayor and Common Council approved the Paradise Hills Specific Plan; and
WHEREAS, after adoption of the City of San Bernardino 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; and
WHEREAS, on November 17 2008, the Mayor and Common Council of the City of San Bernardino adopted Resolution No. 2008-422 certifying the Final Subsequent Environmental Impact Report (California State Clearinghouse No. 2007071155), adopting the Findings of Fact, Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program, and approving Specific Plan 07-01 for the University Hills Specific Plan (SP-UH); and WHEREAS, on February 27, 2023, pursuant to the requirements of Chapter 19.64 (Specific Plans), and Chapter 19.66 (Subdivisions) of the City of San Bernardino Development Code, an application for Subdivision 23-05 (Tentative Tract Map 20595), was duly submitted by:

Property Owner: Encore University Hills, LLC
770 Tamalpais Drive, #401B
Corte Madera, CA 94925
Applicant: David Hardy
3333 Michelson Drive, Suite 620
Irvine, CA 92612
APN: 0265-041-12, 0265-051-12 and - 13 ; 0 2 6 5 -061-16; 0265-011-06, -07, and -08; 0265-051-09; a n d 0265-021-13
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Lot Area: 404.3 acres
WHEREAS, Subdivision 23-05 (Tentative Tract Map 20595), constitutes a section of the University Hills Specific Plan Project ("Project"); and WHEREAS, Subdivision 23-05 (Tentative Tract Map 20595) is a request to allow the subdivision of a 404.3-acre site into 327 single-family residential lots and open space; and WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”; Public Resources Code, Section 21000 et seq.), Section 21067, and State CEQA Guidelines (California Code Regulations, Section 15000 et seq.), Section 15367, the City of San Bernardino is the lead agency for the Project; and
WHEREAS, 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; and
WHEREAS, the Planning Division of the Community Development and Housing Department has reviewed Subdivision 23-05 (Tentative Tract Map 20595) for consistency with the City of San Bernardino General Plan, and compliance with the City of San Bernardino Development Code and University Hills Specific Plan; and WHEREAS, on December 10, 2025, pursuant to Section 19.44.030 (Project Review) of the City of San Bernardino Development Code, the Development and Environmental Review Committee reviewed the application and forwarded (1) the Addendum to the Subsequent Final Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155), (2) Subdivision 23-05 (TTM 20595) to the Planning Commission meeting of January 13, 2026 for consideration; and
WHEREAS, on January 13, 2026 the Planning Commission of the City of San Bernardino held a duly noticed public hearing to consider public testimony and the staff report. At the public hearing there was opposition to the “Project” via 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 Packet Page. 332
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Commission deliberated and a motion was made by Commissioner Carlone and seconded by Commissioner Pratt to approve staff’s recommendation to move Specific Plan Amendment 23-01 to the meeting of the Mayor and City Council for the first reading on May 6, 2026.

The motion was approved per Resolution 2026-001 by Commissioners; Carlone, I. Garcia, O.

Garcia, Ngalande, Pratt, and Quiel. Commissioners Dailey and Lopez denied, and Commissioner Sherrick was absent. The item passed six (6) to two (2); and WHEREAS, notice of the May 6, 2026 public hearing for the Mayor and City Council's consideration of this proposed Resolution was published in The Sun newspaper on April 25, 2026, and was mailed to the owners and tenants of property located within 1,000 feet of the subject property in accordance with Development Code Chapter 19.52 (Hearing and Appeals); and WHEREAS, at the public hearing conducted by the Mayor and City Council, no additional information submitted to the City Council has produced substantial new information requiring substantial revisions that would trigger recirculation of the Addendum or additional environmental review under State CEQA Guidelines Section 15088.5; and WHEREAS, at the public hearing conducted by the Mayor and City Council on May 6, 2026 the Crestline Soaring Society and community members Ron Alverado and Lust made comments of concern towards the project; and Lozeau Drury LLP contested the CEQA determination for the project; and
WHEREAS, at the public hearing conducted by the Mayor and City Council on May 6, 2026 the Mayor and City Council considered Resolution 2026-042, and following public testimony, unanimously voted to continue Specific Plan Amendment 23-01 and Subdivision 23- 05 to the regularly scheduled June 3, 2026 meeting of the Mayor and City Council. The motion was made by Council Member Knaus and seconded by Council Member Sánchez; and WHEREAS, at the public hearing conducted by the Mayor and City Council on June 3, 2026 the Mayor and City Council considered Resolution 2026-042, and following public testimony, unanimously voted to continue Specific Plan Amendment 23-01 and Subdivision 23- 05 to the regularly scheduled July 15, 2026 meeting of the Mayor and City Council. The motion was made by Council Member Ortiz and seconded by Council Member Flores; and WHEREAS, pursuant to the requirements of Chapter 19.52 (Hearing and Appeals) and Chapter 19.66 (Subdivision Maps) of the City of San Bernardino Development Code, the Mayor and City Council have the authority to take action on Subdivision 23-05 and the addendum to the Final Subsequent Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155).

BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF SAN BERNARDINO AS FOLLOWS:

SECTION 1. The above recitals are true and correct and are incorporated herein by this reference.

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SECTION 2. Compliance with the California Environmental Quality Act. The Mayor and City Council having independently reviewed and analyzed the record before it, including the Addendum to the Subsequent Final Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155), and written and oral testimony, and having exercised their independent judgment, find that there is no substantial evidence supporting a fair argument that approval of the Project will result in a significant effect on the environment.

SECTION 3. Adoption of the Addendum to the Subsequent Final Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155). Based upon the findings made herein and their independent judgment and analysis, the Mayor and City Council hereby adopt the Addendum to the Subsequent Final Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155), attached hereto and incorporated herein by reference as Exhibit B. The Mayor and City Council hereby impose each mitigation measure as a condition of approval of the Project, in accordance with CEQA and the State CEQA Guidelines.

SECTION 4. FINDINGS FOR SUBDIVISION 23-05 (TENTATIVE TRACT MAP 20595):

Finding No. 1: The proposed map is consistent with the General Plan.

Finding of Fact: The proposal is consistent with General Plan Land Use Goal 2.1 states:
“Preserve and enhance San Bernardino’s unique neighborhoods”. The parcel of which the subdivision is proposed for is currently developed with a single-family residence and will conform to the development standards, design guidelines and policies specified within the University Hills Specific Plan (SP-UH) and has consistency with the General Plan goal and policy cited above. Additionally, the proposed project is a permitted land use subject to the approval of a Subdivision with the appropriate Conditions of Approval and CEQA determination. The proposal is also consistent with General Plan Land Use Element Policy 2.10.1 in which requires that all decisions related to the physical development and growth of the City of San Bernardino complies with the General Plan. Specifically, the provisions of this plan shall be applied to proposed private development projects.

Finding No. 2: The design and improvements of the proposed subdivision is consistent with the General Plan.

Finding of Fact: General Plan Land Use Goal 2.2 states: Promote development that integrates with surrounding land uses. The proposed Tentative Parcel Map will be consistent with the pattern of the surrounding residential development.

General Plan Land Use policy 2.7.5 states: Require that developments conform to the availability of public infrastructure to accommodate its demands and mitigate its impacts. The proposed Tentative Parcel Map will Packet Page. 334
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connect to existing water and sewer services, create roads and storm drains, and private utilities.

Therefore, the design and improvements of the proposed subdivision is consistent with the General Plan.

Finding No. 3: The site is physically suitable for the type of development.

Finding of Fact: The proposed project is permitted within the University Hills Specific Plan (SP-UH), subject to the approval of Subdivision 23-05 (Tentative Parcel Map 20595) and the appropriate Conditions of Approval and adoption of the Addendum to the Final Subsequent Environmental Impact Report (SEIR) and Mitigation Monitoring and Reporting Program (SCH #2007071155). The subject site as a residential development is sufficient in size to accommodate the proposal under Subdivision 23-05 as required by the City of San Bernardino Development Code and the University Hills Specific Plan (SP-UH). Therefore, the subject site is physically suitable for the proposal.

Finding No. 4: The site is physically suitable for the proposed density of development.

Finding of Fact: The proposed site has been designed to meet all of the standards required by the Development Code for the University Hills Specific Plan (SP-UH) in which it is located. The subdivision of the site will not create any inconsistencies with regard to the standard requirements for the Specific Plan as analyzed. Therefore, the site is physically suitable for the proposed density of development.

Finding No. 5: The design of the subdivision(s) and the proposed improvements will not cause substantial environmental damage or substantially or avoidably injure fish or wildlife or their habitat.

Finding of Fact: The design of the subdivision will not have any significant negative impacts to wildlife or their habitat. The project site was analyzed through a SEIR approved in November 2008 and re-analyzed through the Specific Plan Addendum 23-01. No significant negative impacts on the environment are anticipated to result from the proposed development that are not mitigated by the Mitigation Monitoring and Reporting Program.

Finding No. 6: The design of the subdivision(s) or type of improvements will not cause serious public health problems.

Finding of Fact: The design of the proposed subdivision meets all of the applicable Development Code and Specific Plan requirements and will not result in any serious public health problems. The proposed parcels will have access to existing public streets and utilities, and public services will be available Packet Page. 335
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to serve the project site and ensure the maintenance of public health and safety.

Finding No. 7: The design of the subdivision(s) or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

Finding of Fact: The design of the subdivision will not conflict with any public or private easements. All documentation relating to easements and dedications will be reviewed and approved by the City Engineer prior to recordation of the Final Map. Existing easements will be reserved in place or relocated, as necessary.

SECTION 5. Subdivision 23-05 (Tentative Tract Map 20595), a request to allow the subdivision of a 404.3-acre site into 327 single-family residential lots (0265-041-12, 0265-051-12 and -13; 0265-061-16; 0265-011-06, -07, and -08; 0265-051-09; and 0265-021-13) attached hereto and incorporated herein by reference as Attachment 1, is hereby approved, subject to the following Conditions of Approval:

1. This approval is for the following; Adopt 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) approve Specific Plan Amendment No. 23-01 to amend the development standards and guidelines of the original development plan and reduce the number of proposed single-family residential lots from 980 to 327 within the University Hills Specific Plan; (3) approve 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 (4) dissolve Development Agreement No. 08-02. The project is located at 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 within the University Hills Specific Plan (SP-UH).

2. The project site shall be developed and maintained in accordance with the plans stamped January 13, 2026 (Exhibit “A”), approved by the City, which includes a site plan, floor plan, exterior elevations and concept landscaping plan on file in the Planning Division; the Conditions of Approval contained herein; and, the City’s Municipal Code regulations.

3. The project shall be subject to all of the mitigation measures contained within the Mitigation Monitoring and Reporting Program (Exhibit “B”), dated January 13, 2026 and incorporated herein by reference, as Conditions of Approval.

4. Within two (2) years of the approval of the Development Permit, the commencement of construction shall have occurred, or the permit/approval shall become null and void. In addition, if at any time after the commencement of construction, work is discontinued for a period of one (1) year, then the permit/approval shall become null and void. However, Packet Page. 336
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approval of the Development Permit does not authorize the commencement of construction. All necessary permits must be obtained prior to the commencement of specified construction activities included in the Conditions of Approval.

EXPIRATION DATE: July 15, 2028

5. The review authority may grant a time extension, for good cause, not to exceed twelve (12) months. The applicant must file an application, the processing fees, and all required submittal items thirty (30) days prior to the expiration date. The review authority shall ensure that the project complies with all Development Code provisions in effect at the time of the requested extension.

6. In the event this approval is legally challenged, the City will promptly notify the applicant of any claim, action or proceeding and will cooperate fully in the defense of this matter.

Once notified, the applicant agrees to defend, indemnify and hold harmless the City of San Bernardino (City), any departments, agencies, divisions, boards or commission of the City as well as predecessors, successors, assigns, agents, directors, elected officials, officers, employees, representatives and attorneys of the City from any claim, action or proceeding against any of the foregoing persons or entities. The applicant further agrees to reimburse the City for any costs and attorneys’ fees, which the City may be required by a court to pay as a result of such action, but such participation shall not relieve applicant of his or her obligation under this condition. The costs, salaries, and expenses of the City Attorney and employees of his office shall be considered as “Attorney’s fees” for the purpose of this condition. As part of the consideration for issuing this Development Permit, this condition shall remain in effect if the Development Permit is rescinded or revoked, whether or not at the request of applicant.

Planning Division

7. Construction-related activities may not occur between the hours of 8:00 pm and 7:00 am.

No construction vehicles, equipment, or employees may be delivered to, or arrive at the construction site before 7:00 am or leave the site after 8:00 pm. Construction activities shall only occur Monday through Friday.

8. (Amended) The applicant shall coordinate with other outside agencies including but not limited to California State University, San Bernardino, San Bernardino County Flood Control, 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.

9. Development of the residential tracts will require the approval of a Development Permit Type-P prior to the issuance of building, grading, on-site, and off-site permits.

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10. The applicant/property owner must sign and have notarized an affidavit acknowledging acceptance of the Conditions of Approval and return it to the Planning Division within thirty (30) days of the effective date of this approval.

11. The project landscape plans shall be in substantial compliance with the Conceptual Landscape plan and prepared in accordance with the Development Code, section 19.28.120 (Water Efficient Landscaping Standards).

12. Minor Modifications to the plans shall be subject to approval by the Director through the Minor Modification Permit process. Any modification that exceeds 10% of the allowable measurable design/site considerations shall require the refilling of the original application.

13. The project shall comply with all applicable requirements of the Building and Safety Division, San Bernardino Police Department, San Bernardino Municipal Water Department, Public Works Department, and the City Clerk’s Office/Business Registration Division.

14. This approval shall comply with the requirements of other outside agencies (i.e., San Bernardino County Health Department, Division of Environmental Health Services, San Bernardino County Flood Control, San Bernardino County Fire Department, and California Board of Equalization), as applicable.

15. The property owner shall be responsible for regular maintenance of the project site. The site shall be maintained in a clean condition and free of litter or any other undesirable material(s). Vandalism, graffiti, trash, and other debris shall be removed and cleaned up within twenty-four (24) hours of being reported.

16. Signs are not approved as part of this permit. Prior to establishing any new signs, or to replacing existing signs, the applicant shall submit an application and receive approval for a Sign Permit from the Planning Division. Banners, flags, pennants, and similar signs are prohibited unless a Temporary Sign Permit is obtained.

17. Submittal requirements for permit applications (site improvements, landscaping, etc.) to Building Plan Check and/or Land Development must include all Conditions of Approval issued with this approval printed on the plan sheets.

18. If the colors of the buildings or other exterior finish materials are to be modified beyond the current proposal and improvement requirements, the revised color scheme and/or finish materials shall be reviewed and approved by the Planning Division prior to the commencement of work.

19. All new construction shall require permits prior to commencement.

20. (Added) 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 Packet Page. 338
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recorded agreement between applicant/developer/property owner and California State University, San Bernardino for access into the University Hills project for limited, educational purposes.

21. (Added) 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.

22. (Added) 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.

23. All Conditions of Approval and standard requirements shall be implemented and/or completed prior to final inspection and/or issuance of a Certificate of Occupancy.

Building & Safety Division

24. The Building and Safety Division has no material objection to the present proposal that would prevent the project from proceeding in the entitlement process. Please note that our review is limited to project feasibility and was not reviewed for building code compliance or to establish project conditions of approval.

25. The subdivision will require geotechnical reports for each prepared by a qualified geotechnical engineer.

Public Works Department – Engineering Division

26. Drainage and Flood Control
a) All necessary drainage and flood control measures shall be subject to requirements of the Building Official, which may be based in part on the recommendations of the San Bernardino County Department of Transportation and Flood Control. The developer's Engineer shall furnish all necessary data relating to drainage and flood control. b) A permit will be required from the San Bernardino County Department of Transportation and Flood Control, if any work is required within the Flood Control District's right-of-way.
c) A local drainage study will be required for the project. Any drainage improvements, structures or storm drains needed to mitigate downstream impacts or protect the Packet Page. 339
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development shall be designed and constructed at the developer's expense, and rightof-way dedicated as necessary. d) All drainage from the development shall be directed to an approved public drainage facility. If not feasible, proper drainage facilities and easements shall be provided to the satisfaction of the City Engineer.
e) If site drainage is to be discharged into the public street, the drainage shall be conveyed through a parkway culvert constructed in accordance with City Standard No. 400.

Conveyance of site drainage over the Driveway approaches will not be permitted. f) A Final Full-Categorical Water Quality Management Plan (WQMP) is required for this project. The applicant is directed to the County of San Bernardino’s Flood Control web page for the template and Technical Guidance Document. The Land Development Division, prior to issuance of any permit, shall approve the WQMP. A CD/USB copy of the approved WQMP and Hydrology Study shall be required prior to grading permit issuance.
g) A Storm Water Pollution Prevention Plan (SWPPP) will be required. The applicant is directed to State Water Resources Control Board (SWRCB) SMART Login system.

The SWPPP shall be approved by the State and a CD/USB copy of the approved SWPPP shall be submitted to City prior to grading permit issuance. h) A "Notice of Intent (NOI)" shall be filed with the State Water Resources Control Board for construction disturbing 1 acre or more of land (including the project area, construction yards, storage areas, etc.). A WDID number issued by the State of California is required prior to the issuance of grading permit. i) The Land Development Division, prior to grading plan approval, shall approve an Erosion Control Plan. The plan shall be designed to control erosion due to water and wind, including blowing dust, during all phases of construction, including graded areas which are not proposed to be immediately built upon.

27. Grading and Landscaping
a) The grading and on-site improvement plan shall be signed by a Registered Civil Engineer, and a grading permit will be required. The grading plan shall be prepared in strict accordance with the City's "Grading Policies and Procedures" and the City's "Standard Drawings", unless otherwise approved by the Building Official. b) If the grading plan indicates export or import, the source of the import material or the site for the deposition of the export shall be noted on the grading plan. Permit numbers shall be noted if the source or destination is in the City of San Bernardino. c) If more than 50 cubic yards of earth is to be hauled on City Streets then a special hauling permit shall be obtained from the City Engineer. Additional conditions, such as truck route approval, traffic controls, bonding, covering of loads, street cleaning, etc. may be required by the City Engineer.

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d) One 4' x 11' PCC pad at least 4" thick shall be provided in the rear or side yard area of each lot for storage of recycling containers. The pad shall be screened from public view and a 3' wide concrete walkway shall be provided from the driveway to the pad. All gates along the access way shall have a minimum clear width of 3'-6". e) A liquefaction evaluation is required for the site. This evaluation must be submitted and approved prior to issuance of a grading permit. Any grading requirements recommended by the approved liquefaction evaluation shall be incorporated in the grading plan.
f) Wheel stops are not permitted by the Development Code, except at designated accessible parking spaces. Therefore, continuous 6” high curb shall be used around planter areas and areas where head in parking is adjacent to walkways. The parking spaces may be 16.5’ deep and may overhang the landscaping or walkway by 2.5’.

Overhang into the setback area or into an ADA path of travel (minimum 4’ wide) is not permitted.
g) Retaining walls, block walls and all on-site fencing shall be designed and detailed on the on-site improvement Plan. This work shall be part of the on-site improvement permit issued by the Building Official. All masonry walls shall be constructed of decorative block with architectural features acceptable to the City Planner. h) No construction on a site shall begin before a temporary/security fence is in place and approved by the Building Official or his designee. Temporary/security fencing may not be removed until approved by the Building Official or his designee. The owner or owner’s agent shall immediately remove the temporary/security fencing upon the approval of the Building Official or his designee. Sites that contain multiple buildings shall maintain the temporary/security fencing around the portion of the site and buildings under construction as determined by the Building Official or his designee.

All temporary/security fencing for construction sites shall include screening, emergency identification and safety identification and shall be kept in neat and undamaged condition.
i) The design of on-site improvements shall also comply with all requirements of The California Building Code, Title 24, relating to accessible parking and accessibility, including retrofitting of existing building access points for accessibility, if applicable. j) The project Landscape Plan shall be reviewed and approved by the Land Development Division prior to issuance of a grading permit. Submit 3 copies to the Land Development Division for Checking.
k) The public right-of-way, between the property line and top of curb (also known as “parkway”) along adjoining streets shall be landscaped by the developer and maintained in perpetuity by the property owner. Details of the parkway landscaping shall be included in the project’s on-site landscape plan.

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28. On-Site Utilities
a) Design and construct all public utilities to serve the site in accordance with City Code, City Standards and requirements of the serving utility, including gas, electric, telephone, water, sewer and cable TV (Cable TV optional for commercial, industrial, or institutional uses).
b) Backflow preventers shall be installed for any building with the finished floor elevation below the rim elevation of the nearest upstream manhole. c) This project is located in the sewer service area maintained by the City of San Bernardino therefore, any necessary sewer main extension shall be designed and constructed in accordance with the City's "Sewer Policy and Procedures" and City Standard Drawings.
d) Utility services shall be placed underground and easements provided as required. e) Existing Utilities which interfere with new construction shall be relocated at the Developer's expense as directed by the City Engineer.
f) Sewers within private streets or private parking lots will be maintained by SBMWD but shall be designed and constructed to City Standards and inspected under a City OnSite Construction Permit. A private sewer plan designed by the Developer's Engineer and approved by the City Engineer will be required. This plan can be incorporated in the grading plan, where practical.

29. Mapping
a) A Final Tract Map based upon field survey will be required. b) The applicant‘s surveyor/engineer shall submit a Final Tract Map with supporting documents for review and approval to Land Development. The Final Tract map shall be recorded prior to building permit issuance.

30. Off-Site Street Improvement and Dedications
a) For the streets listed below, dedication of adequate street right-of-way (R.W.) per the General Plan (Chapter 6) and Municipal Code (19.20.030-18-A,19.30.290, 19.30.300), shall provide the distance from street centerline to property line and placement of the curb line (C.L.) in relation to the street centerline shall be as follows:

Street Name
Dedication shall be
Right of Way(ft.)
From Centerline
Curb Widening shall be
Curb Line(ft)
From Centerline
Campus Parkway

PRIVATE
(265-011-06, 265-011-07
265-011-08, 265-021-13
265-041-12, 265-051-09
265-051-12, 265-051-13
265-061-16)
0’ Existing
30’ – 60’ Dedication/Road
Easement
for a total ½ width of 30’ –
60’ Total
“Secondary Arterial”
0’ Existing
32’ – 64’ Proposed w/o Median
34’ – 68’ w/median
for a total ½ width of 32’ – 64’
or 34’ – 68’ Total
Per General Plan
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Any changes from private roads shall require streets to follow City General Plan standards. b) Campus Parkway– TI = 7.5 : * - **
i. The street shall be rehabilitated to meet the requirements detailed in a soils report based on the “R” value of the subgrade and the Traffic Index, or The City’s has a minimum standard for new streets (4” AC over 8” Base) except truck usage (9”AC over 12” Base); However, if the Soils Report is obtained and indicates a thicker improvement, the thicker section shall be used.
ii. For transitioning from new curb alignment to existing edge of pavement outside project limits the edge shall be a deepened or thickened. Use Secondary Road
Badger Canyon Road

PRIVATE
(265-011-06, 265-011-07
265-011-08, 265-021-13
265-041-12, 265-051-09
265-051-12, 265-051-13
265-061-16)
0’ Existing
22’ - 44’ Dedication/Road
Easement
for a total ½ width of 22’ –
44’
“Collector Street”
No Parking
0’ Existing
20’ - 40’ Proposed
for a total ½ width of 20’ – 40’
Per General Plan
”No Parking”
Continuous Streets
(Main Loop Streets)
A and C
(PRIVATE)
(265-011-06, 265-011-07
265-011-08, 265-021-13
265-041-12, 265-051-09
265-051-12, 265-051-13
265-061-16)
0’ Existing
30’ Dedication
for a total ½ width of 30’
60’ Total
“Continuous Street”
(Main Loop Streets)
0’ Existing
22’ – 44’ Proposed
for a total ½ width of 22’ – 44’
Per General Plan
Continuous Streets

B, D, E, F, G, H, I, J, K, L, M,

N, O, X, Y, Z

PRIVATE
(265-011-06, 265-011-07
265-011-08, 265-021-13
265-041-12, 265-051-09
265-051-12, 265-051-13
265-061-16)
0’ Existing
25’ – 50’ Dedication
for a total ½ width of 25’ –
50’ Total
“Continuous Street”
(Neighborhood Local)
Required 48” ADA By-pass
0’ Existing
18’ -36’ Proposed
for a total ½ width of 18’ – 36’
Per General Plan
Cul-De-Sac Streets

G, I, M, L

PRIVATE
(265-011-06, 265-011-07
265-011-08, 265-021-13
265-041-12, 265-051-09
265-051-12, 265-051-13
265-061-16)
0’ Existing
25’ Dedication
for a total ½ width of 25’
“Cul-De-Sac”
Required 48” ADA By-pass
0’ Existing
18’ Proposed
for a total ½ width of 18’
Per General Plan
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Caltrans Design Manual or A Policy on Geometric Design of Highways and Streets for taper requirements.
iii. Both sides of Campus Parkway Street shall be paved as indicated above, As directed by the City Engineer.
iv. When Striping, all striping shall be thermoplastic paint per section 84 of the Caltrans specifications.
v. The corner shall be a 35’ Radius including a compliant ADA ramp with By-Pass and Truncated Domes. City of San Bernardino - Street Improvement Policy.
vi. Installation of a bridge shall be determined by the reports and as directed by the City Engineer.
vii. Construct 8" Curb and Gutter per City Standard No. 200, type “B”, As directed by the City Engineer. City of San Bernardino - Street Improvement Policy.
viii. Construct 6’ wide Cross Gutter with Apron per City Standard No 201 City of San Bernardino - Street Improvement Policy.
ix. Construct Sidewalk per City Standard No. 202; Case "A" (6’ wide adjacent to curb), as directed by the City Engineer. MC12.92.050, MC19.30.170, Ord. MC-1027, 9-09-98; Ord. MC-691, 12-19-89, City of San Bernardino - Street Improvement Policy.
x. Construction of a median/fire lane on Campus Parkway shall be per City Standard 206.
xi. Verify with planning about a Trial System, Include Horse Trail, Running Trail, connect to existing trials systems.
xii. An ADA Ramp shall be constructed at corner in accordance with the SPPWC (Standard Plans for Public Works Construction) or Caltrans Standard plans A88A, as directed by the City Engineer. Federal Highway – DIB82-04, City of San Bernardino - Street Improvement Policy.
xiii. Install Dark Sky Solar LED Street Lights adjacent to the site in accordance with City Standards. Also, when more than three (3) streetlights a separate street light plan sheet shall be submitted in the Offsite Improvement set in accordance with the City of San Bernardino Street Lighting Design Policies. Install ID Plate on Street light pole. xiv. Install Storm Drain per County of San Bernardino’s CSDP (Comprehensive Storm Drain Plan), as directed by the City Engineer. xv. Install Class II Bike Lane per “Manual Uniform Traffic Control Devices - California”, as directed by the City Traffic Engineer, SBCTA (San Bernardino County Transportation Authority) Non-Motorized Transportation Plan rev. 2018.
xvi. Install a city approved trash screen and filtration device in the catch basins, City of San Bernardino Phase I MS4 - Trash Provisions 13383 Order – 8-30-2017 by City Manager.
xvii. Appropriate Permits from Fish and Game, Army Corp of Engineers, Regional Water, and any others shall be required if Badger Canyon and percolation Basins are determined to be a blue line stream.

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xviii. Appropriate Permits from County Flood Control, Municipal Water, Metro Water District and any others shall be required when adjacent, over, or under any of these Municipalities.
xix. No Parking/Stopping will be allowed on Campus Parkway install signs per city standards.
xx. Survey Monuments and ties shall be placed, replaced, tied out and recorded at any corner or alignment changes that are adjacent to the project area in accordance with California Land Surveyors Association – Monument Preservation Guidelines, Copies of Recorded
Monuments/Ties shall be delivered to Public Works/Engineering. xxi. No Residential Driveway Access
xxii. Install a Traffic barrier on the south side of Campus parkway in areas adjacent to the existing CSUSB facilities yard.
xxiii. If a gate is constructed on Campus parkway, it shall be placed east of the future Campus Circle connection to allow free flow of traffic from Campus Parkway to CSUSB.

Badger Canyon Road Secondary Access Street – TI = 7.5 : * - ** xxiv. The street shall be rehabilitated to meet the requirements detailed in a soils report based on the “R” value of the subgrade and the Traffic Index, or The City’s has a minimum standard for new streets (4” AC over 8” Base) except truck usage (9”AC over 12” Base); However, if the Soils Report is obtained and indicates a thicker improvement, the thicker section shall be used.
xxv. For transitioning from new curb alignment to existing edge of pavement outside project limits the edge shall be a deepened or thickened. Use Caltrans Design Manual or A Policy on Geometric Design of Highways and Streets for taper requirements.
xxvi. Both sides of Little Mountain Drive, Secondary Access Road called Future Connection shall be paved as indicated above, As directed by the City Engineer.
xxvii. Installation of a bridge shall be determined by the reports and as directed by the City Engineer.
xxviii. When Striping, all striping shall be thermoplastic paint per section 84 of the Caltrans specifications.
xxix. The corner shall be a 35’ Radius including a compliant ADA ramp with By-Pass and Truncated Domes. City of San Bernardino - Street Improvement Policy.
xxx. Construct 8" Curb and Gutter per City Standard No. 200, type “B”, as directed by the City Engineer. City of San Bernardino - Street Improvement Policy.
xxxi. Construct 6’ wide Cross Gutter with Apron per City Standard No 201, as directed by the City Engineer. City of San Bernardino - Street Improvement Policy.
xxxii. An ADA Ramp shall be constructed at corner in accordance with the SPPWC (Standard Plans for Public Works Construction) or Caltrans Packet Page. 345
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Standard plans A88A, as directed by the City Engineer. Federal Highway – DIB82-04, City of San Bernardino - Street Improvement Policy.
xxxiii. Install Solar LED Street Lights adjacent to the site in accordance with City Standards. Also, when more than three (3) streetlights a separate street light plan sheet shall be submitted in the Offsite Improvement set in accordance with the City of San Bernardino Street Lighting Design Policies. Install ID Plate on Street light pole.
xxxiv. Install Storm Drain per County of San Bernardino’s CSDP (Comprehensive Storm Drain Plan), as directed by the City Engineer. xxxv. Install a city approved trash screen and filtration device in the catch basins, City of San Bernardino Phase I MS4 - Trash Provisions 13383 Order – 8-30-2017 by City Manager.
xxxvi. Appropriate Permits from Fish and Game, Army Corp of Engineers, Regional Water, and any others shall be required if Devils Canyon Levy facility is determined to be a blue line stream.
xxxvii. Appropriate Permits from County Flood Control, Municipal Water, Metro Water District and any others shall be required when adjacent, over, or under any of these Municipalities.
xxxviii. No Parking/Stopping will be allowed on Badger mountain Canyon Road Secondary Access Road called Future, install signs per city standards. xxxix. At least 28 feet of pavement shall be provided along streets adjacent to the subdivision, unless otherwise approved by the City Engineer. xl. Two Independent means of access 28’ wide paved and dedicated shall be provided to the project. Additional width may be required for drainage control and traffic safety.
xli. Survey Monuments and ties shall be placed, replaced, tied out and recorded at any corner or alignment changes that are adjacent to the project area in accordance with California Land Surveyors Association – Monument Preservation Guidelines, Copies of Recorded
Monuments/Ties shall be delivered to Public Works/Engineering. xlii. No Residential Driveway Access.

Continuous (Main Loops Streets)/Continuous Streets (Neighborhood Local Streets) – TI =

5.5:
xliii. The street shall be rehabilitated to meet the requirements detailed in a soils report based on the “R” value of the subgrade and the Traffic Index, or The City’s has a minimum standard for new streets (4” AC over 8” Base) except truck usage (9”AC over 12” Base); However, if the Soils Report is obtained and indicates a thicker improvement, the thicker section shall be used.
xliv. When Striping, all striping shall be thermoplastic paint per section 84 of the Caltrans specifications.
xlv. The corner shall be a 35’ Radius including a compliant ADA ramp with By-Pass and Truncated Domes. City of San Bernardino - Street Improvement Policy.

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xlvi. Construct Residential Driveway Approach per City Standard No. 203, including an accessible by-pass around the top of the drive approach.

No Driveways closer than 100’ from BCR/ECR as directed by the City Engineer. On corner lots only one frontage may have a driveway.

MC12.28.060, MC12-28-100, MC15.04.230, MC16.20.030, 19.24.060, MC19.30.200, Ord. MC-1027, 9-09-98; Ord. MC-460, 5-15-85; Ord.

MC-320, 12-06-83; Ord. 3918, 2-25-80; Ord. 2519, 8-20-63; Ord. 1963, 11-18-52, Ord. MC-1531, 6-03-20, City of San Bernardino - Street Improvement Policy.
xlvii. If public street, construct 8" Curb and Gutter per City Standard No. 200, type “B”. City of San Bernardino - Street Improvement Policy. If private street, 6” Curb and Gutter is allowed.
xlviii. Construct 6’ wide Cross Gutter with Apron per City Standard No 201 City of San Bernardino - Street Improvement Policy.
xlix. Construct Sidewalk per City Standard No. 202; Case "A" (6’ wide adjacent to curb), MC12.92.050, MC19.30.170, Ord. MC-1027, 9-09- 98; Ord. MC-691, 12-19-89, City of San Bernardino - Street Improvement Policy.
l. Verify with planning about a Trial System, Include Horse Trail, Running Trail, connect to existing trials systems.
li. An ADA Ramp shall be constructed at corner in accordance with the SPPWC (Standard Plans for Public Works Construction) or Caltrans Standard plans A88A. Federal Highway – DIB82-04, City of San Bernardino - Street Improvement Policy.
lii. Install Solar LED Street Lights adjacent to the site in accordance with City Standards. Also, when more than three (3) streetlights a separate street light plan sheet shall be submitted in the Offsite Improvement set in accordance with the City of San Bernardino Street Lighting Design Policies. Install ID Plate on Street light pole. Supply one (1) additional head for each solar head installed, As Directed by the City Traffic Engineer.
liii. Install Storm Drain per County of San Bernardino’s CSDP (Comprehensive Storm Drain Plan), as directed by the City Engineer. liv. Install type II Bike Lane per “Manual Uniform Traffic Control Devices - California”, as directed by the City Traffic Engineer, SBCTA (San Bernardino County Transportation Authority) Non-Motorized Transportation Plan rev. 2018.
lv. Install a city approved trash screen and filtration device in the catch basins, City of San Bernardino Phase I MS4 - Trash Provisions 13383 Order – 8-30-2017 by City Manager.
lvi. Appropriate Permits from County Flood Control, Municipal Water, Metro Water District and any others shall be required when adjacent, over, or under any of these Municipalities.
lvii. Survey Monuments and ties shall be placed, replaced, tied out and recorded at any corner or alignment changes that are adjacent to the project area in accordance with California Land Surveyors Association Packet Page. 347
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– Monument Preservation Guidelines, Copies of Recorded
Monuments/Ties shall be delivered to Public Works/Engineering. lviii. Driveway Access from one frontage only
lix. B Street shall post signs to allow parking on one side of the street only for fire safety reason.

Cul-De-Sac Streets – TI = 4.5 : * - **
lx. The street shall be rehabilitated to meet the requirements detailed in a soils report based on the “R” value of the subgrade and the Traffic Index, or The City’s has a minimum standard for new streets (4” AC over 8” Base) except truck usage (9”AC over 12” Base); However, if the Soils Report is obtained and indicates a thicker improvement, the thicker section shall be used.
lxi. When Striping, all striping shall be thermoplastic paint per section 84 of the Caltrans specifications.
lxii. The corner shall be a 35’ Radius including a compliant ADA ramp with By-Pass and Truncated Domes. City of San Bernardino - Street Improvement Policy.
lxiii. Construct “Cul-De-Sac” Per City Standard No. 101, or by the approval of the City Engineer.
lxiv. Construct Residential Driveway Approach per City Standard No. 203, including an accessible by-pass around the top of the drive approach.

No Driveways closer than 100’ from BCR/ECR as directed by the City Engineer. On corner lots only one frontage may have a driveway.

MC12.28.060, MC12-28-100, MC15.04.230, MC16.20.030, 19.24.060, MC19.30.200, Ord. MC-1027, 9-09-98; Ord. MC-460, 5-15-85; Ord.

MC-320, 12-06-83; Ord. 3918, 2-25-80; Ord. 2519, 8-20-63; Ord. 1963, 11-18-52, Ord. MC-1531, 6-03-20, City of San Bernardino - Street Improvement Policy.
lxv. If public street, construct 8" Curb and Gutter per City Standard No. 200, type “B”. City of San Bernardino - Street Improvement Policy. If private street, construct 6” Curb and Gutter is allowed. lxvi. Construct 6’ wide Cross Gutter with Apron per City Standard No 201 City of San Bernardino - Street Improvement Policy.
lxvii. Construct Sidewalk per City Standard No. 202; Case "A" (6’ wide adjacent to curb), MC12.92.050, MC19.30.170, Ord. MC-1027, 9-09- 98; Ord. MC-691, 12-19-89, City of San Bernardino - Street Improvement Policy.
lxviii. Verify with planning about a Trial System, Include Horse Trail, Running Trail, connect to existing trials systems.
lxix. An ADA Ramp shall be constructed at corner in accordance with the SPPWC (Standard Plans for Public Works Construction) or Caltrans Standard plans A88A. Federal Highway – DIB82-04, City of San Bernardino - Street Improvement Policy.
lxx. Install Solar LED Street Lights adjacent to the site in accordance with City Standards. Also, when more than three (3) streetlights a separate Packet Page. 348
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street light plan sheet shall be submitted in the Offsite Improvement set in accordance with the City of San Bernardino Street Lighting Design Policies. Install ID Plate on Street light pole. Supply one (1) additional head for each solar head installed, As Directed by the City Traffic Engineer.
lxxi. Install Storm Drain per County of San Bernardino’s CSDP (Comprehensive Storm Drain Plan), as directed by the City Engineer. lxxii. Install a city approved trash screen and filtration device in the catch basins, City of San Bernardino Phase I MS4 - Trash Provisions 13383 Order – 8-30-2017 by City Manager.
lxxiii. Survey Monuments and ties shall be placed, replaced, tied out and recorded at any corner or alignment changes that are adjacent to the project area in accordance with California Land Surveyors Association – Monument Preservation Guidelines, Copies of Recorded
Monuments/Ties shall be delivered to Public Works/Engineering. lxxiv. Driveway Access from one frontage only.
* These Conditions are set for an estimated construction with-in two years. If construction exceeds two years from DERC Approval these conditions shall be reviewed and updated as needed. ** If a Scoping Form is required, this form shall indicate the need of a Traffic Report, the results of the traffic report shall become conditions of this project which may increase or extend the above requirements in section 1(b) and 5(a).
c) With Submittal of improvement plans including but not limited to grading plans, Street improvement plans, storm drain and retention/detention basin plans, and erosion/sediment control plans.

The Applicant shall cause to be formed, or shall be annexed into an existing, Community Facilities District(s) (CFD) (2019-1 Maintenance if Public & 2018-1 Safety) for landscaping, lighting, streets, drainage facilities, street sweeping, graffiti removal, or other infrastructure, and safety as required by the City to the satisfaction of the City Engineer. If Public, The Applicant shall initiate the maintenance and benefit assessment district(s) formation, or annexation, by submitting a landowner petition and consent form (provided by the City) and deposited necessary fees concurrent with the application for street and grading plan review and approval; and said maintenance and benefit assessment district(s) shall be established concurrent with the approval of the final map in the case of the subdivision of land, or prior issuance of any certificate of occupancy where there is no subdivision of land, and as approved by the City Engineer.

Reso 2018-264, Reso 2019-178.
d) If a drainage report is required by Land Development, A second copy of the drainage report will be delivered to public works, if offsite or overflow storm drain systems are identified, all systems shall be identified on the street improvement plans, and public storm drain shall be on a separate set of plans.

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e) City approved trash screens and filtration devices shall be installed in all catch basins or manhole connections. City of San Bernardino Phase I MS4 - Trash Provisions 13383 Order – 8-30-2017 by City Manager.
f) A temporary construction encroachment permit from Public Works Department shall be required for utility cuts into existing streets or any work within City’s right-of-way.

Pavement restoration or trench repair shall be in conformance with City Standard No. 310. Public facilities shall be restored or constructed back to Public Works Department satisfaction.
g) Any pavement works affecting the traffic loop detectors shall be coordinated and subjected to Public Works Traffic Division requirements. h) The applicant must post a performance bond (Insurance, Deposit) prior to issuance of the off-site permit. The amount of the bond is to be determined by Public Works Department. MC12.03.110, Ord. MC-1027, 9-09-98; Ord. MC-1004, 10-21-97. i) The above conditions shall comply with current codes, policies, and standards at time of construction.
j) No Direct Connections to City’s underground Storm Drain Systems or Catch Basins. k) Prior to Certificate of Occupancy or Completion of Project all As-builts and Centerline Ties shall be submitted to Public Works.
l) Release of “Offsite Bond” requires an application and fees paid along with As-Builts signed by the Contractor and Inspector on a signed approved set of plans issued with permits, Centerline ties for all locations disturbed or created, and an electronic set of as-builts plans.

31. Required Engineering Plans
a) A complete submittal for plan checking shall consist of (MC19.30.170, City of San Bernardino Public Works - Improvement Policies):
▪ street improvement plans (include general notes, engineering conditions, city standards, and cross sections in these plans),
▪ if storm drain plans are required then public storm drains must be included on separate sheets with profiles in the street improvement plans, private storm drains shall be shown separate sheets with profiles in the on-site improvement plans,
▪ if traffic signal modifications are required, then traffic signal plans shall be submitted on separate plan sheets included in the street improvement plans, ▪ if signing and striping are required, then the signing and striping plan shall be on separate sheets included in the street improvement plans, ▪ if lighting is required (more than 2) then the lighting for offsite plans shall be on separate sheets included in the street improvement plans, if two (2) or less then they can be included directly on the street improvement sheets, Packet Page. 350
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▪ If there are public common areas, CFD’s are required, the CFD Plans shall include Landscaping, Irrigation, Basins, etc. items that are included in the CFD that are not listed in the plans above, shall be on separate sheets included in the street improvement plans.
▪ other plans as required. Piecemeal submittal of various types of plans for the same project will not be allowed.
▪ All required supporting calculations, studies and reports must be included in the initial submittal (including but not limited to drainage studies, soils reports, structural calculations).
b) All off-site improvement plans submitted for plan check shall be prepared on the City’s standard 24” x 36” sheets. A signature block (city standard block) satisfactory to the City Engineer or his designee can be found on the City Web Site http://www.sbcity.org/city_hall/public_works/engineering_division/engineering_deve lopment_resources Engineering conditions of the project shall be inserted in the last pages of the plans.
c) After completion of plan checking, final mylar drawings with city standard block, stamped and signed by the Registered Civil Engineer in charge, shall be submitted to the City Engineer for approval.
d) Electronic files of all improvement plans/drawings shall be submitted to the City Engineer. The files shall be compatible with AutoCAD 2021 and include a .dxf file of the project. Files shall be on CD and shall be submitted at the same time the final mylar drawings are submitted for approval.
e) Copies of the City’s policies and procedures and standard drawings are available at the Public Works Counter for the cost of reproduction. They are also available at no charge at the Public Works Web Site at
http://www.sbcity.org/city_hall/public_works/engineering_division/design_policy_an d_procedure_documents.

32. Traffic Requirements
a) In general, as applicable, all roadway design, traffic signing and striping, traffic signal, street lighting, sidewalks and traffic control improvements relating to the proposed project should be constructed in accordance with applicable engineering standards and to the satisfaction of the City of San Bernardino Traffic Engineering Division. b) In conjunction with standard City of San Bernardino development review procedures, on‐site traffic signing, and striping plans should be prepared in accordance with applicable State and Federal standards.
c) The final grading, landscaping, and street improvement plans should demonstrate that sight distance standards are met in accordance with applicable City of San Bernardino /California Department of Transportation sight distance standards.

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d) Payment of applicable of local and regional development impact fees shall be paid to the City of San Bernardino.
e) The developer will submit engineered plans for the improvements for University Parkway at Northpark Boulevard: Add a second northbound left-turn lane. f) Prior to submission of the offsite improvement plans, the developer will prepare a Traffic signal warrant analysis study for the intersection of Campus Parkway and Devils Canyon Road.

Public Works Department – Integrated Waste Division

33. Integrated Solid Waste Management
a) During demolition and/or construction, services are to be provided through the City of San Bernardino’s franchised hauler Burrtec Waste Industries, Inc. b) Project Description: Amend the development plan for the University Hills Specific Plan c) Burrtec Waste review: Construct a 437-unit small lot residential subdivision with a minimum parcel size of 2,750 square feet. The Site Plan dated 8/19/22, presents a preliminary design for a subdivision. Lots front a series of looped streets and cul-desacs. No dimensions are provided. Burrtec comments are as follows:

1. Please provide dimensions for all streets and cul-de-sacs. In order to safely provide
residential cart service, all streets must have a paved section of at least 30 feet.

2. All cul-de-sacs must meet City of San Bernardino standards for cul-de-sac radii.

3. Residential collection services require a minimum of ten feet of curb frontage in order to stage the three carts for trash, mixed recyclables, and residential organics.

4. Carts shall not be staged in driveways or in front of garages. Carts cannot be staged in front of parked carts on the street.

5. In the event that cart service cannot be provided due to a lack of available curb face for cart staging, the locations of trash enclosures shall be provided on the Site Plan. Enclosures must be within 150 feet of any residential unit.

Any changes to the overall project design, enclosure specifications or location, or access may adversely impact Burrtec's ability to service the project. Any design modifications that could impact Burrtec's service will be subject to review and approval by Burrtec.

Burrtec's review of this project is limited to determining whether it meets Burrtec's minimum standards for waste and recycling collection services. Any comments or approvals by Burrtec are limited to these minimum standards as they relate to our equipment and personnel and do not pertain to the project's compliance with applicable federal, state and local land use and environmental laws, building codes or other applicable government regulations. Any approvals by Burrtec do not warrant or represent that Burrtec accepts any liability relative to the performance of waste and recycling collection services within this project.

End of Burrtec comments.

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d) Each single-family residential unit requires approximately 10 feet of clear space on the street along the curb adjacent to the driveway, for placement of the residential carts for trash, mixed recyclables, and residential organics on collection day, with a minimum 2-foot setback and 23-foot vertical clearance of all obstructions such as walls, trees, streetlight poles, mailboxes, fences, and raised landscaping. e) Each single-family residential unit requires a minimum 4’x11’concrete pad located out of view of the public right-of-way for the storage of residential carts. If visible from the public right-of-way, the storage area shall be screened. f) A minimum 10.5-foot space on the street along the curb adjacent to the driveway of each unit shall be clear for placement of the units’ residential carts on collection day, with a minimum 2-foot setback and 23-foot vertical clearance of all obstructions such as walls, trees, street light poles, mailboxes, fences, and raised landscaping. g) Burrtec Waste Truck Turning Radius – All corners and intersections on streets and driveways, shall have a turning radius adequate for a 35-foot long, three-axle collection truck. The minimum inside curb radius shall be at least 28 feet. The minimum outside curb radius shall be at least 42 feet. All streets and driveways shall comply with applicable City standards. Burrtec Waste’s truck turning template may be obtained from the Public Works Department in PDF and CAD.
h) Hammerhead Turnarounds shall meet or exceed San Bernardino County Fire Protection District Diagram A-1.12: Hammerhead Turnaround Detail dated July 1, 2021. San Bernardino County Hammerhead detail may be obtained from the Public Works Department.
i) If gated, access shall be provided by means of a key, code, or remote. j) Senate Bill 1383 Short-Lived Climate Pollutants Reduction Act may apply. k) Upon completion, service is provided through the City of San Bernardino’s franchised hauler Burrtec Waste Industries, Inc. 111 E. Mill Street, San Bernardino, CA 92408 (909) 804-4222.

34. Required Engineering Permits
a) Grading and On-site improvements permit (LD).
b) WQMP/Hydrology (THR).
c) Lot Merger (LM).
d) Off-site improvement construction permit. (E).
e) Traffic Control and Right-of-Way permit (ROW).
f) CFD/Street Dedication permit (RP).

35. Applicable Engineering Fees
a) All plan check, permit, inspection, and impact fees are outlined on the Public Works Fee Schedule. A deposit in the amount of 100% of the estimated checking fee for each Packet Page. 353
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set of plans will be required at time of application for plan check. The amount of the fee is subject to adjustment at time of issuance.
b) The current fee schedule is available at the Public Works Counter and at http://www.sbcity.org or http://www.ci.sanbernardino.ca.us/cityhall/publicworks/engineering_division/engineering_fee_schedul e.asp

36. Water Department-Engineering
a) If there are any street improvements associated with the project then it is the developer/s and/or engineer/s responsibility to submit a copy of the street improvements plans to SBMWD’S engineering section for review. b) -Water and sewer main extensions with easements may be required. c) -Water and sewer main extensions required per rule and regulation no. 20. d) -Development of new pressure zone required to meet water demand. e) R.P.P. Backflow Device Required at Service Connection for Domestic Service. f) Double Check Backflow Device Required at Service Connection for Fire and Irrigation.
g) Backflow Device to be Inspected before Water Service can be Activated. h) Sewer capacity fee must be 0 gallons a day paid to the Water Department. i) Subject to Recalculation of Fee prior to the Issuance of Building Permit.

37. Water Department Environmental Control
a) No comments until the development of the residential units.

San Bernardino County Fire Department Consolidated Conditions of Approval

38. The above referenced project is under the jurisdiction of the San Bernardino County Fire Department herein “Fire Department”. Prior to any construction occurring on any parcel, the applicant shall contact the Fire Department for verification of current fire protection requirements. All new construction shall comply with the current California Fire Code requirements and all applicable statutes, codes, ordinances, and standards of the Fire Department.

39. The FMZ report as included in University Hills Specific Plan dated May 2024 has been approved as submitted. A copy of this approved report shall be kept onsite in the HOA Office to reference FMZ areas for future yearly inspections.

Building permits shall not be issued for this project until all fuel modifications are completed by contractor and inspected by the San Bernardino County Fire Protection District, Office of the Fire Marshal.

40. The required fire fees shall be paid to the San Bernardino County Fire Department/Community Safety Division.

41. Prior to combustibles being placed on the project site an approved all-weather fire apparatus access surface and operable fire hydrants with acceptable fire flow shall be Packet Page. 354
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installed. The topcoat of asphalt does not have to be installed until final inspection and occupancy.

42. Building plans shall be submitted to the Fire Department for review and approval.

43. The development shall have a minimum of three points of vehicular access. These are for fire/emergency equipment access and for evacuation routes. a. Single Story Road Access Width. All buildings shall have access provided by approved roads, alleys and private drives with a minimum twenty-six (26) foot unobstructed width and vertically to fourteen (14) feet six (6) inches in height. b. Multi-Story Road Access Width. Fire apparatus access roadways serving buildings that are three (3) or more stories or thirty (30) feet or more in height shall be a minimum of thirty (30) feet in unobstructed width and vertically to fourteen (14) feet six (6) inches in height. One of the access points shall be an EVA located on the north west corner of the tract as shown on approved TTM.

44. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be surfaced so as to provide all-weather driving capabilities.

Road surface shall meet the approval of the Fire Chief prior to installation. All roads shall be designed to 85% compaction and/or paving and hold the weight of Fire apparatus at a minimum of 80K pounds.

45. Turnaround. An approved turnaround shall be provided at the end of each roadway one hundred and fifty (150) feet or more in length. Cul-de-sac length shall not exceed six hundred (600) feet; all roadways shall not exceed a 12% grade and have a minimum of forty-five (45) foot radius for all turns. In the Fire Safety Overlay District areas, there are additional requirements.

46. Prior to building permits being issued to any new structure, the primary access road shall be paved or an all-weather surface and shall be installed as specified in the General Requirement conditions including width, vertical clearance and turnouts.

47. Prior to building permits being issued to any new structure, the secondary access road shall be paved or an all-weather surface and shall be installed as specified in the General Requirement conditions including width, vertical clearance and turnouts.

48. A water system approved by the Fire Department is required. The system shall be operational prior to any combustibles being stored on the site. Detached single family residential developments may increase the spacing between hydrants to be no more than six hundred (600) feet and no more than three hundred (300) feet (as measured along vehicular travel-ways) from the driveway on the address side of the proposed single-family structure.

49. Please provide a fire flow test report from your water purveyor that has been completed in the last six months demonstrating that the fire flow demand is satisfied.

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RESOLUTION NO. 2026-042
Resolution No. 2026-042
July 15, 2026

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50. Prior to any land disturbance, the water systems shall be designed to meet the required fire flow for this development and shall be approved by the Fire Department. The required fire flow shall be determined by using California Fire Code. The Fire Flow for this project shall be: 2250 GPM for a two-hour duration at 20 psi residual operating pressure. Fire Flow is based on a 6700 sqrft. structure.

51. A water system approved by the Fire Department is required. The system shall be operational prior to any combustibles being stored on the site. Detached single family residential developments may increase the spacing between hydrants to be no more than six hundred (600) feet and no more than three hundred (300) feet (as measured along vehicular travel-ways) from the driveway on the address side of the proposed single-family structure.

52. Combustible vegetation shall be removed as follows: a. Where the average slope of the site is less than 15% -Combustible vegetation shall be removed a minimum distance of thirty (30) feet from all structures or to the property line, whichever is less. b. Where the average slope of the site is 15% or greater - Combustible vegetation shall be removed a minimum one hundred (100) feet from all structures or to the property line, whichever is less.

53. The applicant shall submit a fire lane plan to the Fire Department for review and approval.

Fire lane curbs shall be painted red. The "No Parking, Fire Lane" signs shall be installed on public/private roads in accordance with the approved plan.

54. This project is required to have an approved street sign (temporary or permanent). The street sign shall be installed on the nearest street corner to the project. Installation of the temporary sign shall be prior any combustible material being placed on the construction site. Prior to final inspection and occupancy of the first structure, the permanent street sign shall be installed.

55. Blue reflective pavement markers indicating fire hydrant locations shall be installed as specified by the Fire Department. In areas where snow removal occurs or non-paved roads exist, the blue reflective hydrant marker shall be posted on an approved post along the side of the road, no more than three (3) feet from the hydrant and at least six (6) feet high above the adjacent road.

56. An automatic fire sprinkler system complying with NFPA Pamphlet #13, and the Fire Department standards is required. The applicant shall hire a Fire Department approved fire sprinkler contractor. The fire sprinkler contractor shall submit plans to the with hydraulic calculation and manufacturers specification sheets to the Fire Department for approval and approval. The contractor shall submit plans showing type of storage and use with the applicable protection system. The required fees shall be paid at the time of plan submittal.

57. The street address shall be installed on the building with numbers that are a minimum of four (4) inches in height and with a one half (½) inch stroke. The address shall be visible from the street. During the hours of darkness, the numbers shall be internally and Packet Page. 356
RESOLUTION NO. 2026-042
Resolution No. 2026-042
July 15, 2026

Page 27 of 30 ends

electrically illuminated with a low voltage power source. Numbers shall contrast with their background and be legible from the street.

Where the building is one hundred (100) feet or more from the roadway, the street address shall be displayed at the property entrances with numbers that are a minimum of four (4) inches in height and one half (½) inch stroke.

58. Where an automatic electric security gate is used, an approved Fire Department override switch (Knox ®) is required.

59. An approved spark arrestor is required. Every chimney that is used in conjunction with any fireplace or any heating appliance in which solid or liquid fuel are used, shall have an approved spark arrestor visible from the ground that is maintained in conformance with the California Fire Code.

60. Permission to occupy or use the building (certificate of Occupancy or shell release) will not be granted until the Fire Department inspects, approves, and signs off on the Building and Safety job card for “fire final”.

61. Fire Condition Letters shall expire on the date determined by the Planning Division or Building and Safety.

62. The County General Plan designates this property as being within the Fire Safety Review Area. All construction shall adhere to all applicable standards and requirements of the Fire Safety Review Area as adopted in the San Bernardino County Development Code.

63. A Fuel Modification Zone (FMZ) plan designed specifically for the subject project is required and shall be designed by a consultant approved by the Fire Department. The FMZ plan shall be submitted to the Fire Department for review and approval in compliance with County standards.

64. The applicant shall construct and maintain all such roads. In addition, the applicant shall provide to the Fire Department a signed maintenance agreement as detailed in the General Requirement conditions for ongoing road maintenance and snow removal (where applicable). This shall include all primary and secondary access routes that are not otherwise maintained by a public agency.

65. Where the natural grade between the access road and building is more than thirty percent (30%), an access road shall be provided within one hundred and fifty (150) feet of all buildings. Where such access cannot be provided, a fire protection system shall be installed. Plans shall be submitted to and approved by the Fire Department.

66. Fire access roadways shall not exceed a maximum of twelve (12%) percent grade at any point. Fire access roadways or driveways may be increased to fourteen (14%) percent grade for a distance not to exceed five hundred (500) feet.

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Resolution No. 2026-042
July 15, 2026

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Fire access roadways providing access to no more than two (2) one or two-family dwellings may be increased to a maximum of sixteen (16%) percent grade not to exceed five hundred (500) feet. Grades across the width of a fire access roadway shall not exceed five (5%) percent.

67. In order to accommodate proper angles of approach and departure, gradient shall not exceed five (5%) percent change along any ten (10) foot section.

68. Roadways exceeding one hundred fifty (150) feet in length shall be approved by the Fire Department. Roadways shall be extended to within one hundred fifty (150) feet of and shall give reasonable access to all portions of the exterior walls of the first story of any building.

69. Each residential structure shall obtain a Residential Fire Letter form the County of San Bernardino County Fire protection District prior to any construction.

70. Any changes to the proposal shall require new Fire Department review and Condition Letter.

SECTION 6. The documents and materials associated with this Resolution constitute the record of proceedings on which these findings are based are located at 290 North D Street, San Bernardino, CA 92401. The City Clerk is the custodian of the record of proceedings.

SECTION 7. Notice of Determination: The Planning Division of the Community Development and Housing Department is hereby directed to file a Notice of Determination with the County Clerk of the Board of Supervisors of the County of San Bernardino within five (5) working days of final project approval certifying the City’s compliance with the California Environmental Quality Act in approving the Project.

SECTION 8. Severability: If any section, subsection, subdivision, sentence, or clause or phrase in this Resolution or any part thereof is for any reason held to be unconstitutional, invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Resolution or any part thereof. The Mayor and City Council hereby declares that it would have adopted each section irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses, or phrases be declared unconstitutional, invalid, or ineffective.

SECTION 9. Effective Date. This Resolution shall become effective immediately.

APPROVED and ADOPTED by the City Council and signed by the Mayor and attested by the City Clerk this 15th day of July, 2026.

Packet Page. 358
RESOLUTION NO. 2026-042
Resolution No. 2026-042
July 15, 2026

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Helen Tran, Mayor
City of San Bernardino
Attest:

Telicia Lopez, CMC, City Clerk
Approved as to form:

Sonia Carvalho, City Attorney
Packet Page. 359
RESOLUTION NO. 2026-042
Resolution No. 2026-042
July 15, 2026

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CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO ) ss

CITY OF SAN BERNARDINO )
I, Telicia Lopez, CMC, City Clerk, hereby certify that the attached is a true copy of Resolution No. 2026-042 adopted at a regular meeting held at the 15th day of July, 2026 by the following vote:

Council Members: AYES NAYS ABSTAIN ABSENT

SANCHEZ
IBARRA

FIGUEROA

SHORETT
KNAUS
FLORES
ORTIZ
WITNESS my hand and official seal of the City of San Bernardino this 16 th day of July, 2026.

Telicia Lopez, CMC, City Clerk
Packet Page. 360
7 1 TITLE SHEET TTM 20595 UNIVERSITY HILLS SHEET LIST TABLE TENTATIVE TRACT MAP NO. 20595 FOR UNIVERSITY HILLS CITY OF SAN BERNARDINO OFFICIAL USE ONLY LEGEND: ABBREVIATIONS: RAW GRADING: Packet Page. 361 7 2 BOUNDARY & LEGAL TTM 20595 UNIVERSITY HILLS PROPOSED LOT LINE TABLE Packet Page. 362 7 3 LOT LAYOUT & GRADING TTM 20595 UNIVERSITY HILLS LEGENDPROPOSED AC PAVEMENT NOTE SEE SHEET 4 SEE SHEET 5 NEIGHBORHOOD LOCAL STREETS B, D, E, F, G, H, I, J, K, L, M, N, O, X, Y, AND Z SECONDARY COLLECTOR STREETS A & C PRIMARY COLLECTOR CAMPUS PARKWAY 1 2 3 5 6 7 8 9 10 11 12 13 14 15 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 78 77 76 79 81 80 82 83 86 87 90 89 88 91 92 94 93 95 96 97 98 112 110 114 115 116 117 118 119 120 121 122 123 124 125 126 127 128 129 130 131 132 133 134 135 136 137 156 155 162 161 158 157 163 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 319 320 321 322 323 325 326 99 100 101 103 102 104 109 108 107 105 255 33 16 4 74 75 327 STREET H STREET F STREET B STREET B STREET G

STREET A

STREET H

STREET J
STREET D APN: 0265-021-13 APN: 0265-031-24
STREET Y 113 32 84 85 111 106 159 324 LOT B OPEN SPACE LOT C PARK LOT D PARK LOT F OPEN SPACE DESIGNATED REMAINDER LOT I OPEN SPACE DESIGNATED REMAINDER 160 Packet Page. 363 7 4 LOT LAYOUT & GRADING TTM 20595 UNIVERSITY HILLS LEGENDPROPOSED AC PAVEMENT SEE SHEET 3 SEE SHEET 5 NOTE SEE SHEET 7 SEE SHEET 7 164 165 166 167 168 169 170 171 172 173 174 175 176 177 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 202 203 204 205 206 283 288 295 296 297 207 209 208 211 210 212 213 214 215 216 217 218 219 220 221 305 306 308 309 310 311 313 314 316 317 318 319 320 321 222 223 225 227 229 230 232 233 234 236 237 238 241 242 243 244 245 246 247 248 249 252 253 254 255 256 257 258 259 261 264 266 274 273 272 271 270 269 268 267 275 276 277 278 279 281 282 239 240 250 251 262 284 285 286 287 289 291 290 292 293 294 298 299 300 302 303 304 STREET N STREET M STREET H STREET A STREET A STREET C STREET C STREET H STREET O STREET L STREET I STREET J

STREET J
APN: 0265-031-25

STREET X STREET Z
STREET L APN: 0265-041-15 PROP. CAMPUS PARKWAY LOT A OPEN SPACE BASIN CANYON RD. PROPOSED BADGER CANYON ACCESS ROAD BADGER 224 228 231 235 260 263 265 280 301 307 315 312 LOT H OPEN SPACE LOT H LOT G OPEN SPACE Packet Page. 364
7 5 LOT LAYOUT & GRADING TTM 20595 UNIVERSITY HILLS
SEE SHEET 3 LEGENDPROPOSED AC PAVEMENT NOTE SEE BOTTOM RIGHT SEE TOP LEFT SEE SHEET 4 35 36 37 38 39 40 41 42 43 44 45 46 50 56 55 54 53 52 51 60 59 58 57 62 61 68 70 69 72 71 76 135 136 137 138 139 140 141 142 143 144 145 146 147 148 149 150 154 188 189 190 191 192 193 195 196 197 198 199 200 201 202 203 204 205 206 220 221 222 223 225 226 241 242 243 253 239 240 33 34 47 48 152 153 49 63 74 75 STREET F STREET B

STREET C

STREET H

STREET O

STREET L

STREET E

STREET C
STREET K APN: 0265-021-13 APN: 0265-041-15 151 32 65 64 67 66 73 194 224 LOT E PARK LOT G OPEN SPACE LOT G OPEN SPACE LOT H LOT F OPEN SPACE REMAINDER LOT I OPEN SPACE DESIGNATED REMAINDER LOT I OPEN SPACE DESIGNATED REMAINDER Packet Page. 365 7 6 ACCESS ROADS TTM 20595 UNIVERSITY HILLS LEGENDPROPOSED AC PAVEMENT NOTE STA 10+00.00 TO STA 45+50 ± STA 45+50 ± TO STA 53+00 ± BADGER CANYON ACCESS ROAD BADGER CANYON ACCESS ROAD SEE SHEET 7 SEE SHEET 7 PROPOSED CAMPUS PARKWAY ACCESS ROAD EXISTING CAMPUS PARKWAY PROPOSED BADGER CANYON ACCESS ROAD PROPOSE EX. UNIVERSITY CAMPUS CIRCLE

STATE OF CALIFORNIA PROPERTY

SAN BERNARDINO COUNTY FLOOD CONTROL DISTRICT PROPERTY
Packet Page. 366
7 7 ACCESS ROADS TTM 20595 UNIVERSITY HILLS LEGENDPROPOSED AC PAVEMENT NOTE SEE SHEET 6
SEE SHEET 6

STREET C
APN: 0265-041-15
PROP. CAMPUS PARKWAY

LOT A OPEN SPACE BASIN

PROPOSED CAMPUS PARKWAY ACCESS ROAD

PROPOSED BADGER CANYON ACCESS ROAD
LOT G OPEN SPACE STATE OF CALIFORNIA PROPERTY Packet Page. 367 Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-1 October 2025

MITIGATION MONITORING AND REPORTING PROGRAM
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
Air Quality and Greenhouse Gas Emissions
MM AIR-1a: Prior to construction of the proposed improvements, the project
proponent will provide a Fugitive Dust Control Plan (FDCP) that will describe the application of standard best management practices to control dust during construction. Best management practices will include:
• Application of water on disturbed soils a minimum of two times per day.
• Using track-out prevention devices at construction site access points.
• Stabilizing construction area exit points.
• Limiting onsite construction traffic to 15 miles per hour on unpaved roads.
• Limiting onsite construction traffic to 25 miles per hour on paved roads.
• Paving or providing a hard surface for onsite roads to reduce fugitive dust.
• Covering dirt haul vehicles; and
• Replanting disturbed areas as soon as practical and other measures, as deemed appropriate to the site, to control fugitive dust.

The Fugitive Dust Control Plan shall be submitted to the City for review and approval prior to grading.

Prior to
Construction and
Grading Activities
Provide a Fugitive Dust
Control Plan
City of San
Bernardino
Community
Development &
Housing
Department
MM AIR-1b: Prior to construction of the proposed improvements, a Construction Traffic Control Plan (CTCP) will be reviewed and approved by the City. CTCP will describe in detail safe detours around the project construction site and provide temporary traffic control (i.e., flag person) during construction-related truck hauling activities.

Prior to
Construction
Activities
Provide Construction
Traffic Control Plan
(CTCP)
City of San
Bernardino
Community
Development &
Housing
Department
Packet Page. 368
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-2 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
MM AIR-1c: During construction of the proposed improvements, construction equipment shall be properly maintained at an offsite location, including proper tuning and timing of engines. Equipment maintenance records and equipment design specification data sheets shall be kept on-site during construction.

During
Construction and
Grading Activities
Construction
Equipment to occur at
an offsite location.

City of San
Bernardino
Community
Development &
Housing
Department
MM AIR-1d: During construction of the proposed improvements, all contractors will be advised not to idle construction equipment on the site for more than five minutes.

During
Construction and
Grading Activities
Construction
equipment to not idle
for longer than five
minutes.

City of San
Bernardino
Community
Development &
Housing
Department
MM AIR-1e: During construction of the proposed improvements, onsite electrical hook ups shall be provided for electric construction tools including saws, drills and compressors, to eliminate the need for diesel powered electric generators.

During
Construction
Activities
Provide Electrical Hook
ups
City of San
Bernardino
Community
Development &
Housing
Department
MM AIR-1f: Onsite grading equipment will comply with one or more of the following:
• Use of onsite grading and construction equipment equipped with oxidized diesel catalyst and fueled with aqueous diesel fuel during grading and construction operations with a reduced equipment fleet or hours of operation totaling a maximum of 17,000 horsepower hours per day.
• Use of onsite grading and construction equipment equipped with oxidized diesel catalyst with a reduced equipment fleet or hours of operation totaling a maximum of 14,000 horsepower hours per day.
• Use of onsite grading and construction equipment fueled with aqueous diesel fuel during grading and construction operations During Grading
Activities
Onsite Grading
Equipment to Comply
with Grading
Equipment standards
City of San
Bernardino
Community
Development &
Housing
Department
Packet Page. 369
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-3 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
with a reduced equipment fleet or hours of operation totaling a maximum of 13,000 horsepower hours per day; and
• Reduce the grading and construction equipment fleet or hours of operation to a maximum total of 10,000 horsepower hours per day.

MM AIR-1g: Implementation of the Short-Term Air Quality Mitigation Measures shall be documented in an Air Quality Mitigation Implementation Plan. This plan will detail each mitigation measure and include daily logs documenting implementation of each mitigation measure. Daily logs for each piece of construction equipment will include the hours per day the equipment ran. A master daily log will document the hours of operation all equipment ran each day. The master daily log will also document timing and tuning of equipment, the type of fuel used on construction equipment, and any add-on emissions reduction equipment used such as oxidized diesel catalysts.

During
Construction
Activities
Document the Hours of
Operation of All
Equipment Ran Each
Day
City of San
Bernardino
Community
Development &
Housing
Department
MM AIR-3a: The project proponent shall install bicycle racks at the clubhouse, MDA and A (attached) housing areas (Planning Areas 6, 8-11, 13, 14, 16, 18, and 20), and all park sites to encourage nonvehicular trips within the project.

During
Construction
Activities
Install Bicycle Racks at
Housing Areas and Park
City of San
Bernardino
Community
Development &
Housing
Department
MM AIR-3b: The project design shall include signs posted in visible places in any truck parking areas that state, “No Idling.” During
Construction and
Operational
Activities
Install Signs On Visible
Places in Any Truck
Parking Areas that
State, “No Idling.”
City of San
Bernardino
Community
Development &
Housing
Department
MM AIR-9a: Areas and/or facilities to encourage recycling shall be provided and installed in all MDA and A (attached) residential areas consistent with City requirements.

During Operational
Activities
Encourage Recycling City of San
Bernardino
Community
Development &
------------------------------------------ ---------------------------------------- —
Packet Page. 370
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-4 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
Housing
Department
MM AIR-9b: To increase energy efficiency, the following measures shall be implemented to the satisfaction of the City of San Bernardino: a) there shall be a minimum 10 percent reduction in all buildings, combined space heating, cooling, and water heating energy compared to the current Title 24 Standards; b) the project shall incorporate light roof colors and cool pavements in the residential driveway areas; c) each appliance (i.e., washer/dryers, refrigerators, stoves, etc.) provided by the builder must be Energy Star qualified if an Energy Star designation is applicable for that appliance; d) low-flow appliances (i.e., toilets, dishwashers, shower heads, washing machines) shall be installed and; e) solar powered water heaters and photovoltaic cells (solar panels) shall be offered to homebuyers as an option constructed in accordance with Title 24 performance standards.

During Operational
Activities
Encourage Energy
Saving
City of San
Bernardino
Community
Development &
Housing
Department
Biological Resources
MM BIO-1a: Plummer’s Mariposa Lily. During the spring prior to grading, the developer shall retain a qualified biologist to conduct a focused survey of the proposed development areas to determine if this species is present onsite. The survey shall be conducted according to the standard protocol established by CDFGCDFW. If the species is present, the developer shall fund relocation of the plants to a suitable location within the permanent open space area.

Prior to ProjectRelated
Disturbance of
Soils (14 days)
Prior to Grading
Activities, Prepare a
Focused Survey
Qualified
Biologist
MM BIO-1b: Burrowing Owl. Within 30 days of grading or any ground disturbance activities on the project site, a qualified biologist shall conduct a focused survey to determine if Burrowing owls are present onsite. The survey shall be conducted according to the Standard protocol established by CDFGCDFW. If burrowing owls are determined to be present on the site, mitigation shall follow the CDFGCDFW guidelines including passive relocation. the developer shall coordinate with the City and CDFW to develop a Burrowing Owl Plan, as described below, to be approved by the City and CDFW prior to commencing project activities. Additionally, the developer may be Prior to ProjectRelated
Disturbance of
Soils (within 30
days of grading)
Prior to Grading
Activities, Conduct a
Focused Survey
Qualified
Biologist
—
• ■
--
--
Packet Page. 371
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-5 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
required to obtain a Section 2081 incidental Take Permit, if impacts to Burrowing Owl cannot be avoided. The developer shall implement the 2081 Incidental Take Permit if required. If applicable, the Burrowing Owl Plan shall describe proposed avoidance, relocation, monitoring, minimization, and/or mitigation actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites and details on proposed buffers if avoiding the burrowing owls or information on the adjacent or nearby suitable habitat available nearby for relocation, details regarding the creation and funding of artificial burrows (numbers, location, and type of burrows) and management activities for relocated owls shall also be included in the Burrowing Owl Plan. The City shall implement the Burrowing Owl Plan following CDFW review and approval. If vegetation removal or ground disturbance begins within 30 days of the focused survey, no pre-construction survey would be required. If vegetation removal or ground disturbance activities begin after 30 days of the focused survey, a subsequent pre-construction survey would be required.

MM BIO-1c: Nesting Birds. If trees or large shrubs (over 4 feet in height) will be removed during the nesting season (February 1 through August 31), a qualified biologist shall conduct a nesting bird survey no more than 30 days prior to any disturbance to identify any potential nesting activity. If passerine birds are found to be nesting, or there is evidence of nesting behavior within 250 feet of the impact area, the biologist shall determine an appropriate buffer that shall be required around the nests. No vegetation removal or ground disturbance would occur within this buffer. For raptor species – birds of prey (e.g., hawks and owls) – this buffer would generally be 500 feet. A qualified biologist shall monitor the nests closely until it is determined that the nests are no longer active, at which time construction activities may commence within the buffer area.

Construction activity may encroach into the buffer area at the discretion of the biological monitor.

Prior to ProjectRelated
Disturbance of
Soils
Nesting Bird Survey Qualified
Biologist
Packet Page. 372
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-6 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
MM BIO-3a: Jurisdictional Land. Prior to grading, the developer shall obtain a Clean Water Act Section 404 Permit from USACE, a Clean Water Act Section 401 Certification from the RWQCB (Santa Ana Region), and a Streambed Alteration Agreement from CDFG CDFW if jurisdictional land will be impacted. Offsite mitigation, if necessary, shall be provided at a minimum 1:1 ratio depending on location and importance of the jurisdictional land removed. If the project provides onsite mitigation equal or in excess of its identified impact (i.e., removal of jurisdictional land), no permits maybe necessary. If there are impacts there will be a permit needed regardless of mitigation type, this determination shall be made by qualified biologists in consultation with City Planning, USACE, RWQCB, and CDFG CDFW staff based on the final land plan and value assigned to the proposed bio-swales and other drainage improvements onsite.

To further protect and offset removal of suitable habitat through the preservation of open space and preserve water quality through the implementation of standard Best Management Practices (BMPs):
• Clearly delineating the limits of disturbance.
• Avoiding impacts in preserved open space area.
• Preserving of open space through a deed restriction.

Using properly maintained equipment and storing equipment outside of jurisdictional waters.
• Properly implementing and monitoring water quality BMPs. • Avoiding use of chemicals near sensitive areas.
• Minimizing impacts to sensitive biological resources onsite including sensitive plant communities, jurisdictional waters, and sensitive wildlife species through the use of a biological monitor during vegetation removal.
• Implementing a worker education program through a preconstruction meeting with a biologist, which will include developing procedures for minimizing the likelihood of spills, ensuring worker safety, education regarding nesting birds and sensitive species, surveying for sensitive species prior to construction, and obtaining any necessary permits prior to Prior to Grading
Activities
Obtain Section 404
Permit, Section 401
Certification, and
Streambed Alteration
Agreement
Qualified
Biologist and
City of San
Bernardino
Community
Development &
Housing
Department
—
Packet Page. 373
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-7 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
initiation of construction, including those listed in this mitigation, State ESA permits, and/or Federal ESA permits. • Crotch’s bumble bee (Bombus crotchii) is listed as a candidate species under the California Endangered Species Act. According to CDFW, the Project site is within the geographic range for Crotch’s bumble bee. Additionally, the Streambed Alteration Agreement would require avoidance, minimization and/or
mitigation measures to protect fish and wildlife and their habitat. Therefore, to minimize impacts to Crotch’s bumble bee from the Project, a qualified biologist shall conduct focused surveys within one year prior to vegetation removal and/or grading for the presence/absence of Crotch’s bumble bee.

Surveys shall be conducted during flying season when species is most likely to be detected above ground, between March 1 to September 1, by an approved qualified biologist, familiar with Crotch’s bumble bee behavior and live history. Surveys shall be conducted within the Project site and areas adjacent to the Project site where suitable habitat exists. Survey results including negative findings shall be submitted to CDFW 30 days prior to Project-related vegetation removal and/or grounddisturbing activities. If the species is identified onsite, and if “take” would occur, the developer shall apply for an incidental take permit and obtain “take” coverage prior to the initiation of Project activities.

Cultural Resources
MM CUL-2: The developer shall retain a qualified archaeologist with at least 3 years of regional experience in archaeology to monitor all ground-disturbing activities that occur within the proposed project area (which includes, but is not limited to, tree/shrub removal and planting, clearing/grubbing, grading, excavation, trenching, compaction, fence/gate removal and installation, drainage and irrigation removal and installation, hardscape installation [benches, signage, boulders, walls, seat walls, fountains, etc.], and archaeological work), grading to the satisfaction of the staff of the County Museum, and City Development & Housing Department, and Prior to Ground
Disturbing
Activities
Direct Observations,
Site Inspections
Qualified
Archaeologist
—
------- —
Packet Page. 374
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-8 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
the consulting tribes, including Yuhaaviatam of San Manuel Nation Cultural Resources Management Department (YSMN, also known as San Manuel Band of Mission Indians). A sufficient number of archaeological monitors shall be present each workday to ensure that simultaneously occurring ground disturbing activities receive thorough levels of monitoring coverage.

MM CUL-3: If potentially significant archaeological or historic resources are encountered during subsurface activities, all construction within a 60 100-foot radius of the find shall cease until the monitor determines whether the resource requires further study. The developer shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement. Any previously undiscovered resources found during construction shall be recorded on appropriate DPR forms and evaluated for significance in terms of CEQA criteria by a qualified Secretary of the Interior (SOI) Archaeologist. Potentially significant cultural resources consist of, but are not limited to, glass, ceramics, stone, bone, wood, rock and shell artifacts or features, including hearths, structural remains, or pre-historic dumpsites. If the resource is determined to be significant under CEQA, a qualified SOI Archaeologist shall prepare and implement a research design and archaeological data recovery plan, if necessary. The archaeologist shall also perform appropriate technical analyses, prepare a full written report and file it with the appropriate information center, and provide for permanent curation of the recovered resources.

During Ground
Disturbing
Activities
Site Monitoring Qualified SOI
Archaeologist
MM CUL-4: Prior to the start of excavation, a qualified paleontological monitor will be retained to conduct an onsite monitoring program to ensure protection of previously unknown paleontological specimens. In the event a fossil is discovered during construction of the Project when the paleontological monitor is not present, excavation within 100 feet of the find shall be temporarily halted until the discovery is examined by a qualified paleontologist, in accordance with Society of Vertebrate Paleontology standards.

The developer shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this Prior to
Grading/Excavation
Activities
Site Monitoring Qualified
Paleontological
Monitor
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Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-9 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
requirement. The paleontologist shall notify the City of the procedures that must be followed before construction is allowed to resume at the location of the find. If the find is determined to be significant and the Paleontologist determines that avoidance is not feasible, the paleontologist shall design and carry out a data recovery plan consistent with the Society of Vertebrate Paleontology standards. The plan shall be submitted to the City for review and approval. Upon approval, the plan shall be incorporated into the project. The Paleontologist shall also perform appropriate technical analyses, prepare a full written report and file it with the appropriate information center, and provide for permanent curation of any recovered resources.

MM CUL-5: If human remains are encountered during earthdisturbing activities for the Project, all work within 100 feet of the find shall stop immediately, an Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed, and the San Bernardino County Coroner’s office shall be notified. If the Coroner determines the remains are Native American in origin, the NAHC will be notified and, in turn, will notify the person determined to be the Most Likely Descendent (MLD). The MLD will provide recommendations for treatment of the remains (CEQA Guidelines § 15064.5; Health and Safety Code § 7050.5; Public Resources Code §§ 5097.94 and 5097.98).

Ongoing
Throughout
Construction
Activities
Site Monitoring Qualified
Archaeologist
Geology and Soils
MM GEO-1b: Prior to the recordation of any tract map in the area north of the South Branch of the San Andreas Fault (PlanningArea15), the developer must demonstrate that the Reservoir in Planning Area 2 will have no impact on any homes in Planning Area 1 from a seiche event that could occur from strong seismic ground shaking. The Reservoir must be designed to withstand anticipated seismic shaking and must be dyked or otherwise protected so as to protect downstream homes from seiche flow damage.

Prior to the
recordation of any
map in the area
north of the South
Branch of the San
Andreas Fault.

Direct Observations,
Site Inspections
City of San
Bernardino
Community
Development &
Housing
Department
MM GEO-3a: Prior to the commencement of grading activities, the applicant shall retain a qualified geotechnical consultant to test any Prior to Grading
Activities
Direct Observations,
Site Inspections
City of San
Bernardino
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Packet Page. 376
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-10 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
areas planned for development that are underlain by existing imported fill soils to determine their in-situ compaction and suitability for excavation and reuse as engineered fill. Soil testing can be avoided if the applicant elects to remove the fill and place it either in areas where it will not support buildings, be located in paved or landscaped areas, or be disposed of offsite. This measure shall be implemented to the satisfaction of the City Geologist.

Community
Development &
Housing
Department
MM GEO-3b: The developer shall implement the grading
recommendations identified in the 2021 Leighton Report GeoMat 2007 and the CHJ 2006 reports. Prior to the commencement of building construction, the applicant shall retain a qualified engineer to design foundations adequate to support the Project’s structures where necessary, based on the recommendations of the 2021 Leighton ReportGeoMat 2007 study. Settlement analysis shall be performed once the structural design loads and foundation system geometry have been defied for each building.

Prior to Issuance of
Building Permit
Direct Observation of
Grading and
Foundation Designs
City of San
Bernardino
Community
Development &
Housing
Department
Hazards and Hazardous Materials
MM HAZ-1: Prior to issuance of occupancy permits, the developer shall prepare a Post-Fire/Flood Recovery Plan for review and approval by the City. As appropriate, this plan shall incorporate planning guidelines from the Alluvial Fan Task Force (AFTF) established by the California Department of Water Resources (DWR).

The plan will identify the potential risks to Project residents from various natural hazards from being located in the fire-prone foothills and adjacent to a large natural waterway (Badger Creek). The plan will outline measures to be implemented after major fires or floods that will help protect future project residents to the practical degree.

When approved, this plan shall be incorporated into the Specific Plan.

Prior to Issuance of
Occupancy Permits
Direct Observation of
Post-Fire/Flood
Recovery Plan.

City of San
Bernardino
Community
Development &
Housing
Department
Hydrology and Water Quality
MM HYD-1a: Prior to the issuance of grading permits for any portion or phase of the project, the project applicant shall receive City approval SWPPP and Grading Plan to the City of San Bernardino that identify specific actions and BMPs to prevent stormwater pollution Prior to Issuance of
Grading Permits
Direct Observations
and Review of SWPPP
and Grading Plan
City of San
Bernardino
Community
Development &
—
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Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-11 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
from construction sources. These BMPs shall be consistent with the Conceptual Water Quality Management Plan prepared for the project by PBS&J Engineers (see DEIR Appendix G)Q3 Consulting. The plans shall identify a practical sequence for site restoration, BMP implementation, contingency measures, responsible parties, and agency contacts. The applicant shall include conditions in construction contracts requiring the plans to be implemented and shall have the ability to enforce the requirement through fines and other penalties. The plans shall incorporate control measures in the following categories:
• Soil stabilization practices.
• Dewatering practices (if necessary).
• Sediment and runoff control practices.
• Monitoring protocols; and
• Waste management and disposal control practices.

Once approved by the City, the applicant’s contractor shall be responsible throughout the duration of the project for installing, constructing, inspecting, and maintaining the control measures included in the SWPPP and Grading Plan.

Housing
Department
MM HYD-1b: Each SWPPP shall identify pollutant sources that could affect the quality of stormwater discharges from the construction site. Control practices shall include those that effectively treat target pollutants in stormwater discharges anticipated from project construction sites. To protect receiving water quality, the SWPPP shall include, but is not limited to, the following elements:
• Temporary erosion control measures (such as fiber rolls, staked straw bales, detention basins, temporary inlet protection, check dams, geofabric, sandbag dikes, and temporary revegetation or other ground cover) shall be employed for disturbed areas. • No disturbed surfaces will be left without erosion control measures in place during the winter and spring months
(September 30 – March 30).
• Sediment shall be retained onsite by a system of sediment basins, traps, or other appropriate measures. Of critical Prior to Issuance of
Grading Permits
Direct Observations
and Review of SWPPP
Pollutant Sources
City of San
Bernardino
Community
Development &
Housing
Department
Packet Page. 378
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-12 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
importance is the protection of existing catch basins that eventually drain to Cajon Creek.
• The construction contractor shall prepare Standard Operating Procedures for the handling of hazardous materials on the construction site to eliminate or reduce discharge of materials to storm drains.
• BMPs performance and effectiveness shall be determined either by visual means where applicable (i.e., observation of abovenormal sediment release), or by actual water sampling in cases where verification of contaminant reduction or elimination, (inadvertent petroleum release) is required to determine adequacy of the measure.
• Native grasses or other appropriate vegetative covers shall be established on the construction site as soon as possible after disturbance.

MM HYD-2a: Landscaping Management Plan. The developer shall develop and implement a Landscaping Management Plan (LMP) for landscaped areas with the goal of reducing potential discharge of herbicides, pesticides, fertilizers, and other contaminants to local waterways. All contractors involved in project-related landscaping conducted during the individual phases of development, as well as maintenance of landscaping following project completion, shall complete their work in strict compliance with the LMP. The applicant shall be responsible for ensuring that requirements of the LMP are provided to and instituted by future project landowners and managers following project completion. The LMP shall be prepared by a licensed landscape architecture firm with experience in methods to reduce or eliminate the use of landscape chemicals that could cause adverse effects to the environment. At a minimum, this LMP shall:

1. Require that pesticides and fertilizers not be applied in excessive quantities, and only applied at times when rain is not expected for at least 2 weeks, in an effort to minimize leaching and runoff into the storm drainage system.

Prior to Issuance of
Grading Permit
Direct Observation and
Review of Landscaping
Management Plan
City of San
Bernardino
Community
Development &
Housing
Department
Packet Page. 379
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-13 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials

2. Encourage the use of organic fertilizers and mulching of landscaped areas inhibit weed growth and reduce water
demands.

3. Utilize native, perennial, drought-tolerant vegetation to minimize irrigation needs.

4. Specify the maintenance measures to be used (e.g., mowing) and will specify an application schedule for all fertilizer amendments and pesticide applications.

5. Identify a list of preferred herbicides and pesticides and instances in which their use would be appropriate and the associated application rate.

MM HYD-2b: Water Quality Maintenance Reports. The UHSP project shall form a Landscaping and Lighting Maintenance District (LLMD) to monitor water quality and provide regular reports to the City regarding water quality on the project site. A qualified professional shall be retained through the LLMD to prepare and provide annual documentation to the City Engineer that the onsite BMPs (i.e., water quality devices, improvements, and procedures) are functioning as planned to effectively protect water quality both onsite and on downstream uses/drainages. This includes the function and condition of bioswales, street sweeping, etc. These reports shall be made to the satisfaction of the City Engineer in consultation with the RWQCB if necessary. If a report indicates water quality objectives are not being met and/or the RWQCB has expressed concerns in this regard, the LLMD will take appropriate steps and/or make appropriate improvements to achieve these objectives, to the satisfaction of the City Engineer.

Prior to Issuance of
Grading Permit
Direct Observation and
Review of Landscaping
and Lighting
Maintenance District
(LLMD)
City of San
Bernardino
Community
Development &
Housing
Department
MM HYD-5: Prior to approval of any final maps, the developer shall submit drainage plans to the City Public Works Department for review and approval. The City shall review and approve all storm drain improvement plans prior to issuance of any encroachment or building permits that involve flood control facilities.

Prior to Approval
of any Final Maps
Direct Observation of
Drainage Plans
City of San
Bernardino
Community
Development &
Housing
Department
Land Use
Packet Page. 380
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-14 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
MM LU-1: Prior to issuance of any occupancy permits, the developer shall coordinate with City, CSUSB, and USFS staffs to identify necessary access points and appropriate locations for such signage to clearly identify the USFS boundary along the perimeter of the University Hills property (i.e., Planning Area 24Planning Areas 1 and 2). Such signage will be placed at strategic locations, including any road or trail access points, to the satisfaction of the City in consultation with CSUSB and USFS staffs.

Prior to Issuance of
Occupancy Permits
Direct Observation and
Site Inspections
City of San
Bernardino
Community
Development &
Housing
Department
Noise
MM NOI-1a: At the time the grading permit application is submitted, the project applicant shall submit a Construction Noise Mitigation Plan to the City for review and approval. The plan shall depict the location of staging areas for construction equipment and describe how noise would be mitigated for any nearby sensitive receptors.

At the time, the
Grading Permit
Application is
Submitted
Direct Observation and
Review of Construction
Noise Mitigation Plan
City of San
Bernardino
Community
Development &
Housing
Department
MM NOI-1b: Stationary noise-generating equipment (such as pumps and generators) will be located as far as possible from nearby noisesensitive receptors (i.e., homes located in PA 16-20Planning Area 1) and no closer than 200 feet from any existing home within the Project site once occupancy has begun.

Prior to Ground
Breaking
Disturbances
Direct Observation and
Site Inspection
City of San
Bernardino
Community
Development &
Housing
Department
MM NOI-1c: Noise-generating equipment will be shielded from nearby noise-sensitive receptors by noise-attenuating buffers such as structures or haul truck trailers.

Prior to Ground
Disturbing
Activities
Direct Observation and
Site Inspection
City of San
Bernardino
Community
Development &
Housing
Department
MM NOI-1d: Onsite noise sources located less than 600 feet from noise-sensitive receptors will be equipped with noise-reducing engine housings.

Prior to Ground
Breaking
Disturbances
Direct Observation and
Site Inspection
City of San
Bernardino
Community
Development &
Housing
Department
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Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-15 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
MM NOI-1e: Portable acoustic barriers able to attenuate at least 6 dB will be placed around noise-generating equipment in the “East Village” portion Planning Area 2 of the project site.

Prior to Ground
Breaking
Disturbances
Direct Observation and
Site Inspection
City of San
Bernardino
Community
Development &
Housing
Department
MM NOI-1f: Water tanks and equipment storage, staging, and warmup areas will be located as far from noise-sensitive receptors as possible, and at least 200 feet from any existing home within the Project site once occupancy has begun.

Prior to Ground
Breaking
Disturbances
Direct Observation and
Site Inspection
City of San
Bernardino
Community
Development &
Housing
Department
MM NOI-1g: All construction equipment shall utilize noise reduction features (e.g., mufflers and engine shrouds) that are no less effective than those originally installed by the manufacturer.

Prior to Ground
Breaking
Disturbances
Direct Observation and
Site Inspection
City of San
Bernardino
Community
Development &
Housing
Department
MM NOI-1h: No construction equipment shall be allowed to idle for more than 5 minutes if it is within 100 feet of an existing house.

Ongoing
Throughout
Construction
Activities
Direct Observation and
Site Inspection
City of San
Bernardino
Community
Development &
Housing
Department
MM NOI-1i: Prior to approval of any subsequent tentative tract maps, the developer shall submit noise studies as appropriate for any residences within the project to assure that exterior and interior noise levels meet City noise standards based on actual final floor elevations, actual roadway cross sections and elevations, onsite topography after grading, etc. Walls or other attenuating improvements shall be installed as needed based on the results of these studies to ensure onsite residences meet the City’s noise regulations.

Prior to Ground
Breaking Approval
of any Subsequent
Tentative Tract
Maps
Direct Observation of
Noise Studies
City of San
Bernardino
Community
Development &
Housing
Department
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Packet Page. 382
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-16 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
Transportation and Circulation
MM TRANS-2: Recommended improvements may include a
combination of fee payments to established programs, construction of specific improvements, payment of a fair-share contribution toward future improvements, or a combination of these approaches.

For programmed improvements, the developer will pay into the regional transportation fee program. A summary of the intersection operations before and after implementation of these recommended improvements is provided on EIR Addendum Appendix D Table 9. A summary of the Project fair share percentages for these recommended improvements is provided on EIR Addendum
Appendix D, Traffic Impact Analysis Table 5 and similarly on Table 13 of the EIR Addendum.
• #5 – University Parkway at I-215 Freeway NB Ramps: Add a third westbound right-turn lane.
• #6 – University Parkway at I-215 Freeway SB Ramps: Add a dedicated northbound right-turn lane.

Prior to Issuance of
the Building
Permit.

Identified future
improvements that are
not currently in the
City's Master Facilities
Plan (MFP) will be
added and the
Developer Impact Fee
(DIF) adjusted to
include the additional
costs, then the project
will pay the
appropriate DIF
amount. The project
will pay the
appropriate fee for the
indicated future
improvements that are
already in the MFP and
DIF programs. It is
understood that some
freeway-related
improvements,
including some future
ramp improvements,
may not be fully
funded from available
sources in the future.
(Please refer to
Table 5-2 for
implementation and
funding of this
mitigation).

City of San
Bernardino
Community
Development &
Housing
Department
Packet Page. 383
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-17 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
MM TRANS-8: Prior to the commencement of construction, the developer shall provide a Construction Traffic, Staging, and Parking Management Plan to the City of San Bernardino for review and approval. All construction contracts shall include a clause requiring compliance with the Construction Traffic, Staging, and Parking Management Plan and the developer shall be able to enforce the provisions of the plan through penalties, up to and including, termination of the contract. The plan shall include the following provisions:
• Construction truck traffic shall be limited to the following designated routes: Campus Parkway from the site and west of Northpark Boulevard to Kendall Drive, and Kendall Drive from Campus Parkway to Palm Avenue. Construction truck traffic shall be prohibited on all other roadways, unless compelling
circumstances warrant such movements (e.g., a major traffic accident).
• Signage shall be installed at construction truck ingress and egress points alerting motorists to such movements.
• Soil, debris, or other loose materials shall be covered with tarps or other restraining material during haul movements on
roadways.
• On-site and off-site construction staging and parking locations shall be identified, as well as any necessary shuttle service needed to transport workers from off-site locations. For safety reasons, off-site staging or parking shall not be allowed west of Northpark Boulevard or on the CSUSB Cal State San Bernardino campus.
• A pre-construction conference shall be held advising all construction contractors of the requirements of the
Construction Traffic, Staging, and Parking Management Plan.

Prior to
Construction
Activities
Review of Construction
Traffic, Staging, and
Parking Management
Plan
City of San
Bernardino
Community
Development &
Housing
Department
Packet Page. 384
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-18 October 2025
Verification
Mitigation Measures (MMs) Implementation
Timing
Monitoring/ Reporting
Methods
Responsible for
Approval/
Monitoring Date Initials
Utilities and Service Systems
MM US-4a: Prior to the issuance of building permits, the applicant shall submit a Construction Debris Recycling Plan to the City of San Bernardino identifying the procedures by which construction and demolition would be salvaged and recycled to the maximum extent feasible. The plan shall include proof that a construction and demolition debris recycler is under contract to the applicant to perform this work. This Plan shall achieve at least a 50 percent reduction in construction waste, to the satisfaction of the City Planner.

Prior to the
Issuance of
Building Permits
Review of Construction
Debris Recycling Plan
City of San
Bernardino
Community
Development &
Housing
Department
MM US-4b: Prior to the issuance of occupancy permits, the developer shall provide the City with written assurance that all project residents will be provided with information on City and County waste reduction and disposal activities. This information may be provided by the developer or homeowners association (HOA) as appropriate. This measure shall be implemented to the satisfaction of the City Planner.

Prior to Issuance of
Occupancy Permits
Review of Information
on City and County
Waste Reduction and
Disposal Activities
City of San
Bernardino
Community
Development &
Housing
Department
Packet Page. 385
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-19 October 2025
Conditions of Approval (COAs)
Verification
Tribal Cultural Resources Implementation
Timing
Monitoring/
Reporting Methods
Responsible for
Approval/
Monitoring Date Initials
COA TCR-1 Due to the heightened cultural sensitivity of the proposed project area, at the discretion of the consulting tribe(s), Tribal monitor(s) authorized to represent YSMN shall be present for all ground-disturbing activities that occur within the proposed project area (which includes, but is not limited to, tree/shrub removal and planting, clearing/grubbing, grading, excavation, trenching, compaction, fence/gate removal and installation, drainage and irrigation removal and installation, hardscape installation [benches, signage, boulders, walls, seat walls, fountains, etc.], and archaeological work). At the discretion of the consulting tribes, a sufficient number of Tribal monitors shall be present each workday to ensure that simultaneously occurring ground disturbing activities receive thorough levels of monitoring coverage. A Monitoring and Treatment Plan that is reflective of the project mitigation (“Cultural Resources” and “Tribal Cultural Resources”) shall be completed by the qualified SOI Archaeologist and submitted to the Lead Agency for dissemination to YSMN. Once all parties review and agree to the plan, it shall be adopted by the Lead Agency – the plan must be adopted prior to permitting for the project. Any and all findings will be subject to the protocol detailed within the Monitoring and Treatment Plan.

During All
Ground
Disturbing
Activities
Monitoring Tribal Monitor
Approved by
YSMN and
City of San
Bernardino
Community
Development &
Housing
Department
COA TCR-2 If a pre-contact cultural resource is discovered during project implementation, ground-disturbing activities shall be suspended 60 feet around the resource(s), and an Environmentally Sensitive Area (ESA) physical demarcation/barrier constructed.

The SOI Project Archaeologist shall develop a research design that shall include a plan to evaluate the resource for significance under CEQA criteria. Representatives from YSMN, the Archaeologist, and the Lead Agency shall confer regarding the research design, as well as any testing efforts needed to delineate the resource boundary.

Following the completion of evaluation efforts, all parties shall confer regarding the resource's archaeological significance, its potential as a Tribal Cultural Resource (TCR), and avoidance (or other appropriate treatment) of the discovered resource.

During All
Ground
Disturbing
Activities
Site Monitoring Qualified SOI
Archaeologist
Packet Page. 386
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-20 October 2025
Conditions of Approval (COAs)
It is the preference of YSMN that removed cultural material be reburied as close to the original find location as possible. However, should reburial within/near the original find location during project implementation not be feasible, then a reburial location for future reburial shall be decided upon by YSMN, the landowner, and the Lead Agency, and all finds shall be reburied within this location.

Additionally, in this case, reburial shall not occur until all grounddisturbing activities associated with the project have been completed, all monitoring has ceased, all cataloguing and basic recordation of cultural resources have been completed, and a final monitoring report has been issued to Lead Agency, CHRIS, and YSMN.

All reburials are subject to a reburial agreement that shall be developed between the landowner and YSMN outlining the
determined reburial process/location and shall include measures and provisions to protect the reburial area from any future impacts.

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

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

Packet Page. 387
Addendum to the University Hills Specific Plan Project
City of San Bernardino Mitigation Monitoring and Reporting Program Page C-21 October 2025
Conditions of Approval (COAs)
Transportation and Circulation
Table 13: Summary of Project Fair Share for Recommended Improvements AM Peak Hour PM Peak Hour
Int. # Intersection Total Volume Total Volume
2022 2026
Total
Growth
Project
Trips %
2022 2026
Total
Growth
Project
Trips %
Opening Year 2026 Cumulative Conditions
5 University Pkw. At I215
Freeway NB Ramps
3,663 4,23
7 578 128 22.3% 4,16
5 4,84
2 677 169 25.0%
Future Build-Out Year 2040 Cumulative Conditions
5 University Pkw. At I215
Freeway NB Ramps
3,663 4,37
9 716 128 17.9% 4,16
5 4,92
6 761 169 22.2%
6 University Pkw. At I215
Freeway SB Ramps
2,448 3,11
2 664 104 15.7% 2,97
0 3,98
6 1,016 91 9.0%
Source: Kimley-Horn. 2025. Traffic Impact Analysis: Table 5, Summary of Project Fair Share for Recommended Improvements.

Packet Page. 388
ORDINANCE NO. MC-1664
1 ORDINANCE NO. MC-1664

ORDINANCE OF THE MAYOR AND CITY COUNCIL OF

THE CITY OF SAN BERNARDINO, CALIFORNIA,
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,

PURSUANT TO AN ADDENDUM TO THE FINAL

SUBSEQUENT ENVIRONMENTAL IMPACT REPORT

AND MITIGATION MONITORING AND REPORTING
PROGRAM (SCH #2007071155); AND DISSOLVE
DEVELOPMENT AGREEMENT NO. 08-02.

WHEREAS, the City of San Bernardino, California (“City”) is a chartered city and municipal corporation, duly organized under the California Constitution and laws of the State of California; and
WHEREAS, In 1993, the City of San Bernardino Mayor and Common Council approved the Paradise Hills Specific Plan; and
WHEREAS, after adoption of the City of San Bernardino 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; and
WHEREAS, on November 17 2008, the Mayor and Common Council of the City of San Bernardino adopted Resolution No. 2008-422 certifying the Final Subsequent Environmental Impact Report (California State Clearinghouse No. 2007071155), adopting the Findings of Fact, Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program, and approving Specific Plan 07-01 for the University Hills Specific Plan (SP-UH); and WHEREAS, Specific Plan Amendment 23-01 constitutes the University Hills Specific Plan Project ("Project"); and
WHEREAS, Specific Plan Amendment 23-01 is a request to amend the development standards and guidelines of the original development plan reducing the number of proposed singlefamily residential lots from 980 to 327 within the University Hills Specific Plan pursuant to an addendum to the Final Subsequent Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155); and
Packet Page. 389
ORDINANCE NO. MC-1664
2 WHEREAS, The applicant has requested Development Agreement 08-02 to be dissolved and removed from the property title and project, and replaced with a Memorandum of Understanding exclusively between California State University San Bernardino and the Applicant, agreeing to preserve California State University San Bernardino intended protections and interests regarding roadway access, maintenance, open space access, and safeguards for campus facilities; and
WHEREAS, pursuant to the California Environmental Quality Act (“CEQA”; Public Resources Code, Section 21000 et seq.), Section 21067, and State CEQA Guidelines (California Code of Regulations, Section 15000 et seq.), Section 15367, the City of San Bernardino is the lead agency for the Project; and
WHEREAS, City staff determined that pursuant to State CEQA Guidelines Section 15164 (a) (Addendum to an EIR), the Addendum to the Final Subsequent Environmental Document was the appropriate environmental review procedure under CEQA, and accepted the Addendum to the FSEIR prepared by Kimly-Horn Environmental Consultants; and WHEREAS, On December 10, 2025 the Development and Environmental Review Committee of the City of San Bernardino recommended that Specific Plan Amendment 23-01 and the dissolution and removal of Development Agreement 08-02 from the property title, move to the Planning Commission for consideration; and
WHEREAS, on January 13, 2026 the Planning Commission of the City of San Bernardino held a duly noticed public hearing to consider public testimony and the staff report. At the public hearing there was opposition to the “Project” via 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 a motion was made by Commissioner Carlone and seconded by Commissioner Pratt to approve staff’s recommendation to move Specific Plan Amendment 23-01 and the dissolution of Development Agreement 08-02 to the meeting of the Mayor and City Council for the first reading on May 6, 2026. The motion was approved per Resolution 2026-001 by Commissioners; Carlone, I. Garcia, O. Garcia, Ngalande, Pratt, and Quiel. Commissioners Dailey and Lopez denied, and Commissioner Sherrick was absent. The item passed six (6) to two (2); and
WHEREAS, notice of the May 6, 2026 public hearing for the Mayor and City Council's consideration of this proposed Ordinance and the dissolution of Development Agreement 08-02 was published in The Sun newspaper on April 25, 2026, and was mailed to the owners and tenants of property located within 1,000 feet of the subject property in accordance with Development Code Chapter 19.52 (Hearing and Appeals); and
WHEREAS, at the public hearing conducted by the Mayor and City Council, no additional information submitted to the City Council has produced substantial new information requiring substantial revisions that would trigger recirculation of the Addendum or additional environmental review under State CEQA Guidelines Section 15088.5; and Packet Page. 390
ORDINANCE NO. MC-1664
3 WHEREAS, at the public hearing conducted by the Mayor and City Council on May 6, 2026 the Crestline Soaring Society and community members Ron Alvarado and Mr. Les made comments of concern towards the project; and Lozeau Drury LLP contested the CEQA determination for the project; and
WHEREAS, at the public hearing conducted by the Mayor and City Council on May 6, 2026 the Mayor and City Council considered Ordinance No. 1664 and the dissolution of Development Agreement 08-02, and following public testimony, unanimously voted to continue Ordinance No. 1664 for Specific Plan Amendment 23-01 to the regularly scheduled June 3, 2026 meeting of the Mayor and City Council. The motion was made by Council Member Knaus and seconded by Council Member Sánchez; and
WHEREAS, at the public hearing conducted by the Mayor and City Council on June 3, 2026 the Mayor and City Council considered Ordinance No. 1664 and the dissolution of Development Agreement 08-02, and following public testimony, unanimously voted to continue Ordinance No. 1664 and the dissolution of Development Agreement 08-02 for Specific Plan Amendment 23-01 to the regularly scheduled July 15, 2026 meeting of the Mayor and City Council. The motion was made by Council Member Ortiz and seconded by Council Member Flores; and
WHEREAS, pursuant to the requirements of Chapters 19.64 (Specific Plans) and 19.40 (Development Agreements) of the City of San Bernardino Development Code, the Mayor and City Council have the authority to take action on Specific Plan Amendment 23-01 and the dissolution and removal of Development Agreement 08-02 from the property title.

THE MAYOR AND CITY COUNCIL OF THE CITY OF SAN BERNARDINO DO ORDAIN AS FOLLOWS:

SECTION 1. The above recitals are true and correct and are incorporated herein by this reference.

SECTION 2. Compliance with the California Environmental Quality Act. Based on the Addendum, the EIRs, Environmental Findings, Mitigation Monitoring and Reporting Programs, the Statement of Overriding Considerations, and all related information presented to the City Council, the City Council finds that the preparation of a subsequent or supplemental EIR is not required because the modification specified in the Addendum: (1) does not constitute substantial changes to the Project that will require major revisions of the 2008 SFEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) does not constitute substantial changes with respect to the circumstances under which the Project is administered that will require major revisions of the 2008 SFEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of the previously identified significant effects; and (3) does not contain new information of substantial importance that was not known and could not have been known with the exercise of reasonable diligence at the time the 2008 SFEIR was certified, that shows any of the following: (a) the modification will have one or more significant effects not discussed in the 2008 SFEIR; (b) significant effects previously examined will be substantially more severe than shown in the 2008 SFEIR; (c) mitigation measures or alternatives Packet Page. 391
ORDINANCE NO. MC-1664
4 previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the City Council declined to adopt such measures; or (d) mitigation measures or alternatives considerably different from those analyzed in the 2008 SFEIR would substantially reduce one or more significant effects on the environment, but which the City Council declined to adopt.

SECTION 3. Findings of Fact – Specific Plan Amendment 23-01 Finding No. 1: The proposed amendment is consistent with the General Plan.

Finding of Fact: The University Hills Specific Plan (SP-UH) is a comprehensive land use and zoning document encompassing approximately 404 acres, of which approximately 42 percent (169.5 acres) were dedicated for construction of 980 residential dwelling units and related uses.

The balance of the UHSP included parks and recreational uses (10.2 acres), among streets, lighting, landscaping, natural open space (234.8 acres) to the north of the developed area, among other common features generally associated with residential communities.

Specific Plan Amendment 23-01 proposes to amend development standards and guidelines of the original development plan and reduce the number of proposed single-family residential lots from 980 to 327 within the University Hills Specific Plan. The following demonstrates how the “Project” meets the General Plan Goals and Policies:

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.

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ORDINANCE NO. MC-1664
5 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
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ORDINANCE NO. MC-1664
6 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.

Finding No. 2: The proposed amendment would not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

Finding of Fact: The proposed Specific Plan Amendment would establish a land use and development framework to serve as a marketing tool for attracting developers to key sites and for boosting economic development.

The Specific Plan is dedicated to creating a mixed-use neighborhood that compliments the surrounding community by type and quality of development. The project provides quality homes and options for interested parties looking to relocate to the area. Additionally, the University Hills Specific Plan promotes water and energy conservation through sustainable development requirements for drought tolerant landscaping, guidelines for implementing renewable energy sources for utilities, and creating a walkable and convenient neighborhood with open spaces for families to gather. Therefore, the proposed Specific Plan will not be detrimental to the public interest, health, safety, convenience, or welfare of the City.

Finding No. 3: The proposed amendment would maintain the appropriate balance of land uses within the City.

Finding of Fact: The original University Hills Specific Plan (SP-UH) adopted in November of 2008 was a comprehensive land use and zoning document encompassing approximately 404 acres, of which approximately 42 percent (169.5 acres) was dedicated to the construction of 980 residential dwelling units and related uses. The remaining area of the SP-UH included parks and recreational uses (10.2 acres), as well as streets, lighting, landscaping, and natural open space (234.8 acres) located north of the developed area, along with other common features generally associated with residential communities. Specific Plan Amendment 23-01 proposes to amend the development standards and guidelines of the original development plan per the following:
• 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 per du/acre.
• Increase the amount of land preserved in perpetuity as open space to better accommodate environmental site constraints, such as seismic and biological constraints from
approximately 235 acres to approximately 300 acres.
• Reduce the number of allowed residential dwelling units (DU) from 980 DU to 327 DU.
• Redesign of the conceptual park plans.

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ORDINANCE NO. MC-1664
7 • 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.

Therefore, as presented Specific Plan Amendment 23-01 is physically suitable for the requested land use designations and the anticipated land use developments, which would maintain the appropriate balance of land uses within the City.

Finding No. 4: The proposed plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood.

Finding of Fact: The University Hills Specific Plan (SP-UH) has been created with the great consideration for the surrounding neighborhood and future development of the Specific Plan area will create a low density, walkable neighborhood with open spaces for children and families to enjoy, while maintaining high quality design for the “Project” in whole. Specific Plan Amendment 23-01 proposes to amend the development standards and guidelines of the original development plan by reducing the number of Planning Areas from 24 to 4 and lowering the residential density of the Project from a maximum of 20 dwelling units per acre to 3 dwelling units per acre. The Amendment also increases the amount of land preserved in perpetuity as open space from approximately 235 acres to approximately 300 acres to better accommodate environmental site constraints, including seismic and biological constraints.

In addition, the Amendment reduces the number of allowed residential dwelling units from 980 to 327, includes a redesign of the conceptual park plans, and updates the circulation plan to connect Badger Canyon Road south to Campus Drive while adding additional emergency vehicle access roads. Lastly, the Amendment updates development standards and design guidelines to focus on single-family residential development.

Finding No. 5: The proposed plan will contribute to a balance of land uses so that local residents may work and shop in the community in which they live.

Finding of Fact: The University Hills Specific Plan (SP-UH) has been created with consideration for the surrounding neighborhood, and future development of the Specific Plan area is intended to create a low-density, walkable neighborhood with open spaces for children and families to enjoy, while maintaining high-quality design for the Project as a whole.

Specific Plan Amendment 23-01 proposes to amend the development standards and guidelines of the original development plan by reducing the number of Planning Areas from 24 to 4 and lowering the residential density of the Project from a maximum of 20 dwelling units per acre to 3 dwelling units per acre.

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ORDINANCE NO. MC-1664
8 The Amendment also increases the amount of land preserved in perpetuity as open space from approximately 235 acres to approximately 300 acres to better accommodate environmental site constraints, including seismic and biological constraints. In addition, the Amendment reduces the number of allowed residential dwelling units from 980 to 327, includes a redesign of the conceptual park plans, and updates the circulation plan to connect Badger Canyon Road south to Campus Drive while adding additional emergency vehicle access roads. Lastly, the Amendment updates development standards and design guidelines to focus on single-family residential development.

Therefore, The proposed plan will contribute to a balance of land uses so that local residents may work and shop in the community in which they live.

SECTION 4. Specific Plan Amendment 23-01, a request to adopt the amendment to the Final Subsequent Environmental Impact Report and Mitigation Monitoring and Reporting Program (SCH #2007071155) and amend the development standards and guidelines of the original development plan reducing the number of proposed single-family residential lots from 980 to 327 within the University Hills Specific Plan, attached hereto and incorporated herein by reference as Exhibit A, is hereby approved.

SECTION 5. Certification. City Clerk of the City of San Bernardino shall certify to the adoption of this Ordinance and cause publication to occur in a newspaper of general circulation and published and circulated in the City in a manner permitted under Section 36933 of the Government Code of the State of California.

SECTION 6. Notice of Determination: The Planning Division of the Community and Development and Housing Department is hereby directed to file a Notice of Determination with the County Clerk of the County of San Bernardino within five (5) working days of final project approval certifying the City’s compliance with the California Environmental Quality Act in approving the Project.

SECTION 7. Severability: If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance, or any part thereof, is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portion of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared unconstitutional. If for any reason any portion of this ordinance is found to be invalid by a court of competent jurisdiction, the balance of this ordinance shall not be affected.

SECTION 8. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption.

APPROVED and ADOPTED by the City Council and signed by the Mayor and attested by the City Clerk this ___ day of _________, 2026.

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ORDINANCE NO. MC-1664
9 Helen Tran, Mayor
City of San Bernardino
Attest:

Telicia Lopez, CMC, City Clerk
Approved as to form:

Sonia Carvalho, City Attorney
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ORDINANCE NO. MC-1664
10 CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF SAN BERNARDINO ) ss

CITY OF SAN BERNARDINO )
I, Telicia Lopez, CMC, City Clerk, hereby certify that the attached is a true copy of Ordinance No. MC-1664, introduced by the City Council of the City of San Bernardino, California, at a regular meeting held the 15th day of July, 2026. Ordinance No. MC-1664 was approve passed and adopted at a regular meeting held the XX day of , 2026 by the following vote:

Council Members: AYES NAYS ABSTAIN ABSENT

SANCHEZ
IBARRA

FIGUEROA

SHORETT
KNAUS
FLORES
ORTIZ
WITNESS my hand and official seal of the City of San Bernardino this ___ day of _________, 2026.

Telicia Lopez, CMC, City Clerk
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University Hills Specific Plan Page 1-1
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INTRODUCTION
Chapter 1: Introduction
Project Summary
Nestled in the foothills of the San Bernardino Mountains between the San Bernardino National Forest and California State University, San Bernardino (CSUSB), University Hills is a distinctive 404-acre residential community that offers a unique living environment with a direct and long-lasting relationship with, near to the University, with access to trails and open space, and where the majority of the site is left untouched.

DevelopmentThe City of San Bernadino originally adopted the University Hills Specific Plan in 2008. The original vision for the project area approved under the Specific Plan included a development of 980 residences consisting of estate, single-family detached, small lot detached, cluster court homes, townhomes and stacked flats.

Since the adoption of the original Specific Plan, a new vision for the property has been developed which envisions less density, a design that is more sensitive to physical site constraints, and additional conservation of open space. Therefore, the University Hills Specific Plan is being amended to revise the residential types and layouts, and to reduce the developed area resulting in the conservation of additional open space.

Under the Amended University Hills Specific Plan, development in University Hills is concentrated on the lower elevations of the site and encompasses only 4225 percent, or 104 acres of the total site (170 acres) while the remaining 5875 percent, 300 acres, remains as open space. natural, permanent open space (not including parks and open space areas within the developed 104 acres). This generous 235-acre open space area will be used by CSUSBpreserved as a laboratory to study the local biology, habitat, and geologynatural open space.

University Hills accommodates 980 residences 327 single family-detached housing on a variety of lot sizes, situated in several neighborhoodsa neighborhood, which areis set apart by open space corridors, drainage ways, and sloped areas, and is interconnected to surrounding open spaces by a series of pathways and roadways.

University Hills accommodates a range of living opportunities including estate, singlefamily detached, small-lot detached, cluster court homes, townhomes, and stacked flats. In addition, University Hills provides
four acres that will be dedicated to CSUSB
and can accommodate up to 60 units for
exclusive use as faculty housing.

University Hills also contains
approximately 10347 acres of parks,
including a 2-acre private community
clubhouse, 5-acre California Walnut Grove
Linear Park, two neighborhood parks,open
space. This total consists of 300 acres of
permanent natural open space and 47
acres of open space within the 2.1-acre
Glider Park, which provides a safe approach
zone fordeveloped area of the hang gliders
landing atSpecific Plan. Of those 47 acres,
approximately 8 acres are designated as
parks, and the adjacent Andy Jackson
Airparkremaining 39 acres consist of
parkways, landscaped slopes, water
quality basins, and other communityserving landscaped areas.

University Hills contains several significant
natural features that have led to a carefully
customized land plan. The San Andreas
Fault system runs the length of the project
and generally separates the developed and
undeveloped portions of the project. In
addition, several natural drainage ways
and sloped areas are located in University
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2 June 2008
Hills. These features are incorporated as open space corridors containing pathways and amenities.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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University Hills Specific Plan Page 1-17
Figure 1-4 Topography
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Figure 1-5 Slope Stability
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High Wind Areas
The City of San Bernardino experiences periods of high velocity winds, especially in the Cajon Pass and at the bottom of canyons.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

According to CSUSB, its faculty conducts long- and short-term research on the University Hills site. The University Hills site contains the SanAndreas fault system, seeps, a variety of natural vegetation (e.g., woodland and riparian vegetation, upland chaparral slopes, and sage scrub), and natural drainage areas that present educational opportunities to the biology, geology, geography and environmental studies, and science education departments. Accordingly, CSUSB desires to continue conducting research on the University Hills site and has requested that lands be set aside for this p
u
r
p
o
s
e
.

CSUSB is
also
contemplati
ng
buildingbuilt
an
observatory
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University Hills Specific Plan Page 1-31
on the adjacent Badger Hill. No detailed plans were available at the time of the adoption of this Specific Plan.

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

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

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

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

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

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

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

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

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

The major findings of the surveys are as follows:

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Another critical sustainability issue is water and watershed management.

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

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

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

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

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

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

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

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

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

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

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

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

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

14.3 0 –3.1 37 124 15 4

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

9.1–15.0 (PA
5 &13)

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

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

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1 Formatted: Header

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

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

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

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

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

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University Hills Specific Plan Page 3-
3 Table3-1 Land Use Categories
Land Use Category Description of Category
Residential Uses
Large-Lot Detached (LLD) Accommodates large-lot, single-family detached uses at an average density of 2.6 dwelling units per acre. The
residential density within this land use category ranges between 0 and 3.1 units per acre.

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

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

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

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

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

Provides undeveloped open space for recreational uses.

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

Accommodates trails, community gardens, and landscape.

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

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

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

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

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

C X P P
P

P X P P
P

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

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

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

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

SLD MDA
ADescription of Category
Pub PkClubU OS
Other Uses
Conference rooms
Homefinding center (temporary)
Private/public utility facilities
Wireless telecommunication facilities
X X
C X
X D
C X
X D
C X
X
D
C
X
X
X
C
C
P
D
C
C
X
X
D
C
X
X
C
C
Home Occupations
Subject to (H) home occupation permit H H H H X X X X
Temporary Uses
Subject to (T) temporary use permit T T T T T T T T
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Packet Page. 494
University Hills Specific Plan Page 3-
5 C=Conditional D=Develop Permit P=Planning Area 1 – Single Family Residential As shown in Figure 2.1 Land Use Plan, approximately 104 acres are designated for residential uses. Planning Area 1 accommodates single-family detached housing at a density of up to 3.1 dwelling units an acre. Lot sizes range from a minimum size of 2,750 square feet and 3,600 square feet. Ancillary uses, such as parks, basins, and utilities are allowed. Residential and general development standards f are listed in section 3.2 of this Specific Plan.

The following uses are allowed in the Planning Area:

Permitted X=Not Uses for Planning Area 1
Uses Notes
Residential Uses
Single family detached dwelling P
Accessory Dwelling Unit or Junior Accessory Dwelling Unit P Day care center X
Day care homes 8 or less children P
Day care homes 9-15 children D
Dormitories/fraternity/sorority X
Homeless facilities X
Residential care facility (6 or less) P*
Congregate care, assisted living facilities and nursing homes X Caretaker’s unit X
Recreational Uses
Open spaces/parks P
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Development Criteria

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6 June
2008
Uses Notes
Trails (including bicycles, equestrian, pedestrian) P
Accessory Uses
Antennae, vertical/satellite dish P
Fences and walls P
See Specific Plan
design guidelines for
standards
Storage structures (less than or equal to 120 sf) P
Units greater than
120 sf shall be
processed
consistent with
SBMC
Recreational vehicle and boat storage P
Other Uses
Wireless telecommunication facilities C
Other such uses that the Community Development Director may find to be similar with those uses previously listed, pursuant to SBMC Section 19.02.070(3) Home Occupations
Subject to (H) home occupation permit H
See the SBMC for
requirements
Temporary Uses
Subject to (T) temporary use permit T
See the SBMC for
requirements
* Per California Health and Safety Code Sections 1566.3 Packet Page. 496
University Hills Specific Plan Page 3-
7 3.1.2 Planning Area 2 – Open Space
As shown in Figure 2.1 Land Use Plan, approximately 300 acres are designated as permanent open space. The open space area is not considered suitable for development and will remain as primarily unimproved land except for roadway improvements and trails. The following uses may also be accommodated:

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Development Criteria

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

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

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

Table 3-.4.

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Development Criteria

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Mayor and City CouncilJuly 15, 2026

Mayor and City Council
July 15, 2026