Agenda packet — Mayor and City Council, September 16, 2026 (part 2 of 4)

RESOLUTION NO. 2026-153

RESOLUTION OF THE MAYOR AND CITY COUNCIL

OF THE CITY OF SAN BERNARDINO, CALIFORNIA,

ADOPTING THE MITIGATED NEGATIVE

DECLARATION AND MITIGATION MONITORING AND

REPORTING PROGRAM IN COMPLIANCE WITH

CALIFORNIA ENVIRONMENTAL QUALITY ACT
SECTION 15164(a); APPROVING SUBDIVISION 25-03
(TENTATIVE TRACT MAP NO. 20826) ALLOWING
FOR THE SUBDIVISION OF A 5.82-ACRE PROPERTY
INTO SIXTY-EIGHT (68) SINGLE-FAMILY PLANNED
RESIDENTIAL DEVELOPMENT (PRD) LOTS; AND
DEVELOPMENT PERMIT TYPE-P 25-07 FOR SITE AND

ARCHITECTURAL REVIEW OF THE SIXTY-EIGHT
(68) PRD DWELLINGS.

WHEREAS, on June 17, 2025, pursuant to the requirements of Chapter 19.66 (Subdivision Maps) and Chapter 19.44 (Development Permits) an application for Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 was duly submitted by:

Property Owner/Applicant: Century Communities
APN(s): 0148-303-21, 22, 24, and 26
Lot Area: 5.82 acres
WHEREAS, together Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 constitute a portion of the Little Mountain Planned Residential Development Project ("Project"); and
WHEREAS, Subdivision 25-03 (Tentative Tract Map No. 20826) is a request to allow the subdivision of the 5.82-acre property into sixty-eight (68) single-family PRD lots; and WHEREAS, Development Permit Type-P 25-07 is a request to allow the development, establishment, and architectural review of sixty-eight (68) two-story PDR dwellings; 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, City staff determined that pursuant to State CEQA Guidelines Section 15073, preparation of a Mitigated Negative Declaration was the appropriate environmental review procedure under CEQA, because all potential significant impacts of the Project can be mitigated to a level of less than significant; and
Packet Page. 234
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 2 of 32 ends

WHEREAS, a Mitigated Negative Declaration (“MND”) and Mitigation Monitoring and Reporting Program (“MMRP”) were prepared for the Project; and WHEREAS, pursuant to requirements of Section 15063 of the California Environmental Quality Act, the Planning Division of the Community Development and Housing Department accepted the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared by EPC Environmental Inc. on behalf of and submitted by the applicant for Subdivision 25-03 (Tentative Parcel Map 20826) and Development Permit Type-P 25-07; and
WHEREAS, the Planning Division of the Community Development and Housing Department has reviewed the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Subdivision 25-03 (Tentative Parcel Map 20826) and Development Permit Type-P 25-07 for consistency with the City of San Bernardino General Plan, and compliance with the City of San Bernardino Development Code and underlying zone; and WHEREAS, on July 22, 2026, 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 the (1) Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, (2) Subdivision 25-03 (TTM 20826), and (3) Development Permit Type-P 25-07 to the Planning Commission for consideration; and WHEREAS, on August 11, 2026 the Planning Commission of the City of San Bernardino held a duly noticed public hearing to consider public testimony and staff’s report. At the public hearing there was no opposition to the Project and after the public comments, the Planning Commission deliberated and a motion was made by Commissioner Carlone, seconded by Commissioner Quiel, to approve staff’s recommendation to forward an approval recommendation of the (1) Mitigated Negative Declaration, Mitigation Monitoring, and Reporting Program, (2) Subdivision 25-03 (TTM 20826), and (3) Development Permit Type-P 25-07, to the Mayor and City Council. The motion was approved unanimously per Resolution 2026-024; and WHEREAS, notice of the September 16, 2026 public hearing for the Mayor and City Council's consideration of this proposed Resolution was published in The Sun newspaper on September 5, 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 produced substantial new information requiring substantial revisions that would trigger recirculation of additional environmental review under State CEQA Guidelines Section 15088.5; and
WHEREAS, at the public hearing conducted by the Mayor and City Council on September 16, 2026 there was no opposition to the Project; and
Packet Page. 235
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 3 of 32 ends

WHEREAS, pursuant to the requirements of Chapter 19.52 (Hearing and Appeals), Chapter 19.44 (Administrative and Development Permits), 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 (1) the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (2) Subdivision 25-03 (TTM 20826), and (3) Development Permit Type-P 25-07.

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.

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 IS/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, 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 IS/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program: Based upon the findings made herein and their independent judgment and analysis, the Mayor and City Council hereby adopt the IS/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program 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 of Fact-Subdivision 25-03 (Tentative Tract Map 20826):

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

Finding of Fact: The proposed subdivision (Tentative Tract Map 20826) would subdivide the subject project site into one sixty-eight (68) single-family residential lots and common open spaces to correspond to the proposed Planned Unit Development containing approximately 5.82 acres. Additionally, the subdivision is consistent with General Plan goals and Policies and the relevant provisions of the Development Code.

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

Finding of Fact: The proposed Tentative Tract Map will allow the development and establishment of a Planned Unit Development comprised of sixty-eight (68) single-family residential lots which are compatible with the surrounding residential developments. Additionally, the proposed Tentative Tract Map will connect to existing water and sewer services, roads, storm drains, and Packet Page. 236
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 4 of 32 ends

private utilities. Therefore, the proposed subdivision is consistent with the following General Plan goals and policies:

General Plan Land Use Goal 2.2: Promote development that integrates with surrounding land uses.

General Plan Land Use policy 2.7.5: Require that developments conform to the availability of public infrastructure to accommodate its demands and mitigate its impacts.

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

Finding of Fact: The proposed subdivision has been designed to meet the requirements of the Residential Medium (RM) zone and to accommodate the proposed Planned Unit Development.

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

Finding of Fact: The proposed subdivision with a density of eleven (11) residential dwellings per acre has been designed to meet the density of twelve (12) residential dwellings per acre of the Residential Medium (RM) zone.

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: In accordance with Public Resources Code, Section 15074, a Mitigated Negative Declaration with the appropriate Mitigation Monitoring and Reporting Program (in order to ensure that the Mitigation Measures are implemented to prevent potential environmental impacts) was prepared in connection with the Project, including the proposed subdivision. Therefore, no significant negative impacts on the environment are anticipated.

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 requirements and will not result in any serious public health problems. The proposed parcels will have access to existing public streets. Existing utilities and public services are available 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.

Packet Page. 237
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 5 of 32 ends

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. Findings of Fact Development Permit Type-P 25-07:

Finding No. 1: The proposed development is permitted within the subject zoning district and complies with all applicable provisions of the Development Code, including prescribed site development standards and applicable design guidelines.

Finding of Fact: The proposed Planned Unit Development comprised of sixty-eight (68) single-family residential dwellings is a permitted land use within the Residential Medium (RM) zone, subject to the approval of a Development Permit with the appropriate Conditions of Approval and CEQA determination. With the concurrent approval of General Plan Amendment 25-02 and Development Code Amendment (Zoning Map Amendment) 25- 07, the proposal under Development Permit Type-P 25-07 will be developed in compliance with all of the applicable development standards and design guidelines of the Residential Medium (RM) zone. Therefore, the proposed development would not impair the integrity and character of the subject land use district.

Finding No. 2: The proposed development is consistent with the General Plan.

Finding of Fact: With the concurrent approval of General Plan Amendment 25-02 and Development Code Amendment (Zoning Map Amendment) 25-07, the proposed project is consistent with General Plan goals and policies including the following:
▪ Land Use Element Policy 2.2.1: Ensure compatibility between uses and quality design through adherence to the standards and regulations in the Development Code and policies and guidelines in the Community Design Element.
▪ Housing Element Goal 3.2: Conserve and improve the existing affordable housing stock and revitalize deteriorating neighborhoods. ▪ Housing Element Policy 3.5.4: Encourage and facilitate the construction, maintenance, and preservation of a variety of housing types adequate to meet a range of household needs.

Packet Page. 238
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 6 of 32 ends

▪ Community Design Element Policy5.5.1: Require new and in-fill development to be of compatible scale and massing as existing development yet allow the flexibility to accommodate unique architecture, colors, and materials in individual projects.

The proposed Planned Unit Development comprised of sixty-eight (68) detached single-family dwellings will provide additional housing opportunities within the City, consistent with these General Plan goals and policies. Additionally, the proposed project is permitted within the Residential Medium (RM) zone, subject to the approval of a Development Permit with the appropriate Conditions of Approval and CEQA determination.

Finding No. 3: The proposed development is harmonious and compatible with existing and future developments within the land use district and general area, as well as the land uses presently on the subject property.

Finding of Fact: The proposed Planned Unit Development comprised of sixty-eight (68) detached single-family residences will be harmonious and compatible with the existing single-family residential developments within the surrounding area.

The scale and density of the proposed development is similar to that of the existing residential development in the area and it conforms to the development standards of the Residential Medium (RM) zone. With the concurrent approval of General Plan Amendment 25-02, Development Code Amendment (Zoning Map Amendment) 25-07, Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07, the proposal is consistent with both the General Plan and Development Code, thus no land use conflict is expected to result from construction of the proposed project.

Finding No. 4 The proposed development is in compliance with the requirements of the California Environmental Quality Act (CEQA) and Section 19.20.030 of the Development Code.

Finding No. 5: There will be no potentially significant negative impacts upon environmental quality and natural resources that could not be properly mitigated and monitored.

Packet Page. 239
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 7 of 32 ends

Finding of Fact: In accordance with the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration was prepared in connection with Development Permit Type-P 25-07 which analyzed the proposed Planned Unit Development and deemed that no significant negative impacts on resource for sensitive species or other biological resources.

Finding No. 6: The subject site is physically suitable for the type and density/intensity of use being proposed.

Finding of Fact: The proposed Planned Unit Development consists of single-family residences with a density of eleven (11) residential dwellings per acre that has been designed to meet the density of twelve (12) residential dwellings per acre of the Residential Medium (RM) zone.

Finding No. 7: There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety.

Finding of Fact: There are adequate provisions for public access, public utilities, and public services for the proposed Planned Unit Development comprised of sixtyeight (68) single-family residences. The existing site is located adjacent to and already served by existing public streets and a full range of public utilities and services. All applicable Codes will apply to the proposed development. Therefore, subject to the Conditions of Approval, the proposed project under Development Permit Type-P 25-07 will not be detrimental to public services or public health and safety.

Finding No. 8: The location, size, design, and operating characteristics of the proposed use are compatible with the existing and future land uses within the general area in which the proposed use is to be located and will not create significant noise, traffic or other conditions or situations that may be objectionable or detrimental to other permitted uses in the vicinity or adverse to the public interest, health, safety, convenience, or welfare of the City.

Finding of Fact: With the concurrent approval of General Plan Amendment 25-02 and Development Code Amendment (Zoning Map Amendment) 25-07, the proposed Planned Unit Development comprised of sixty-eight (68) singlefamily residences conforms to all applicable development standards and land use regulations of the Residential Medium (RM) zone. Therefore, the design of the project, in conjunction with the recommended Conditions of Approval, will ensure that the proposal will not create significant noise, traffic, or other conditions or situations that may be objectionable or detrimental to other permitted uses in the vicinity of the site, nor will it be adverse to the public interest, health, safety, convenience or welfare of the City. The location, size, design and character of the proposed development will enhance the neighborhood to the benefit of the public interest and general welfare of the City.

Packet Page. 240
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 8 of 32 ends

SECTION 6. Subdivision 25-03 (Tentative Tract Map 20826), a request to subdivide the subject project site into sixty-eight (68) single-family residential lots and common open spaces to correspond to the proposed Planned Unit Development containing approximately 5.82 acres; and Development permit Type-P 25-07, the architectural review of the sixty-eight (68) two-story single family units 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; 1) Adopt the IS/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program in compliance with the California Environmental Quality Act; 2) approve Subdivision Tentative Tract Map No. 20826 to subdivide the project site into sixty-eight (68) Planned Residential Development (PRD) lots; and 3) approve site and architectural review for sixty-eight (68) two-story detached PRD single-family dwellings located at the corner of N. Miramonte Drive and N. Little Mountain Road (Ward 2), APN(s): 0148-303-21, 22, 24, and 26 within the Commercial Office (CO) zone.

2. The project site shall be developed and maintained in accordance with the plans stamped September 16, 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 September 16, 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, 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: September 16, 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 Packet Page. 241
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 9 of 32 ends

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- 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 occur Monday through Friday and Saturday from 8:00 am to 4:00 pm per Planning Commissions approval of the request to do so per the Developer (Amended by PC 8.11.26).

8. 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.

9. 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).

10. 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.

11. The project shall comply with all applicable requirements of the Building and Safety Division, Police Department, East valley Water District, Public Works Department, and the City Clerk’s Office/Business Registration Division.

12. 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 Consolidated Fire District, and California Board of Equalization), as applicable.

13. The Homeowner’s Association 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 Packet Page. 242
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 10 of 32 ends

undesirable material(s). Vandalism, graffiti, trash, and other debris shall be removed and cleaned up within twenty-four (24) hours of being reported.

14. 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.

15. All exterior lighting shall be contained within property lines and be energy efficient, with the option to lower or reduce usage when the facility is closed.

16. 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.

17. All conditions of the Public Works Department shall be met to the satisfaction of the City Engineer.

18. SoCalGas Distribution does have facilities in the area. Please include a note to have the developer contact 811 / USA at DigAlert | Utility Locating California Underground Wire & Cable Locator prior to any excavation / demolition activities so we can Locate & Mark out our facilities. Any excavation activity within ten (10) feet of our High-Pressure facilities will require a SoCalGas employee standby. If the Developer needs new gas service, please have them contact our Builder Services group to begin the application process as soon as practicable, at https://www.socalgas.com/for-your-business/builderservices.

19. 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

20. Upon planning approval, plans shall be submitted to the building department complying with the 2025 California Building Code for approval including any structural plans and energy calculations.

21. Easements will need to be recorded for driveways and utilities crossing over property lines to be finalized upon sale.

22. Upon planning approval, plans shall be submitted to the building department complying with the 2022 California Building Code for approval including any structural plans and energy calculations.

23. All general paths of circulation must be accessible as is required by CBC 11B-206.3.

24. Building permits will only be issued after issuance of building pad certification.

Packet Page. 243
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 11 of 32 ends

25. Sight lighting must comply with CGBC 5.106.8. This includes protection against light pollution.

26. If applicable, easements will need to be recorded for driveways and utilities crossing over property lines to be finalized upon sale (For multi, single residences developments).

Public Works Department

A USB/Flash Drive or email/drop box transmittal of electronic file(s) of the approved WQMP and Hydrology Study shall be required prior to City prior to grading permit issuance.
iv. Detention basins shall be designed in accordance with “Detention Basin Design Criteria for San Bernardino County.” Retention basins are not acceptable. v. 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 USB/Flash Drive or email/drop box transmittal of electronic file(s) of the approved SWPPP shall be submitted to City prior to grading permit issuance.
vi. 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. vii. 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 Packet Page. 244
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 12 of 32 ends

and wind, including blowing dust, during all phases of construction, including graded areas which are not proposed to be immediately built upon. viii. A Geotechnical evaluation is required for the site. The evaluation must be submitted and approved prior to issuance of a grading permit. Any grading requirements recommended by the evaluation shall be incorporated in the grading plan. ix. 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).

28. Mapping
i. A note of vacations/abandonments must be on the Tentative Tract Map prior to the processing of a Final Tract Map. City acknowledgment of the vacation/abandonment must also be on the Tentative Tract Map prior to the processing of a Final Tract Map.
ii. A Tentative and Final Tract Map is required. The Final Map shall be based on a field survey and the applicant‘s surveyor/engineer shall submit the Final Map with supporting documents for review and approval to Land Development. The Final Map shall be recorded prior to building permit issuance.

29. Drainage and Flood Control
i. 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.
ii. 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.
iii. 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.

30. Grading and Landscaping
i. 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.

Packet Page. 245
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 13 of 32 ends

ii. 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. iii. 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.
iv. If more than 5,000 cubic yards of earthwork is proposed, the grading operations shall be supervised in accordance with Section 3317.2 of the California Building Code.
v. 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".
vi. All electrical transformers located outdoors on the site, shall be screened from view with a solid wall or landscaping and shall not be located in any setback/right-ofway area. If the transformer cannot be screened, it shall be located in an underground vault unless approved by the City Engineer pursuant to Section

19.30.110.
vii. 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. Curbing may be left out at structure access points. Continuous concrete curbing at least 6 inches high and 6 inches wide shall be provided at least 3 feet from any wall, fence, property line, walkway, or structure where parking and/or drive aisles are located adjacent thereto. Curbing may be left out at structure access points. The space between the curb and wall, fence, property line, walkway or structure shall be landscaped, except as allowed by the Development Review Committee. viii. The space between the curb and wall, fence, property line, walkway or structure shall be landscaped, except as allowed by the Development Review Committee.

Overhang into the minimum 4’ wide setback area or into the ADA path of travel is not permitted.
ix. All accessible parking spaces shall be a minimum of 18 feet by 9 feet net. If parking overhangs the pathway, the minimum landscaping or walkway paved width shall be 6.5 feet to accommodate a 16.5’ deep parking stall and 2.5’ overhang.

Packet Page. 246
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 14 of 32 ends

x. 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.
xi. Retaining walls, block walls and all on-site fencing shall be designed and detailed on the on-site improvement Plan. Structural and/or building work shall also form part of building permits issued by the Building Official. All masonry walls shall be constructed of decorative block with architectural features acceptable to the City Planner.
xii. The project Landscape Plan shall be reviewed and approved by the Land Development Division prior to issuance of a grading permit. xiii. If more than 5 trees are to be removed from the site, a tree removal permit conforming to the requirements of Section 19.28.100 of the Development Code shall be obtained from the Department of Community Development - Planning Division prior to issuance of any grading or site development permits. xiv. The public right-of-way, between the property line and sidewalk (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. xv. 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.

31. On-Site Utilities
i. Utility services shall be placed underground and easements provided as required. ii. 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).

Packet Page. 247
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 15 of 32 ends

iii. Existing On-site Utilities which interfere with new construction shall be relocated at the Developer's expense as directed by the City Engineer. iv. Each site shall be provided with separate water and sewer facilities so the City or the agency providing such services in the area can serve it. v. Backflow preventers shall be installed for any building with the finished floor elevation below the rim elevation of the nearest upstream manhole. vi. 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.
vii. Sewers within private streets or private parking lots will not be maintained by the City but shall be designed and constructed to City Standards and inspected under a City On-Site 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. viii. An 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.

32. Required Engineering Plans
A complete submittal for plan checking shall consist of:
i. Street improvement plans (include engineering conditions, city standards, and cross sections in these plans).
ii. IF Traffic Signal plans are required (as conditioned by traffic reports), these must be submitted on a separate plan sheet and included in the street improvement plans. iii. IF Signing and Striping Plans are needed, these plans shall be on separate plan sheets included in street improvement plans.
iv. IF Lighting for offsite is required, these plans shall be on separate plan sheets included in street improvement plans.
v. Water Plans shall be submitted to San Bernardino Municipal Water Department. vi. 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. vii. On-site Improvement Plans with grading and on-site landscaping and irrigation.

Packet Page. 248
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 16 of 32 ends

viii. IF Lighting for on-site plans are needed, they may be included with other on-site improvements or may be on a separate stand-alone plan.
ix. Other plans as required (piecemeal submittal of various types of plans for the same project will not be allowed).
x. All Plans shall include all supporting calculations, studies, and reports in the initial submittal (including but not limited to drainage studies, soils reports, structural calculations).
xi. CFD Plans are required and they shall include Landscaping, Irrigation, Basins, etc. that are included in the CFD that are not listed in the plans above. xii. All on-site and off-site improvement plans shall be electronically transmitted to the City for review as directed. The plans shall be formatted to print on 24” x 36” sheets, with City standard layout, borders, and signature block satisfactory to the City Engineer. Engineering conditions of the project shall be inserted in the last pages of the plans.
xiii. Electronic files of all improvement plans/drawings transmitted for plan review, and for final approval and signature, shall be in *.pdf format. The City may request files to be compatible with AutoCAD 2000 and include a *.DXF file. xiv. After completion of plan checking, final digital drawings stamped and signed by the Registered Civil Engineer in charge, and by any other engineers providing certifications, shall be electronically transmitted to the City Engineer for approval and signature. Any drawings or plans required by the Building Official for approval, however, shall be printed or plotted on mylar or paper media with a stamp and signature by the Registered Civil Engineer in charge.

33. Required Engineering Permits/Documents
a. Tract Map (MP)
b. WQMP / Hydrology (THR)
c. Grading / On-site improvements construction permit (LD). d. Off-site improvement construction permit (E)
e. Traffic Control and ROW Permits
f. CFD/Street Dedication permit (RP)
g. Financial Requirements/Bonds/Applicable Fees
i. 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 set of plans will be required at time of application for plan-check. The amount of the fee is subject to adjustment if the construction cost estimate varies more than 10% from the estimate submitted with the application for plan checking.

Packet Page. 249
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 17 of 32 ends

ii. The current fee schedule is available at the Public Works Counter and at: • http://www.sbcity.org
iii. The applicant must post a Grading Bond prior to issuance of On-Site a grading permit. The bond amount is to be determined by the Land Development Division. iv. The applicant must post a Performance Bond for the required On-Site work prior to issuance of On-Site permits. The bond amount is to be determined by the Land Development Division.
v. The applicant must post a Performance Bond for the required Off-Site work prior to issuance of Off-Site permits. The bond amount is to be determined by the Land Development Division.
vi. The applicant must post a Payment Bond for the required Off-Site work prior to issuance of Off-site permits. The bond amount is to be determined by the Land Development Division.
vii. The applicant must post a Landscaping & Warranty Bond for the required On-Site & Off-Site work prior to Permit Closeout and Acceptance of the work. The bond amount is to be determined by the Land Development Division.

34. 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 and Municipal Code shall provide the distance from street centerline property line and placement of the curb line (C.L.) in relation to the street centerline shall be as follows:
b N. Little Mountain Drive – TI = 7.5 : * - **
i. (Existing Replace) The street shall be rehabilitated to the centerline of the street 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 Street Name
Name of the Street(s)
Dedication
shall be
Right of Way (feet)
From Centerline
Curb Widening
shall be
Curb Line (feet)
From Centerline
N. Little Mountain Dr.
(0143-30-322,
0143-30-321,
0143-30-324
0143-30-326)
44’ Existing NoneDedication for a total ½ width
of 44’ “Secondary Arterial”
33’ Existing None-Proposed
N. Miramonte Dr.
(0143-30-322,
0143-30-321,
0143-30-324
0143-30-326)
30’ Existing NoneDedication for a total ½ width
of 30’ “Local -Collector” Per
General Plan
20’ Existing None-Proposed for a
total 1/2 width of 20’ Per General
Plan
Packet Page. 250
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 18 of 32 ends

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. Areas of damage shall be full Remove and Replacement (R&R). iii. When Striping, all striping shall be thermoplastic paint per Section 84 of the Caltrans specifications.
iv. Remove existing driveways that are not being used under the project plans and replace with Curb Gutter and Sidewalk per city Standards. 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. 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.
vii. (12.92.050) Construct 8" Curb and Gutter per City Standard No. 200, type “B”.

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. (12.92.050) Construct Sidewalk per City Standard No. 202; Case "A" (6’ wide adjacent to curb or match exiting if wider than 6’), 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. 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.
xi. Remove Street Light from SCE Wooden Pole.
xii. (19.30.050) 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.

Packet Page. 251
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 19 of 32 ends

xiii. 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. xiv. Underground existing poles, all utility line(s) including electrical under 34kv shall be underground and poles removed.
xv. When Replacing/Reconstructing or Constructing sidewalk, install two-3” Conduit 36” under the sidewalk with pull rope and pull boxes for future Traffic connections.
xvi. At least 28 feet of pavement shall be provided along streets adjacent to the subdivision, unless otherwise approved by the City Engineer. xvii. One independent means of access, 26’ wide paved and dedicated, shall be provided for the project off of Little Mountain, separate from Miramonte.

Additional width may be required for drainage control and traffic safety (Amended by PC 8.11.26).
xviii. Existing Electrical poles (34kv and higher) shall be relocated to 1.5’ behind curb, if the pole is in a sidewalk area an ADA minimum 4’ by-pass is required, 7.3.4 Roadside Design - AASHTO’s A Policy on Geometric Design of Streets and Highways, and 3.4.1 Curbs and Roadway Design Guide, DIB82-06 4.3.3 & 5 Caltrans.
xix. (19.48.030 Survey Required) 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. xx. Appropriate Permits from Caltrans, and any others shall be required when adjacent, over, or under any of these Municipalities.

N. Miramonte Drive – TI = 7.5 : * - **
i. The street shall be rehabilitated to the centerline of the street, 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. Areas of damages shall be full Remove and Replacement (R&R).When Striping, all striping shall be thermoplastic paint per section 84 of the Caltrans specifications.

Packet Page. 252
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 20 of 32 ends

iii.Remove existing driveways that are not being used under the project plans and replace with Curb Gutter and Sidewalk per city Standards. iv.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. v. 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.
vi.When Replacing/Reconstructing Curb and Gutter panels, Construct 8" Curb and Gutter per City Standard No. 200, type “B” City of San Bernardino - Street Improvement Policy.
vii. Construct 6’ wide Cross Gutter with Apron per City Standard No 201 City of San Bernardino - Street Improvement Policy.
viii. When Replacing or reconstructing Sidewalk panels, Construct Sidewalk per City Standard No. 202; Case "A" (6’ wide adjacent to curb or match exiting if wider than 6’).
ix.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.
x. Remove Street Lights from SCE Wooden Pole.
xi.(19.30.050) 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.
xii. Underground existing poles, all utility line(s) including electrical under 34kv shall be underground and poles removed, MC19.20.030.28, MC19.30.110, City of San Bernardino Public Works - Street Improvement Policy. xiii. Existing Electrical poles (34kv and higher) shall be relocated to 1.5’ behind curb, if the pole is in a sidewalk area an ADA minimum 4’ by-pass is required,

7.3.4 Roadside Design - AASHTO’s A Policy on Geometric Design of Streets and Highways, and 3.4.1 Curbs and Roadway Design Guide, DIB82-06 4.3.3 & 5 Caltrans.

Packet Page. 253
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 21 of 32 ends

xiv. When Replacing/Reconstructing or Constructing sidewalk, install 2-3” Conduit 36” under the sidewalk with pull rope and pull boxes for future Traffic connections.
xv. (19.48.030 Survey Required) 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.

Phasing:
i. If the project is to be developed in phases, each individual phase shall be designed to provide maximum public safety, convenience for public services vehicles, and proper traffic circulation. To meet this requirement, the following shall be required prior to the finalization of any phase.
ii. Improvement plans for a total project or sufficient plans beyond the phase boundary to verify the feasibility of the design shall be complete to the satisfaction of the City Engineer.
iii. A plan shall be submitted for review and approval by the Public Works Engineering Division, Fire, and Planning Departments, indicating what improvements will be constructed with the given phase, subject to the following:
▪ Dead-end streets shall provide a minimum 32-foot radius paved turn around.
▪ Half width streets shall provide a minimum 28-foot paved width. ▪ Street improvements shall be completed beyond the phase boundaries, as necessary to provide secondary access.
▪ Drainage facilities, such as storm drains, channels, earth berms and block walls shall be constructed, as necessary, to protect the development and adjacent properties from off-site flows.
▪ A properly designed water system shall be constructed, which can provide required fire flow, perhaps looping or extending beyond the phase boundaries.
▪ Easements for any of the above and the installation of necessary utilities shall be complete; and,
▪ Phase boundaries shall correspond to the lot lines shown on the approved tentative map.

These Conditions are set for an estimated construction within two years. If construction exceeds two years from DERC Approval these conditions shall be reviewed and updated as needed.

Packet Page. 254
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 22 of 32 ends

d. Please submit 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 & 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. 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.
e. 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. f. 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.
g. A temporary construction encroachment permit from Public Works Department shall be required for utility cuts into existing streets or any work within City’s rightof-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. No Cuts in/on Streets that are on a Moratorium list.

MC12.03.055, MC12.03.060, MC12.03.090, MC12.03.140.
h. Any pavement works affecting the traffic loop detectors shall be coordinated and subjected to Public Works Traffic Division requirements. i. 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. j. The above conditions shall comply with current codes, policies, and standards at time of construction.
k. No Direct Connections to City’s underground Storm Drain Systems or Catch Basins.

Packet Page. 255
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 23 of 32 ends

l. Prior to Certificate of Occupancy or Completion of Project all As-builts and Centerline Ties shall be submitted to Public Works. MC12.03.130. m. Release of “Offsite Bond” requires an application and fees paid along with AsBuilts 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.

35. Required Engineering Plans
a. A complete offsite submittal for plan checking shall consist of:
▪ 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, ▪ if CFD’s are required, then the CFD Plans shall include Landscaping, Irrigation, Basins, etc. items that are included in the CFD that are not listed in the above plans above, shall be on separate sheets included in the CFD improvement plan.grading (may be incorporated with on-site improvement plan),
▪ other plans as required. Piece-mail 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. or http://www.ci.sanbernardino.ca.us/cityhall/publicworks/engineering_division/engineering_develop ment_resources/default.asp. Engineering conditions of the project shall be inserted in the last pages of the plans.
c. After completion of plan checking, final drawings with city standard block, stamped and signed by the Registered Civil Engineer in charge, shall be submitted to the City Engineer for approval.

Packet Page. 256
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 24 of 32 ends

d. Copies of the City’s design 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 or http://www.ci.sanbernardino.ca.us/cityhall/publicworks/engineering_division/design_policy_and_pr ocedure_documents.asp.

36. 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 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. MC12.03.100, MC12.03.070 b. Approved In-lieu of or fair share fees shall be paid to Public Works for any off-site improvements.

37. Traffic Requirements
The following improvements and requirements should be implemented by the project:

Driveway and Circulation Requirements:
i. Primary Driveway (Miramonte Drive North): Should be constructed as a gated, allaccess driveway with a 30-foot gate width. ii. Call Box Lane: Should be provided as a separate lane, 13-feet in width, within a 46-foot driveway width that allows vehicle U-turns. Final dimensions to be determined at final plan review (Amended at PC on 8.11.26) iii. Call Box Stacking: A minimum 40-foot stacking distance should be maintained between the call box and the curb, providing on-site storage for two passenger vehicles without spillover onto Miramonte Drive North.
iv. EVA Gate (Little Mountain Drive): Should be reserved for emergency vehicle access only and should not be used for regular project access. v. Final improvement plans should include a driveway detail consistent with Exhibit 2 of the TIA, confirming the gate location, gate width, and call box lane configuration.

Intersection Improvement Requirements:
i. Little Mountain Drive - Miramonte Drive North / West 27th Street: Prior to final plan approval / issuance of the first building permit, the applicant should modify the southbound right-turn movement from permissive to overlap control, to the satisfaction of the City Traffic Engineer. The determination of whether the existing signal controller hardware and timing parameters at this intersection can accommodate the overlap control, or whether signal equipment upgrades are required, should be made prior to design approval.
ii. Miramonte Drive North / Little Mountain Drive: No physical improvement is required with the proposed project opening, as traffic signal and all-way stop warrants are not met (Amended at PC 8.11.26).

Internal Site Circulation:

Packet Page. 257
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 25 of 32 ends

i. Internal roadway design, including lane widths, should be reviewed by the City at the time plans are submitted for the project.
ii. On-street parking should only be permitted in designated parking stalls and garages.

The 26-foot fire lane should not allow parking.

Streetlighting Requirements:
i. All SCE light fixtures, if there are any, shall be removed by way of Streetlight Light Authorization form. Developer fills out the form, City signs, and developer submits it to SCE.
ii. Pole spacing in residential zones are 300 feet staggered from existing fixtures and 200 feet staggered in all other zones.
iii. Applicant is required to confirm existing streetlight poles are working. If they are not working applicant shall bring the existing streetlights to a working state or install solar light fixtures onto poles.
iv. Offsite plans requiring the install of concrete streetlight poles shall install solar fixtures in accordance with City of San Bernardino standards SL-1, if existing fixtures are non-functioning or non-existing. The equipment below has been previously approved by way of submittals. City requires an approved submittal before streetlight materials are purchased. Equivalents can be reviewed if streetlights are UL or ETL listed. CE listings are not acceptable per the NEC. o Ameron concrete pole with 6 ft arm– Item # 1C1-23-AP6 o Soltech solar fixture – Item # STLSTC-30-T3-4-SF-GY
o Soltech slip fitter – Item # TL-STC-SF-GY
o No lighting pull poxes, no lighting underground, and no lighting SCE pedestal required if solar is used.
o Install one solar fixture & slip fitter for each concrete pole installed in the field and one additional solar fixture & slip fitter shall be given to City Inspectors to give to O&M as spares. Construction of all offsite work within the public right of way (ROW) shall not start until an ROW permit is issued.

General Requirements:
i. Final Plans for onsite plans will be held by the City of San Bernardino until offsite plans are at least 80% designed.
ii. All on-site and off-site roadway design, signing/striping, and traffic control improvements relating to the proposed project should be submitted to the City for review and constructed following applicable State/Federal engineering standards to the satisfaction of the City of San Bernardino.
iii. The final grading, landscaping, and street improvement plans should demonstrate that applicable sight distance requirements are met.
iv. The project should comply with the City of San Bernardino municipal parking requirements, which will be reviewed as part of the standard development review process.
v. Final project plans should demonstrate adequate emergency vehicle access and circulation to the satisfaction of the City of San Bernardino Public Works and Fire Departments.

Packet Page. 258
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 26 of 32 ends

vi. A construction worksite traffic control plan should comply with applicable engineering standards outlined in the California Manual of Uniform Traffic Control Devices (CA-MUTCD) and should be submitted to the City for review and approval before the issuance of a grading permit or start of construction.

Development Impact Fee
The proposed project should contribute towards the City of San Bernardino Development Impact Fee program (Municipal Code Chapter 3.27.050 and 060) and the regional transportation development mitigation fee program (County of San Bernardino Measure I).

These fees serve to minimize the impact of new development on public services and facilities by funding arterial streets and other regional improvements. All development projects are required to pay the Development Impact Fee as a condition of development.

38. 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. The applicant has prepared a Trash Refuse Plan that identifies the location of all carts staged on collection days. All carts will be staged along the primary looped street, outside of parallel parking spaces, and not in front of garages. c. The proposed Plan is acceptable to Burrtec. Therefore, Burrtec will provide standard residential collection services for trash, mixed recyclables, and residential organics to all units. It will be the responsibility of the Homeowners Association to enforce the plan. Any cart that is not staged per the approved Plan may not be serviced. Any revisions to the approved Plan must be approved by Burrtec and the City.
d. Any changes to the overall project design 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. e. 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. f. Each single-family residence shall construct a 4’x11’ concrete pad located out of view of the public right-of-way for storage of the residential carts. If visible from the public right-of-way, the storage area must be screened. 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 Packet Page. 259
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 27 of 32 ends

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.

San Bernardino Municipal Water Department

39. If any new domestic, landscape and or fire services are needed, a request for any old services to be abandoned must be received prior to receiving capacity charge credits.

40. For any buildings or expansions being constructed, sewer connection and capacity fees are due prior to issuance of a building permit.

41. 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 improvement plans to SBMWD’s Engineering Section for Review.

42. The proposed development will be served with a master meter.

43. The development will maintain a privately owned sewer collection system within the limits of the development. The development’s private sewer collection system will connect to the public sewer system through a private lateral within the public right-of-way.

San Bernardino County Fire Department

44. The development shall have a minimum of two 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. (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. Fire apparatus access roadways serving buildings that are three (3) or more stories or thirty

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

Packet Page. 260
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 28 of 32 ends

46. 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 installed. The topcoat of asphalt does not have to be installed until final inspection and occupancy.

47. 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.

48. 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.

49. 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.

50. 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.

51. The applicant shall submit a fire lane plan with the building construction plans to the Fire Department for review and approval. Fire lane curbs shall be painted red. "No Parking, Fire Lane" signs shall be installed on public/private roads in accordance with the approved plan.

52. 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.

53. An automatic life safety fire sprinkler system complying with NFPA Pamphlet #13D and Fire Department standards is required. The applicant shall hire a licensed fire sprinkler contractor or be an approved owner/builder. The fire sprinkler contractor/installer shall submit plans with hydraulic calculations and manufacture specification sheets to the Fire Department for approval. The required fees shall be paid at the time of plan submittal.

Minimum water supply shall be in accordance with current fire department standards.

The applicant or contractor shall contact their local water purveyor to obtain specifications on installing a residential fire sprinkler system within the jurisdiction of the water purveyor.

The applicant shall attach a letter from the water purveyor indicating the types of systems allowed in that jurisdiction.

Packet Page. 261
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 29 of 32 ends

54. 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 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.

55. The applicant shall install at each entrance to a multi-family complex an illuminated diagrammatic representation of the complex, which shows the location of each unit and each fire hydrant. Plans for the illuminated site diagram shall be submitted on the construction plans.

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

57. Permission to occupy or use the building (Certification 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”.

58. 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.

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

60. Construction permits shall automatically expire and become invalid unless the work authorized such permit is commenced within 180 days after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. Suspension or abandonment shall mean that no inspection by the Department has occurred with 180 days of any previous inspection. After a construction permit becomes invalid and before such previously approved work recommences, a new permit shall be first obtained and the fee to recommence work shall be one-half the fee for the new permit for such work, provided no changes have been made or will be made in the original construction documents for such work, and provided further that such suspension or abandonment has not exceeded one year. A request to extend the permit may be made in writing PRIOR TO the expiration date justifying the reason that the permit should be extended.

61. 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 Packet Page. 262
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 30 of 32 ends

applicable). This shall include all primary and secondary access routes that are not otherwise maintained by a public agency.

62. The applicant shall submit a letter to the Fire Department agreeing and committing to installation of a fire protection system prior to the building inspection for drywall and insulation.

63. In addition to the Fire requirements stated herein, other onsite and off-site improvements may be required which cannot be determined at this time and would have to be reviewed after more complete improvement plans and profiles have been submitted to this office.

64. Any changes to this proposal shall require new Fire Department condition letter.

SECTION 7. 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 8. 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 9. 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 10. 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 16th day of September 2026.

Helen Tran, Mayor
City of San Bernardino
Packet Page. 263
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 31 of 32 ends

Attest:

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

Albert J. Maldonado, City Attorney
Packet Page. 264
Resolution No. 2026-153
Resolution No. 2026-153
September 16, 2026

Page 32 of 32 ends

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. 2026-153, adopted at a regular meeting held on the 16th day of September 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 16th day of September 2026.

Telicia Lopez, CMC, City Clerk
Packet Page. 265
FORMA
SITE PLAN FOR TTM 20826

IN THE CITY OF SAN BERNARDINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA Packet Page. 266
FORMA
SITE PLAN FOR TTM 20826

IN THE CITY OF SAN BERNARDINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA Packet Page. 267

MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL & HEADER

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

FASCIA BOARD

SHAPED FAUX WOOD CORBELS

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

BRICK SILL

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
Left Elevation
Right Elevation Rear Elevation
Front Elevation
8 11
12 6 5 13
7 ±24'-0"

ROOF RIDGE
F.FL.

T.O.P.

F.FL.8'-1" 9'-1"
3 10 4 2 1
9 Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE 4:12 4:12 4:12 4:12 RIDGE RIDGE
COLOR LEGEND - SCHEME 1
A ROOF: CERTAINTEED, LANDMARK SHINGLES - BURNT
SIENA
B STUCCO 1: SW 7008 ALABASTER
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 7598 SIERRA REDWOOD
E
TRIM, BOXED BAY, GARAGE DOOR: SW 6160 BEST
BRONZE
F BRICK SILL: EL DORAGO, CAPISTRANO ADOBE BAUTISTA
G TIERRA Y FUEGO - MADRID 2 TALAVERA
B A
C
D
E E E
E D
3 3
E
17 G
F
16 No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 1 ELEVATION A2.0
0 4 8 12 'A' SPANISH COLONIAL
Packet Page. 268
Left Elevation
Right Elevation Rear Elevation
Front Elevation
12 10
11 5 2 4 1 ±24'-8"

ROOF RIDGE
F.FL.

T.O.P.

F.FL.8'-1" 9'-1"

MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

STUCCO, LIGHT SAND FINISH

SHUTTER

VINYL WINDOWS

FAUX CHIMNEY

ENTRY DOOR

LIGHT FIXTURE

SHAPED FOAM EAVES - STUCCO FINISH

SHAPED FOAM CORBELS - STUCCO FINISH

RECESSED STUCCO DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

STUCCO SCALLOPED SILL TRIM

DECORATIVE TRELLIS

WROUGHT IRON POT HOLDER

SCALLOPED STUCCO WINDOW HEADER

DECORATIVE IRONWORK

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 SANTA BARBARA
8 9
19 Roof Plan (1/8" = 1'-0") 4:12 4:12
4:12
4:12
RIDGE RIDGE RIDGE 4:12 4:12
COLOR LEGEND - SCHEME 1
A ROOF: CERTAINTEED, LANDMARK SHINGLES - TERRA
COTTA
B STUCCO 1: SW 7005 PURE WHITE
C GARAGE DOOR, WINDOW REVEAL: SW 7031 MEGA
GREIGE
D ENTRY DOOR, SHUTTER: SW 7054 SUITABLE BROWN

E TIERRA Y FUEGO - GREEN ROCIO TALAVERA
A
E
B B
C B
6 D
7 3
D
16 17 14
13 B
No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 1 ELEVATION A2.1
0 4 8 12 'B' SANTA BARBARA
Packet Page. 269
Left Elevation
Right Elevation
Front Elevation
8 15
13 14
11 12
4 5
10 3 7 6 2 1 ±24'-3"

ROOF RIDGE
F.FL.

T.O.P.

F.FL.8'-1" 9'-1"

MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL & HEADER

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

FASCIA BOARD

SHAPED FAUX WOOD CORBELS

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

BRICK SILL

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
9 Roof Plan (1/8" = 1'-0") 4:12 RIDGE RIDGE
4:12
4:12
RIDGE 4:124:12 4:12
COLOR LEGEND - SCHEME 2
A ROOF: CERTAINTEED, LANDMARK SHINGLES - TERRA
COTTA
B STUCCO 1: SW 7564 POLAR BEAR
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 6195 ROCK GARDEN
E
TRIM, BOXED BAY, GARAGE DOOR: SW 7510 CHATEAU
BROWN
F BRICK SILL: EL DORAGO, CAPISTRANO ADOBE BAUTISTA
G TIERRA Y FUEGO - MADRID 2 TALAVERA

D B D A
C
E E
E
E
E E
Rear Elevation
3 3
E
17 G
F
16 No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 2 ELEVATION A2.2
0 4 8 12 'A' SPANISH COLONIAL
Packet Page. 270
Left Elevation
Right Elevation Rear Elevation
Front Elevation
14 5 9
13 10
11 7
8 17 ±25'-4"

ROOF RIDGE
F.FL.

T.O.P.

F.FL.8'-1" 9'-1"

MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

SHUTTER

STUCCO, LIGHT SAND FINISH

STUCCO OVER DECORATIVE SILL TRIM

VINYL SLIDING DOOR

VINYL WINDOWS

ENTRY DOOR

BAY WINDOW W/ FAUX WOOD TRIM

LIGHT FIXTURE

FOAM EAVES & TRIM BAND - SMOOTH STUCCO FINISH

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FOAM WINDOW SURROUND - SMOOTH STUCCO FINISH

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM CORBELS - STUCCO FINISH
STONE

DECORATIVE METAL RAILING

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 ITALIANATE
4 12 3
Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE 4:12 4:12
COLOR LEGEND - SCHEME 1
A ROOF: CERTAINTEED, LANDMARK SHINGLES - MOJAVE
TAN
B STUCCO 1: SW 7521 DORMER BROWN
C
ENTRY SURROUND, TRIM, BOXED BAY: SW 7036

ACCESSIBLE BEIGE
D ENTRY DOOR: SW 7083 DARKROOM
E GARAGE DOOR: SW 6160 BEST BRONZE
F EL DORADO: CUTE COARSE STONE - OYSTER
D
C

C C C B
C
C
E
6 1
A
2 C
15 F
6 No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 2 ELEVATION A2.3
0 4 8 12 'C' ITALIANATE
Packet Page. 271

MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL & HEADER

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

FASCIA BOARD

SHAPED FAUX WOOD CORBELS

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

BRICK SILL

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
COLOR LEGEND - SCHEME 2
A ROOF: CERTAINTEED, LANDMARK SHINGLES - TERRA
COTTA
B STUCCO 1: SW 7564 POLAR BEAR
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 6195 ROCK GARDEN
E
TRIM, BOXED BAY, GARAGE DOOR: SW 7510 CHATEAU
BROWN
F BRICK SILL: EL DORAGO, CAPISTRANO ADOBE BAUTISTA
G TIERRA Y FUEGO - MADRID 2 TALAVERA
Left Elevation
Right Elevation Rear Elevation
Front Elevation
Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE 4:12 4:12 RIDGE
4:12
4:12
11 4 7 3
E E
1 A
2 B
6 5
D
4 3
E ±26'-0"

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.8'-1" 9'-1"
10 3
3 17
G
F
16 12
E
No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 3 ELEVATION A2.4
0 4 8 12 'A' SPANISH COLONIAL
Packet Page. 272
Left Elevation
Right Elevation Rear Elevation
Front Elevation
1 11 8 2 10 ±26'-10"

ROOF RIDGE
F.FL.

T.O.P.

F.FL.8'-1" 9'-1"
4 Roof Plan (1/8" = 1'-0")
5 9 12 6 4:12 4:12 RIDGE 4:12 RIDGE 4:12
4:12
A
D
B B
B C
7 MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

STUCCO, LIGHT SAND FINISH

SHUTTER

VINYL WINDOWS

FAUX CHIMNEY

ENTRY DOOR

LIGHT FIXTURE

SHAPED FOAM EAVES - STUCCO FINISH

SHAPED FOAM CORBELS - STUCCO FINISH

RECESSED STUCCO DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

STUCCO SCALLOPED SILL TRIM

DECORATIVE TRELLIS

WROUGHT IRON POT HOLDER

SCALLOPED STUCCO WINDOW HEADER

DECORATIVE IRONWORK

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 SANTA BARBARA
COLOR LEGEND - SCHEME 1
A ROOF: CERTAINTEED, LANDMARK SHINGLES - TERRA
COTTA
B STUCCO 1: SW 7005 PURE WHITE
C GARAGE DOOR, WINDOW REVEAL: SW 7031 MEGA
GREIGE
D ENTRY DOOR, SHUTTER: SW 7054 SUITABLE BROWN

E TIERRA Y FUEGO - GREEN ROCIO TALAVERA
15 14
19 E
No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 3 ELEVATION A2.6
0 4 8 12 'B' SANTA BARBARA
Packet Page. 273
Front Elevation
Right Elevation Rear Elevation
Left Elevation
5 12 1 3 10 6 13 4 9 7 ±26'-9"
HEEL

ROOF RIDGE
F.FL.

T.O.P.

F.FL.2'-0" 8'-1" 9'-1"

MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

SHUTTER

STUCCO, LIGHT SAND FINISH

STUCCO OVER DECORATIVE SILL TRIM

VINYL SLIDING DOOR

VINYL WINDOWS

ENTRY DOOR

BAY WINDOW W/ FAUX WOOD TRIM

LIGHT FIXTURE

FOAM EAVES & TRIM BAND - SMOOTH STUCCO FINISH

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FOAM WINDOW SURROUND - SMOOTH STUCCO FINISH

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM CORBELS - STUCCO FINISH
STONE

DECORATIVE METAL RAILING

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 ITALIANATE
Roof Plan (1/8" = 1'-0")
14 4:12 4:12
4:12 4:12
4:12
4:12
4:12
4:12 4:12
COLOR LEGEND - SCHEME 2
A ROOF: CERTAINTEED, LANDMARK SHINGLES - HEATHER
BLEND
B STUCCO 1: SW 6148 WOOL SKEIN
C
ENTRY SURROUND, TRIM, BOXED BAY: SW 7566

WESTHIGHLAND WHITE
D ENTRY DOOR SW 2921 CARMEL
E GARAGE DOOR: SW 7549 STUDIO TAUPE
F EL DORADO: BLUFFSTONE - BODEGA
B

C A B B E C D
15 F
16 No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 3 ELEVATION A2.8
0 4 8 12 'C' ITALIANATE
Packet Page. 274
Front Elevation
Right Elevation Rear Elevation
Left Elevation
2 5
10 3
7 1
4 12 ±25'-8"
F.FL.

T.O.P.

F.FL.

ROOF RIDGE 9'-1" 8'-1"

MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

STUCCO, LIGHT SAND FINISH

STUCCO SILL & HEADER

VINYL WINDOWS

ENTRY DOOR

LIGHT FIXTURE

FASCIA BOARD

SHAPED FAUX WOOD CORBELS

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FAUX TILE (GABLE-END) VENT DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHUTTER

FIBER CEMENT BOARD TRIM

FIBER CEMENT PANEL

BRICK SILL

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 SPANISH COLONIAL
6 Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE 4:12 4:12 RIDGE 4:12 RIDGE
4:12
8 11
14 15
COLOR LEGEND - SCHEME 1
A ROOF: CERTAINTEED, LANDMARK SHINGLES - BURNT
SIENA
B STUCCO 1: SW 7008 ALABASTER
C ENTRY SURROUND STUCCO: SW 1015 SKYLINE STEEL
D ENTRY DOOR, SHUTTERS: SW 7598 SIERRA REDWOOD
E
TRIM, BOXED BAY, GARAGE DOOR: SW 6160 BEST
BRONZE
F BRICK SILL: EL DORAGO, CAPISTRANO ADOBE BAUTISTA
G TIERRA Y FUEGO - MADRID 2 TALAVERA
B D A
E
E E E
E
E
3 17
G
F
16 No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 4 ELEVATION A2.10
0 4 8 12 'A' SPANISH COLONIAL
Packet Page. 275
Front Elevation
Right Elevation Rear Elevation
Left Elevation
12 8 5 6
11 10 ±27'-3"
F.FL.

T.O.P.

F.FL.

ROOF RIDGE9'-1" 8'-1"
1 7 2 4
Roof Plan (1/8" = 1'-0")
4:12
4:12
RIDGE 4:12
4:124:12
9 COLOR LEGEND - SCHEME 2
A ROOF: CERTAINTEED, LANDMARK SHINGLES - BURNT
SIENA
B STUCCO 1: SW 7102 WHITE FLOUR
C GARAGE DOOR, WINDOW REVEAL: SW 70333

BRAINSTORM BRONZE
D ENTRY DOOR: SW 7048 URBANE BRONZE

E TIERRA Y FUEGO - GREEN LACE TALAVERA
B
B

A C B D

MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

STUCCO, LIGHT SAND FINISH

SHUTTER

VINYL WINDOWS

FAUX CHIMNEY

ENTRY DOOR

LIGHT FIXTURE

SHAPED FOAM EAVES - STUCCO FINISH

SHAPED FOAM CORBELS - STUCCO FINISH

RECESSED STUCCO DETAIL

VINYL SLIDING DOOR

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

STUCCO SCALLOPED SILL TRIM

DECORATIVE TRELLIS

WROUGHT IRON POT HOLDER

SCALLOPED STUCCO WINDOW HEADER

DECORATIVE IRONWORK

MOSAIC TILE
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 SANTA BARBARA
14 19
E
16 No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 4 ELEVATION A2.12
0 4 8 12 'B' SANTA BARBARA
Packet Page. 276
Left Elevation Front Elevation
Right Elevation Rear Elevation 4:12
4:12
4:12 4:12 4:12 4:12
4:12
4:12
Left Elevation
13 7
5 1
8 3 3 6
9 C E B B D
4 C

MATERIAL LEGEND

ASHPHALT SHINGLE ROOFING

SHUTTER

STUCCO, LIGHT SAND FINISH

STUCCO OVER DECORATIVE SILL TRIM

VINYL SLIDING DOOR

VINYL WINDOWS

ENTRY DOOR

BAY WINDOW W/ FAUX WOOD TRIM

LIGHT FIXTURE

FOAM EAVES & TRIM BAND - SMOOTH STUCCO FINISH

SHAPED FOAM DOOR SURROUND - SMOOTH STUCCO
FINISH

FOAM WINDOW SURROUND - SMOOTH STUCCO FINISH

STAMPED METAL SECTIONAL GARAGE DOOR

SHAPED FOAM CORBELS - STUCCO FINISH
STONE

DECORATIVE METAL RAILING

DECORATIVE IRONWORK
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 ITALIANATE
COLOR LEGEND - SCHEME 1
A ROOF: CERTAINTEED, LANDMARK SHINGLES - MOJAVE
TAN
B STUCCO 1: SW 7521 DORMER BROWN
C
ENTRY SURROUND, TRIM, BOXED BAY: SW 7036

ACCESSIBLE BEIGE
D ENTRY DOOR: SW 7083 DARKROOM
E GARAGE DOOR: SW 6160 BEST BRONZE
F EL DORADO: CUTE COARSE STONE - OYSTER
14 11
C C
10 C ±27'-0"
HEEL

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.2'-0" 8'-1" 9'-1"
9 Roof Plan (1/8" = 1'-0")
1 A
A
10 15
F
16 No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 4 ELEVATION A2.14
0 4 8 12 'B' ITALIANATE
Packet Page. 277
No. 888.456.5849 | ktgy.com 2915 Little Mountain Drive 20240915 CONCEPT DESIGN San Bernardino, CA AUGUST 07, 2025 PERSPECTIVE A3.0 NTS Packet Page. 278 No. 888.456.5849 | ktgy.com 2915 Little Mountain Drive 20240915 CONCEPT DESIGN San Bernardino, CA AUGUST 07, 2025 P1 SANTA BARBARA SCHEME 1 P1 SPANISH SCHEME 1 P2 SPANISH SCHEME 2 P1 SANTA BARBARA SCHEME 2 P2 ITALIAN SCHEME 1 P1 SPANISH SCHEME 2 P3 ITALIAN SCHEME 2 P3 SPANISH SCHEME 2 P4 ITALIAN SCHEME 1 P4 SANTA BARBARA SCHEME 2 PEDESTRIAN MOTORCOURT WALKWAY STREET SCENE A3.1 NTS Packet Page. 279

SECOND FLOOR FIRST FLOOR
46'-6" 22'-0"
48'-0" 22'-0" BEDROOM 3 11'-0"x11'-4" BEDROOM 2 9'-11"x10'-1" PRIMARY SUITE 12'-5"x13'-9" PRIMARY BATH W.I.C LAUN. BATH 2 W.I.C GREAT ROOM 21'-5"x13'-1" KITCHEN Pwdr. COAT 2-CAR GARAGE 21'-3"x21'-1" PLAN 1 - GROSS 3 Bed, 2.5 Bath First Floor 570 SQ. FT. Second Floor 956 SQ. FT. Total Living 1527 SQ. FT. Garage 474 SQ. FT. 17R DN PLAN 1 - NET 3 Bed, 2.5 Bath First Floor 541 SQ. FT. Second Floor 894 SQ. FT. Total Living 1435 SQ. FT. No. 888.456.5849 | ktgy.com 2915 Little Mountain Drive 20240915 CONCEPT DESIGN San Bernardino, CA AUGUST 07, 2025 PLAN 1 A4.0 0 2 4 8 Packet Page. 280 48'-6" 22'-0"
47'-0" 22'-0" SECOND FLOOR FIRST FLOOR GREAT ROOM 21'-3"x16'-3" KITCHEN 2-CAR GARAGE 21'-2"x20'-2" PRIMARY SUITE 12'-4"x16'-3" BEDROOM 3 10'-7"x10'-6" BEDROOM 2 10'-5"x12'-11" LAUN. BATH 2PRIMARY BATH W.I.C COAT Pwdr. PLAN 2 - GROSS 3 Bed, 2.5 Bath First Floor 574 SQ. FT. Second Floor 981 SQ. FT. Total Living 1555 SQ. FT. Garage 454 SQ. FT. 17R DN 17R UP PLAN 2 - NET 3 Bed, 2.5 Bath First Floor 539 SQ. FT. Second Floor 919 SQ. FT. Total Living 1458 SQ. FT. No. 888.456.5849 | ktgy.com 2915 Little Mountain Drive 20240915 CONCEPT DESIGN San Bernardino, CA AUGUST 07, 2025 PLAN 2 A4.1 0 2 4 8 Packet Page. 281 36'-6" 31'-6"
35'-0" 31'-6" SECOND FLOOR FIRST FLOOR GREAT ROOM 25'-2"x13'-8" KITCHEN 2-CAR GARAGE 20'-2"x20'-4" PRIMARY SUITE 13'-7"x14'-6" BEDROOM 3 10'-10"x11'-2" BEDROOM 2 10'-10"x11'-1" LAUN. BATH 2 PRIMARY BATH W.I.C COAT Pwdr. PLAN 3 - GROSS 3 Bed, 2.5 Bath First Floor 611 SQ. FT. Second Floor 1001 SQ. FT. Total Living 1612 SQ. FT. Garage 437 SQ. FT. Loft 6'-0"x9'-3" Linen 17R DN 17R UP PLAN 3 - NET 3 Bed, 2.5 Bath First Floor 570 SQ. FT. Second Floor 952 SQ. FT. Total Living 1523 SQ. FT. No. 888.456.5849 | ktgy.com 2915 Little Mountain Drive 20240915 CONCEPT DESIGN San Bernardino, CA AUGUST 07, 2025 PLAN 3 A4.2 0 2 4 8 Packet Page. 282 36'-6"
35'-0" 35'-0"35'-0"

SECOND FLOOR FIRST FLOOR

GREAT ROOM
28'-5"x13'-6"

KITCHEN
2-CAR
GARAGE
20'-2"x20'-4"

PRIMARY
SUITE
15'-1"x14'-7"
BEDROOM 3
10'-5"x11'-1"
BEDROOM 2
10'-7"x10'-10"
LAUN.

BATH 2 PRIMARY
BATH
W.I.C
COAT
PLAN 4 - GROSS
4 Bed,3 Bath
First Floor 731 SQ. FT.

Second Floor 1151 SQ. FT.

Total Living 1882 SQ. FT.

Garage 436 SQ. FT.

W.I.C
Loft
7'-4"x7'-1"
BEDROOM 4
11'-2"x10'-4"
BATH 3
17R
DN
17R
UP
PLAN 4 - NET
4 Bed,3 Bath
First Floor 678 SQ. FT.

Second Floor 1050 SQ. FT.

Total Living 1728 SQ. FT.

No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
San Bernardino, CA AUGUST 07, 2025
PLAN 4 A4.3
0 2 4 8
Packet Page. 283
CITY OF SAN BERNARDINO 05/18/2026 | L.1

LITTLE MOUNTAIN
LM

LITTLE MOUNTAIN
CITY OF SAN BERNARDINO | SCHEMATIC LANDSCAPE DESIGN

LITTLE MOUNTAIN
CITY OF SAN BERNARDINO, CA.

SCHEMATIC LANDSCAPE DESIGN
Packet Page. 284
CITY OF SAN BERNARDINO 05/18/2026 | L.2

LITTLE MOUNTAIN
| OVERALL ILLUSTRATIVE

SITE NARRATIVE

LEGEND PLANT LEGEND
LITTLE MOUNTAIN RESIDENTIAL COMMUNITY’S DESIGN FEATURES

ARE INSPIRED BY THE MAJESTIC GEOMETRY OF THE SURROUNDING

LANDSCAPE, PARTICULARLY THE SAN BERNADINO MOUNTAIN
RANGE. THE LAYERED MOUNTAINS SERVES AS A MUSE FOR

BOTH THE ENTRY AND MONUMENTATION AND THE LANDSCAPE
DESIGN OF THE SITE. THE PLANTING PALETTE WILL ECHO THE

NATURAL BEAUTY OF THE VALLEY FLOORS PLANT COMMUNITY

OF GRASSLAND CHAPARRAL WITH DESERT ACCENT, SEAMLESSLY

BLENDING WITH THE ENVIRONMENT THAT ENVELOPES THE
COMMUNITY.

SITE AND LANDSCAPE AREA OVERVIEW
TOTAL SITE: 252,650 SQ FT (5.8 ACRES)
TOTAL LANDSCAPE AREA: 51,000 SQ FT
LANDSCAPE %: 20%

CITY OF SAN BERNARDINO LANDSCAPE STANDARDS

REQUIREMENTS PROVIDED
1 TREE PER 4 PARKING SPACES 13 TREES
(43 PARKING SPACE = 10 TREES)

COMMUNITY RESPITE
(SEE SHEET L.3 FOR PARK ENLARGEMENT)

ENTRY MONUMENT AND VEHICULAR GATE

EMERGENCY VEHICLE ACCESS GATE

COMMUNITY MONUMENTATION

STREET TREES

ACCENT TREES

PARKING LOT TREES

INTERIOR STREET TREES

PLANTING AREA
(HOA MAINTAINED)
A
B
C
B
D
D
C
SCALE: 1”:50’
0 50’ 100’
LITTLE MOUNTAIN DR.

MIRAMONTE DR. N
HERRINGTON AVE.

LITTLE MOUNTAIN

PRESCHOOL & DAYCARE
(PARCEL 4)
STATE HWY 30
OAK WOOD DR.

ALLEY (20’ WIDE R.O.W.)
ARBORS

APARTMENTS
A
Packet Page. 285
CITY OF SAN BERNARDINO 05/18/2026 | L.3

LITTLE MOUNTAIN
| PARK ENLARGEMENT
SCALE: 1”:16’
0 16’ 32’

PEDESTRIAN PATH

SHADE STRUCTURE
PLAYGROUND (AGES 2-12)
Zoom Recreation -Ground Play - GFP-10013 -“Evergreen Escape”

GATHERING LAWN

BBQ & COUNTER BAR
A
A
B
C
C
D
D
E
E
LEGEND
KEYMAP
A
B
C
D
D
E
LITTLE MOUNTAIN DR.

NTS
Packet Page. 286
CITY OF SAN BERNARDINO 05/18/2026 | L.4

LITTLE MOUNTAIN
| PLANTING LEGEND AND IMAGERY
TREES
ACACIA SMALLII / SWEET ACACIA LOW 36” BOX
ARCTOSTAPHYLOS GLAUCA (TREE FORM) / BIGBERRY MANZANITA LOW 15 GAL CERCIDIUM ‘DESERT MUSEUM’ / DESERT MUSEUM PALO VERDE LOW 48” BOX CERCIDIUM FLORIDUM / BLUE PALO VERDE LOW 24” BOX
CERCIS OCCIDENTALIS / WESTERN REDBUD LOW 15 GAL
CHILOPSIS LINEARIS / DESERT WILLOW LOW 36” BOX
PINUS ATTENUATA / KNOBCONE PINE LOW 15 GAL
PINUS HALEPENSIS / ALEPPO PINE LOW 15 GAL
PLATANUS RACEMOSA / CALIFORNIA SYCAMORE LOW 48” BOX
PROSOPIS SPP. / MESQUITE LOW 36” BOX
QUERCUS AGRIFOLIA / COAST LIVE OAK LOW 24” BOX
QUERCUS ILEX / HOLLY OAK LOW 24” BOX
VITEX AGNUS-CACTUS / CHASTE TREE LOW 15 GAL
SHRUBS
ACACIA REDOLENS ‘DESERT CARPET’ / DESERT CARPET ACACIA LOW 1 GAL ARCTOSTAPHYLOS HOOKERI / MONTEREY MANZANIA LOW 1 GAL
ARCTOSTAPHYLOS GLAUCA / BIGBERRY MANZANITA LOW 1 GAL
AGAVE ‘BLUE GLOW’ / BLUE GLOW AGAVE LOW 1 GAL
AGAVE ATTENUATA / FOXTAIL AGAVE LOW 1 GAL
AGAVE PARRYI / PARRY’S AGAVE LOW 1 GAL
ALOE DAWEI / ORANGE FLAME ALOE LOW 1 GAL
CALLIANDRA ERIOPHYLLA / FAIRYDUSTER LOW 1 GAL
ECHINOCACTUS GRUSONII / GOLDEN BARREL CACTUS LOW 1 GAL
FOUQUIERA SPLENDENS / OCOTILLO LOW 5 GAL
HESPERALOE PARVIFLORA / RED YUCCA LOW 1 GAL
LEUCOPHYLLUM FRUTESCENS / TEXAS RANGER LOW 5 GAL
OENOTHERA SPECIOSA / MEXICAN EVENING PRIMROSE LOW 1 GAL RHUS OVATA / SUGAR BUSH LOW 5 GAL
SALVIA ‘BEE’S BLISS’ / BEE’S BLISS SALVIA LOW 5 GAL
SALVIA GREGGII / AUTUMN SAGE LOW 1 GAL
SALVIA MICROPHYLLA / BABY SAGE LOW 1 GAL
TAGETES LEMMONII / COPPER CANYON DAISY LOW 1 GAL

GROUNDCOVERS
ARCTOSTAPHYLOS EDMUNDSII ‘LITTLE SUR’ / LITTLE SUR MANZANITA LOW 1 GAL BACCHARIS PILLULARIS / COYOTE BUSH LOW 5 GAL
DALEA GREGGII / TRAILING INDIGO BUSH LOW 1 GAL
LANTANA X ‘SPREADING SUNSET’ / SPREADING SUNSET LANTANA LOW 1 GAL LANTANA ‘GOLD MOUND’ / GOLD MOUND LANTANA LOW 5 GAL
LONICERA JAPONICA / HONEYSUCKLE LOW 1 GAL
ROSMARINUS O. ‘PROSTRATUS’ / PROSTRATE ROSEMARY LOW 5 GAL SENECIO SPP. MANDRALISCAE / BLUE CHALKSTICKS LOW 1 GAL
TEUCRIUM X LUCIDRYS / WALL GERMANDER LOW 5 GAL

GRASSES
BOUTELOUA ‘BLONDE AMBITION’ / BLONDE AMBITION GRAMA GRASS LOW 1 GAL BOUTELOUA CURTIPENDULA / SIDEOATS GRAMA LOW 1 GAL
CAREX DIVULSA / BERKELEY SEDGE LOW 1 GAL
CAREX PANSA / SAND DUNE SEDGE LOW 1 GAL
FESTUCA CALIFORNICA SSP / CALIFORNIA BLUE FESCUE LOW 1 GAL LEYMUS CONDENSATUS ‘CANYON PRINCE’ / CANYON PRINCE WILD RYE LOW 5 GAL MUHLENBERGIA DUBIA / PINE MUHLY LOW 1 GAL
NASSELLA PULCHRA / PURPLE NEEDLE GRASS LOW 1 GAL
VINES
DISTICTIS BUCCINATORIA / BLOOD RED TRUMPET VINE LOW 1 GAL FICUS PUMILLA / CREEPING FIG LOW 1 GAL
LONICERA JAPONICA / JAPANESE HONEYSUCKLE LOW 1 GAL
MASCAGNIA MACROPTERA / YELLOW ORCHID VINE LOW 1 GAL
MACFADYA UNGUIS CATII LOW 1 GAL
MINIMUM REQUIRED QUANTITY:

TREES
20% - 24” BOX = 17 TREES
50% - 15 GAL = 46 TREES
15% MATURE SPECIMEN TREES IN 36” BOX = 13 TREES
15% MATURE SPECIMEN TREES IN 48” BOX = 13 TREES
SHRUBS
80% 5 GALLON @36” O.C. = 4,444 SHRUBS
20% 1 GALLON @24” O.C. = 2,222 SHRUBS
*WITH A SQUARE SPACING MULTIPLIER OF 0.11
TURF

SEASHORE PASPALUM SOD
Note: These are estimated quantities based on square footage of landscape only, actual quantities subject to change based on final layout and selection of specific plant materials
Packet Page. 287
CITY OF SAN BERNARDINO 05/18/2026 | L.5

LITTLE MOUNTAIN
[]
[] []
[]

SYMBOL DESCRIPTION

LOW WATER SHRUBS

HYDROZONE LEGEND
LAWN
L.5

LITTLE MOUNTAIN SAN BERNARDINO
SCHEMATIC LANDSCAPE DESIGN 11/24/2025 04/08/2025
| HYDROZONE
LITTLE MOUNTAIN DR.

MIRAMONTE DR. N
HERRINGTON AVE.

LITTLE MOUNTAIN

PRESCHOOL & DAYCARE
(PARCEL 4)
STATE HWY 30
OAK WOOD DR.

ALLEY (20’ WIDE R.O.W.)
ARBORS

APARTMENTS
SCALE: 1”:50’
0 50’ 100’
Packet Page. 288
CITY OF SAN BERNARDINO 05/18/2026 | L.6

LITTLE MOUNTAIN
[]
[] []
[]

VINYL FENCE
NOT TO SCALE 6'-0" MAX.

PERIMETER / SPLIT FACE BLOCK WALL AND NATURAL STONE VENEER PILASTER

NOT TO SCALE

NATURAL STONE VENEER

BLOCK PILASTER WITH

PRECAST CAP

WALL AT PILASTER
P
L
6'-0" MIN.

CMU CAP

CMU DECORATIVE SPLIT-FACE

BLOCK (ONE SIDE)
8'-0" 26'-0"
3"
EQ EQ
6'-0"

TUBE STEEL FENCE AND VEHICULAR GATE

NOT TO SCALE
7'-0" MAX.

VINYL TOP

VINYL PICKETS

VINYL FENCE POST
KEY LOCKABLE J DROP BOLT.

STEEL FENCE POST

KNOX BOX

DOUBLE SWING GATE

TUBE STEEL FENCE FRAME

STEEL PICKETS

SWING GATE HINDGE

SWING GATE MOTOR
5"O.C.

VINYL FENCE
NOT TO SCALE 6'-0" MAX.
6'-0" MAX
CL

VINYL TOP RAIL

VINYL PICKETS

VINYL FENCE POST VINYL TOP RAIL

VINYL PICKETS

VINYL BOTTOM RAIL

SYMBOL DESCRIPTION

PERIMETER CMU BLOCK WALL

WALL AND FENCE LEGEND

EVA SLIDING GATE

VINYL FENCE

MONUMENTATION WALLS
L.6

LITTLE MOUNTAIN SAN BERNARDINO
SCHEMATIC LANDSCAPE DESIGN 11/24/2025

ENTRY GATE

PILASTER
7' HIGH WALL
| WALL AND FENCE
LITTLE MOUNTAIN DR.

MIRAMONTE DR. N
HERRINGTON AVE.

LITTLE MOUNTAIN

PRESCHOOL & DAYCARE
(PARCEL 4)
STATE HWY 30
OAK WOOD DR.

ALLEY (20’ WIDE R.O.W.)
ARBORS

APARTMENTS
SCALE: 1”:50’
0 50’ 100’
Packet Page. 289
CITY OF SAN BERNARDINO 05/18/2026 | L.7

LITTLE MOUNTAIN
LM

LITTLE MOUNTAIN
Little
LM

LITTLEMOUNTAIN
LM

LITTLE MOUNTAIN
Little
Mountain
LM

LITTLEMOUNTAIN
LM

LITTLE MOUNTAIN
Little
Mountain
LM

LITTLEMOUNTAIN

LITTLE MOUNTAIN
| ENTRY MONUMENTATION
NTS
OPTION 1 GATED ENTRY
OPTION 1 & 2
CORNER

TREATMENT
OPTION 2 GATED ENTRY

CORNER TREATMENT KEYMAP
Packet Page. 290
Initial Study/Mitigated Negative Declaration
Little Mountain Residential 4.21 Mandatory Findings of Significance City of San Bernardino 125
combination with the impacts of other past, present, and future projects, would not contribute to cumulatively significant effects.
c) Would the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Impact Analysis – Less Than Significant with Mitigation Under this threshold, the types of impacts analyzed consist of those that affect human health and well-being. As indicated by this Initial Study, the Project may cause or result in certain potentially significant environmental impacts that directly or indirectly affect human beings with respect to air quality, agriculture and forestry resources, geology and soils, energy, hazards, and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation, utilities and service systems, and wildfire. In instances where impacts have been identified, mandatory compliance with federal, state, or local law is currently in place that effectively reduces environmental impacts. Potentially significant impacts related to these resources are mitigated by Mitigation Measures MM AQ-1 and MM NOI-1. Therefore, the potential adverse environmental impacts of the Project, in combination with the impacts of other past, present, and future projects, would not contribute to cumulatively significant effects.

Summary of Mitigation Measures
The following is a summary of Mitigation Measures for the convenience of the public and decision makers. Detailed analysis supporting each measure is provided in the applicable sections of this Initial Study.

Air Quality
MM AQ- 1 Diesel-Powered Equipment. Require all diesel-powered equipment used during construction to have an engine rating of Tier 4 Final.

Biological Resources
MM BIO-1 Burrowing Owl Preconstruction Survey. While suitable burrowing owl burrows are not present on the Project site at this time, there is potential for burrowing owl to occupy the site in the future; therefore, a one-visit pre-construction burrowing owl survey per CDFW protocols is required within 30 days before the initiation of construction:
• Pre-Construction Survey. A qualified Biologist shall conduct a protocol-level burrowing owl presence/absence survey of the Project site and a 500-foot buffer no more than 30 days prior to initiation of ground disturbance, in accordance with the CDFW 2012 Staff Report on Burrowing Owl Mitigation. Survey results shall be documented in a letter report submitted to the Lead Agency and CDFW prior to commencement of construction.
o If No Owls Are Detected. The letter report shall be submitted to the Lead Agency and CDFW for review and approval. If construction is delayed more than 30 days beyond the survey date, a new pre-construction survey shall be Packet Page. 291
Initial Study/Mitigated Negative Declaration
Little Mountain Residential 4.21 Mandatory Findings of Significance City of San Bernardino 126
required.
o If Owls Are Detected. The qualified Biologist shall immediately notify the Lead Agency and CDFW, and CDFW-protocol buffer distances shall be established and delineated around all active burrows prior to any ground disturbance.

No construction activities shall occur within established buffers until the qualified Biologist confirms in writing that the burrow is no longer active, based on a minimum of three consecutive weeks of no observed owl activity.

The qualified Biologist shall conduct weekly buffer compliance monitoring and submit reports to the Lead Agency throughout the active construction period
MM BIO-2 Nesting Bird Preconstruction Survey. To avoid and minimize impacts on nesting birds and raptors, construction should be scheduled to begin between September 1 and January 31, which is outside the nesting season, if possible. If construction activities must occur during the nesting season (i.e., generally between February 1 and June 30 for raptors and between March 1 and August 31 for other nesting birds), a pre-construction nesting bird survey should be conducted by a qualified Biologist within 3 days prior to vegetation removal, ground disturbance, or initiation of construction activities. If the Biologist (as defined below) finds an active nest within or adjacent to the construction area, the Biologist will identify an appropriate protective buffer zone around the nest based on the species' sensitivity, the nature of the construction activity, and the level of existing disturbance in the vicinity.

Construction may be temporarily restricted in the area of the nest until nesting is complete, as determined by the Biologist.

Cultural Resources
MM CUL-1 The Applicant shall retain an archaeologist who meets the requirements of the Secretary of the Interior (SOI) Professional Qualifications Standards (“Qualified Archaeologist”) prior to the issuance of grading permits. If archaeological resources are discovered at the Project site, they will be handled as described below. All artifacts discovered shall be inventoried and analyzed by the SOI Archaeologist. If any artifacts of Native American origin are discovered, all activities in the immediate vicinity of the find (within a 60-foot radius) shall stop, and the SOI Archaeologist shall notify the Applicant, City, and the Yuhaaviatam of San Manuel Nation (YSMN), the AB 52 consulting tribe for the Project, as detailed in MM TCR-1. A designated Native American representative from YSMN shall be retained to help analyze the Native American artifacts for identification as everyday life and/or religious or sacred items, cultural affiliation, temporal placement, and function, as deemed possible. The significance of Native American resources shall be evaluated in accordance with CEQA and shall consider the religious beliefs, customs, and practices of the affiliated tribes. All items found in association with Native American human remains shall be regarded as grave goods or sacred in origin and subject to special handling.

Packet Page. 292
Initial Study/Mitigated Negative Declaration
Little Mountain Residential 4.21 Mandatory Findings of Significance City of San Bernardino 127
Native American artifacts relocated or reinterred at the Project site would be subject to a fully executed relocation/reburial agreement with the assisting Native American tribes or bands. This shall include measures and provisions to protect the reburial area from any future impacts. Relocation/reburial shall not occur until all cataloging and basic recordation are complete. Native American artifacts that cannot be avoided or relocated at the Project site shall be prepared in a manner for curation at either a Native American facility or an accredited curation facility in San Bernardino County that meets federal standards per 36 CFR Part 79 and makes the artifacts available to other archaeologists/researchers/ Native American community members for further study. The SOI Archaeologist shall deliver the Native American artifacts, including title, to the accredited curation facility within a reasonable amount of time, along with the fees necessary for permanent curation.

Non-Native American artifacts shall be inventoried, assessed, and analyzed for cultural affiliation, personal affiliation (prior ownership), function, and temporal placement. After analysis and reporting, these artifacts will be either curated or returned to the property owner, as deemed appropriate. All artifacts, except for human remains and related grave goods or sacred/ceremonial objects, belong to the property owner.

MM CUL-2 In the event that cultural resources are discovered during project activities, all work in the immediate vicinity of the find (within a 60-foot buffer) shall cease, and a qualified archaeologist meeting Secretary of the Interior standards shall be hired to assess the find. Work on the other portions of the project outside of the buffered area may continue during this assessment period. Additionally, the Yuhaaviatam of San Manuel Nation Cultural Resources Department (YSMN) shall be contacted, as detailed within TCR-1, regarding any pre-contact finds and be provided information after the archaeologist makes his/her initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.

MM CUL-3 If significant pre-contact cultural resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to YSMN for review and comment, as detailed within TCR-1. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly.

Geology and Soils
MM PALEO-1 Inadvertent Discovery of Paleontological Resources. If potential paleontological resources are discovered during ground-disturbing activities, work shall stop in that area and within 30 feet of the find until a qualified paleontologist can assess the significance of the find and, if necessary, develop appropriate treatment measures. Treatment measures may include monitoring by a qualified paleontologist during construction-related ground-disturbing activities. The monitor will retain the option to reduce tracking if it is determined that the sediments were previously disturbed. Monitoring may also be decreased if Packet Page. 293
Initial Study/Mitigated Negative Declaration
Little Mountain Residential 4.21 Mandatory Findings of Significance City of San Bernardino 128
potentially fossiliferous units are absent or, if present, are determined to have low potential to contain fossil resources. The monitor will be equipped to salvage fossils and samples of sediments as they are unearthed and will be empowered to temporarily halt or divert equipment to allow the removal of abundant or large specimens. Recovered specimens will be prepared to a point of identification and permanent preservation, including washing of sediments to recover small invertebrates and vertebrates. Specimens will be curated into a professional, accredited museum repository with permanent, retrievable storage. A report of findings, with an appended itemized inventory of specimens, will be prepared and will signify completion of the mitigation.

Noise
MM NOI-1 Construction Management Program. Prior to the issuance of a grading permit, the following notes shall be included on grading plans and building plans. Project contractors shall be required to ensure compliance with the notes and permit periodic inspection of the construction site by City of San Bernardino staff or its designee to confirm compliance. These notes shall also be specified in bid documents issued to prospective construction contractors. vii. Construction should occur during the permissible hours as defined in Section 8.54.050.
viii. During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuating devices. ix. The contractor should locate equipment staging areas that will create the most significant distance between construction-related noise/vibration sources and sensitive receptors nearest the project site during all project construction.
x. Idling equipment should be turned off when not in use. xi. Equipment shall be maintained so that vehicles and their loads are secured from rattling and banging.
xii. The retaining/perimeter wall will be constructed during the grading phase to minimize the impact of construction noise during the subsequent stages.

PDF NOI-1 Sound Wall.
▪ A 7 ft sound wall shall be installed at the property line abutting Little Mountain Drive to reduce the exterior noise levels at the residential buildings located directly facing the roadway by ~10 dB, reducing the estimated 72 dBA CNEL down to 64 dBA CNEL, which falls within the normally acceptable category. ▪ Any upper floor facades (above the shielding of the wall) facing Little Mountain Drive should have STC 30 or higher to achieve the requirements for interior noise levels.

Packet Page. 294
Initial Study/Mitigated Negative Declaration
Little Mountain Residential 4.21 Mandatory Findings of Significance City of San Bernardino 129
▪ Once the final design is ready, a final exterior-to-interior noise isolation study shall be conducted to ensure that the interior noise levels are within the City’s requirements.

Tribal Cultural Resources
MM TCR-1 The Yuhaaviatam of San Manuel Nation Cultural
Resources Management Department (YSMN) shall be contacted, as detailed in CUL-2, of any pre-contact cultural resources discovered during project implementation, and be provided information regarding the nature of the find, so as to provide Tribal input with regards to significance and treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a Cultural Resources Monitoring and Treatment Plan shall be created by the archaeologist, in coordination with YSMN, and all subsequent finds shall be subject to this Plan. This Plan shall allow for a monitor to be present that represents YSMN for the remainder of the project, should YSMN elect to place a monitor on-site.

MM TCR – 2 Any archaeological/cultural documents created as a part of the project (isolated records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency for dissemination to YSMN. The Lead Agency and/or applicant shall, in good faith, coordinate with YSMN throughout all ground-disturbing activities associated with project construction, consistent with the mitigation measures adopted for the project pursuant to Public Resources Code Section 21082.3.

Packet Page. 295
ORDINANCE NO. MC-1670
1 ORDINANCE NO. MC-1670

ORDINANCE OF THE MAYOR AND CITY COUNCIL OF

THE CITY OF SAN BERNARDINO, CALIFORNIA,
APPROVING GENERAL PLAN AMENDMENT 25-02

CHANGING THE GENERAL PLAN LAND USE
DESIGNATION FROM COMMERCIAL TO MULTIFAMILY RESIDENTIAL AND DEVELOPMENT CODE AMENDMENT 25-07 (ZONING MAP AMENDMENT)

CHANGING THE ZONING DESIGNATION FROM

COMMERCIAL OFFICE (CO) TO RESIDENTIAL

MEDIUM (RM) FOR ASSESSOR PARCEL NUMBERS
0148-303-21, -22, -24, AND -26; AND AMEND THE SAN

BERNARDINO DEVELOPMENT CODE TO ALLOW

PLANNED RESIDENTIAL DEVELOPMENTS (PRD) TO

ESTABLISH PROJECT-SPECIFIC DEVELOPMENT

STANDARDS, INCLUDING SETBACKS BETWEEN

STRUCTURES, AND SITE COVERAGE STANDARDS IN

LIEU OF FIXED NUMERICAL DEVELOPMENT

STANDARDS WITHIN PLANNED RESIDENTIAL

DEVELOPMENTS PURSUANT TO A MITIGATED
NEGATIVE DECLARATION.

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, General Plan Amendment 25-02 and Development Code Amendment 25-07 (Zoning Map Amendment) constitute a portion of the Little Mountain Planned Residential Development Project ("Project"); and
WHEREAS, General Plan Amendment 25-02 is a request to amend the General Plan Land Use designation from Commercial to Multi-Family Residential pursuant to Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; and WHEREAS, Development Code Amendment 25-07 (Zoning Map Amendment) changes the zoning designation from Commercial Office (CO) to Residential Medium (RM) for Assessor Parcel Numbers 0148-303-21, -22, -24, and -26; and amends the San Bernardino Development Code to allow Planned Residential Developments (PRDs) to establish project-specific development standards, including setbacks between structures, and lot coverage standards in lieu of fixed numerical development standards within planned residential developments; 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
Packet Page. 296
ORDINANCE NO. MC-1670
2 WHEREAS, City staff determined that pursuant to State CEQA Guidelines Section 15073, preparation of a Mitigated Negative Declaration was the appropriate environmental review procedure under CEQA, because all potential significant impacts of the Project can be mitigated to a level of less than significant; and
WHEREAS, a Mitigated Negative Declaration (“MND”) and Mitigation Monitoring and Reporting Program (“MMRP”) were prepared for the Project; and WHEREAS, on July 22, 2026, 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 General Plan Amendment 25-02 and Development Code Amendment 25-07 (Zoning Map Amendment) to the Planning Commission for consideration; and WHEREAS, on August 11, 2026 the Planning Commission of the City of San Bernardino held a duly noticed public hearing to consider public testimony and staff’s report. At the public hearing there was no opposition to the Project and after the public comment session, the Planning Commission deliberated and a motion was made by Commissioner Carlone, seconded by Commissioner Quiel, to approve staff’s recommendation to forward an approval recommendation of the Project, to the Mayor and City Council. The motion was approved unanimously per Resolution 2026-024; and
WHEREAS, notice of the September 16, 2026 public hearing for the Mayor and City Council's consideration of this proposed Ordinance was published in The Sun newspaper on September 5, 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 September 16, 2026 there was no opposition to the Project; and
WHEREAS, pursuant to the requirements of Chapters 19.42 (Development Code Amendments) and 19.50 (General Plan Amendments) of the City of San Bernardino Development Code, the Mayor and City Council have the authority to take action on General Plan Amendment 25-02 and Development Code Amendment 25-07 (Zoning Map Amendment).

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. The City Council having independently reviewed and analyzed the record before it, including the adopted Packet Page. 297
ORDINANCE NO. MC-1670
3 Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and written and oral testimony, and having exercised their independent judgment, finds 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. Findings of Fact – General Plan Amendment 25-02 Finding No. 1: The proposed amendment is consistent with the General Plan.

Finding of Fact: The proposed amendment will change the General Plan Land Use Designation from Commercial to Multiple-Family Residential for the entirety project site containing approximately 5.82 acres. The MultipleFamily Residential General Plan Land Use Designation is intended to provide for the residential uses to meet the housing demand of current and future residents. The proposed amendment will allow for the development and establishment of a Planned Unit Development comprised of one hundred sixty-eight (68) detached single-family dwellings, which is consistent with the existing single-family residential developments within the project area. Therefore, the proposed project is consistent with the following General Plan goals and policies:

General Plan Land Use Element Policy 2.2.1: Ensure
compatibility between land uses and quality design through adherence to standards and regulations in the Development Code and policies and guidelines in the Community Design Element.

General Plan Land Use Element Goal 2.4: Enhance the
quality of life and economic vitality in San Bernardino by strategic in-fill of new development and revitalization of existing development.

General Plan Community Design Element Goal 5.4: Ensure
individual projects are well designed and maintained.

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 amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that the proposed amendment to change the General Plan Land Use Designation of the entirety of the project site from Commercial to Multiple-Family Residential will facilitate the development and establishment of a Planned Unit Development comprised of one sixty-eight (68) detached single-family dwellings consistent with the existing surrounding single-family residential developments. The project site is generally flat, with access from N.

Miramonte Drive and N. Little Mountain Road, can be fully served by utility providers, and will not result in the need for the excessive provision Packet Page. 298
ORDINANCE NO. MC-1670
4 of services. Additionally, any potential impacts created by the proposed amendment have been addressed in the Draft Initial Study/Mitigated Negative Declaration and appropriate mitigation measures have been included within the Mitigation Monitoring and Reporting Program.

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

Therefore, the proposed change from Commercial to Multiple-Family Residential for the project site would allow the proposed project to be harmonious to existing residential uses, thereby providing for an 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 project site is currently comprised of four (4) parcels that is proposed to be subdivided into one sixty-eight (68) single-family residential lots and common open spaces to correspond to the proposed Planned Unit Development. There are no physical constraints on the site, such as steep slopes or watercourses.

SECTION 4. Findings of Fact Development Code Amendment 25-07:

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

Finding of Fact: The proposed amendment will rezone the site from Commercial Office (CO) to Residential Medium (RM) for four (4) vacant parcels totaling approximately 5.82 acres; and amend the standard in Chapter 19.04 (Residential) for Planned Residential Development, (Section N: 2 and 5) to allow Planned Residential Developments (PRDs) to establish projectspecific setbacks, including between structures, and site coverage in lieu of fixed numerical standards (Exhibit C); a PRD may establish alternative setbacks, including between structures, subject to approval of the review authority. All setbacks and separations shall comply with applicable standards of the California Building Standards Commission and the County Fire Code, as determined by the City of San Bernardino Building Official and County Fire Department, and shall be sufficient to ensure emergency access, and life safety. With the approval of DCA 25-07 (ZMA) the density of the project would conform to the Residential Medium (RM) standards.

Packet Page. 299
ORDINANCE NO. MC-1670
5 Therefore, the proposed project is consistent with the following General Plan goals and policies:

General Plan Land Use Element Goal 2.4: Enhance the
quality of life and economic vitality in San Bernardino by strategic in-fill of new development and revitalization of existing development.

General Plan Community Design Element Goal 5.4: Ensure
individual projects are well designed and maintained.

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 amendment will not harm the public interest, health, safety, or welfare of the City. Rezoning the site from Commercial Office (CO) to Residential Medium (RM) will enable a Planned Unit Development allocating units to our RHNA numbers and available housing stock.

Updating the City of San Bernardino Development Code to allow Planned Residential Developments (PRDs) to use project-specific setbacks and site coverage—rather than fixed standards—aligns with industry practices and supports increased density. Safety will be ensured through case-by-case review by the Fire Department and Building and Safety, with measures such as fire-rated walls and interface plans.

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

Finding of Fact: The proposed amendment would result in the entirety of the project site having the Residential Medium (RM) Zoning District Classification to allow for the development and establishment of a Planned Unit Development comprised of sixty-eight (68) detached single-family residences. The subject property is located adjacent to an existing singlefamily residential neighborhood. Therefore, the proposed change from Commercial Office (CO) to Residential Medium (RM) for the project site would allow the proposed project to be harmonious to existing residential uses, thereby providing for an appropriate balance of land uses within the City.

Finding No. 4: The subject parcels are physically suitable (including, but not limited to, access, provision of utilities, compatibility with adjoining land uses, and Packet Page. 300
ORDINANCE NO. MC-1670
6 absence of physical constraints) for the requested land use designation and the anticipated land use development.

Finding of Fact: The project site is currently comprised of four (4) parcels that is proposed to be subdivided into one sixty-eight (68) single-family residential lots and common open spaces to correspond to the proposed Planned Unit Development. Utilities are available directly from Little Mountain drive.

There are no physical constraints on the site, such as steep slopes or watercourses.

SECTION 5. General Plan Amendment 25-02 a request to amend the General Plan Land Use designation from Commercial to Multi-Family Residential pursuant to Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program and Development Code Amendment 25-07 (Zoning Map Amendment) changing the zoning designation from Commercial Office (CO) to Residential Medium (RM) for Assessor Parcel Numbers 0148-303-21, -22, -24, and -26; and amends the San Bernardino Development Code to allow Planned Residential Developments (PRDs) to establish project-specific development standards, including setbacks between structures, and lot coverage standards in lieu of fixed numerical development standards within planned residential developments, attached hereto and incorporated herein by reference as Exhibit A and Exhibit B, is hereby approved.

SECTION 6. 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 7. 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 8. 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 9. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption.

Packet Page. 301
ORDINANCE NO. MC-1670
7 APPROVED and ADOPTED by the City Council and signed by the Mayor and attested by the City Clerk this ___ day of _________, 2026.

Helen Tran, Mayor
City of San Bernardino
Attest:

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

Albert J. Maldonado, City Attorney
Packet Page. 302
ORDINANCE NO. MC-1670
8 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-1670, introduced by the City Council of the City of San Bernardino, California, at a regular meeting held the 16th day of September 2026. Ordinance No. MC-1670 was approved/ 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
Packet Page. 303

EXHIBIT A
Development Code Chapter 19.04 (Residential) for Planned Residential Development, Section N (2) and (5):

Chapter 19.04 (Residential) for Planned Residential Development, Section N: 2 and 5 shall be modified as follows:

2. Minimum Lot Size: The minimum lot size for a detached single-family unit in a Small Lot Subdivision shall be 5,000 square feet. PRDs may create lot sizes to accommodate the creation of attached single-family dwelling units or Clustered Subdivisions.

5. Setbacks: The minimum front, rear, and side structural setback from the project perimeter boundary shall be 15 feet. The minimum dwelling unit side structural setback from other dwelling unit structures is 15 feet plus one foot for each 15 feet of structure length. In small lot subdivisions the minimum side setback is five feet with a 15-foot minimum dwelling unit separation.

2. Minimum Lot Size and Setbacks: Notwithstanding this section, a PRD may establish alternative setbacks, including between structures, as well as minimum lot size, subject to approval of the review authority. All setbacks and separations shall comply with applicable standards of the California Building Standards Commission and the City Fire Code, as determined by the Building Official and Fire Department, and shall be sufficient to ensure emergency access, life safety, and implementation of any mitigation measures adopted pursuant to the California Environmental Quality Act.

Packet Page. 304

CITY OF SAN BERNARDINO

PLANNING DIVISION
PROJECT: GPA 25-02, DCA 25-07, SUB 25-03, DPP 25-07
Zoning Map Amendment
HEARING DATE: August 11, 2026
Exhibit B Zoning Map Amendment
NORTH

PROJECT SITE
Packet Page. 305
Attachment E-ISMND and MMRPS
https://www.sanbernardino.gov/DocumentCenter/View/12345/Little-Mountain-TTM20826-Final-ISMND Packet Page. 306
Packet Page. 307
Packet Page. 308
Packet Page. 309
Packet Page. 310
Packet Page. 311
Packet Page. 312
Packet Page. 313
Packet Page. 314
Packet Page. 315
Packet Page. 316
Packet Page. 317
Packet Page. 318
Packet Page. 319
Packet Page. 320
Packet Page. 321
Packet Page. 322
Packet Page. 323
Packet Page. 324
Packet Page. 325
Packet Page. 326
Packet Page. 327
Packet Page. 328
Packet Page. 329
Packet Page. 330
Packet Page. 331
Packet Page. 332
Packet Page. 333
Packet Page. 334
Packet Page. 335
Packet Page. 336
Packet Page. 337
Packet Page. 338
Packet Page. 339
Packet Page. 340
Packet Page. 341
Packet Page. 342
Packet Page. 343
Packet Page. 344
Packet Page. 345
Packet Page. 346
Packet Page. 347
Packet Page. 348
Packet Page. 349
Packet Page. 350
Packet Page. 351
Packet Page. 352
Packet Page. 353
Packet Page. 354
Packet Page. 355
Packet Page. 356
Packet Page. 357
Packet Page. 358
Packet Page. 359
Packet Page. 360
Packet Page. 361
Packet Page. 362
Packet Page. 363
Packet Page. 364
Packet Page. 365
Packet Page. 366
Packet Page. 367
Packet Page. 368
Packet Page. 369
Packet Page. 370
Packet Page. 371
Packet Page. 372
Packet Page. 373
Packet Page. 374
3XEOLF+HDULQJ
$JHQGD,WHP1R
&LW\RI6DQ%HUQDUGLQR
5HTXHVWIRU3ODQQLQJ&RPPLVVLRQ$FWLRQ
'DWH
$XJXVW
7R
+RQRUDEOH&KDLUSHUVRQDQG3ODQQLQJ&RPPLVVLRQHUV
)URP
7DQ\D5RPR'HSXW\&LW\0DQDJHU
%\
0LFKDHO5RVDOHV6HQLRU3ODQQHU
6XEMHFW
*HQHUDO 3ODQ $PHQGPHQW 'HYHORSPHQW &RGH $PHQGPHQW

=RQLQJ 0DS $PHQGPHQW
6XEGLYLVLRQ
7HQWDWLYH 7UDFW
0DS1R
DQG'HYHORSPHQW3HUPLW7\SH±3
$SSOLFDQW3URSHUW\2ZQHU
&HQWXU\&RPPXQLWLHV
1$UURZKHDG$YHQXH
6DQ%HUQDUGLQR&$

5HTXHVW
$UHTXHVWWR
DPHQGWKH*HQHUDO3ODQ/DQG8VH'HVLJQDWLRQIRUWKHSURMHFWVLWHIURP &RPPHUFLDOWR0XOWLSOH)DPLO\5HVLGHQWLDO
*HQHUDO3ODQ$PHQGPHQW

UH]RQH
WKHSURMHFWVLWHIURP&RPPHUFLDO2IILFH
&2
WR5HVLGHQWLDO0HGLXP
50 DQGDPHQGWKH
VWDQGDUG LQ &KDSWHU

5HVLGHQWLDO
6HFWLRQV 1

DQG

'HYHORSPHQW &RGH
$PHQGPHQW
=RQLQJ0DS$PHQGPHQW

DSSURYH7HQWDWLYH7UDFW0DS1R
WRVXEGLYLGHWKHSURMHFWVLWHLQWRVL[W\HLJKW

3ODQQHG5HVLGHQWLDO'HYHORSPHQW
35'

ORWV
6XEGLYLVLRQ

DSSURYHVLWHDQGDUFKLWHFWXUDOUHYLHZIRUWKH35'VLQJOH IDPLO\GZHOOLQJV
'HYHORSPHQW3HUPLW7\SH3

DQG
DGRSWWKHPLWLJDWHGQHJDWLYH
GHFODUDWLRQXQGHUWKH&DOLIRUQLD(QYLURQPHQWDO4XDOLW\$FWIRUWKHSURMHFWVLWHORFDWHGDW WKHFRUQHURI10LUDPRQWH'ULYHDQG1/LWWOH0RXQWDLQ5RDG :DUG

$31
DQG
/RW$UHD
DFUHV
=RQH
&RPPHUFLDO2IILFH
&2

5HFRPPHQGDWLRQ
,WLVUHFRPPHQGHGWKDWWKH3ODQQLQJ&RPPLVVLRQRIWKH&LW\RI6DQ%HUQDUGLQRWDNHWKH IROORZLQJDFWLRQ

$GRSW5HVROXWLRQ1RRIWKH3ODQQLQJ&RPPLVVLRQ RIWKH&LW\ RI6DQ %HUQDUGLQR &DOLIRUQLD UHFRPPHQGLQJWKDWWKH0D\RUDQG &LW\ &RXQFLO DSSURYH *HQHUDO3ODQ$PHQGPHQWFKDQJLQJWKH*HQHUDO3ODQ/DQG8VHGHVLJQDWLRQ Packet Page. 375
IURP&RPPHUFLDOWR0XOWLSOH)DPLO\5HVLGHQWLDO
'HYHORSPHQW&RGH$PHQGPHQW

=RQLQJ0DS$PHQGPHQW
FKDQJLQJWKH=RQLQJ'LVWULFWFODVVLILFDWLRQIURP
&RPPHUFLDO2IILFH
&2
WR5HVLGHQWLDO0HGLXP
50
([KLELW&

DQGDPHQGLQJ
WKH 6DQ %HUQDUGLQR 'HYHORSPHQW &RGH WR DOORZ 3ODQQHG 5HVLGHQWLDO 'HYHORSPHQWV
35'V
WRHVWDEOLVKSURMHFWVSHFLILFGHYHORSPHQWVWDQGDUGVLQOLHX RIIL[HGQXPHULFDOUHTXLUHPHQWVIRUIRXU

YDFDQWSDUFHOVWRWDOLQJDSSUR[LPDWHO\
DFUHV
([KLELW%

DQG

$SSURYH 6XEGLYLVLRQ
7HQWDWLYH 7UDFW 0DS 1R
WR DOORZ WKH
VXEGLYLVLRQRIWKHDFUHSURSHUW\LQWR VL[W\HLJKW
VLQJOHIDPLO\35'ORWV

([KLELW$

DQG

$SSURYH 'HYHORSPHQW 3HUPLW 7\SH3 WR DOORZ IRU WKH GHYHORSPHQW HVWDEOLVKPHQW DQG DUFKLWHFWXUDO UHYLHZ RI VL[W\HLJKW
WZRVWRU\ 3ODQQHG
5HVLGHQWLDO'HYHORSPHQW
35'
GZHOOLQJVORFDWHGRQWKHFRUQHURI10LUDPRQWH
'ULYHDQG1/LWWOH0RXQWDLQ5RDGZLWKLQWKH&RPPHUFLDO2IILFH &2
]RQH
([KLELW
$

DQG

$GRSW WKH 0LWLJDWHG 1HJDWLYH 'HFODUDWLRQ XQGHU WKH &DOLIRUQLD (QYLURQPHQWDO 4XDOLW\$FW
$WWDFKPHQW(

3XEOLF+HDULQJ1RWLFLQJ
-XO\

1RWLFHV ZHUHPDLOHGWRWKH RZQHUV DQGWHQDQWV RI SURSHUW\ ORFDWHG ZLWKLQ IHHW RI WKH H[WHULRU ERXQGDULHV RI WKH VXEMHFWSURSHUW\SURYLGLQJWKHQDWXUHRIWKHUHTXHVWORFDWLRQ RI WKH SURSHUW\ WKH GDWH WLPH DQG SODFH RI WKH 3ODQQLQJ &RPPLVVLRQ PHHWLQJ RI $XJXVW IRU *HQHUDO 3ODQ $PHQGPHQW'HYHORSPHQW&RGH$PHQGPHQW
=RQLQJ
0DS$PHQGPHQW
6XEGLYLVLRQ
7HQWDWLYH7UDFW
0DS1R
DQG'HYHORSPHQW3HUPLW7\SH±3
$XJXVW
/HJDO DGYHUWLVHPHQW ZDV SXEOLVKHG LQ WKH 6DQ %HUQDUGLQR 6XQ1HZVSDSHU
3URMHFW'HVFULSWLRQ
7KH SURSRVHG SURMHFW LQYROYHV D UHTXHVW WR FKDQJH WKH *HQHUDO 3ODQ /DQG 8VH 'HVLJQDWLRQIURP&RPPHUFLDOWR0XOWLSOH)DPLO\5HVLGHQWLDO FKDQJHWKH=RQLQJ'LVWULFW
&ODVVLILFDWLRQIURP&RPPHUFLDO2IILFH
&2
WR5HVLGHQWLDO0HGLXP
50 DQGDPHQGWKH
6DQ%HUQDUGLQR'HYHORSPHQW&RGHWRDOORZ3ODQQHG5HVLGHQWLDO'HYHORSPHQWV 35'V

WR HVWDEOLVK SURMHFWVSHFLILF VHWEDFNV LQFOXGLQJ EHWZHHQ VWUXFWXUHV LQ OLHX RI IL[HG QXPHULFDOVWDQGDUGVIRUDSURSHUW\FRPSULVHGRIIRXU

YDFDQWSDUFHOVFRQWDLQLQJDWRWDO
RIDSSUR[LPDWHO\DFUHV
*3$'&$

DOORZWKHVXEGLYLVLRQRIWKHSURSHUW\
LQWR VL[W\HLJKW

VLQJOHIDPLO\ ORWV
68%770

DQG SURYLGH D VLWH DQG
DUFKLWHFWXUDOUHYLHZRIWKHWZRVWRU\35'VLQJOHIDPLO\XQLWV '33

Packet Page. 376
6HWWLQJDQG6LWH&KDUDFWHULVWLFV
7KH3URMHFWLVORFDWHGRQDQDSSUR[LPDWHDFUHVLWHRQWKHFRUQHURI10LUDPRQWH 'U DQG 1 /LWWOH 0RXQWDLQ 5RDG ZLWKLQ WKH &LW\ RI 6DQ %HUQDUGLQR 6DQ %HUQDUGLQR &RXQW\&DOLIRUQLD
$31V
DQG
7KH3URMHFWVLWHLVYDFDQWDQG
ERXQGHG E\ PXOWLIDPLO\ UHVLGHQWLDO WR WKH QRUWK DQG PXOWLIDPLO\ DQG VLQJOH IDPLO\ UHVLGHQWLDOWRWKHHDVW3URSHUW\WRWKHZHVWDQGVRXWKDUH]RQHG&RPPHUFLDO2IILFH 7DEOHEHORZSURYLGHVDVXPPDU\RIWKHFXUUHQWVXUURXQGLQJODQGXVHFKDUDFWHULVWLFV RIWKHVXEMHFWVLWHDQGVXUURXQGLQJSURSHUWLHV
7$%/(
6,7($1'6855281',1*/$1'86(6
/2&$7,21 /$1'86( =21( *(1(5$/3/$1
'(6,*1$7,21
6LWH 9DFDQW &RPPHUFLDO2IILFH
&2
&RPPHUFLDO
1RUWK 0XOWL)DPLO\
5HVLGHQWLDO 5HVLGHQWLDO0HGLXP
50 0XOWLSOH)DPLO\5HVLGHQWLDO
6RXWK &RXQW\ &RPPHUFLDO2IILFH
&2
&RPPHUFLDO
:HVW 6FKRRO &RPPHUFLDO2IILFH
&2
&RPPHUFLDO
(DVW 5HVLGHQWLDO 5HVLGHQWLDO0HGLXP
50 DQG
5HVLGHQWLDO6XEXUEDQ
56
0XOWLSOH6LQJOH
)DPLO\5HVLGHQWLDO
$QDO\VLV
*HQHUDO3ODQ$PHQGPHQWDQG'HYHORSPHQW&RGH$PHQGPHQW *HQHUDO3ODQ$PHQGPHQWZLOOFKDQJHWKH*HQHUDO3ODQ/DQG8VH'HVLJQDWLRQIURP &RPPHUFLDOWR0XOWLSOH)DPLO\5HVLGHQWLDOIRUHQWLUHSURMHFWVLWHFRQWDLQLQJDFUHV 'HYHORSPHQW&RGH$PHQGPHQW
=RQLQJ0DS$PHQGPHQW
ZLOOUH]RQHWKHSURMHFW
VLWHIURP &RPPHUFLDO2IILFH
&2
WR 5HVLGHQWLDO0HGLXP
50 IRU WKHIRXU

YDFDQW
SDUFHOVDQGDPHQG6HFWLRQ
6HFWLRQ16WDQGDUGVWZR

DQGILYH

WRDOORZIRUD
3ODQQHG 5HVLGHQWLDO 'HYHORSPHQWWR HVWDEOLVK DOWHUQDWLYH VHWEDFNV LQFOXGLQJ EHWZHHQ VWUXFWXUHVDQGVLWHFRYHUDJHLQOLHXRIIL[HGQXPHULFDOVWDQGDUGVZKLFKZRXOGEHVXEMHFW WRDSSURYDORIWKHUHYLHZDXWKRULW\$OOVHWEDFNVDQGVHSDUDWLRQVZLOOQHHGWRFRPSO\ZLWK DSSOLFDEOH VWDQGDUGVRIWKH&DOLIRUQLD%XLOGLQJ6WDQGDUGV&RPPLVVLRQDQGWKH&RXQW\ )LUH&RGHDVGHWHUPLQHGE\WKH&LW\RI6DQ%HUQDUGLQR%XLOGLQJ2IILFLDODQG&RXQW\)LUH 'HSDUWPHQW DQG VKDOO EH VXIILFLHQW WR HQVXUH HPHUJHQF\ DFFHVV DQG OLIH VDIHW\

$WWDFKPHQW$([KLELW%

:LWKWKHFRQFXUUHQWDSSURYDORI*HQHUDO3ODQ$PHQGPHQWDQG'HYHORSPHQW&RGH $PHQGPHQW
=RQLQJ 0DS $PHQGPHQW

WKH SURSRVHG 3ODQQHG 5HVLGHQWLDO
'HYHORSPHQWFRPSULVHGRIVL[W\HLJKW

VLQJOHIDPLO\UHVLGHQFHVLVFRQVLVWHQWZLWKWKH
SROLFHVRIWKH&LW\¶V*HQHUDO3ODQDQGFRPSOLHVZLWKWKH&LW\¶V'HYHORSPHQW&RGH 6XEGLYLVLRQ
,Q DGGLWLRQWRWKH *HQHUDO3ODQ$PHQGPHQW DQG 'HYHORSPHQW &RGH$PHQGPHQWWKH DSSOLFDQW LV DOVR VXEPLWWLQJ 7HQWDWLYH 7UDFW 0DS 1R 6XEGLYLVLRQ
WR
VXEGLYLGHDSSUR[LPDWHO\DFUHVLQWR VLQJOHIDPLO\UHVLGHQWLDOORWV Packet Page. 377
7KHVHORWVUDQJHLQVL]HIURPDSSUR[LPDWHO\VTXDUHIHHWWRVTXDUHIHHW7KH VXEMHFWSURSHUW\FRQWDLQLQJDSSUR[LPDWHO\DFUHVSURSRVHVVL[W\QLQH
UHVLGHQWLDO
GZHOOLQJV7KHH[LVWLQJ5HVLGHQWLDO0HGLXP
50 ]RQLQJDOORZVXSWRWZHOYHXQLWHVSHU
QHWDFUHDVVXFKWKHSURSRVHG3ODQQHG5HVLGHQWLDO'HYHORSPHQWKDVDGHQVLW\RIHOHYHQ

XQLWVSHUDFUHPHHWLQJ&LW\RI6DQ%HUQDUGLQRGHYHORSPHQWVWDQGDUGV $UFKLWHFWXUH6LWH'HVLJQ
'HYHORSPHQW 3HUPLW 7\SH3 HYDOXDWHV WKH RYHUDOO GHVLJQ RI WKH SURMHFW 7KH SURSRVHGWZRVWRU\KRPHVDUHWKRXJKWIXOO\SODQQHGWRIRVWHUDZHOFRPLQJQHLJKERUKRRG WKDWSULRULWL]HVFRPIRUWVDIHW\DQGDQDFWLYHOLIHVW\OH7KHRULHQWDWLRQRIWKHKRPHVYDULHV DVVRPHIDFHWKHVWUHHWVFDSHGLUHFWO\ZKHUHWKHPDLQIURQWDJHIDFHVDVWUHHWRUFRPPRQ DUHDEXWWKHHQWUDQFHLVSODFHGRQWKHVLGHIRUSULYDF\DQGVSDWLDOHIILFLHQF\7KLVVLGH HQWU\GHVLJQRIIHUVVHYHUDOEHQHILWVLQFOXGLQJPD[LPL]LQJWKHXVHRIWKHIURQWIDo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
EHGURRPVWZRDQGDKDOI

EDWKV DQG DWZRFDU JDUDJH )ORRU3ODQ LQFOXGHVIRXU
EHGURRPVWKUHH

EDWKVDQGDWZRFDUJDUDJH
7KHUHDUHWZHQW\

XQLWVIRUSODQWZHQW\WZR

XQLWVIRUSODQQLQHWHHQ

XQLWV
IRUSODQDQGVHYHQ

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
$FFHVV3DUNLQJ)HQFLQJ
7KLVSURMHFWZLOOKDYHDFFHVVIURP10LUDPRQWHV'ULYHDQGVHFRQGDU\DFFHVVDW/LWWOH 0RXQWDLQ'ULYHQRUWKZLWKDFFHVVWRDQGIURP6WDWH+LJKZD\YLDEUDQGQHZGULYHZD\ DSSURDFKHVIHDWXULQJPRQXPHQWVLJQDJH7KHLQWHUQDOVLWHFLUFXODWLRQKDVEHHQGHVLJQHG WR DGHTXDWHO\ DFFRPPRGDWH RQVLWH YHKLFXODU FLUFXODWLRQ DQG DFFHVV WR WKH RIIVWUHHW SDUNLQJDUHDV'HVLJQDWHGSDWKVRIWUDYHOKDYHDOVREHHQSURYLGHGWRHQVXUHSHGHVWULDQ VDIHW\
Packet Page. 378
3DUNLQJKDVEHHQSURYLGHGE\PHDQVRIDWZRFDUJDUDJHIRUHDFKRIWKHVL[W\HLJKW

XQLWVIRUDWRWDORIRQHKXQGUHGDQGWKLUW\VL[

JDUDJHSDUNLQJVSDFHVIHDWXULQJ(9
FKDUJLQJRSWLRQV$WRWDORIIRUW\RQH

XQFRYHUHGSDUNLQJVSDFHVKDYHEHHQSURYLGHG
IRUJXHVWVDQGWZR

DFFHVVLEOHVWDOOVKDYHEHHQSURYLGHGSHU$'$PHHWLQJSDUNLQJIRU $'$VWDQGDUGV*DUDJHGULYHDSSURDFKHVKDYHEHHQRIIVHWWRDOORZIRUPRUHFOXVWHULQJ RIWKHXQLWVEXWZLOOUHWDLQWKHUHTXLUHGIRRWEDFNXSIURPWKHJDUDJHGRRUWRWKHPDLQ VWUHHW ZLWK SULYDWH VWUHHWV WR DFFHVV WKH XQLWV 7KH GHYHORSPHQW ZLOO EH UXQ E\ D +RPHRZQHUV$VVRFLDWLRQ
+2$
&RPPXQLW\
3HULPHWHUIHQFLQJZLOOEHGHFRUDWLYHVSOLWIDFHGEORFNZDOOZLWKQDWXUDOVWRQHYHQHHUEORFN SLODVWHUV DQG SUHFDVW VWRQH FDSV(DFK HQWU\ SRLQW ZLOO KDYH DQ(9$ VOLGLQJ JDWH DQG IHDWXUHPRQXPHQWDOOLNHZDOOVGHSLFWLQJWKHGHYHORSPHQWVQDPHRI³/LWWOH0RXQWDLQ´ 9LQ\OIHQFLQJZLOOEHSURYLGHGEHWZHHQHDFKRIWKHKRPHVWRSURYLGHDPHDQVRISULYDF\ DQGVHFXULW\
/DQGVFDSLQJ$PHQLWLHV

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

DPHQLWLHVIRUWKHUHVLGHQWV7KH/LWWOH0RXQWDLQSURMHFWSODQVWRSURYLGHDWRWDORI ILYH

DPHQLWLHV7KHVHLQFOXGHZDONDEOHSHGHVWULDQSDWKVVKDGHVWUXFWXUHVDJDWKHULQJ ODZQIRUFRPPXQLW\HYHQWVDSOD\JURXQGDQGD%%4DUHD *HQHUDO3ODQ*RDOVDQG3ROLFLHV
7KH &LW\ RI 6DQ %HUQDUGLQR *HQHUDO 3ODQ LQFOXGHV JRDOV DQG SROLFLHV WR JXLGH IXWXUH GHYHORSPHQWZLWKLQWKH&LW\LQFOXGLQJWKHIROORZLQJ

x *HQHUDO 3ODQ /DQG 8VH (OHPHQW *RDO
(QKDQFH WKH TXDOLW\ RI OLIH DQG
HFRQRPLF YLWDOLW\ LQ6DQ%HUQDUGLQR E\ VWUDWHJLF LQILOO RI QHZ GHYHORSPHQW DQG UHYLWDOL]DWLRQRIH[LVWLQJGHYHORSPHQW
x *HQHUDO3ODQ/DQG8VH(OHPHQW*RDO
(QKDQFHWKHDHVWKHWLFTXDOLW\RIODQG
XVHVDQGVWUXFWXUHVLQ6DQ%HUQDUGLQR
Packet Page. 379
x *HQHUDO 3ODQ /DQG 8VH (OHPHQW *RDO
³'HYHORS DWWUDFWLYH VDIH DQG
FRPIRUWDEOHVLQJOHIDPLO\QHLJKERUKRRGV´
:LWK*HQHUDO3ODQ$PHQGPHQW 'HYHORSPHQW &RGH$PHQGPHQW =RQLQJ
0DS $PHQGPHQW
6XEGLYLVLRQ
7HQWDWLYH 7UDFW 0DS
DQG 'HYHORSPHQW
3HUPLW7\SH3WKHDSSOLFDQWZLOOEHUHYLWDOL]LQJWKHVXEMHFWVLWHLQDPDQQHUWKDW ZLOOHQKDQFHWKHSK\VLFDODQGYLVXDOTXDOLWLHVRIWKHVXEMHFWVLWHWKHUHE\HQKDQFLQJWKH DHVWKHWLFVRIWKHVXUURXQGLQJQHLJKERUKRRG
$GGLWLRQDOO\WKURXJKWKLVSURMHFWWKHH[LVWLQJSURSHUW\ZLOOEHWUDQVIRUPHGIURPDYDFDQW XQGHUXWLOL]HGVLWHLQWRDGHYHORSPHQWWKDWPHHWVWKH&LW\¶VKRXVLQJQHHGVZKLOHVDWLVI\LQJ WKH'HYHORSPHQW&RGHUHTXLUHPHQWVDQGDGHTXDWHO\UHJXODWHGWKURXJKWKH&RQGLWLRQVRI $SSURYDOLQRUGHUWRPLQLPL]HSRWHQWLDOLPSDFWV
0D\RUDQG&LW\&RXQFLO.H\6WUDWHJLF7DUJHWVDQG*RDOV *HQHUDO3ODQ$PHQGPHQW 'HYHORSPHQW &RGH$PHQGPHQW =RQLQJ0DS
$PHQGPHQW
6XEGLYLVLRQ
7HQWDWLYH7UDFW0DS
DQG'HYHORSPHQW3HUPLW
7\SH3DOLJQVZLWK.H\7DUJHW1R
,PSURYH4XDOLW\RI/LIH7KHVL[W\HLJKW

VLQJOHIDPLO\KRPHVZLOOKHOSWKH&LW\PHHWLWV6WDWHPDQGDWHGKRXVLQJUHTXLUHPHQWVZLOO EHFRQVLVWHQWZLWKWKHVXUURXQGLQJUHVLGHQWLDOODQGXVHVDQGSURYLGHVIRUDPDUNHWUDWH KRXVLQJVWRFN
&DOLIRUQLD(QYLURQPHQWDO4XDOLW\$FW
&(4$

,QDFFRUGDQFHZLWK6HFWLRQ
,QLWLDO6WXG\
RIWKH&DOLIRUQLD(QYLURQPHQWDO4XDOLW\
$FW
&(4$
WKH DSSOLFDQW VXEPLWWHG DQG WKH 3ODQQLQJ 'LYLVLRQ DFFHSWHG DQ ,QLWLDO 6WXG\0LWLJDWHG 1HJDWLYH 'HFODUDWLRQ SUHSDUHG LQ FRQQHFWLRQ ZLWK *HQHUDO 3ODQ $PHQGPHQW 'HYHORSPHQW &RGH$PHQGPHQW
=RQLQJ0DS$PHQGPHQW

6XEGLYLVLRQ
7HQWDWLYH7UDFW0DS
DQG'HYHORSPHQW3HUPLW7\SH3
$FFRUGLQJO\SXUVXDQWWR6HFWLRQRI&(4$
1RWLFHRI,QWHQWWR$GRSWD1HJDWLYH
'HFODUDWLRQRU0LWLJDWHG1HJDWLYH'HFODUDWLRQ
D1RWLFHRI,QWHQWWR$GRSWD0LWLJDWHG
1HJDWLYH 'HFODUDWLRQ IRU WKH SURSRVHG SURMHFW ZDV SRVWHG RQ -XQH IRU WKH &(4$PDQGDWHGWKLUW\

GD\SXEOLF UHYLHZDQG FRPPHQWSHULRGHQGLQJRQ -XO\ 'XULQJWKHWKLUW\

GD\ SXEOLF UHYLHZDQG FRPPHQWSHULRGIRUWKH'UDIW,QLWLDO 6WXG\0LWLJDWHG1HJDWLYH'HFODUDWLRQQRFRPPHQWVZHUHUHFHLYHG5HVSRQVHVWRWKRVH FRPPHQWV ZHUH LQFRUSRUDWHG LQWR WKH )LQDO 0LWLJDWHG 1HJDWLYH 'HFODUDWLRQ IRU WKH SURSRVHGSURMHFW
&RQFOXVLRQ
,WLVUHFRPPHQGHGWKDWWKH3ODQQLQJ&RPPLVVLRQRIWKH&LW\RI6DQ%HUQDUGLQRWDNHWKH IROORZLQJDFWLRQ

$GRSW5HVROXWLRQ1RRIWKH3ODQQLQJ&RPPLVVLRQ RIWKH&LW\ RI6DQ %HUQDUGLQR&DOLIRUQLDUHFRPPHQGLQJWKDWWKH0D\RUDQG&LW\&RXQFLODSSURYH*HQHUDO 3ODQ $PHQGPHQW FKDQJLQJ WKH *HQHUDO 3ODQ /DQG 8VH GHVLJQDWLRQ IURP &RPPHUFLDO WR 0XOWLSOH)DPLO\ 5HVLGHQWLDO
'HYHORSPHQW &RGH $PHQGPHQW

=RQLQJ0DS$PHQGPHQW
FKDQJLQJWKH=RQLQJ'LVWULFWFODVVLILFDWLRQIURP&RPPHUFLDO 2IILFH
&2
WR5HVLGHQWLDO0HGLXP
50
([KLELW&

DQGDPHQGLQJWKH6DQ%HUQDUGLQR
'HYHORSPHQW &RGH WR DOORZ 3ODQQHG 5HVLGHQWLDO 'HYHORSPHQWV 35'V
WR HVWDEOLVK
Packet Page. 380
SURMHFWVSHFLILFGHYHORSPHQWVWDQGDUGVLQOLHXRIIL[HGQXPHULFDOUHTXLUHPHQWVIRUIRXU

YDFDQWSDUFHOVWRWDOLQJDSSUR[LPDWHO\DFUHV
([KLELW%

DQG

$SSURYH 6XEGLYLVLRQ
7HQWDWLYH 7UDFW 0DS 1R
WR DOORZ WKH
VXEGLYLVLRQRIWKHDFUHSURSHUW\LQWRVL[W\HLJKW
VLQJOHIDPLO\35'ORWV
([KLELW
$

DQG

$SSURYH 'HYHORSPHQW 3HUPLW 7\SH3 WR DOORZ IRU WKH GHYHORSPHQW HVWDEOLVKPHQWDQGDUFKLWHFWXUDOUHYLHZRIVL[W\HLJKW
WZRVWRU\3ODQQHG5HVLGHQWLDO
'HYHORSPHQW
35'
GZHOOLQJVORFDWHGRQWKHFRUQHURI10LUDPRQWH'ULYHDQG1/LWWOH 0RXQWDLQ5RDGZLWKLQWKH&RPPHUFLDO2IILFH
&2
]RQH
([KLELW$

DQG

$GRSW WKH 0LWLJDWHG 1HJDWLYH 'HFODUDWLRQ XQGHU WKH &DOLIRUQLD (QYLURQPHQWDO 4XDOLW\$FW
$WWDFKPHQW(

$WWDFKPHQWV
$WWDFKPHQW $ 5HVROXWLRQ1R
$WWDFKPHQW % 3URMHFW-XVWLILFDWLRQ/HWWHU
$WWDFKPHQW & $HULDO0DS
$WWDFKPHQW ' /RFDWLRQ=RQLQJ0DS
$WWDFKPHQW( (QYLURQPHQWDO'HWHUPLQDWLRQ
)LQDO0LWLJDWHG1HJDWLYH'HFODUDWLRQ
DQG0LWLJDWLRQ0RQLWRULQJDQG5HSRUWLQJ3URJUDP/LQN
$WWDFKPHQW ) 3RZHU3RLQW
Packet Page. 381

ATTACHMENT A
Resolution No. 2026-024
Packet Page. 382
RESOLUTION NO. 2026-024 - PC
RESOLUTION NO. 2026-024 – PC

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF SAN BERNARDINO, CALIFORNIA,

FORWARDING A RECOMMENDATION TO THE MAYOR

AND CITY COUNCIL FOR APPROVAL OF GENERAL
PLAN AMENDMENT 25-02, CHANGING THE GENERAL

PLAN LAND USE DESIGNATION FROM COMMERCIAL
TO MULTIPLE-FAMILY RESIDENTIAL; AND
DEVELOPMENT CODE AMENDMENT 25-07 (ZONING

MAP AMENDMENT) CHANGING THE ZONING DISTRICT

CLASSIFICATION FROM COMMERCIAL OFFICE (CO)

TO RESIDENTIAL MEDIUM (RM) AND AMENDING SAN
BERNARDINO DEVELOPMENT CODE CHAPTER 19.04
(RESIDENTIAL) SECTIONS N (2) AND (5) TO ALLOW

PLANNED RESIDENTIAL DEVELOPMENTS (PRD) TO

ESTABLISH PROJECT-SPECIFIC DEVELOPMENT

STANDARDS, IN LIEU OF FIXED NUMERICAL
REQUIREMENTS FOR FOUR (4) VACANT PARCELS
TOTALING APPROXIMATELY 5.82 ACRES; AND
SUBDIVISION 25-03 (TENTATIVE TRACT MAP NO. 20826)
ALLOWING FOR THE SUBDIVISION OF THE 5.82-ACRE
PROPERTY INTO SIXTY-EIGHT (68) SINGLE-FAMILY
PRD LOTS; AND DEVELOPMENT PERMIT TYPE-P 25-07
FOR SITE AND ARCHITECTURAL REVIEW OF THE 68
PRD DWELLINGS; AND ADOPTION OF THE MITIGATED

NEGATIVE DECLARATION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.

WHEREAS, on June 17, 2025, pursuant to the requirements of Chapter 19.50 (General Plan Amendments), Chapter 19.42 (Development Code Amendments), Chapter 19.74 (Zoning Map Amendments), Chapter 19.66 (Subdivision Maps), and Chapter 19.44 (Development Permits) an application for General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 was duly submitted by:

Property Owner/Applicant: Century Communities
APN(s): 0148-303-21, 22, 24, and 26
Lot Area: 5.82 acres

WHEREAS, together, General Plan Amendment 25-02, Development Code Amendment (Zoning Map Amendment) 25-07, Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 constitute the Little Mountain Planned Residential Development Project ("Project"); and
Packet Page. 383
RESOLUTION NO. 2026-024 - PC
WHEREAS, General Plan Amendment 25-02 and Development Code Amendment 25-07 (Zoning Map Amendment) is a request change the General Plan Land Use designation from Commercial to Multiple-Family Residential and the Zoning District classification from Commercial Office (CO) to Residential Medium (RM); and amending the San Bernardino Development Code to allow Planned Residential Developments (PRDs) to establish projectspecific development standards in lieu of fixed numerical requirements; and WHEREAS, Subdivision 25-03 (Tentative Tract Map No. 20826) is a request to allow the subdivision of the 5.82-acre property into sixty-eight (68) single-family PRD lots; and WHEREAS, Development Permit Type-P 25-07 is a request to allow the development, establishment, and architectural review of sixty-eight (68) two-story PDR dwellings; 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, the Planning Division of the Community Development and Housing Department of the City of San Bernardino determined that pursuant to State CEQA Guidelines Section 15073, preparation of a Mitigated Negative Declaration was the appropriate environmental review procedure under CEQA, because all potentially significant impacts of the Project can be mitigated to a level of less than significant; and
WHEREAS, pursuant to requirements of Section 15063 of the California Environmental Quality Act, the Planning Division of the Community Development and Housing Department accepted the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program prepared by EPC Environmental Inc. on behalf of and submitted by the applicant for General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07; and
WHEREAS, on June 20, 2026, pursuant to requirements of Section 15072 and Section 15073 of the California Environmental Quality Act, the Planning Division of the Community Development and Housing Department published a Notice of Intent to Adopt a Mitigated Negative Declaration and commenced the required thirty (30) day public review period on the Initial Study/Mitigated Negative Declaration for General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07; and
WHEREAS, on July 22, 2026, pursuant to the requirements of Section 19.44.030 (Project Review) of the City of San Bernardino Development Code, the Development and Environmental Review Committee reviewed the application and moved the Mitigated Negative Declaration, General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 to the Planning Commission for consideration; and Packet Page. 384
RESOLUTION NO. 2026-024 - PC
WHEREAS, on August 1, 2026, pursuant to the requirements of Section 19.52.020 (Hearings and Appeals - Application Processing) of the City of San Bernardino Development Code, the City gave public notice by advertising in the San Bernardino Sun, a newspaper of general circulation within the City of San Bernardino, and by mailing notices to the owners and tenants of property located within 1,000 feet of the subject property of the holding of a public hearing at which the Mitigated Negative Declaration, General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 would be considered; and WHEREAS, on August 11, 2026, pursuant to the requirements of Section 19.52.040 (Hearings and Appeals – Hearing Procedures) of the City of San Bernardino Development Code, the Planning Commission held the duly-noticed public hearing at which interested persons had an opportunity to testify in support of, or opposition to, the Mitigated Negative Declaration, General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 and at which meeting the Planning Commission considered the Mitigated Negative Declaration, General Plan Amendment 25-02, Development Code Amendment (Zoning Map Amendment) 25-07, Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07; and WHEREAS, no comments made in the public hearing conducted by the Planning Commission, and no additional information submitted to the Planning Commission, has produced substantial new information requiring substantial revisions that would trigger recirculation of the Mitigated Negative Declaration or additional environmental review under State CEQA Guidelines Section 15073.5; and
WHEREAS, pursuant to the requirements of Chapter 19.52 (Hearing and Appeals), Chapter 19.50 (General Plan Amendments), Chapter 19.42 (Development Code Amendments), Chapter 19.74 (Zoning Map Amendments), Chapter 19.66 (Subdivision Maps), and Chapter 19.44 (Development Permits) of the City of San Bernardino Development Code, the Planning Commission has the authority to recommend to the Major and City Council the adoption of the Mitigated Negative Declaration, and approval of General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07.

NOW THEREFORE, the Planning Commission of the City of San Bernardino does hereby resolve, determine, find, and order as follows:

SECTION 1. ENVIRONMENTAL DETERMINATION:

In accordance with Section 15063 (Initial Study) of the California Environmental Quality Act (CEQA), the applicant submitted and the Planning Division accepted an Initial Study/Mitigated Negative Declaration prepared in connection with General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07. Accordingly, pursuant to Section 15072 (Notice of Intent to Adopt a Negative Declaration or Mitigated Negative Declaration) of CEQA, a Notice of Intent to Adopt a Mitigated Negative Declaration for General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Packet Page. 385
RESOLUTION NO. 2026-024 - PC
Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 ("Project") was posted on January 30, 2025 for the CEQA-mandated thirty (30) day public review and comment period.

During the CEQA-mandated thirty (30) day public review and comment period for the Draft Initial Study/Mitigated Negative Declaration for the Project, comments were received in response to the Draft Initial Study/Mitigated Negative Declaration from Southern California Gas and Yuhaaviatam of San Manuel Nation. Responses to the comments were prepared and included in the Final Initial Study/Mitigated Negative Declaration and Conditions of Approval as asked.

On August 11, 2026 during a duly-noticed public hearing, the Planning Commission considered the Final Initial Study/Mitigated Negative Declaration for the recommendation to the Mayor and City Council for the adoption of the Mitigated Negative Declaration, and the approval General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 for the Project.

Based upon the findings made herein and its independent judgment and analysis, the Planning Commission hereby recommends that the Mayor and City Council adopt the Mitigated Negative Declaration for the Project, and the Mitigation Monitoring and Reporting Program, attached hereto as Attachment E, and that the Mayor and City Council impose each mitigation measure as a condition of approval on the Project, in accordance with CEQA and the State CEQA Guidelines.

SECTION 2. FINDINGS FOR GENERAL PLAN AMENDMENT 25-02:

Section 19.50.050 (Findings) of the City of San Bernardino Development Code requires that General Plan amendment applications meet certain findings prior to their approval by the Mayor and City Council. Accordingly, the following findings are provided in support of the recommendation by the Planning Commission for the approval of General Plan Amendment 25- 02:

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

Finding of Fact: The proposed amendment will change the General Plan Land Use Designation from Commercial to Multiple-Family Residential for the entirety project site containing approximately 5.82 acres. The MultipleFamily Residential General Plan Land Use Designation is intended to provide for the residential uses to meet the housing demand of current and future residents. The proposed amendment will allow for the development and establishment of a Planned Unit Development comprised of one hundred sixty-eight (68) single-family dwellings, which is consistent with the existing single-family residential developments within the project area.

Therefore, the proposed project is consistent with the following General Plan goals and policies:

Packet Page. 386
RESOLUTION NO. 2026-024 - PC
General Plan Land Use Element Policy 2.2.1: Ensure
compatibility between land uses and quality design through adherence to standards and regulations in the Development Code and policies and guidelines in the Community Design Element.

General Plan Land Use Element Goal 2.4: Enhance the
quality of life and economic vitality in San Bernardino by strategic in-fill of new development and revitalization of existing development.

General Plan Community Design Element Goal 5.4: Ensure
individual projects are well designed and maintained.

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 amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City in that the proposed amendment to change the General Plan Land Use Designation of the entirety of the project site from Commercial to Multiple-Family Residential will facilitate the development and establishment of a Planned Unit Development comprised of one sixty-eight (68) single-family dwellings consistent with the existing surrounding single-family residential developments. The project site is generally flat, with access from N.

Miramonte Drive and N. Little Mountain Road, can be fully served by utility providers, and will not result in the need for the excessive provision of services. Additionally, any potential impacts created by the proposed amendment have been addressed in the Draft Initial Study/Mitigated Negative Declaration and appropriate mitigation measures have been included within the Mitigation Monitoring and Reporting Program.

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

Finding of Fact: The proposed amendment would result in the entirety of the project site having the Multiple-Family Residential General Plan Land Use Designation, which will allow for the development and establishment of a Planned Unit Development comprised of sixty-eight (68) single-family dwellings. The subject property is located adjacent to an existing singlefamily residential neighborhood. Therefore, the proposed change from Commercial to Multiple-Family Residential for the project site would allow the proposed project to be harmonious to existing residential uses, thereby providing for an appropriate balance of land uses within the City.

Packet Page. 387
RESOLUTION NO. 2026-024 - PC
Finding No. 4: The subject parcels are physically suitable (including, but not limited to, access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested land use designation and the anticipated land use development.

SECTION 3. FINDINGS FOR DEVELOPMENT CODE AMENDMENT (ZONING MAP AMENDMENT) 25-07:

Section 19.42.050 (Findings) and 19.74.050 (Findings) of the City of San Bernardino Development Code requires that Development Code Amendment (Zoning Map Amendment) applications meet certain findings prior to their approval by the Mayor and City Council.

Accordingly, the following findings are provided in support of the recommendation by the Planning Commission for the approval of Development Code Amendment 25-07 (Zoning Map Amendment):

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

Finding of Fact: The proposed amendment will rezone the site from Commercial Office (CO) to Residential Medium (RM) for four (4) vacant parcels totaling approximately 5.82 acres; and amend the standard in Chapter 19.04 (Residential) for Planned Residential Development, (Section N: 2 and 5) to allow Planned Residential Developments (PRDs) to establish projectspecific development standards in lieu of fixed numerical requirements; a PRD may establish alternative setbacks, including between structures, subject to approval of the review authority. All setbacks and separations shall comply with applicable standards of the California Building Standards Commission and the County Fire Code, as determined by the City of San Bernardino Building Official and County Fire Department, and shall be sufficient to ensure emergency access, and life safety. With the approval of DCA (ZMA) 25-07 the density of the project would conform to the Residential Medium (RM) standards. Therefore, the proposed project is consistent with the following General Plan goals and policies:

Packet Page. 388
RESOLUTION NO. 2026-024 - PC
General Plan Land Use Element Goal 2.4: Enhance the
quality of life and economic vitality in San Bernardino by strategic in-fill of new development and revitalization of existing development.

General Plan Community Design Element Goal 5.4: Ensure
individual projects are well designed and maintained.

Finding No. 2: The proposed amendment would 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 proposed amendment would result in the entirety of the project site having the Residential Medium (RM) Zoning District Classification to allow for the development and establishment of a Planned Unit Development comprised of sixty-eight (68) single-family residences. The subject property is located adjacent to an existing single-family residential neighborhood. Therefore, the proposed change from Commercial Office (CO) to Residential Medium (RM) for the project site would allow the proposed project to be harmonious to existing residential uses, thereby providing for an appropriate balance of land uses within the City.

Finding No. 4: The subject parcels are physically suitable (including, but not limited to, access, provision of utilities, compatibility with adjoining land uses, and absence of physical constraints) for the requested land use designation and the anticipated land use development.

Finding of Fact: The project site is currently comprised of fourteen (14) parcels that is proposed to be subdivided into one hundred thirty-eight (138) single-family residential lots and common open spaces to correspond to the proposed Planned Unit Development. Utilities are available directly from Little Mountain drive. There are no physical constraints on the site, such as steep slopes or watercourses.

Packet Page. 389
RESOLUTION NO. 2026-024 - PC
SECTION 4. FINDINGS FOR SUBDIVISION 25-03 (TENTATIVE TRACT MAP 20826):

Section 19.66.150 (Findings) of the City of San Bernardino Development Code requires that Subdivision applications meet certain findings prior to their approval by the Mayor and City Council. Accordingly, the following findings are provided in support of the recommendation by the Planning Commission for the approval of Subdivision 25-03 (Tentative Tract Map 20826):

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

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

Finding of Fact: The proposed Tentative Tract Map will allow the development and establishment of a Planned Unit Development comprised of sixty-eight (68) single-family residential lots which are compatible with the surrounding residential developments. Additionally, the proposed Tentative Tract Map will connect to existing water and sewer services, roads, storm drains, and private utilities. Therefore, the proposed subdivision is consistent with the following General Plan goals and policies:

General Plan Land Use Goal 2.2: Promote development that integrates with surrounding land uses.

General Plan Land Use policy 2.7.5: Require that
developments conform to the availability of public
infrastructure to accommodate its demands and mitigate its impacts.

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

Finding of Fact: The proposed subdivision has been designed to meet the requirements of the Residential Medium (RM) zone and to accommodate the proposed Planned Unit Development.

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

Packet Page. 390
RESOLUTION NO. 2026-024 - PC
Finding No. 5: The design of the subdivision and the proposed improvements will not cause substantial environmental damage or substantially or avoidably injure fish or wildlife or their habitat.

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

Finding No. 7: The design of the subdivision 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.

SECTION 5. FINDINGS FOR DEVELOPMENT PERMIT TYPE-P 25-07:

Section 19.44.040 (Findings) of the City of San Bernardino Development Code requires that Development Permit applications meet certain findings prior to their approval by the Mayor and City Council. Accordingly, the following findings are provided in support of the recommendation by the Planning Commission for the approval of Development Permit Type-P 25-07:

Finding of Fact: The proposed Planned Unit Development comprised of sixty-eight (68) single-family residential dwellings is a permitted land use within the Residential Medium (RM) zone, subject to the approval of a Development Permit with the appropriate Conditions of Approval and
Packet Page. 391
RESOLUTION NO. 2026-024 - PC
CEQA determination. With the concurrent approval of General Plan Amendment 25-02 and Development Code Amendment (Zoning Map Amendment) 25-07, the proposal under Development Permit Type-P 25-07 will be developed in compliance with all of the applicable development standards and design guidelines of the Residential Medium (RM) zone.

Therefore, the proposed development would not impair the integrity and character of the subject land use district.

Finding No. 2: The proposed development is consistent with the General Plan.

Finding of Fact: With the concurrent approval of General Plan Amendment 25-02 and Development Code Amendment (Zoning Map Amendment) 25-07, the proposed project is consistent with General Plan goals and policies including the following:
Land Use Element Policy 2.2.1: Ensure compatibility between uses and quality design through adherence to the standards and regulations in the Development Code and policies and guidelines in the Community Design Element.
Housing Element Goal 3.2: Conserve and improve the existing affordable housing stock and revitalize deteriorating neighborhoods. Housing Element Policy 3.5.4: Encourage and facilitate the construction, maintenance, and preservation of a variety of housing types adequate to meet a range of household needs.
Community Design Element Policy5.5.1: Require new and in-fill development to be of compatible scale and massing as existing development yet allow the flexibility to accommodate unique architecture, colors, and materials in individual projects.

The proposed Planned Unit Development comprised of sixty-eight (68) single-family dwellings will provide additional housing opportunities within the City, consistent with these General Plan goals and policies.

Additionally, the proposed project is permitted within the Residential Medium (RM) zone, subject to the approval of a Development Permit with the appropriate Conditions of Approval and CEQA determination.

Finding of Fact: The proposed Planned Unit Development comprised of sixty-eight (68) single-family residences will be harmonious and compatible with the existing single-family residential developments within the surrounding area.

Packet Page. 392
RESOLUTION NO. 2026-024 - PC
The scale and density of the proposed development is similar to that of the existing residential development in the area and it conforms to the development standards of the Residential Medium (RM) zone. With the concurrent approval of General Plan Amendment 25-02, Development Code Amendment (Zoning Map Amendment) 25-07, Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07, the proposal is consistent with both the General Plan and Development Code, thus no land use conflict is expected to result from construction of the proposed project.

Finding No. 4 The proposed development is in compliance with the requirements of the California Environmental Quality Act (CEQA) and Section 19.20.030 of the Development Code.

Finding of Fact: In accordance with the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration was prepared in connection with General Plan Amendment 25-02, Development Code Amendment (Zoning Map Amendment) 25-07, Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 which analyzed the proposed Planned Unit Development.

Finding No. 5: There will be no potentially significant negative impacts upon environmental quality and natural resources that could not be properly mitigated and monitored.

Finding No. 6: The subject site is physically suitable for the type and density/intensity of use being proposed.

Finding of Fact: The proposed Planned Unit Development comprised of Subdivision 25-03 (Tentative Tract Map 20826) consists of single-family residences with a density of eleven (11) residential dwellings per acre that has been designed to meet the density of twelve (12) residential dwellings per acre of the Residential Medium (RM) zone.

Packet Page. 393
RESOLUTION NO. 2026-024 - PC
Finding of Fact: There are adequate provisions for public access, public utilities, and public services for the proposed Planned Unit Development comprised of sixtyeight (68) single-family residences. The existing site is located adjacent to and already served by existing public streets and a full range of public utilities and services. All applicable Codes will apply to the proposed development. Therefore, subject to the Conditions of Approval, the proposed project under Development Permit Type-P 25-07 will not be detrimental to public services or public health and safety.

SECTION 6. CONDITIONS OF APPROVAL:

The approval of General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Tract Map 20695), and Development Permit Type-P 25-07 shall be subject to the following Conditions of Approval:

Planning Division

1. This approval is to 1) amend the General Plan Land Use Designation from Commercial to Multiple-Family Residential (General Plan Amendment 25-02), 2) rezone the site from Commercial Office (CO) to Residential Medium (RM) for four (4) vacant parcels totaling approximately 5.82 acres; and amend the standard in Chapter 19.04 (Residential) for Planned Residential Development Section N (2) and (5) (Development Code Amendment 25-07 (Zoning Map Amendment)); 3) approve Tentative Tract Map No. 20826 to subdivide the project site into sixty-eight (68) Planned Residential Development (PRD) lots; and 4) approve site and architectural review for sixty-eight (68) two-story PRD single-family dwellings located at the corner of N. Miramonte Drive and N. Little Mountain Road (Ward 2).

Packet Page. 394
RESOLUTION NO. 2026-024 - PC
APN(s): 0148-303-21, 22, 24, and 26 within the Commercial Office (CO) zone.

2. The project site shall be developed and maintained in accordance with the plans stamped August 11, 2026 (EXHIBIT “A”), approved by the City, which includes a site plan, floor plan(s), exterior elevation(s), 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 (Attachment E”), dated August 11, 2026 and incorporated herein by reference, as Conditions of Approval.

4. Within two (2) years of the original approval date, the filing of the final map with the Mayor and City Council shall have occurred or the approval shall become null and void. Expiration of a tentative map shall terminate all proceedings, and no final map shall be filed without first processing a new tentative map. The City Engineer must accept the final map or tentative map documents as adequate for approval by Mayor and City Council prior to forwarding them to the City Clerk. The date the final map shall be deemed filed with the Mayor and City Council is the date on which the City Clerk receives the map.

5. 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, 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: August 11, 2028

6. 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.

7. 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.

Packet Page. 395
RESOLUTION NO. 2026-024 - PC
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.

8. 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.

9. 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.

10. 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).

11. 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.

12. The project shall comply with all applicable requirements of the Building and Safety Division, Police Department, East valley Water District, Public Works Department, and the City Clerk’s Office/Business Registration Division.

13. 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 Consolidated Fire District, and California Board of Equalization), as applicable.

14. The Homeowner’s Association 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.

15. 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.

16. All exterior lighting shall be contained within property lines and be energy efficient, with the option to lower or reduce usage when the facility is closed.

Packet Page. 396
RESOLUTION NO. 2026-024 - PC

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. All conditions of the Public Works Department shall be met to the satisfaction of the City Engineer.

19. 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

20. Upon planning approval, plans shall be submitted to the building department complying with the 2025 California Building Code for approval including any structural plans and energy calculations.

21. Easements will need to be recorded for driveways and utilities crossing over property lines to be finalized upon sale.

22. Upon planning approval, plans shall be submitted to the building department complying with the 2022 California Building Code for approval including any structural plans and energy calculations.

23. All general paths of circulation must be accessible as is required by CBC 11B-206.3.

24. Building permits will only be issued after issuance of building pad certification.

25. Sight lighting must comply with CGBC 5.106.8. This includes protection against light pollution.

26. If applicable, easements will need to be recorded for driveways and utilities crossing over property lines to be finalized upon sale (For multi, single residences developments).

Public Works Department

27. Site Studies/Reports
i. A local drainage study (Hydrology) will be required for the project. Any drainage improvements, structures or storm drains needed to mitigate downstream impacts or protect the development shall be designed and constructed at the developer's expense, and right-of-way dedicated as necessary.
ii. An approved Preliminary Full-Categorical Water Quality Management Plan (WQMP) shall be included with planning entitlement package. The preliminary WQMP shall be conceptually approved prior to planning approval. The applicant is directed to the County of San Bernardino’s Flood Control web page for the template and Technical Guidance Document.
iii. 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 Packet Page. 397
RESOLUTION NO. 2026-024 - PC
page for the template and Technical Guidance Document. The Land Development Division, prior to issuance of any permit, shall approve the WQMP. A USB/Flash Drive or email/drop box transmittal of electronic file(s) of the approved WQMP and Hydrology Study shall be required prior to City prior to grading permit issuance. iv. Detention basins shall be designed in accordance with “Detention Basin Design Criteria for San Bernardino County.” Retention basins are not acceptable. v. 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 USB/Flash Drive or email/drop box transmittal of electronic file(s) of the approved SWPPP shall be submitted to City prior to grading permit issuance.
vi. 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. vii. 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.
viii. A Geotechnical evaluation is required for the site. The evaluation must be submitted and approved prior to issuance of a grading permit. Any grading requirements recommended by the evaluation shall be incorporated in the grading plan. ix. 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).

Mapping
i. A note of vacations/abandonments must be on the Tentative Tract Map prior to the processing of a Final Tract Map. City acknowledgment of the vacation/abandonment must also be on the Tentative Tract Map prior to the processing of a Final Tract Map. ii. A Tentative and Final Tract Map is required. The Final Map shall be based on a field survey and the applicant‘s surveyor/engineer shall submit the Final Map with supporting documents for review and approval to Land Development. The Final Map shall be recorded prior to building permit issuance.

Drainage and Flood Control
i. 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.

Packet Page. 398
RESOLUTION NO. 2026-024 - PC
ii. 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.
iii. 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.

Grading and Landscaping
i. 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. ii. 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. iii. 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.
iv. If more than 5,000 cubic yards of earthwork is proposed, the grading operations shall be supervised in accordance with Section 3317.2 of the California Building Code. v. 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". vi. All electrical transformers located outdoors on the site, shall be screened from view with a solid wall or landscaping and shall not be located in any setback/right-of-way area. If the transformer cannot be screened, it shall be located in an underground vault unless approved by the City Engineer pursuant to Section 19.30.110. vii. 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. Curbing may be left out at structure access points. Continuous concrete curbing at least 6 inches high and 6 inches wide shall be provided at least 3 feet from any wall, fence, property line, walkway, or structure where parking and/or drive aisles are located adjacent thereto. Curbing may be left out at structure access points. The space between the curb and wall, fence, property line, walkway or structure shall be landscaped, except as allowed by the Development Review Committee.
viii. The space between the curb and wall, fence, property line, walkway or structure shall be landscaped, except as allowed by the Development Review Committee. Overhang into the minimum 4’ wide setback area or into the ADA path of travel is not permitted.

Packet Page. 399
RESOLUTION NO. 2026-024 - PC
ix. All accessible parking spaces shall be a minimum of 18 feet by 9 feet net. If parking overhangs the pathway, the minimum landscaping or walkway paved width shall be

6.5 feet to accommodate a 16.5’ deep parking stall and 2.5’ overhang. x. 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. xi. Retaining walls, block walls and all on-site fencing shall be designed and detailed on the on-site improvement Plan. Structural and/or building work shall also form part of building permits issued by the Building Official. All masonry walls shall be constructed of decorative block with architectural features acceptable to the City Planner. xii. The project Landscape Plan shall be reviewed and approved by the Land Development Division prior to issuance of a grading permit. xiii. If more than 5 trees are to be removed from the site, a tree removal permit conforming to the requirements of Section 19.28.100 of the Development Code shall be obtained from the Department of Community Development - Planning Division prior to issuance of any grading or site development permits. xiv. 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. xv. 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.

On-Site Utilities
i. Utility services shall be placed underground and easements provided as required. ii. 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).
iii. Existing On-site Utilities which interfere with new construction shall be relocated at the Developer's expense as directed by the City Engineer. iv. Each site shall be provided with separate water and sewer facilities so the City or the agency providing such services in the area can serve it.

Packet Page. 400
RESOLUTION NO. 2026-024 - PC
v. Backflow preventers shall be installed for any building with the finished floor elevation below the rim elevation of the nearest upstream manhole. vi. 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.
vii. Sewers within private streets or private parking lots will not be maintained by the City 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.
viii. An 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.

Required Engineering Plans
i. A complete submittal for plan checking shall consist of:
ii. Street improvement plans (include engineering conditions, city standards, and cross sections in these plans).
iii. IF Traffic Signal plans are required (as conditioned by traffic reports), these must be submitted on a separate plan sheet and included in the street improvement plans. iv. IF Signing and Striping Plans are needed, these plans shall be on separate plan sheets included in street improvement plans.
v. IF Lighting for offsite is required, these plans shall be on separate plan sheets included in street improvement plans.
vi. Water Plans shall be submitted to San Bernardino Municipal Water Department. vii. 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. viii. On-site Improvement Plans with grading and on-site landscaping and irrigation. ix. IF Lighting for on-site plans are needed, they may be included with other on-site improvements or may be on a separate stand-alone plan.
x. Other plans as required (piecemeal submittal of various types of plans for the same project will not be allowed).
xi. All Plans shall include all supporting calculations, studies, and reports in the initial submittal (including but not limited to drainage studies, soils reports, structural calculations).
xii. CFD Plans are required and they shall include Landscaping, Irrigation, Basins, etc. that are included in the CFD that are not listed in the plans above. xiii. All on-site and off-site improvement plans shall be electronically transmitted to the City for review as directed. The plans shall be formatted to print on 24” x 36” sheets, with City standard layout, borders, and signature block satisfactory to the City Engineer. Engineering conditions of the project shall be inserted in the last pages of the plans.

Packet Page. 401
RESOLUTION NO. 2026-024 - PC
xiv. Electronic files of all improvement plans/drawings transmitted for plan review, and for final approval and signature, shall be in *.pdf format. The City may request files to be compatible with AutoCAD 2000 and include a *.DXF file.
xv. After completion of plan checking, final digital drawings stamped and signed by the Registered Civil Engineer in charge, and by any other engineers providing certifications, shall be electronically transmitted to the City Engineer for approval and signature. Any drawings or plans required by the Building Official for approval, however, shall be printed or plotted on mylar or paper media with a stamp and signature by the Registered Civil Engineer in charge.

Required Engineering Permits/Documents
a. Tract Map (MP)
b. WQMP / Hydrology (THR)
c. Grading / On-site improvements construction permit (LD). d. Off-site improvement construction permit (E)
e. Traffic Control and ROW Permits
f. CFD/Street Dedication permit (RP)
g. Financial Requirements/Bonds/Applicable Fees
i. 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 set of plans will be required at time of application for plan-check. The amount of the fee is subject to adjustment if the construction cost estimate varies more than 10% from the estimate submitted with the application for plan checking. ii. The current fee schedule is available at the Public Works Counter and at: • http://www.sbcity.org
iii. The applicant must post a Grading Bond prior to issuance of On-Site a grading permit.

The bond amount is to be determined by the Land Development Division. iv. The applicant must post a Performance Bond for the required On-Site work prior to issuance of On-Site permits. The bond amount is to be determined by the Land Development Division.
v. The applicant must post a Performance Bond for the required Off-Site work prior to issuance of Off-Site permits. The bond amount is to be determined by the Land Development Division.
vi. The applicant must post a Payment Bond for the required Off-Site work prior to issuance of Off-site permits. The bond amount is to be determined by the Land Development Division.
vii. The applicant must post a Landscaping & Warranty Bond for the required On-Site & Off-Site work prior to Permit Closeout and Acceptance of the work. The bond amount is to be determined by the Land Development Division.

Packet Page. 402
RESOLUTION NO. 2026-024 - PC

28. 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 and Municipal Code shall provide the distance from street centerline property line and placement of the curb line (C.L.) in relation to the street centerline shall be as follows:
b. N. Little Mountain Drive – TI = 7.5 : * - **
i. (Existing Replace) The street shall be rehabilitated to the centerline of the street 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. Areas of damage shall be full Remove and Replacement (R&R). iii. When Striping, all striping shall be thermoplastic paint per Section 84 of the Caltrans specifications.
iv. Remove existing driveways that are not being used under the project plans and replace with Curb Gutter and Sidewalk per city Standards.
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. 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.
vii. (12.92.050) Construct 8" Curb and Gutter per City Standard No. 200, type “B”. 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. (12.92.050) Construct Sidewalk per City Standard No. 202; Case "A" (6’ wide adjacent to curb or match exiting if wider than 6’), 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.

Street Name
Dedication shall be
Right of Way (feet)
From Centerline
Curb Widening shall be
Curb Line (feet)
From Centerline
N. Little Mountain Dr.
(0143-30-322,
0143-30-321,
0143-30-324
0143-30-326)
44’r Existing NoneDedication for a total ½ width
of 44’ “Secondary Arterial”
33’r Existing None-Proposed
N. Miramonte Dr.
(0143-30-322,
0143-30-321,
0143-30-324
0143-30-326)
30’r Existing NoneDedication for a total ½ width
of 30’ “Local -Collector” Per
General Plan
20’r Existing None-Proposed for a
total 1/2 width of 20’ Per General
Plan
Packet Page. 403
RESOLUTION NO. 2026-024 - PC
x. 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. xi. Remove Street Light from SCE Wooden Pole.
xii. (19.30.050) 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.
xiii. 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. xiv. Underground existing poles, all utility line(s) including electrical under 34kv shall be underground and poles removed.
xv. When Replacing/Reconstructing or Constructing sidewalk, install two-3” Conduit 36” under the sidewalk with pull rope and pull boxes for future Traffic connections. xvi. At least 28 feet of pavement shall be provided along streets adjacent to the subdivision, unless otherwise approved by the City Engineer.
xvii. Two independent means of access, 26’ wide paved and dedicated, shall be provided for the project. Additional width may be required for drainage control and traffic safety. xviii. Existing Electrical poles (34kv and higher) shall be relocated to 1.5’ behind curb, if the pole is in a sidewalk area an ADA minimum 4’ by-pass is required, 7.3.4 Roadside Design - AASHTO’s A Policy on Geometric Design of Streets and Highways, and 3.4.1 Curbs and Roadway Design Guide, DIB82-06 4.3.3 & 5 Caltrans. xix. (19.48.030 Survey Required) 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.
xx. Appropriate Permits from Caltrans, and any others shall be required when adjacent, over, or under any of these Municipalities.

N. Miramonte Drive – TI = 7.5 : * - **
i. (Existing Replace) The street shall be rehabilitated to the centerline of the street, 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. Areas of damages shall be full Remove and Replacement (R&R). iii. When Striping, all striping shall be thermoplastic paint per section 84 of the Caltrans specifications.
iv. Remove existing driveways that are not being used under the project plans and replace with Curb Gutter and Sidewalk per city Standards.

Packet Page. 404
RESOLUTION NO. 2026-024 - PC
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. 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.
vii. When Replacing/Reconstructing Curb and Gutter panels, Construct 8" Curb and Gutter per City Standard No. 200, type “B” 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. When Replacing or reconstructing Sidewalk panels, Construct Sidewalk per City Standard No. 202; Case "A" (6’ wide adjacent to curb or match exiting if wider than 6’).
x. 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. xi. Remove Street Lights from SCE Wooden Pole.
xii. (19.30.050) 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.
xiii. Underground existing poles, all utility line(s) including electrical under 34kv shall be underground and poles removed, MC19.20.030.28, MC19.30.110, City of San Bernardino Public Works - Street Improvement Policy.
xiv. Existing Electrical poles (34kv and higher) shall be relocated to 1.5’ behind curb, if the pole is in a sidewalk area an ADA minimum 4’ by-pass is required, 7.3.4 Roadside Design - AASHTO’s A Policy on Geometric Design of Streets and Highways, and 3.4.1 Curbs and Roadway Design Guide, DIB82-06 4.3.3 & 5 Caltrans. xv. When Replacing/Reconstructing or Constructing sidewalk, install 2-3” Conduit 36” under the sidewalk with pull rope and pull boxes for future Traffic connections. xvi. (19.48.030 Survey Required) 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.

Packet Page. 405
RESOLUTION NO. 2026-024 - PC
ii. Improvement plans for a total project or sufficient plans beyond the phase boundary to verify the feasibility of the design shall be complete to the satisfaction of the City Engineer.
iii. A plan shall be submitted for review and approval by the Public Works Engineering Division, Fire, and Planning Departments, indicating what improvements will be constructed with the given phase, subject to the following:
Dead-end streets shall provide a minimum 32-foot radius paved turn around. Half width streets shall provide a minimum 28-foot paved width. Street improvements shall be completed beyond the phase boundaries, as necessary to provide secondary access.
Drainage facilities, such as storm drains, channels, earth berms and block walls shall be constructed, as necessary, to protect the development and adjacent properties from off-site flows.
A properly designed water system shall be constructed, which can provide required fire flow, perhaps looping or extending beyond the phase boundaries. Easements for any of the above and the installation of necessary utilities shall be complete; and,
Phase boundaries shall correspond to the lot lines shown on the approved tentative map.

These Conditions are set for an estimated construction within 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.
d. Please submit 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 & 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.

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. e. 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.

Packet Page. 406
RESOLUTION NO. 2026-024 - PC
f. 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.
g. 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. No Cuts in/on Streets that are on a Moratorium list. MC12.03.055, MC12.03.060, MC12.03.090, MC12.03.140.
h. Any pavement works affecting the traffic loop detectors shall be coordinated and subjected to Public Works Traffic Division requirements.
i. 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. j. The above conditions shall comply with current codes, policies, and standards at time of construction.
k. No Direct Connections to City’s underground Storm Drain Systems or Catch Basins. l. Prior to Certificate of Occupancy or Completion of Project all As-builts and Centerline Ties shall be submitted to Public Works. MC12.03.130
m. 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 asbuilts plans.

29. Required Engineering Plans
a. A complete offsite submittal for plan checking shall consist of:
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, if CFD’s are required, then the CFD Plans shall include Landscaping, Irrigation, Basins, etc. items that are included in the CFD that are not listed in the above plans above, shall be on separate sheets included in the CFD improvement plan.grading (may be incorporated with on-site improvement plan),
Packet Page. 407
RESOLUTION NO. 2026-024 - PC
other plans as required. Piece-mail 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. or http://www.ci.sanbernardino.ca.us/cityhall/publicworks/engineering_division/engineering_development_re sources/default.asp. Engineering conditions of the project shall be inserted in the last pages of the plans.
c. After completion of plan checking, final 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. Copies of the City’s design 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 or http://www.ci.sanbernardino.ca.us/cityhall/publicworks/engineering_division/design_policy_and_procedur e_documents.asp.

30. 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 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. MC12.03.100, MC12.03.070 b. Approved In-lieu of or fair share fees shall be paid to Public Works for any off-site improvements.

31. Traffic Requirements
The following improvements and requirements should be implemented by the project:

Driveway and Circulation Requirements:
i. Primary Driveway (Miramonte Drive North): Should be constructed as a single-gated, all-access driveway with a 30-foot gate width.
ii. Call Box Lane: Should be provided as a separate lane, 12.9 feet in width, within a 43- foot driveway width that allows vehicle U-turns.
iii. Call Box Stacking: A minimum 40-foot stacking distance should be maintained between the call box and the curb, providing on-site storage for two passenger vehicles without spillover onto Miramonte Drive North.
iv. EVA Gate (Little Mountain Drive): Should be reserved for emergency vehicle access only and should not be used for regular project access.

Packet Page. 408
RESOLUTION NO. 2026-024 - PC
v. Final improvement plans should include a driveway detail consistent with Exhibit 2 of the TIA, confirming the gate location, gate width, and call box lane configuration.

Intersection Improvement Requirements:
vi. Little Mountain Drive - Miramonte Drive North / West 27th Street: Prior to [final plan approval / issuance of the first building permit], the applicant should modify the southbound right-turn movement from permissive to overlap control, to the satisfaction of the City Traffic Engineer. The determination of whether the existing signal controller hardware and timing parameters at this intersection can accommodate the overlap control, or whether signal equipment upgrades are required, should be made prior to design approval.
vii. Miramonte Drive North / Little Mountain Drive: No physical improvement is required with the proposed project opening, as traffic signal and all-way stop warrants are not met. The applicant should conduct a follow-up operational review of this intersection within one year of project occupancy, to the satisfaction of the City Traffic Engineer.

Internal Site Circulation:
i. Internal roadway design, including lane widths, should be reviewed by the City at the time plans are submitted for the project.
ii. On-street parking should only be permitted in designated parking stalls and garages.

The 26-foot fire lane should not allow parking.

Streetlighting Requirements:
iii. All SCE light fixtures, if there are any, shall be removed by way of Streetlight Light Authorization form. Developer fills out the form, City signs, and developer submits it to SCE.
iv. Pole spacing in residential zones are 300 feet staggered from existing fixtures and 200 feet staggered in all other zones.
v. Applicant is required to confirm existing streetlight poles are working. If they are not working applicant shall bring the existing streetlights to a working state or install solar light fixtures onto poles.
vi. Offsite plans requiring the install of concrete streetlight poles shall install solar fixtures in accordance with City of San Bernardino standards SL-1, if existing fixtures are nonfunctioning or non-existing. The equipment below has been previously approved by way of submittals. City requires an approved submittal before streetlight materials are purchased. Equivalents can be reviewed if streetlights are UL or ETL listed. CE listings are not acceptable per the NEC.
x Ameron concrete pole with 6 ft arm– Item # 1C1-23-AP6 x Soltech solar fixture – Item # STLSTC-30-T3-4-SF-GY
x Soltech slip fitter – Item # TL-STC-SF-GY
x No lighting pull poxes, no lighting underground, and no lighting SCE pedestal required if solar is used.
x Install one solar fixture & slip fitter for each concrete pole installed in the field and one additional solar fixture & slip fitter shall be given to City Inspectors to give to O&M as spares.

Packet Page. 409
RESOLUTION NO. 2026-024 - PC
vii. Construction of all offsite work within the public right of way (ROW) shall not start until an ROW permit is issued.

Development Impact Fee
i. The proposed project should contribute towards the City of San Bernardino Development Impact Fee program (Municipal Code Chapter 3.27.050 and 060) and the regional transportation development mitigation fee program (County of San Bernardino Measure I). These fees serve to minimize the impact of new development on public services and facilities by funding arterial streets and other regional improvements. All development projects are required to pay the Development Impact Fee as a condition of development.

32. 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. The applicant has prepared a Trash Refuse Plan dated XXXX that identifies the location of all carts staged on collection days. All carts will be staged along the primary looped street, outside of parallel parking spaces, and not in front of garages. c. The proposed Plan is acceptable to Burrtec. Therefore, Burrtec will provide standard residential collection services for trash, mixed recyclables, and residential organics to all units. It will be the responsibility of the Homeowners Association to enforce the plan. Any cart that is not staged per the approved Plan may not be serviced. Any revisions to the approved Plan must be approved by Burrtec and the City. d. Any changes to the overall project design 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.

Packet Page. 410
RESOLUTION NO. 2026-024 - PC
e. 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. f. Each single-family residence shall construct a 4’x11’ concrete pad located out of view of the public right-of-way for storage of the residential carts. If visible from the public rightof-way, the storage area must be screened. 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.

San Bernardino Municipal Water Department

33. If any new domestic, landscape and or fire services are needed, a request for any old services to be abandoned must be received prior to receiving capacity charge credits.

34. For any buildings or expansions being constructed, sewer connection and capacity fees are due prior to issuance of a building permit.

35. 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 improvement plans to SBMWD’s Engineering Section for Review.

36. The proposed development will be served with a master meter.

37. The development will maintain a privately owned sewer collection system within the limits of the development. The development’s private sewer collection system will connect to the public sewer system through a private lateral within the public right-of-way.

San Bernardino County Fire Department

38. The development shall have a minimum of two 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.

Packet Page. 411
RESOLUTION NO. 2026-024 - PC
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.

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

40. 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 installed. The topcoat of asphalt does not have to be installed until final inspection and occupancy.

41. 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.

42. 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.

43. 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.

44. 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.

45. The applicant shall submit a fire lane plan with the building construction plans to the Fire Department for review and approval. Fire lane curbs shall be painted red. "No Parking, Fire Lane" signs shall be installed on public/private roads in accordance with the approved plan.

46. 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.

47. An automatic life safety fire sprinkler system complying with NFPA Pamphlet #13D and Fire Department standards is required. The applicant shall hire a licensed fire sprinkler contractor or be an approved owner/builder. The fire sprinkler contractor/installer shall submit plans with hydraulic calculations and manufacture specification sheets to the Fire Department for approval. The required fees shall be paid at the time of plan submittal. Minimum water supply shall be in accordance with current fire department standards.

The applicant or contractor shall contact their local water purveyor to obtain specifications on installing a residential fire sprinkler system within the jurisdiction of the water purveyor. The applicant shall attach a letter from the water purveyor indicating the types of systems allowed in that jurisdiction.

Packet Page. 412
RESOLUTION NO. 2026-024 - PC

48. 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 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.

49. The applicant shall install at each entrance to a multi-family complex an illuminated diagrammatic representation of the complex, which shows the location of each unit and each fire hydrant. Plans for the illuminated site diagram shall be submitted on the construction plans.

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

51. Permission to occupy or use the building (Certification 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”.

52. 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.

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

54. Construction permits shall automatically expire and become invalid unless the work authorized such permit is commenced within 180 days after its issuance, or if the work authorized by such permit is suspended or abandoned for a period of 180 days after the time the work is commenced. Suspension or abandonment shall mean that no inspection by the Department has occurred with 180 days of any previous inspection. After a construction permit becomes invalid and before such previously approved work recommences, a new permit shall be first obtained and the fee to recommence work shall be one-half the fee for the new permit for such work, provided no changes have been made or will be made in the original construction documents for such work, and provided further that such suspension or abandonment has not exceeded one year. A request to extend the permit may be made in writing PRIOR TO the expiration date justifying the reason that the permit should be extended.

55. 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.

56. The applicant shall submit a letter to the Fire Department agreeing and committing to installation of a fire protection system prior to the building inspection for drywall and insulation.

Packet Page. 413
RESOLUTION NO. 2026-024 - PC

57. In addition to the Fire requirements stated herein, other onsite and off-site improvements may be required which cannot be determined at this time and would have to be reviewed after more complete improvement plans and profiles have been submitted to this office.

58. Any changes to this proposal shall require new Fire Department condition letter.

SECTION 7. PLANNING COMMISSION ACTION:

The Planning Commission hereby takes the following action:

1. Adoption of Planning Commission Resolution No. 2026-024 - PC forwarding a recommendation that the Mayor and City Council:
a. Adopt the Mitigated Negative Declaration for General Plan Amendment 25-02, Development Code Amendment (Zoning Map Amendment) 25-07, Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07, in accordance with Section 15074 of the Public Resources Code, and direct the Planning Commission Secretary to prepare and file with the Clerk of the County of San Bernardino a Notice of Determination as provided under Public Resources Code, Section 21152(c) and California Code of Regulations, Title 14, Section 15094; and b. Approve General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 based on the Findings of Pact and subject to the recommended Conditions of Approval.

SECTION 8. SEVERABILITY:

If any provision of this Resolution or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications, and to this end the provisions of this Resolution are declared to be severable.

SECTION 9. CUSTODIAN OF RECORDS:

The location and custodian of the documents and any other material, which constitute the record of proceedings upon which the Planning Commission based its decision, is as follows: Telicia Lopez, City Clerk, 201 North E Street (Building A), 909-998-2680.

PASSED, APPROVED AND ADOPTED this 11th day of August 2026. ____________________________________
Lisa Sherrick, Chairperson
San Bernardino Planning Commission
Packet Page. 414
RESOLUTION NO. 2026-024 - PC
ATTEST:

Mary Lanier, Planning Commission Secretary
City of San Bernardino, California
CERTIFICATION:

I, Zeena Abdulla, Recording Secretary of the Planning Commission of the City of San Bernardino, California, do hereby certify that the foregoing Resolution No. 2026-024 - PC, was duly adopted by the Planning Commission of the City of San Bernardino, California, at a regular meeting thereof held on the 11th day of August 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:
____________________________________
Zeena Abdulla, Recording Secretary
City of San Bernardino, California
Packet Page. 415
RESOLUTION NO. 2026-024 - PC
Exhibit A
Project Plans
Packet Page. 416
SITE PLAN FOR TTM 20826

IN THE CITY OF SAN BERNARDINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA Packet Page. 417
SITE PLAN FOR TTM 20826

IN THE CITY OF SAN BERNARDINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA Packet Page. 418

MATERIAL LEGEND

SPANISH COLONIAL

ROOF RIDGE
F.FL.

T.O.P.T.O.P.

F.FL.
4:12
4:12
RIDGE
4:12
4:12 4:12
4:12

RIDGE RIDGE
COLOR LEGEND - SCHEME 1
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.0 PLAN 1 ELEVATION
'A' SPANISH COLONIAL 0 4 8 12
Packet Page. 419

ROOF RIDGE
F.FL.

T.O.P.T.O.P.

F.FL.

MATERIAL LEGEND

SANTA BARBARA
4:12
4:12
4:12
4:12

RIDGE RIDGE RIDGE
4:12 4:12
COLOR LEGEND - SCHEME 1
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.1 PLAN 1 ELEVATION
'B' SANTA BARBARA 0 4 8 12
Packet Page. 420

ROOF RIDGE
F.FL.

T.O.P.T.O.P.

F.FL.

MATERIAL LEGEND

SPANISH COLONIAL
4:12
RIDGE RIDGE 4:12 4:12 RIDGE 4:12
4:12 4:12
COLOR LEGEND - SCHEME 2
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.2 PLAN 2 ELEVATION
'A' SPANISH COLONIAL 0 4 8 12
Packet Page. 421

ROOF RIDGE
F.FL.

T.O.P.T.O.P.

F.FL.

MATERIAL LEGEND

ITALIANATE
4:12
4:12
RIDGE 4:12
4:12
COLOR LEGEND - SCHEME 1
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.3 PLAN 2 ELEVATION
'C' ITALIANATE 0 4 8 12
Packet Page. 422

MATERIAL LEGEND

SPANISH COLONIAL
COLOR LEGEND - SCHEME 2
4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
4:12

ROOF RIDGE
F.FL.

T.O.P.T.O.P.
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.4 PLAN 3 ELEVATION
'A' SPANISH COLONIAL 0 4 8 12
Packet Page. 423

ROOF RIDGE
F.FL.

T.O.P.T.O.P.

F.FL.
4:12
4:12
RIDGE
4:12
RIDGE
4:124:12

MATERIAL LEGEND

SANTA BARBARA
COLOR LEGEND - SCHEME 1
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.6 PLAN 3 ELEVATION
'B' SANTA BARBARA 0 4 8 12
Packet Page. 424
HEEL

ROOF RIDGE
F.FL.

T.O.P.

F.FL.

MATERIAL LEGEND

ITALIANATE
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12
COLOR LEGEND - SCHEME 2
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.8 PLAN 3 ELEVATION
'C' ITALIANATE 0 4 8 12
Packet Page. 425
F.FL.

T.O.P.T.O.P.

F.FL.

ROOF RIDGE

MATERIAL LEGEND

SPANISH COLONIAL
4:12
4:12
RIDGE
4:12
4:12
RIDGE
4:12
RIDGE 4:12
COLOR LEGEND - SCHEME 1
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.10 PLAN 4 ELEVATION
'A' SPANISH COLONIAL 0 4 8 12
Packet Page. 426
F.FL.

T.O.P.T.O.P.

F.FL.

ROOF RIDGE
4:12
4:12
RIDGE 4:12
4:12
4:12
COLOR LEGEND - SCHEME 2

MATERIAL LEGEND

SANTA BARBARA
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.12 PLAN 4 ELEVATION
'B' SANTA BARBARA 0 4 8 12
Packet Page. 427
4:12
4:12
4:12
4:12
4:12
4:124:12 4:12

MATERIAL LEGEND

ITALIANATE
COLOR LEGEND - SCHEME 1
HEEL

ROOF RIDGE
F.FL.

T.O.P.

T.O.P.
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A2.14 PLAN 4 ELEVATION
'B' ITALIANATE 0 4 8 12
Packet Page. 428
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A3.0 PERSPECTIVE
NTS
Packet Page. 429
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A3.1 STREET SCENE
NTS
Packet Page. 430

FIRST FLOOR SECOND FLOOR
PLAN 1 - GROSS
3 Bed, 2.5 Bath
First Floor 570 SQ. FT.

Second Floor 956 SQ. FT.

Total Living 1527 SQ. FT.

Garage 474 SQ. FT.

PLAN 1 - NET
3 Bed, 2.5 Bath
First Floor 541 SQ. FT.

Second Floor 894 SQ. FT.

Total Living 1435 SQ. FT.
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A4.0 PLAN 1
024 8
Packet Page. 431

FIRST FLOOR SECOND FLOOR
PLAN 2 - GROSS
3 Bed, 2.5 Bath
First Floor 574 SQ. FT.

Second Floor 981 SQ. FT.

Total Living 1555 SQ. FT.

Garage 454 SQ. FT.

PLAN 2 - NET
3 Bed, 2.5 Bath
First Floor 539 SQ. FT.

Second Floor 919 SQ. FT.

Total Living 1458 SQ. FT.
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A4.1 PLAN 2
024 8
Packet Page. 432

FIRST FLOOR SECOND FLOOR
PLAN 3 - GROSS
3 Bed, 2.5 Bath
First Floor 611 SQ. FT.

Second Floor 1001 SQ. FT.

Total Living 1612 SQ. FT.

Garage 437 SQ. FT.

PLAN 3 - NET
3 Bed, 2.5 Bath
First Floor 570 SQ. FT.

Second Floor 952 SQ. FT.

Total Living 1523 SQ. FT.
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A4.2 PLAN 3
024 8
Packet Page. 433

FIRST FLOOR SECOND FLOOR
PLAN 4 - GROSS
4 Bed,3 Bath
First Floor 731 SQ. FT.

Second Floor 1151 SQ. FT.

Total Living 1882 SQ. FT.

Garage 436 SQ. FT.

PLAN 4 - NET
4 Bed,3 Bath
First Floor 678 SQ. FT.

Second Floor 1050 SQ. FT.

Total Living 1728 SQ. FT.
888.456.5849 | ktgy.com
No.
2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025 San Bernardino, CA
A4.3 PLAN 4
024 8
Packet Page. 434
05/18/2026 | L.1
LITTLE MOUNTAINCITY OF SAN BERNARDINO CITY OF SAN BERNARDINO | SCHEMATIC LANDSCAPE DESIGN

LITTLE MOUNTAIN
CITY OF SAN BERNARDINO, CA.

SCHEMATIC LANDSCAPE DESIGN
Packet Page. 435
05/18/2026 | L.2
LITTLE MOUNTAINCITY OF SAN BERNARDINO | OVERALL ILLUSTRATIVE

SITE NARRATIVE

LEGEND PLANT LEGEND
LITTLE MOUNTAIN RESIDENTIAL COMMUNITY’S DESIGN FEATURES ARE INSPIRED BY THE MAJESTIC GEOMETRY OF THE SURROUNDING LANDSCAPE, PARTICULARLY THE SAN BERNADINO MOUNTAIN RANGE. THE LAYERED MOUNTAINS SERVES AS A MUSE FOR BOTH THE ENTRY AND MONUMENTATION AND THE LANDSCAPE DESIGN OF THE SITE. THE PLANTING PALETTE WILL ECHO THE NATURAL BEAUTY OF THE VALLEY FLOORS PLANT COMMUNITY OF GRASSLAND CHAPARRAL WITH DESERT ACCENT, SEAMLESSLY BLENDING WITH THE ENVIRONMENT THAT ENVELOPES THE COMMUNITY.

SITE AND LANDSCAPE AREA OVERVIEW TOTAL SITE: 252,650 SQ FT (5.8 ACRES)TOTAL LANDSCAPE AREA: 51,000 SQ FTLANDSCAPE %: 20%CITY OF SAN BERNARDINO LANDSCAPE STANDARDSREQUIREMENTS PROVIDED1 TREE PER 4 PARKING SPACES 13 TREES(43 PARKING SPACE = 10 TREES) COMMUNITY RESPITE (SEE SHEET L.3 FOR PARK ENLARGEMENT)ENTRY MONUMENT AND VEHICULAR GATEEMERGENCY VEHICLE ACCESS GATECOMMUNITY MONUMENTATION

STREET TREESACCENT TREESPARKING LOT TREESINTERIOR STREET TREESPLANTING AREA(HOA MAINTAINED) A
B
C
B
D
D
C
0 100’SCALE: 1”:50’
50’

LITTLE MOUNTAIN
DR.
. N DR T NE MO A MIR
VE. N A GTO RIN HER

LITTLE MOUNT
N AI
PRE

CH SOOL &DAYCARE
(PARCEL4)
STATE
HWY
30 OAK WOODDR.

ALLEY(20’ WIDE R.O.W.)

ARBORSAPARTMENTS
A
Packet Page. 436
05/18/2026 | L.3
LITTLE MOUNTAINCITY OF SAN BERNARDINO | PARK ENLARGEMENT 0 32’SCALE: 1”:16’
16’
PEDESTRIAN PATHSHADE STRUCTUREPLAYGROUND (AGES 2-12) Zoom Recreation -Ground Play - GFP-10013 -“Evergreen Escape”

GATHERING LAWNBBQ & COUNTER BAR
A
A
B
C
C
D
E
D E

LEGEND KEYMAP
A
B
C
D
D
E
NTS
Packet Page. 437
05/18/2026 | L.4
LITTLE MOUNTAINCITY OF SAN BERNARDINO | PLANTING LEGEND AND IMAGERY TREESACACIA SMALLII / SWEET ACACIA LOW 36” BOXARCTOSTAPHYLOS GLAUCA (TREE FORM) / BIGBERRY MANZANITA LOW 15 GALCERCIDIUM ‘DESERT MUSEUM’ / DESERT MUSEUM PALO VERDE LOW 48” BOXCERCIDIUM FLORIDUM / BLUE PALO VERDE LOW 24” BOXCERCIS OCCIDENTALIS / WESTERN REDBUD LOW 15 GALCHILOPSIS LINEARIS / DESERT WILLOW LOW 36” BOXPINUS ATTENUATA / KNOBCONE PINE LOW 15 GALPINUS HALEPENSIS / ALEPPO PINE LOW 15 GAL PLATANUS RACEMOSA / CALIFORNIA SYCAMORE LOW 48” BOXPROSOPIS SPP. / MESQUITE LOW 36” BOXQUERCUS AGRIFOLIA / COAST LIVE OAK LOW 24” BOXQUERCUS ILEX / HOLLY OAK LOW 24” BOXVITEX AGNUS-CACTUS / CHASTE TREE LOW 15 GALSHRUBSACACIA REDOLENS ‘DESERT CARPET’ / DESERT CARPET ACACIA LOW 1 GALARCTOSTAPHYLOS HOOKERI / MONTEREY MANZANIA LOW 1 GALARCTOSTAPHYLOS GLAUCA / BIGBERRY MANZANITA LOW 1 GALAGAVE ‘BLUE GLOW’ / BLUE GLOW AGAVE LOW 1 GAL AGAVE ATTENUATA / FOXTAIL AGAVE LOW 1 GALAGAVE PARRYI / PARRY’S AGAVE LOW 1 GALALOE DAWEI / ORANGE FLAME ALOE LOW 1 GALCALLIANDRA ERIOPHYLLA / FAIRYDUSTER LOW 1 GALECHINOCACTUS GRUSONII / GOLDEN BARREL CACTUS LOW 1 GALFOUQUIERA SPLENDENS / OCOTILLO LOW 5 GALHESPERALOE PARVIFLORA / RED YUCCA LOW 1 GALLEUCOPHYLLUM FRUTESCENS / TEXAS RANGER LOW 5 GALOENOTHERA SPECIOSA / MEXICAN EVENING PRIMROSE LOW 1 GALRHUS OVATA / SUGAR BUSH LOW 5 GALSALVIA ‘BEE’S BLISS’ / BEE’S BLISS SALVIA LOW 5 GALSALVIA GREGGII / AUTUMN SAGE LOW 1 GALSALVIA MICROPHYLLA / BABY SAGE LOW 1 GALTAGETES LEMMONII / COPPER CANYON DAISY LOW 1 GALGROUNDCOVERSARCTOSTAPHYLOS EDMUNDSII ‘LITTLE SUR’ / LITTLE SUR MANZANITA LOW 1 GALBACCHARIS PILLULARIS / COYOTE BUSH LOW 5 GALDALEA GREGGII / TRAILING INDIGO BUSH LOW 1 GALLANTANA X ‘SPREADING SUNSET’ / SPREADING SUNSET LANTANA LOW 1 GALLANTANA ‘GOLD MOUND’ / GOLD MOUND LANTANA LOW 5 GALLONICERA JAPONICA / HONEYSUCKLE LOW 1 GALROSMARINUS O. ‘PROSTRATUS’ / PROSTRATE ROSEMARY LOW 5 GALSENECIO SPP. MANDRALISCAE / BLUE CHALKSTICKS LOW 1 GALTEUCRIUM X LUCIDRYS / WALL GERMANDER LOW 5 GALGRASSESBOUTELOUA ‘BLONDE AMBITION’ / BLONDE AMBITION GRAMA GRASS LOW 1 GALBOUTELOUA CURTIPENDULA / SIDEOATS GRAMA LOW 1 GALCAREX DIVULSA / BERKELEY SEDGE LOW 1 GALCAREX PANSA / SAND DUNE SEDGE LOW 1 GALFESTUCA CALIFORNICA SSP / CALIFORNIA BLUE FESCUE LOW 1 GALLEYMUS CONDENSATUS ‘CANYON PRINCE’ / CANYON PRINCE WILD RYE LOW 5 GALMUHLENBERGIA DUBIA / PINE MUHLY LOW 1 GALNASSELLA PULCHRA / PURPLE NEEDLE GRASS LOW 1 GALVINESDISTICTIS BUCCINATORIA / BLOOD RED TRUMPET VINE LOW 1 GALFICUS PUMILLA / CREEPING FIG LOW 1 GALLONICERA JAPONICA / JAPANESE HONEYSUCKLE LOW 1 GALMASCAGNIA MACROPTERA / YELLOW ORCHID VINE LOW 1 GALMACFADYA UNGUIS CATII LOW 1 GAL MINIMUM REQUIRED QUANTITY:TREES20% - 24” BOX = 17 TREES50% - 15 GAL = 46 TREES15% MATURE SPECIMEN TREES IN 36” BOX = 13 TREES15% MATURE SPECIMEN TREES IN 48” BOX = 13 TREES SHRUBS 80% 5 GALLON @36” O.C. = 4,444 SHRUBS20% 1 GALLON @24” O.C. = 2,222 SHRUBS*WITH A SQUARE SPACING MULTIPLIER OF 0.11

TURFSEASHORE PASPALUM SOD
Note: These are estimated quantities based on square footage of landscape only, actual quantities subject to change based on final layout and selection of specific plant materials Packet Page. 438
05/18/2026 | L.5

LITTLE MOUNTAINCITY OF SAN BERNARDINO
[]
[] []
[]

SYMBOL DESCRIPTION

LOW WATER SHRUBS

HYDROZONE LEGEND
LAWN
| HYDROZONE
LITTLE MOUNTAIN DR.

N. DR NTE MO A MIR
VE. N A GTO RIN HER LITTLE MOUNTAIN PRESCHOOL &DAYCARE PA ( RCEL 4) STATEHWY 30
OAK WOODDR.

DE R.O.W.) ALLEY (20’WID

ARBORSAPARTMENTS
0 100’SCALE: 1”:50’
50’
Packet Page. 439
05/18/2026 | L.6

LITTLE MOUNTAINCITY OF SAN BERNARDINO
[]
[] []
[]

VINYL FENCE

NOT TO SCALE
6'-0" MAX.

PERIMETER / SPLIT FACE BLOCK WALL AND NATURAL STONE VENEER PILASTER

NOT TO SCALE

NATURAL STONE VENEERBLOCK PILASTER WITHPRECAST CAP

WALL AT PILASTER
PL
6'-0" MIN.

CMU CAP

CMU DECORATIVE SPLIT-FACE

BLOCK (ONE SIDE)
8'-0" 26'-0"
3"
EQ EQ
6'-0"

TUBE STEEL FENCE AND VEHICULAR GATE

NOT TO SCALE
7'-0" MAX.

V VINYL FENCE POST

VINYL PICKETS
KEY LOCKABLE J DROP BOLT.

STEEL FENCE POST

KNOX BOX

DOUBLE SWING GATE

TUBE STEEL FENCE FRAME

STEEL PICKETS

SWING GATE HINDGE

SWING GATE MOTOR
5"O.C.

VINYL FENCE

NOT TO SCALE
6'-0" MAX
6'-0" MAX.

CL VINYL TOP RAIL VINYL FENCE POST

VINYL PICKETS

VINYL TOP RAIL

VINYL PICKETS

VINYL BOTTOM RAIL

SYMBOL DESCRIPTION

PERIMETER CMU BLOCK WALL

WALL AND FENCE LEGEND

VINYL FENCE

EVA SLIDING GATEENTRY GATE

MONUMENTATION WALLS
7' HIGH WALL

PILASTER
| WALL AND FENCE
LITTLE MOUNTAIN DR.

N. DRET NO AM MIR
VE. N A GTO RIN HER LITTLE MOUNTAIN PRESCHOOL & DAYCARE (PARCEL 4) STATE HWY 30 STATEHWY 30
OAK WOODDR.

DE R.O.W.) ALLEY(20’WID

ARBORSAPARTMENTS
0 100’SCALE: 1”:50’
50’
Packet Page. 440
05/18/2026 | L.7
LITTLE MOUNTAINCITY OF SAN BERNARDINO | ENTRY MONUMENTATION NTS
OPTION 1 GATED ENTRY
OPTION 1 & 2

CORNER TREATMENT
OPTION 2 GATED ENTRY CORNER TREATMENT KEYMAP
Packet Page. 441
Exhibit B
DCA verbiage change
Packet Page. 442

EXHIBIT B
Development Code Chapter 19.04 (Residential) for Planned Residential Development, Section N (2) and (5):

Chapter 19.04 (Residential) for Planned Residential Development, Section N: 2 and 5 shall be modified as follows:

Packet Page. 443
Exhibit C
Zoning Map Amendment
Packet Page. 444

CITY OF SAN BERNARDINO

PLANNING DIVISION
PROJECT: GPA 25-02, DCA 25-07, SUB 25-03, DPP 25-07
Zoning Map Amendment
HEARING DATE: August 11, 2026
Exhibit B Zoning Map Amendment
NORTH

PROJECT SITE
Packet Page. 445

ATTACHMENT B
Justification Letter
Packet Page. 446

#;

'0674;1//70+6+'51(#.+(140+#

#%46*7417467+6'

'92146'#%*

'8'.12/'06'48+%'5'2#46/'06

'#4'8'.12/'06'48+%'5'2#46/'06
*#0-;17(146*'12214670+6;61$4+0)#0'94'5+&'06+#.241,'%6616*'+6;1(#0'40#4&+01'0674;1//70+6+'51(#.+(140+#+5 *1014'&6124'5'06174241215'&
5+0).'(#/+.;&'6#%*'&*1/'5+0#0+08+6+0)%1//70+6;61;174+6; 74%1//70+6;9+..$'.1%#6'&#6616*''#561(+66.'1706#+04+8'#0&9'561(+4#/106'4+8'

#
)4155#%4'5+6'744'06.;6*'5+6'+58#%#06
*''06+6.'/'065241215'&(146*+5241,'%6#4'# '06#6+8' 4#%6#2'8'.12/'06 '4/+6#0&6*'#&126+101(
(+0&+0)5+'
+6+)#6'&')#6+8''%.#4#6+10 *+5241,'%6+5241215+0) &9'..+0)70+6561#0#%4'9*+%*&1'5%10(14/9+6*6*'75'5#..19'& +06*'(7674'.#0&75'&'5+)0#6+10
'5+&'06+#.'&+7/
*'+6;1(#0'40#4&+01+5241%'55+0)#'0'4#. .#072&#6'6*#69+..
%*#0)'6*'%744'06.#0&75'1//'4%+#.((+%'61
'5+&'06+#.'&+7/'0674;70&'456#0&56*'+6;=5'0'4#. .#072&#6'%17.&$'
&'0+'&14&'.#;'&#0&+5/#-+0)6*'57$/+66#.#64+5-9+6*6*'70&'456#0&+0)6*#6#22418#.9+..1%%74#(6'46*'+6;=5'0'4#. .#072&#6'
#22418#.
*'*1/'5*#8'$''0&'5+)0'& 61%4'#6'#0+08+6+0)%1//70+6;6*#6(1%75'5106*'%1/(146#0&5#('.+('56;.'51(6*'*1/'190'45 *+5

*1/'%1//70+6;%1/24+5'56*4''2.#06;2'5 *'5'*1/'59+..('#674'24'9+4'&!%*#4)+0)9+6*+06*')#4#)'551.#4411(5#0& /#0;16*'4'0'4);'((+%+'06('#674'5 *'241215'&5+6'.#;176/#:+/+<'56*'5+&';#4&52#%'(14'#%*70+6#0&2418+&'5/7.6+2.'12'0 52#%'#4'#5(146*'%1//70+6;61'0,1; *'%1//70+6;'064;#0&':+6+5(41/+4#/106'4+8'#0&+66.'1706#+04+8' '0674;1//70+6+'51(#.+(140+#*#5#56410) 4'276#6+10 (14%4'#6+0).#56+0)8#.7'#0&%1//70+6;24+&'1(190'45*+2"'$4+0) '08+410/'06#..;(4+'0&.;4'5+&'06+#.%1//70+6+'561%#6'46161&#;=5.+('56;.'0$'*#.(1('0674;1//70+6+'59'#4'*1014'&61 *#8'6*+512214670+6;61$4+0)/7%*0''&'&*175+0)616*'+6;1(#0'40#4&+01 +0%'4'.;

7+..'4/110)'
!+%'
4'5+&'06#0&%37+5+6+10
'0674;1//70+6+'51(#.+(140+#
Packet Page. 447

ATTACHMENT C
Location/Zoning Map
Packet Page. 448
Commercial
Commercial

CITY OF SAN BERNARDINO

PLANNING DIVISION
PROJECT: GPA 25-02, DCA 25-07, SUB 25-03, DPP 25-07

AERIAL MAP
HEARING DATE: August 11, 2026 NORTH
ATTACHMENT C – LOCATION/ZONING MAP
Packet Page. 449

ATTACHMENT D
Aerial Map
Packet Page. 450

CITY OF SAN BERNARDINO

PLANNING DIVISION
PROJECT: GPA 25-02, DCA 25-07, SUB 25-03, DPP 25-07

LOCATION/ZONING MAP
HEARING DATE: August 11, 2026 NORTH
ATTACHMENT C – AERIAL MAP

PROJECT SITE
Packet Page. 451

ATTACHMENT E
ISMND/MMRPs Link
Packet Page. 452
Attachment E-ISMND and MMRPS
https://www.sanbernardino.gov/DocumentCenter/View/12345/Little-Mountain-TTM20826-Final-ISMND Packet Page. 453

ATTACHMENT F
Powerpoint
Packet Page. 454
PLANNING COMMISSION August 11 , 2026 Item 5General Plan Amendment 25-02, Development Code Amendment (Zoning Map Amendment) 25-07, Subdivision 25-03 (Tentative Tract Map No. 20826) andDevelopment Permit Type – P 25-07 PLANNING COMMISSIONAugust 11 , 2026Item 5 General Plan Amendment 25-02, Development Code Amendment (Zoning Map Amendment) 25-07, Subdivision 25-03 (Tentative Tract Map No. 20826) and Development Permit Type – P 25-07 Community Development and Housing Department
Packet Page. 455
PROPOSED PROJECT:

PROPOSED PROJECT:
A request to amend the General Plan Land Use Designation from Commercial to Multiple-Family Residential rezone the site from Commercial Office (CO) to Residential Medium (RM) for four (4) vacant parcels totaling approximately 5.82 acres; and amend the standard in Chapter 19.04 (Residential) for Planned Residential Development Section N (2) and (5); approve Tentative Tract Map No. 20826 to subdivide the project site into sixty-eight (68) Planned Residential Development (PRD) lots (Subdivision 25-03; and approve site and architectural review for sixtyeight (68) two-story detached PRD single-family dwellings (Development Permit Type-P 25-07) Corner of N. Miramonte Drive and N. Little Mountain Road (Ward 2) Commercial Office (CO) on 5.28 acres Community Development and Housing Department
Packet Page. 456
AERIAL MAP:

Packet Page. 457
ZONING MAP:

PROJECT SITE
Packet Page. 458
Discussion:
General Plan Amendment and Development Code Amendment Subdivision Architecture/Site Design Access/Parking/Fencing Landscaping/Amenities Community Development and Housing Department
Packet Page. 459
Discussion: DCA
Community Development and Housing Department
Packet Page. 460
Site Plan/ Tract Map:

Packet Page. 461
ELEVATIONS: Spanish Colonial
Plan 6 Single-Family / Prairie
Packet Page. 462
Elevations: Santa Barbara
Packet Page. 463
Elevations: Italianate
Packet Page. 464
FLOOR PLANS:

Plan 1
Plan 2
Packet Page. 465
FLOOR PLANS:

Plan 3
Plan 4
Packet Page. 466
LANDSCAPE PLAN:

Packet Page. 467
AMENITIES:

Packet Page. 468
Rendering:

Packet Page. 469
EXISTING SITE: Looking N West
Packet Page. 470
EXISTING SITE: Looking N. East
Packet Page. 471
RECOMMENDATION:

RECOMMENDATION:

The Planning Commission adopt Resolution 2026-0XX forwarding a recommendation that the Mayor and City Council:
1) Adopt the Mitigated Negative Declaration for General Plan Amendment 25-02, Development Code Amendment Zoning Map Amendment 25-07, Subdivision 25-03 (TTM 20826) and Development Permit Type-P 25-07 in accordance with Section 15074 of the Public Resources Code, and direct the Planning Commission Secretary to prepare and file with the Clerk of the County of San Bernardino a Notice of Determination as provided under Public Resources Code, Section 21152( c) and California Code of Regulations, Title 14, Section 15094; and2) Approve General Plan Amendment 25-02, Development Code Amendment Zoning Map Amendment 25-07, Subdivision 25-03 (TTM 20826) and DevelopmentPermit Type-P 25-07 based on the Findings of Facts and subject to the recommended Conditions of Approval.

Packet Page. 472
From: SCG SE Region Redlands Utility Request
To: Mike Rosales
Date: Monday, June 22, 2026 10:32:10 AM
Attachments: image001.jpg
20260622100123.pdf
Caution - This email originated from outside the City - Verify that the Email display name and Email address are consistent. - Use caution when opening attachments.

Hello,
Regarding: TTM 20826 THE LITTLE MOUNTAIN PROJECT
SoCalGas Distribution does have facilities in the area. Please include a note to have the developer contact 811 / USA at DigAlert | Utility Locating California | Underground Wire & Cable Locator prior to any excavation / demolition activities so we can Locate & Mark out our facilities. Any excavation activity within ten (10) feet of our High-Pressure facilities will require a SoCalGas employee standby.

If the Developer needs new gas service, please have them contact our Builder Services group to begin the application process as soon as practicable, at https://www.socalgas.com/for-your-business/builder-services.

To avoid delays in processing requests and notifications, please have all Franchise correspondence sent to our Utility Request inbox.

Utility Request Contact Information by Region
Southeast Region – Redlands
For requests in the southeastern areas of Los Angeles County, Riverside County, San Bernardino County, and Imperial County, please contact:

[email protected]
Southeast Region – Anaheim
For all of Orange County and the southern portions of Los Angeles County, please send Map and/or Will Serve Letter requests to:

AtlasRequests/[email protected]
Northwest Region – Compton HQ
For West and Central Los Angeles County, please direct Map Requests and Will Serve Letters to:

[email protected]
Northwest Region – Chatsworth
For requests from the northernmost parts of Los Angeles County extending up to Visalia, San Luis Obispo, Fresno, and Tulare, please contact:

[email protected] Packet Page. 473
Transmission
For Transmission-related requests, please contact:

[email protected]
New Business
For new gas service, please contact our Builder Services group to begin the application process:
https://www.socalgas.com/for-your-business/builder-services Project Notification Requirements
Minor Street Improvement Projects
(Chip Seal, Slurry Seal, Grind & Overlay)
Please notify SoCalGas (SCG) a minimum of four (4) months prior to the start of pavement work to allow sufficient time to conduct required leak surveys and any necessary repairs.

Major Street Improvement Projects
Projects including, but not limited to:

Excavations greater than 9 inches
Street widening
Installation of new curbs and gutters
Bus pads
Traffic signals
Street realignments
Grade separations
AND
Pipeline Projects
Including:

Storm drain
Water and sewer lines
Electrical
Telecommunications
Please provide signed and approved design plans showing all SCG facilities clearly identified:
4–6 months prior to construction for potential relocation of SCG medium‑pressure facilities.
9–12 months prior to construction for potential relocation of SCG high‑pressure facilities.

This time is required to review plans and design any necessary modifications to conflicting SCG facilities.

Packet Page. 474
Coordination & Relocation Requests
Please keep SCG informed of:

Pre‑construction meetings
Construction schedules
Project phasing updates
This information allows SCG to coordinate and schedule any required work.

Potholing may be required to determine whether conflicts exist between proposed improvements and existing SCG facilities.

If SCG facilities are in conflict and relocation is required, requests must be submitted in writing and include the following:

A signed “Notice to Owner” on official City, County, and/or company letterhead.

Project name, number, and responsible title.

Project address, location, anticipated start date, parameters, and full scope of work.

A Thomas Guide page and/or Google Maps screenshot clearly highlighting the project area.

Requestor company’s contact name, title, phone number, email address, and any additional relevant information.

Thank you,
Josh Rubal
Lead Planning Associate
Distribution Planning & Project Management (Franchise)
Redlands HQ - Southeast Region
Office: (213) 231-7978
Email: [email protected] Packet Page. 475
Initial Study/Mitigated Negative Declaration
Little Mountain Residential 4.5 Cultural Resources
City of San Bernardino 51
during grading and trenching during the construction of the Project. Therefore, the following mitigation is required.

Mitigation Measures
MM CUL-1 Discovery of Archaeological Resources. The Applicant shall retain an archaeologist who meets the requirements of the Secretary of the Interior (SOI) Professional Qualifications Standards (“Qualified Archaeologist”) prior to the issuance of grading permits. If archaeological resources are discovered at the Project site, they will be handled as described below. All artifacts discovered shall be inventoried and analyzed by the SOI Archaeologist. If any artifacts of Native American origin are discovered, all activities in the immediate vicinity of the find (within a 50-foot radius) shall stop, and the SOI Archaeologist shall notify the Applicant, City, and the Yuhaaviatam of San Manuel Nation (YSMN), the AB 52 consulting tribe for the Project, as detailed in MM TCR-1. A designated Native American representative from YSMN shall be retained to help analyze the Native American artifacts for identification as everyday life and/or religious or sacred items, cultural affiliation, temporal placement, and function, as deemed possible. The significance of Native American resources shall be evaluated in accordance with CEQA and shall consider the religious beliefs, customs, and practices of the affiliated tribes. All items found in association with Native American human remains shall be regarded as grave goods or sacred in origin and subject to special handling.

Native American artifacts relocated or reinterred at the Project site would be subject to a fully executed relocation/reburial agreement with the assisting Native American tribes or bands. This shall include measures and provisions to protect the reburial area from any future impacts. Relocation/reburial shall not occur until all cataloging and basic recordation are complete. Native American artifacts that cannot be avoided or relocated at the Project site shall be prepared in a manner for curation at either a Native American facility or an accredited curation facility in San Bernardino County that meets federal standards per 36 CFR Part 79 and makes the artifacts available to other archaeologists/‌researchers/‌ Native American community members for further study. The SOI Archaeologist shall deliver the Native American artifacts, including title, to the accredited curation facility within a reasonable amount of time, along with the fees necessary for permanent curation.

Work on the other portions of the project outside of the buffered area may continue during this assessment period. Additionally, the Yuhaaviatam of San Manuel Nation Cultural Resources Department (YSMN) shall be contacted, as detailed within TCR-1, regarding any pre-contact finds and be provided information after the archaeologist makes his/her initial assessment of the nature of the find, so as to provide Tribal input with regards to significance and treatment.

Packet Page. 476
Initial Study/Mitigated Negative Declaration
Little Mountain Residential 4.5 Cultural Resources
City of San Bernardino 52
MM CUL-3 If significant pre-contact cultural resources, as defined by CEQA (as amended, 2015), are discovered and avoidance cannot be ensured, the archaeologist shall develop a Monitoring and Treatment Plan, the drafts of which shall be provided to YSMN for review and comment, as detailed within TCR-1. The archaeologist shall monitor the remainder of the project and implement the Plan accordingly.
c) Would the project disturb any human remains, including those interred outside of formal cemeteries?
Impact Analysis – Less Than Significant
The Project site does not contain a cemetery, and no known formal cemeteries are located within the immediate site vicinity. If human remains are discovered during Project grading or other ground-disturbing activities, the Project would be required to comply with the applicable provisions of California Health and Safety Code §7050.5 and Public Resources Code §5097 et seq., as required by CEQA Guidelines Section 15064.5(e). With mandatory compliance with these existing statutory requirements, impacts under Threshold 4.5(c) would be less than significant.

Packet Page. 477
Initial Study/Mitigated Negative Declaration
Little Mountain Residential 4.18 Tribal Cultural Resources City of San Bernardino 107
As discussed in Section 4.5, Cultural Resources, the Phase I Archaeological and Paleontological Resources Study (Appendix C) did not identify any historical or archaeological resources on the Project site. A Sacred Lands File (SLF) search was conducted by Psomas on April 6, 2025 from the Native American Heritage Commission (NAHC). The NAHC SLF search came back positive for sacred lands important to the Native American community. The City conducted AB 52 consultation with the Yuhaaviatam of San Manuel Nation (YSMN) (discussed below), which did not identify any tribal cultural resources that are listed or eligible for listing in the CRHR. However, because there is a possibility of encountering subsurface resources during grading that could qualify as both historical and tribal cultural resources, Mitigation Measures MM CUL-1 through MM CUL-3 require retention of a qualified archaeologist, notification of YSMN upon any pre-contact discovery, and preparation of a Monitoring and Treatment Plan if significant resources are found. With implementation of these measures, impacts would be less than significant with mitigation.
b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe? Impact Analysis – Less Than Significant Impact with Mitigation Assembly Bill (AB) 52 created a process for consultation with California Native American Tribes in the CEQA process. Tribal Governments can request consultation with a lead agency and give input into potential impacts on tribal cultural resources before the agency decides what kind of environmental assessment is appropriate for a proposed Project.

The City of San Bernardino commenced the AB 52 process by sending consultation invitation letters to tribes that had previously requested notification pursuant to Public Resources Code § 21080.3.1. The Yuhaaviatam of San Manuel Nation (YSMN) responded August 27, 2026 and asked that the following mitigation measures be incorporated.

Mitigation Measures
MM TCR-1 The Yuhaaviatam of San Manuel Nation Cultural Resources Management Department (YSMN) shall be contacted, as detailed in CUL-2, of any pre-contact cultural resources discovered during project implementation, and be provided information regarding the nature of the find, so as to provide Tribal input with regard to significance and treatment. Should the find be deemed significant, as defined by CEQA (as amended, 2015), a Cultural Resources Monitoring and Treatment Plan shall be created by the archaeologist, in coordination with YSMN, and all subsequent finds shall be subject to this Plan. This Plan shall allow for a monitor to be present that represents YSMN for the remainder of the project, should YSMN elect to place a monitor on-site.

MM TCR-2: Any archaeological/cultural documents created as a part of the project (isolated records, site records, survey reports, testing reports, etc.) shall be supplied to the applicant and Lead Agency for dissemination to YSMN. The Lead Agency and/or applicant shall, in good faith, coordinate with YSMN throughout all ground-disturbing activities associated with project construction, consistent with the mitigation measures adopted for the project pursuant to Public Resources Code Section 21082.3.

Packet Page. 478
General Plan Amendment 25-02, Development Code
Amendment 25-07 (Zoning Map Amendment), Subdivision 25- 03 (Tentative Tract Map No. 20826) and Development Permit Type – P 25-07
Presented By: Community Development and Housing
Department
Packet Page. 479
Request:

A request to amend the General Plan Land Use Designation from Commercial to Multiple-Family Residential rezone the site from Commercial Office (CO) to Residential Medium (RM) for four (4) vacant parcels totaling approximately 5.82 acres; and amend the standard in Chapter 19.04 (Residential) for Planned Residential Development Section N (2) and (5); approve Tentative Tract Map No. 20826 to subdivide the project site into sixty-eight (68) Planned Residential Development (PRD) lots (Subdivision 25- 03; and approve site and architectural review for sixty-eight (68) two-story detached PRD single-family dwellings (Development Permit Type-P 25-07) Corner of N. Miramonte Drive and N. Little Mountain Road (Ward 2) Commercial Office (CO) on 5.28 acres
Packet Page. 480
Location/Zoning Map:

Packet Page. 481
Aerial:

Packet Page. 482
Discussion:

Project:

Proposed project on approximately 5.82 acres at N. Miramonte Dr. and N. Little Mountain Road, involving a General Plan amendment from Commercial to Multiple-Family Residential and a zoning change from Commercial Office (CO) to Residential Medium (RM). The project would subdivide the property into 68 single-family and construct 68 two-story detached Planned Residential Development (PRD) homes. The proposal also includes amendments to the Development Code to allow project-specific setbacks for PRDs. APNs: 0148-303-21, 22, 24, and 26; Ward 2.

Background:

August 11, 2026 – Planning Commission approved Resolution 2026-024 unanimously, with no public opposition.

September 2, 2026 – Notices were mailed to properties within 1,000 feet regarding the September 16, 2026, City Council meeting.

September 5, 2026 – Legal notice was published in the San Bernardino Sun.

Packet Page. 483
Discussion:

General Plan/Zoning: The project proposes changing the 5.82-acre site from Commercial to Multiple-Family Residential and rezoning it from Commercial Office (CO) to Residential Medium (RM). The Development Code would also be amended to allow project-specific setbacks for the Planned Residential Development. The proposed 68-unit project would be consistent with the City’s General Plan and Development Code.

Subdivision: Tentative Tract Map No. 20826 would subdivide the site into 68 single-family residential lots ranging from approximately 7,200 to 8,600 square feet. The proposed density is approximately 11 units per acre, within the RM zoning allowance.

Architecture/Site Design: The development includes 68 two-story detached homes ranging from approximately 1,435 to 1,728 square feet. Four floor plans and three architectural styles—Santa Barbara, Spanish Colonial, and Italianate—provide variety while maintaining a cohesive neighborhood design. Each home includes three or four bedrooms, two-car garages, and private rear yards.

Packet Page. 484
Discussion:

Access/Parking: Primary access will be from N. Miramonte Drive, with secondary access from Little Mountain Drive. The project provides 136 garage spaces, 41 guest parking spaces, and two ADA-accessible spaces. EV charging options will also be provided.

Landscaping/Amenities: Landscaping will incorporate drought-tolerant, regionally appropriate plants and cover approximately 20% of the parking area, exceeding the City’s 15% requirement. Five community amenities are proposed, including pedestrian paths, shade structures, a gathering lawn, playground, and BBQ area.

Packet Page. 485
Discussion/Zoning Map Amendment
Packet Page. 486
Discussion/DCA Verbiage
Packet Page. 487
Discussion-Site Plan/Tract Map
Packet Page. 488
Elevations: Spanish Colonial
Packet Page. 489
Elevations: Santa Barbara
Packet Page. 490
Elevations: Italianate
Packet Page. 491
FLOOR PLANS:

Packet Page. 492
FLOOR PLANS:

Packet Page. 493
LANDSCAPE PLAN/PALETTE:

Packet Page. 494
AMENITIES:

Packet Page. 495
RENDERING:

Packet Page. 496
PROJECT SITE:

Packet Page. 497
Recommendation
It is recommended that the Mayor and City Council:
1) Adopt the Resolution of the Mayor and City Council of the City of San Bernardino approving Subdivision No. 25-03 (Tentative Tract Map No. 20826) and Development Permit Type-P 25-07; and 2) Adopt the Resolution accepting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; and
3) Introduce read by title only, and waive further reading of the Ordinance of the Mayor and City Council of the City of San Bernardino, California Approving General Plan Amendment 25-02 and development Code Amendment 25-07; and
4) Schedule the second reading for the adoption of the above Ordinance to the regularly scheduled meeting of the Mayor and City Council on October 7, 2026.

Packet Page. 498
This space for filing stamp only
OR#:

O R A N G E C O U N T Y R E P O R T E R
~ SINCE 1921 ~
600 W. Santa Ana Blvd., Suite 205, Santa Ana, California 92701-4542 Telephone (714) 543-2027 / Fax (714) 542-6841

PROOF OF PUBLICATION
(2015.5 C.C.P.)
State of California )
County of Orange ) ss
Notice Type:

Ad Description:

I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the ORANGE COUNTY REPORTER, a newspaper published in the English language in the City of Santa Ana, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of Orange, State of California, under date of June 2, 1922, Case No. 13,421. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:

Executed on: 10/10/2004
At Riverside, California
I certify (or declare) under penalty of perjury that the foregoing is true and correct.

Signature

SAN BERNARDINO COUNTY SUN
473 E CARNEGIE DR #200, SAN BERNARDINO, CA 92408
(909) 889-9666 (909) 884-2536
SB 4074062
Vanessa Alvarado

CITY OF SAN BERNARDINO/CITY CLERK - LEAD
201 N. E ST. BUILDING A
SAN BERNARDINO, CA - 92401

HRG - NOTICE OF HEARING
GENERAL PLAN AMENDMENT 25-02
I am a citizen of the United States and a resident of the State of California; I am over the age of eighteen years, and not a party to or interested in the above entitled matter. I am the principal clerk of the printer and publisher of the SAN BERNARDINO COUNTY SUN, a newspaper published in the English language in the city of SAN BERNARDINO, county of SAN BERNARDINO, and adjudged a newspaper of general circulation as defined by the laws of the State of California by the Superior Court of the County of SAN BERNARDINO, State of California, under date 06/27/1952, Case No. 73081. That the notice, of which the annexed is a printed copy, has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates, to-wit:
09/05/2026
09/08/2026

SAN BERNARDINO
!A000007510600! Email

NOTICE OF PUBLIC HEARING

BEFORE THE MAYOR AND

CITY COUNCIL
Notice is hereby given that the City
of San Bernardino Mayor and City
Council will hold a public hearing on
Wednesday, September 16, 2025 at
5:00 p.m.in the Feldheym Public
Library, Bing Wong Auditorium, 555
W. 6th Street, San Bernardino,
California 92410, on the following
item(s):

GENERAL PLAN AMENDMENT
25-02, DEVELOPMENT CODE
AMENDMENT 25-07,
SUBDIVISION 25-03, &
DEVELOPMENT PERMIT TYPEP 25-07: A request to 1) amend the General Plan Land Use Designation
from Commercial to Multi-Family
Residential (General Plan
Amendment 25-02), 2) rezone the site
from Commercial Office (CO) to
Residential Medium (RM) for four
(4) vacant parcels totaling approximately 5.82 acres; and amend the standard in Chapter 19.04
(Residential) for Planned
Residential Development Section N
(2) and (5) (Development Code
Amendment 25-07 (Zoning Map
Amendment)); 3) approve
Tentative Tract Map No. 20826 to
subdivide the project site into sixtyeight (68) Planned Residential Development (PRD) lots
(Subdivision 25-03; and 4) approve
site and architectural review for
sixty-eight (68) two-story detached
PRD single-family dwellings (Development Permit Type-P 25-07) located at the corner of N.

Miramonte Drive and N. Little Mountain Road APN (s): 0148-303- 21, 22, 24, and 26 (Ward 2).

Environmental Determination:

Mitigated Negative Declaration,
pursuant to Section 15074 (Adoption
of a Mitigated Negative Declaration) of the State CEQA
Guidelines
Applicant/Owner: Century
Communities
The Mayor and City Council of the City of San Bernardino welcomes your participation in evaluating
these items. The Mayor and City
Council will review the proposal and
will consider the proposed
environmental determination in
making its decisions. The public is welcome to speak at the public hearing or to submit written
comments prior to the hearing. For
more information, please contact
the City Clerk's Office by phone at
(909) 384-5002. If you challenge the resultant action
of the Mayor and City Council in
court, you may be limited to raising only those issues you or someone else raised at the public hearing
Packet Page. 499
described in this notice, or in written correspondence delivered to the City Planning Division at, or prior to, the public hearing.
9/5/26
SBS-4074062#
Packet Page. 500

CONSENT CALENDAR
City of San Bernardino
Request for Council Action
Date: September 16, 2026
To: Honorable Mayor and City Council Members
From: Eric Levitt, City Manager
Department: City Manager's Office
Subject: Approve Funding in the Amount of $42,250 to Conduct a Creative Economy Study in Partnership with Arts
Connection: Arts Council of San Bernardino County (All
Wards)
Recommendation:

It is recommended that the Mayor and City Council of the City of San Bernardino, California:

1. Approve partnering with Arts Connection: Arts Council of San Bernardino County to co-fund a Creative Economy Study in an amount not-to-exceed $42,250 using Cultural Development Funds; and

2. Authorize the City Manager, or designee, to execute any necessary documents associated with the City's participation in the Creative Economy Study, subject to review and approval by the City Attorney's Office
City Manager's Comments
The Arts Connection has requested the City’s partnership in co-funding a Creative Economy study. The City’s funding would come out of the $1 million Cultural Development Fund that the City Council allocated.

Executive Summary
The City of San Bernardino has a variety of arts, cultural, and creative assets that contribute to the City's identity and have the potential to support downtown revitalization and economic development. To better understand these opportunities and establish a data-driven foundation for future decisions, Arts Connection: Arts Council of San Bernardino County (Arts Connection) is proposing to partner with the City to conduct a Creative Economy Study. The study will establish a baseline of San Bernardino's creative economy, including an assessment of the E Street corridor; evaluate potential funding and financing mechanisms to increase revenue; and Packet Page. 501
develop a fiscal planning roadmap for future actions. The study will provide the City with a final report and analysis that can be used to evaluate potential investments, policies, and funding strategies related to arts, culture, downtown revitalization, and economic development. The total cost of the study is $84,500, with the City contributing $42,250 and Arts Connection providing the remaining funding. The City's contribution will be funded from the $1 million allocation approved by the City Council for arts initiatives, which was included in the FY 2026-27 adopted budget and funded through Cultural Development Funds.

Background
The creative economy includes businesses, workers, and organizations whose activities are based on creativity, culture, and artistic expression. It comprises industries such as arts and entertainment, music and film, and other creative businesses and occupations. A strong creative economy can generate jobs and business activity while also contributing to downtown revitalization, investment, and quality of life.

San Bernardino has an established network of arts and cultural organizations that contribute to the City's identity and creative ecosystem. Organizations such as Arts Connection, the Garcia Center, San Bernardino Arts Collaborative, and SSB Collaborative, among others, have worked to support the City's creative community and increase participation in the arts. The City also plays a role in this network as it owns significant cultural assets, including the California Theatre, which can serve as a geographic focus for cultural and economic activity.

Discussion
Arts Connection has proposed partnering with the City to commission a comprehensive Creative Economy Study, which would be conducted by CVL Economics. The study will be conducted over eight months and will examine how the City's existing arts and cultural assets can contribute to downtown revitalization and broader economic development. The resulting analysis will provide a formal assessment of the City's current creative economy, identify how its existing assets can be leveraged to support economic development, and highlight areas where additional investment may provide the greatest economic benefit.

The total cost of the proposed study is $84,500. The City would fund 50% of the study, or $42,250, with Arts Connection covering the remaining 50%. The City’s share of the costs would be funded from the $1 million allocation that the Council approved for arts initiatives, which was included in the FY 2026-27 adopted budget and funded through Cultural Development Funds.

Creative Economy Study
The Creative Economy Study will provide the City with a final report and supporting analysis that can be used as a planning tool when considering future economic development and downtown revitalization initiatives. The final report is anticipated to be completed in April 2027 and will serve as an objective assessment of the economic Packet Page. 502
role that arts, culture, and other creative businesses have in San Bernardino.

Specifically, the study will:

1. Establish a baseline of San Bernardino's creative economy, including employment, businesses, wages, and occupations. The baseline analysis will provide information regarding the size and characteristics of the local creative economy and identify areas where the City may have opportunities for additional economic development.

2. Assess the E Street corridor, including real estate conditions, property ownership, vacancy, rents, and creative business activity. The study will establish an inventory of corridor assets and evaluate how those assets relate to the City's broader creative economy. The assessment will also provide a recommendation regarding the potential geographic boundaries of a cultural district along the corridor.

3. Evaluate potential funding and financing mechanisms that could support arts and culture, downtown revitalization, corridor improvements, and related activities.

The evaluation will identify the potential benefits, limitations, requirements, and implementation considerations associated with the various mechanisms.

4. Develop a Fiscal Planning Roadmap identifying potential near-term, mediumterm, and long-term actions. Near-term opportunities may include ordinances or budget actions that could be pursued within the current fiscal year. Medium-term opportunities may require additional stakeholder engagement or a ballot process, while longer-term opportunities may require more significant structural commitments.

Upon completion, the study will produce a final report and presentation summarizing the analysis and recommendations developed through the study. Key deliverables will include:
• E Street Corridor Opportunity Assessment Memo
• Priority Mechanisms and Supporting Mechanisms Council Digest • Fiscal Planning Roadmap and Talking Points Memorandum • Final Report and Presentation Slide Deck
Strategic Goals and Priorities
Commissioning a Creative Economy Study aligns with Key Target No. 4: Economic Growth and Development by producing a final report and fiscal planning roadmap that can be used to help revitalize the City’s downtown and promote economic development.

Packet Page. 503
Fiscal Impact
The fiscal impact associated with this action is $42,250 in Cultural Development Funds.

Sufficient funding exists through the $1 million arts allocation that is included in the Fiscal Year 2026-27 adopted budget to support this cost.

Conclusion
It is recommended that the Mayor and City Council of the City of San Bernardino, California:

1. Approve partnering with Arts Connection: Arts Council of San Bernardino County to co-fund a Creative Economy Study in an amount not-to-exceed $42,250 using Cultural Development Funds; and

All Wards
Synopsis of Previous Council Actions:

N/A
CC

Packet Page. 504
1 SUBMITTED:

September 2, 2026
PREPARED FOR:

Alejandro Gutierrez Chavez
Executive Director
Arts Connection: Arts Council of San Bernardino County
468 West 5th Street
San Bernardino, CA 92401
City of San Bernardino
Creative Economy Study

PROPOSAL
Packet Page. 505
2 TABLE OF

CONTENTS
Cover Letter 1
Firm Profile 3
Project Understanding 5
Scope of Work 7
Project Timeline 13
Consulting Team 14
Pricing 19

AUTHORIZED CONTACT INFORMATION
CVL Economics Uday Ram
Federal EIN: 87-122827 Founding Partner
Principal Place of Business: Office Phone: (310) 547-7740 8306 Kirkwood Drive Mobile Phone: (646) 479-1497
Los Angeles, CA 90046 Email: [email protected]
This proposal is the property of CVL Economics LLC and contains confidential and proprietary information. It is submitted solely for proposal evaluation purposes and should not be duplicated, used, disclosed, or released to any third party, in whole or in part, for any other purpose without the prior written consent of CVL Economics LLC. To the extent a recipient is subject to the California Public Records Act or similar disclosure requirements, CVL Economics requests notice before any disclosure so that it may seek protection for confidential and proprietary content. If a contract results from this proposal, each party's rights in the information exchanged will be governed by the terms of that agreement. This proposal is contingent on the parties reaching mutually agreeable terms and conditions and on acceptance of any limitations described herein.

Packet Page. 506
1 September 2, 2026
Alejandro Gutierrez Chavez
Executive Director
Arts Connection: Arts Council of San Bernardino County
468 West 5th Street
San Bernardino, CA 92401
Dear Alejandro:

On behalf of CVL Economics, I am pleased to submit this proposal to support Arts Connection and your partners in advancing a stronger case for investment in San Bernardino’s creative economy. San Bernardino has spent years building the civic and community foundation necessary for a serious conversation about cultural investment. Through the efforts of Arts Connection, the Garcia Center, the San Bernardino Arts Collaborative, Just SB Collaborative and many others, arts and culture have emerged as a recognized community priority. Today, the question facing local leaders is not whether arts and culture matter, but how those assets can be leveraged to support downtown revitalization, strengthen community identity, and expand economic opportunity.

Our role is to provide an objective foundation for those decisions. Through rigorous analysis of San Bernardino’s creative economy, the E Street corridor, and a range of potential funding and governance mechanisms, we will identify opportunities, constraints, and practical pathways forward. The result will be a roadmap that helps decision-makers evaluate options and equips community leaders with a shared evidence base for future action. This work builds directly on CVL Economics’ experience supporting arts, culture, and creative economy initiatives across California. Our team brings expertise in creative economy research, public finance, economic development strategy, and place-based revitalization, along with a deep understanding of the opportunities and constraints facing California communities.

Thank you for the opportunity to submit this proposal. We would welcome the opportunity to partner with Arts Connection on this important effort. If you have any questions regarding our approach, scope, or qualifications, please feel free to contact me at [email protected] or (646) 479-1497.

Sincerely,
Uday Ram
Packet Page. 507
2 Founding Partner
Packet Page. 508
3 FIRM PROFILE
CVL Economics is a Los Angeles-based economic consulting firm that takes a data-driven, human-centric approach to equitable development and sustainable growth. Founded in 2021, we partner with communities, municipalities, organizations, and institutions to address today’s most complex challenges and to foster bold action that creates lasting impact.

Our team of economists, statisticians, data scientists, planners, and policy analysts draws on the latest methods in data and behavioral science to deliver insights that are both rigorous and practical.

This multidisciplinary approach ensures that decisionmakers are equipped with the tools to expand opportunity, strengthen resilience, and improve wellbeing across diverse communities. Framed through our creative economy lens, we focus on five interrelated practice areas that demonstrate how creativity, culture, and talent intersect with all parts of the economy. By emphasizing the capacities that drive innovation and growth, these areas provide a framework for advancing strategies that are both inclusive and future-oriented:

ARTS & CULTURE
Strengthening the creative backbone of
communities by supporting institutions
and cultural infrastructure that foster
identity, participation, and growth.

MEDIA & ENTERTAINMENT
Designing strategies and policies that
balance industry innovation, workforce
needs, and equitable community benefits
across film, television, music, gaming, and
related sectors

TALENT INNOVATION
Helping partners develop, attract, and
retain diverse talent while creating
equitable pathways into high-quality jobs
and emerging industries.

NIGHTTIME ECONOMIES
Recognizing evening and late-night
activities as vital to urban vibrancy and
developing policies to leverage their full
economic potential.

TRANSFORMATIVE PLACES
Advancing place-based strategies that
leverage local assets, catalyze inclusive
growth, and build long-term resilience.

Packet Page. 509
4 At CVL Economics, we approach each engagement with a comprehensive toolkit of quantitative and qualitative methods adapted to the unique objectives of our clients—advanced economic modeling, regional and industry analysis, workforce and demographic assessments, and policy evaluation, alongside stakeholder engagement, behavioral research, and community-based outreach. These tools are deployed not as one-size-fits-all deliverables but in combinations that respond to the specific scale, context, and ambitions of each project, whether at the neighborhood, city, or regional level. Our team has guided complex initiatives across urban and rural contexts, and we maintain strong ties with industry, academia, and the public sector to ensure our recommendations are grounded in both rigorous research and practical implementation experience.

Packet Page. 510
5 PROJECT UNDERSTANDING
The City of San Bernardino is at a useful moment for evidence-based work on the creative economy.

Three developments make the work timely; a set of fiscal constraints shapes what it should attempt. This section describes both, then explains how CVL Economics would approach the work and why the firm is positioned to lead it.

TIMING
Three signals make this the right moment to commit research effort to how the city funds and grows its creative economy. First, a cultural district designation application for the E Street corridor has advanced to the second round of the California Arts Council program, drawing Council attention to the corridor as a cultural and economic asset, and the Council is weighing city-level designation as a parallel pathway.

The corridor anchors much of the city's cultural identity: it includes the California Theatre and is the historic cruising corridor.

Second, the Council has signaled interest in arts and culture as a downtown revitalization mechanism, with discussions underway on the structure of an investment commitment and on how a study could strengthen the case for it. Finally, the SSB Collaborative has spent seven years building the community engagement that establishes arts and culture as a community priority, and the coalition is positioned to translate findings into political support. Each condition can soften over time, and the engagement is sized to deliver findings while they remain useful.

FISCAL CONTEXT
The city's fiscal posture is constrained, in part by the aftermath of the 2012 bankruptcy, and the General Fund has a history of absorbing dedicated revenue, including the prior one percent for the arts allocation. Four city managers in roughly the past year have left institutional memory volatile. The property and business improvement district research effort of the past three to four years remains inactive. And several downtown buildings sit vacant, with creative businesses and artist studios among the first to reoccupy commercial space along the E Street corridor. The study is built to work within these constraints rather than against them. Rather than recommend restoring any single line item, it examines the fiscal mechanisms that match the city's actual conditions and produces a roadmap of pragmatic options, each with clear pros, cons, and conditions for success.

Packet Page. 511
6 APPROACH
We draw a deliberate line between analysis and advocacy. Our analysis is independent decision support:
we follow the evidence, and where it is mixed, we say so. Arts Connection and its coalition partners carry the advocacy, and several deliverables are built expressly for that purpose, accurate enough to withstand scrutiny and clear enough for the coalition to use directly in its own case-making.

Generic best practices orient the work but rarely substitute for recommendations. For each mechanism, we assess the statutory framework, the procedural steps to adoption, the revenue scale realistic for the city's economic base, the political and stakeholder dynamics, and the failure modes seen elsewhere.

Where we make a quantitative claim, we cite it; where we cannot, we mark it for confirmation during initiation rather than estimate it; and where an analysis rests on an assumption, we state the assumption and note what would change the conclusion if it does not hold.

RISKS
A few risks are worth flagging at the outset:
 Institutional memory volatility at the city. Four city managers in roughly the past year, possible shifts in Council composition, and unstable institutional memory of the cultural district application, the prior one percent for the arts policy, and the dormant PBID research effort all introduce risk. The engagement works primarily through the Arts Connection coalition rather than through city staff dependencies, which mitigates it, and we will track Council and citymanager transitions and flag the implications for our recommendations.  Political viability of any one mechanism. No single mechanism is guaranteed to be politically viable. The four we examine in depth were chosen because they fit the city's conditions, but each has political failure modes, which is why the engagement produces a menu of options rather than one recommendation. If our analysis shows a priority mechanism is not feasible, we will say so directly and reweight the supporting briefs toward alternatives.  Momentum window closure before delivery. The current alignment of designation momentum, Council appetite, and coalition readiness will not persist indefinitely. The interim deliverables at the close of each phase give Arts Connection material to use during the engagement, not only at its end. If momentum is lost during the work, through a Council shift or a setback on the designation, we will reassess the framing of the policy roadmap with the client team.

A confirmed commitment from the regional philanthropic funder, a Council vote on the cultural district designation that materially shifts the political space, or substantial new evidence on the bankruptcy property tax diversion mechanics would each warrant a scope conversation.

Packet Page. 512
7 SCOPE OF WORK
This work plan sets out CVL Economics' approach to the City of San Bernardino Creative Economy Study.

The base engagement runs seven phases across approximately eight months, moving from project initiation and a creative economy baseline through a corridor opportunity assessment, deep feasibility analysis of four priority fiscal mechanisms, shorter briefs on eight additional mechanisms, and a synthesizing policy roadmap before final report production. * An optional regional and county overlay,
described after the base scope, can be added if a parallel philanthropic funder commits within the engagement window.

PHASE 1: PROJECT INITIATION
DELIVERABLES: (1) Project Charter
The engagement opens by aligning on objectives, analytical approach, and the data assets that anchor the study. Confirming scope and data access at the outset keeps the work grounded in San Bernardino's actual conditions rather than assumptions and surfaces any gaps early enough to address them.

Task 1.1: Project Kickoff | The engagement begins with a kickoff session with the Arts Connection team and Garcia Center partners to confirm research priorities, validate analytical approaches, and set protocols for data sharing and communication. We will give particular attention to the intended uses of the findings in stakeholder conversations, so the deliverables are built for that purpose from the outset.

Task 1.2: Data Inventory | Our team will inventory and refine the data assets Arts Connection has indicated it can provide, including the downtown property ownership file, prior property and business improvement district research, and San Bernardino Arts Collaborative engagement materials. The inventory will document each asset's coverage and limitations and will flag any items to be confirmed or requested from city staff during initiation.
* The engagement does not include legal advice, ballot measure drafting, or the city-commissioned fiscal impact study a municipality typically procures separately if a measure advances to ballot. Nor does it include lobbying or direct advocacy with elected officials, though it produces materials designed for the coalition's advocacy use. It assumes Arts Connection will provide the identified data assets (the downtown property ownership file, prior PBID research, Creative Corps program data, and SSB Collaborative engagement outputs) during Phase 1 and will coordinate any needed introductions to city staff for data requests.

Packet Page. 513
8 PHASE 2: CREATIVE ECONOMY BASELINE ANALYSIS
DELIVERABLES: (2) Creative Economy Baseline Analysis Slide Deck A baseline establishes what San Bernardino's creative economy looks like today, profiling its employment, businesses, and workforce against peer Inland Empire jurisdictions and statewide benchmarks. This shared picture of the city's creative assets and gaps becomes the evidentiary floor for every funding and policy recommendation that follows.

Task 2.1: Industry and Occupation Baseline | Our team will map employment, wages, business establishments, and occupational composition across the creative industries using U.S. Census, Bureau of Labor Statistics (QCEW and CES), and California Employment Development Department data, with comparison to peer Inland Empire jurisdictions and state benchmarks. Where city-level granularity is unavailable from public sources, county-level data will be used with a clearly stated methodology for proxying city-level conditions.

Task 2.2: Ecosystem Mapping | The baseline will incorporate the Creative Corps program data Arts Connection administers as a primary input on artist-level workforce activity, producing an ecosystem view that connects industry-scale measures to the on-the-ground creative workforce. Findings will be paired with visualizations and infographics suitable for the coalition's public communications.

PHASE 3: E STREET CORRIDOR OPPORTUNITY ASSESSMENT
DELIVERABLE: (3) E Street Corridor Opportunity Assessment Memo Attention then turns to the E Street corridor, the geographic anchor of both the cultural district application and Council interest. Assessing its assets, real estate conditions, and creative business mix supports a set of workable district boundaries and overlays and clarifies where investment would do the most good.

Task 3.1: Commercial Real Estate Analysis | Using Arts Connection's property ownership data and other public and proprietary data sources (as needed) such as the San Bernardino County Assessor’s parcel database and CoStar, our team will assess the corridor's existing asset base, commercial real estate conditions including vacancy and rents, and the cultural and creative business mix. The assessment produces an asset inventory crosswalk that ties corridor assets to the baseline industry definitions.

Task 3.2: Cultural District Boundary Recommendation | The assessment will inform a recommendation on geographic boundary definition for the cultural district designation, referencing the California Cultural Districts program designation criteria and the overlay zone tools that can support enforceability, and Packet Page. 514
9 taking into consideration the corridor’s rapid transit infrastructure. The boundary recommendation will be documented with a clear rationale for use in the designation process.

PHASE 4: FISCAL FEASIBILITY ANALYSIS
DELIVERABLES: (4) Draft Priority Mechanisms and Supporting Mechanisms Council Digest; (5) Final Priority Mechanisms and Supporting Mechanisms Council Digest
At the core of the study, four (4) priority fiscal mechanisms will receive in-depth analysis in a Council Digest deliverable and up to eight (8) other mechanisms will be summarized in shorter briefs. Each will be evaluated within the context of the City's economic, political, and administrative conditions, so the Council weighs options that are realistic for San Bernardino rather than generic best practices.

CVL will conduct a preliminary assessment of the fiscal mechanisms described in the following tasks and, in coordination with the coalition, identify the prioritized subset for inclusion in the Council Digest deliverable and accompanying briefs based on alignment with City capacity and relevance to advancing investment in the E Street Corridor and the City as a whole. The selected fiscal mechanisms will also be evaluated as either near- or long-term advocacy opportunities, taking into account the capacity and resources of City arts and culture partners.

Task 4.1: Place-Based Financing and Assessment Tools | We will assess the district-based financing and assessment tools available to support capital investment, public services, and business and nonprofit assistance along the E Street corridor. The analysis will identify which tools are viable given the corridor's anticipated program of improvements and services, and will document for each the eligible uses, formation and approval requirements, applicable revenue mechanism, and principal implementation constraints. Tools examined will include:
• Enhanced Infrastructure Financing Districts (EIFDs), Government Code Section 53398.50 et seq.

We will summarize EIFD-eligible uses, formation requirements, and tax increment mechanics as a reference resource. EIFDs are oriented toward capital infrastructure. Absent a defined program of infrastructure improvements along the corridor, EIFD activation may not be warranted. We will provide the summary so the client can evaluate fit if an infrastructure program emerges. • Community Facilities Districts (CFDs) under the Mello-Roos Community Facilities Act of 1982, Government Code Section 53311 et seq. We will evaluate the use of a CFD special tax to fund ongoing services, including public safety staffing associated with special events programming along the corridor.
• Property and Business Improvement Districts (PBIDs) under the Property and Business Improvement District Law of 1994, Streets and Highways Code Section 36600 et seq. We will Packet Page. 515
10 assess the feasibility of reviving a PBID to fund corridor management, maintenance, marketing, and supplemental services through property-based assessments. • Community Revitalization and Investment Authorities (CRIAs), Government Code Section 62000 et seq. We will assess CRIA eligibility, which is conditioned on community distress criteria, and the authority's ability to fund infrastructure improvements as well as direct assistance to businesses and nonprofits along the corridor.

Task 4.2: Transient Occupancy Tax Harmonization | This task compares TOT rates in the City of San Bernardino and across select San Bernardino County jurisdictions, models the revenue gap closure that harmonization would produce, and analyzes how the Airbnb moratorium affects the revenue base.

Task 4.3: Venue and Event Admission Ticket Excise | The analysis will examine activity from the National Orange Show Event Center and Glen Helen Amphitheater as a revenue base, compare the small number of California jurisdictions that operationalize ticket taxes, and model a city-level ticket excise structure. It will address the proposed code-enforcement ticket tax discussed at the Council level and consider whether arts dedication is accordingly compatible.

Task 4.4: Public-Private Partnership Vehicle | Modeled on the Cincinnati Center City Development Corporation (3CDC), this task examines governance structure, capital stack, and asset transfer mechanics.

The analysis covers replication attempts elsewhere, including both successes and failures, and considers the city's underutilized downtown asset base as a possible foundation for a third-party fiscal vehicle.

Task 4.5: Other Supporting Fiscal Mechanisms | Additional mechanisms will be explored to provide the Council with a comprehensive menu of options. Potential issue areas include:
 Entertainment zone and outdoor consumption ordinance under California ABC framework  Development impact fees with cultural or public art set-asides  Federal Opportunity Zones following the 2025 federal legislation that made the program permanent, including California state non-conformity status  Community Development Financial Institutions (CDFIs) active in Southern California  Sales tax measures with arts dedication
 Percent for the Arts ordinances structured to survive General Fund absorption  California Cultural Districts program designation as an economic development tool  Parcel tax dedicated to funding arts and culture programming Packet Page. 516
11 PHASE 5: FISCAL PLANNING
DELIVERABLES: (6) Fiscal Planning Roadmap; (7) Talking Points Memorandum Findings from across the engagement converge into a strategic fiscal planning roadmap that sequences recommendations by feasibility and timeline. Paired with communications materials the coalition can use directly, it turns analysis into a shared basis for action among Arts Connection, the Garcia Center, and the SSB Collaborative.

Task 5.1: Fiscal Planning Roadmap Development | We will organize recommendations by implementation timeline, from near-term ordinances and budget actions that can be pursued within the current fiscal year, to medium-term measures that require a ballot or stakeholder process, to longer-term structural commitments. Each recommendation is paired with its evidence base, the political and procedural conditions for success, and the metrics by which progress can be tracked.

Task 5.2: Talking Points Memorandum | The roadmap will be distilled into Council-ready language for use by Arts Connection, the Garcia Center, and SSB Collaborative leadership in conversations with Council members, city staff, community partners, and prospective funders, accompanied by a frequently asked questions resource that anticipates the most likely points of challenge.

PHASE 6: REPORT PRODUCTION
DELIVERABLES: (8) Administrative Draft Report; (9) Final Report; (10) Presentation Slide Deck The engagement closes by consolidating every component into a final report, produced through a draftand-review cycle. Delivered with a presentation for the coalition's leadership, the final products are built to be cited and reused well beyond the engagement itself.

Task 6.1: Administrative Draft Report | CVL Economics will synthesize all findings and revise draft content developed throughout the engagement to produce a comprehensive draft economic impact report. This document will include detailed analysis, key findings, full appendices, and an executive summary for internal review by City staff.

Task 6.2: Final Report | Feedback will be incorporated into a professionally designed version of the final report, tailored for public-facing audiences. This version will feature data visualizations, infographics, and accessible language to enhance readability and engagement.

Packet Page. 517
12 Task 6.3: Presentations | A presentation to Arts Connection, the Garcia Center, and SSB Collaborative leadership will cover the report findings and include a slide deck that can be distributed to a general audience.

Packet Page. 518
13 PROJECT TIMELINE
w

SEPT OCT NOV DEC JAN FEB MAR APR
Phase 1: Project Initiation
Task 1.1: Project Kickoff •
Task 1.2: Data Inventory • •
Phase 2: Creative Economy Baseline Analysis
Task 2.1: Industry and Occupation Baseline • •
Task 2.2: Ecosystem Mapping • •
Phase 3: E Street Corridor Opportunity Assessment
Task 3.1: Commercial Real Estate Analysis • •
Task 3.2: Cultural District Boundary Recommendation • • Phase 4: Fiscal Feasibility Analysis
Task 4.1: Place-Based Financing and Assessment Tools • • Task 4.2: Transient Occupancy Tax Harmonization • •
Task 4.3: Venue and Event Admission Ticket Excise • •
Task 4.4: Public-Private Partnership Vehicle • •
Task 4.5: Supporting Fiscal Mechanisms •
Phase 5: Policy Planning
Task 5.1: Policy Roadmap Development • •
Task 5.2: Talking Points Memorandum •
Phase 6: Report Production
Task 6.1: Administrative Draft Report • •
Task 6.2: Final Report • •
Task 6.3: Presentations •
Packet Page. 519
14 CONSULTING TEAM
At the heart of CVL Economics lies our team's dedication to asking big questions and promoting transformative action. Our team's diverse backgrounds—which span the private, public, and nonprofit sectors—inform the perspectives and solutions we bring to the table. Blending empirical rigor with empathetic outreach, we strive for outcomes that are both data-driven and human-centric.

Founding Partner Adam J. Fowler will serve as the Project Manager and Research Director for the engagement and will be the primary point of contact for Arts Connection. An economist with expertise in the creative economy, strategic planning, and policy development, he will lead the CVL Economics project team in the production and delivery of all deliverables and will be joined by Uday Ram (Founding Partner), Alissa Dubetz (Director), and Ryan M. Martinez (Manager). Project team bios begin on the following page.

ADAM J. FOWLER

FOUNDING PARTNER
PROJECT ROLE:

Project
Director

UDAY RAM

FOUNDING PARTNER
PROJECT ROLE:

Policy
Planning

ALISSA DUBETZ

DIRECTOR
PROJECT ROLE:

Data
Analytics
RYAN M. MARTINEZ

MANAGER
PROJECT ROLE:

Public Finance
Analysis
Packet Page. 520
15 ADAM J. FOWLER
Founding Partner,
CVL Economics
M: (310) 739-4105
E: [email protected]

EXPERTISE
Labor Market Economics
Economic Development Strategy
Housing Policy
Creative and Nightlife Industries
Sectoral Partnerships

EDUCATION
ABD, Political Psychology |
University of California,
Los Angeles
MA, Political Science | University
of Arkansas, Fayetteville
BA, Political Science | University
of Arkansas, Fayetteville

AFFILIATIONS
California Association for
Local Economic Development
International Economic
Development Council
International Downtown
Association
Adam J. Fowler is a recognized thought leader in economic and workforce development with a focus on the creative economy. He is a trusted advisor to public sector leaders who are eager to advance regional economic vitality and, through his research and consulting work, helps communities unlock their economic potential by leveraging their unique strengths. His passion for unleashing the power of local talent pools is grounded in a deep understanding of the value of creativity, innovation, and human capital as key drivers of economic growth and prosperity.

EXPERIENCE
Creativity in Demand: Report on the Creative Labor Market | Walnut, CA | Mt. San Antonio Community College
Creative Jobs Collective Impact Initiative Analysis and Forecast for Creative Occupations | Los Angeles, CA | Arts for LA
Strategic Research Initiative for the ASU Endless Games and Learning Lab | Tempe, CA | Arizona State University
Otis College Report on the Creative Economy | Los Angeles, CA | Otis College of Art and Design
Ventura County Arts, Culture, and Creative Economy Strategic Plan | Ventura, CA | County of Ventura
Los Angeles County Metro Arts and Culture Planning Services | Los Angeles County, CA | LACMTA
Culver City Community Cultural Equity Plan | Culver City, CA | City of Culver City, CA Comprehensive Economic Analysis and Policy Framework for Oakland’s Arts and Culture Sector | Oakland, CA | Kenneth Rainin Foundation
Destination Crenshaw Report on Cultural Tourism | Los Angeles, CA | Destination Crenshaw
Washington State Music Industry: Economic Impact, Trends, and Opportunities| Seattle, WA | Washington Nightlife Music Association
Strong Workforce Program: Entertainment and LA Creative Economy 2.0 | Los Angeles County, CA | Los Angeles Regional Consortium
Film and Digital Media Industry Analysis | Los Angeles, CA | County of Los Angeles Packet Page. 521
16 UDAY RAM
Founding Partner,
CVL Economics
M: (646) 479-1497
E: [email protected]

EXPERTISE
Regional Economic Development
Industry Analysis
Urban Planning
Creative Economy
Strategy Development
Community Development

EDUCATION
Master of Urban and Regional
Planning | University of California,
Los Angeles
MA, Security Studies |
Georgetown University
BA, Economics and Government |
Cornell University
Uday specializes in resilient economic development, which is informed by over 15 years of domestic and international experience in the planning discipline. His areas of focus lie at the intersection of regional planning, the creative economy, and expanding opportunity to disinvested communities and underrepresented populations. Previously, Uday served as an advisor to City of Los Angeles Mayor Eric Garcetti’s Office of Resilience, the Lower Los Angeles River Working Group, and the Abu Dhabi Urban Planning Council.

EXPERIENCE
Destination Crenshaw Report on the Creative and Cultural Economy | Los Angeles, CA | Destination Crenshaw
The Role of T.R.U.S.T. South LA in Preserving Communities and Expanding Opportunity in South Los Angeles | Los Angeles, CA | T.R.U.S.T. South LA Downtown Los Angeles Creative Ecosystem Landscape Analysis | Los Angeles County, CA | Japanese American Cultural & Community Center
City of Palm Springs Economic Strategic Development Plan | Palm Springs, CA | City of Palm Springs
County of Monterey Comprehensive Economic Development Strategy, Year 1 Update, Year 2 Update, and Year 3 Update | Monterey County, CA | Monterey County Economic Development
Economic Development Strategy: Creative Economy Component | San Leandro, CA | City of San Leandro
Hollywood Economic Analysis and COVID-19 Recovery Framework | Los Angeles, CA | Hollywood Chamber of Commerce
Economic Impact Analysis of Pandemic Recovery Investments on the Arts and Culture Sector | Berkeley, CA | City of Berkeley
Lower Los Angeles River Revitalization: An Inclusive Approach to Planning, Implementation, and Community Engagement | Los Angeles, CA | Urban Federal Waters Partnership Otis College Report on the Creative Economy | Los Angeles, CA | Otis College of Art and Design
The Impact of Tech Accelerator Programs on Black and Brown Founders in Los Angeles | Los Angeles, CA | Plug In Ventures
Packet Page. 522
17 ALISSA DUBETZ
Director,
CVL Economics
M: (330) 860-4737
E: [email protected]

EXPERTISE
Industry Analysis
Workforce Analysis
Impact Analysis
Data Analytics
Stakeholder Engagement

EDUCATION
MA, Economics | University
of Southern California
BA, Economics | Fordham
University
Alissa specializes in economic analysis and policy research, committed to driving impactful and inclusive change across communities through data-driven insights.

With expertise in workforce development, business ecosystems, infrastructure, and the creative economy, her work centers on utilizing data analytics to inform decision-making in the public, private, and nonprofit sectors. She previously held positions at the Milken Institute and Beacon Economics, where she focused on economic impact assessments for various programs, organizations, and industries.

EXPERIENCE
Center Stage: The Role of Live Performing Arts in Revitalizing California Communities | Los Angeles, CA | Theatre Producers of Southern California, Arts for LA, Californians for the Arts, and Actors Equity Association Los Angeles County Entertainment Landscape Analysis | Los Angeles, CA | Los Angeles County Department of Economic Opportunity
Southern California Program Impact Evaluation and Research Analysis | Los Angeles, CA | Save the Music Foundation
Economic Impact of the Arts Sector and Analysis of Pandemic Recovery Investments | Berkeley, CA | City of Berkeley
Economic and Fiscal Impact Analysis of West Hollywood’s Special Events | West Hollywood, CA | City of West Hollywood
Economic and Fiscal Impact Analysis of Pandemic Recovery Investments in the Arts and Culture Sector | Berkeley, CA | City of Berkeley
An Inclusive Economic Development Roadmap for California's Inland Empire | San Bernardino and Riverside Counties, CA | Western Riverside Council of Governments
Reclaiming California’s Role in Global Animation: The Case for Modernizing California’s Film and TV Tax Credit | Los Angeles, CA | BRIC Foundation, The Animation Guild, Titmouse
Future Unscripted: The Impact of Generative Artificial Intelligence on Entertainment Industry Jobs | Los Angeles, CA | Concept Art Association, The Animation Guild, The Human Artistry Campaign, The National Cartoonists Society Otis College Report on the Creative Economy | Los Angeles, CA | Otis College of Art and Design
Packet Page. 523
18 RYAN MARTINEZ
Manager,
CVL Economics
M: (408) 841-6201
E: [email protected]

EXPERTISE
Statistical Analysis
Economic Forecasting
Real Estate Economics
Public Finance
Urban Planning

EDUCATION
MS, Statistics | California
State University at Fullerton
BA, Economics | California
State University at East Bay
BS, Statistics | California
State University at East Bay
Ryan is a data scientist and urban economist who leverages computational methods and empirical analysis to tackle complex economic challenges. At CVL Economics, he applies innovative methodologies at the intersection of data science and economic theory to deliver actionable insights for clients. Before joining CVL, Ryan served as a Senior Associate at Economic & Planning Systems (EPS) in Oakland and previously led the Economic and Revenue Forecasting practice at Beacon Economics in Los Angeles.

EXPERIENCE
Los Angeles County Arts and Culture Asset Map and Spatial Analysis | Los Angeles, CA | Los Angeles Metro
Economic and Fiscal Impact Analysis of West Hollywood’s Special Events | West Hollywood, CA | City of West Hollywood
Oakland/East Bay Economic Indicators Report | Oakland, CA | Oakland Metropolitan Chamber of Commerce
San Mateo General Plan Update Feasibility and Fiscal Impact Analysis of Land Use Alternatives and Preferred Land Use Plan | San Mateo, CA | City of San Mateo South Santa Rosa Specific Plan Market Demand Analysis | Santa Rosa, CA | City of Santa Rosa
Redwood City Greater Downtown Area Plan Market Context Analysis and Community Engagement | Redwood City, CA | City of Redwood City
San Francisco Downtown Fiscal Impact Analysis of Office-to-Residential Conversion Incentive Policies | San Francisco, CA | San Francisco Bay Area Planning and Urban Research Association (SPUR)
Fairfield Parks and Recreation Development Impact Fee Update | Fairfield, CA | City of Fairfield
Fiscal Impact Analysis for the Potrero Power Station Redevelopment Enhanced Infrastructure Financing District | San Francisco, CA | Associate Capital Fiscal Impact Analysis for the Treasure Island Redevelopment Enhanced Infrastructure Financing District | San Francisco, CA | Treasure Island Development Group Napa Economic Development Element Update Socioeconomic Analysis | Napa, CA | City of Napa
Packet Page. 524
19 PRICING
The table below provides pricing information for each of the six task areas described in this proposal.

The total cost of this project—barring any changes to scope of work in the preceding pages—shall not exceed $84,500. CVL Economics will invoice Arts Connection over the duration of the project and according to the payment schedule below.

FEES
COST
Phase 1: Project Initiation $2,500
Phase 2: Creative Economy Baseline Analysis $15,000
Phase 3: E Street Corridor Opportunity Assessment $11,500 Phase 4: Fiscal Feasibility Analysis $23,250
Phase 5: Policy Planning $19,750
Phase 6: Report Production $12,500
TOTAL $84,500

PAYMENT SCHEDULE
COST
Upon Contract Execution $30,000
Upon Completion of Phase 4 $27,250
Upon Project Completion $27,250

VALIDITY
The project cost estimate and timeline specified in this document is valid for 30 days commencing on the date of proposal submission (September 2, 2026). Should Arts Connection not accept these terms in writing prior to the expiry period, the terms expressed above are subject to review and change. Any amendments to the scope of work by Arts Connection after the execution of contract will require a formal “Amendment to the Consulting Agreement” and cannot be guaranteed by CVL Economics.

Packet Page. 525

CONSENT CALENDAR
City of San Bernardino
Request for Council Action
Date: September 16, 2026
To: Honorable Mayor and City Council Members
From: Eric Levitt, City Manager
Department: City Manager's Office
Subject: Authorization to Apply as a Co-Applicant to the Transformative Climate Communities (TCC) Project
Development Grant (Wards 1,2,3, and 7)
Recommendation:

It is recommended that the Mayor and City Council of the City of San Bernardino, California, authorize the City Manager or designee to apply as a co-applicant to the California Strategic Growth Council for a Transformative Climate Communities (TCC) Project Development Grant and execute all related application documents.

City Manager's Comments
We are requesting City Council approval to apply as a co-applicant for this funding.

The Arts Connection will be the lead applicant.

Executive Summary
In 2016, the California Legislature adopted AB2722, which authorized the creation of the Transformative Climate Communities (TCC) Grant Program administered by the California Strategic Growth Council (SGC) for broad-based greenhouse gas (GHG) emission reduction projects that provide local economic, environmental and health benefits to disadvantaged communities. SGC has administered prior rounds of the TCC grant program and is now on Round 6 with an application deadline of September 30, 2026, and awards announced in Spring 2027. The TCC Round 6 includes a $5,000,000 Project Development Grant option designated for pre-development activities and associated infrastructure to support communities to meet their climate and community resilience goals.

Background
The Transformative Climate Communities (TCC) Grant Program is administered by the California Strategic Growth Council (SGC) and was established to fund community-led development and infrastructure projects that achieve significant environmental, health, Packet Page. 526
and economic benefits to reduce greenhouse gas emissions and benefit California’s most disadvantaged and overburdened neighborhoods. Funding for TCC Round 6 is used from a voter approved initiative- Safe Drinking Water, Wildlife Prevention, Drought Preparedness, and Clean Air Bond Act of 2024 (Proposition 4), a $10 billion General Obligation Bond commonly known as the Climate Bond. The Climate Bond supports projects that reduce GHG emissions through any three categories for submissions depending on the phase of the projects: planning (award up to $300,000), development (award up to $5 million), and implementation (award up to $27.5 million).

Approximately $15 million is available for Project Development awards. This option funds pre-development that advances community-led climate and resilience projects toward implementation, including engagement, feasibility studies, environmental assessments, plans and designs, permitting, financial planning, and small pilot or demonstration projects.

Round 6 applications opened May 29, 2026, with applications due September 30, 2026. The grant term is for two years, following an anticipated three to six-month postaward consultation process; leveraged funding is not required. Award notices are anticipated in Spring 2027.

Discussion
One of the requirements of the TCC Grant Program is the formation of a multistakeholder partnership that includes a lead applicant and at least two co-applicants or partners. Eligible lead applicants include public agencies, 501(c)(3) nonprofit organizations, community-based organizations (CBOs), Tribal governments, joint powers authorities, special districts, or mutual water companies. The application team must establish a formal collaborative Governance Structure, documented through a signed partnership agreement or memorandum of understanding (MOU) to define and manage the roles and responsibilities of the partners throughout the grant term.

The City was approached to serve as the public-sector co-applicant for a Project Development application led by the Inland Empire Community Foundation (IECF), with Tree People, the Garcia Center for the Arts, and Arts Connection anticipated to serve as additional co-applicants. Just San Bernardino and other community entities have been identified as potential partners or participants. The application is currently under development; legal names, funded roles, and final project team will be confirmed as part of the application submission.

The project, “Resilient E Street Cultural District” is centered on the central E Street Corridor. The project identifies two anchor concepts: the Garcia Center for the Arts near 11th Street and Arts Connection’s 478 N. D Street All-Electric Food Hub and Cooling Commons.

Arts Connection proposes pre-development of an approximately 0.26-acre site for an all-electric food hub, an artist-designed cooling commons, and a culinary workforce development site. The concept includes artist-designed solar shade canopies, five Packet Page. 527
flexible vendor bays, solar generation and battery storage, clean plug-in power for mobile food vendors, a protected pedestrian promenade, an accessible restroom and water station, shaded gathering space, climate-appropriate landscaping, public art, and wayfinding. A related workforce and small-business development program would provide culinary entrepreneurs with training, mentorship, affordable access to vendors, recurring vending opportunities, and business support.

The Project scope includes community engagement, feasibility analysis, planning and design, environmental and permitting review, cost and financing work, and operations planning to advance the two anchors and evaluate corridor connections. Concepts under study include trees and urban greening, shade, filtered-water and cooling facilities, solar and electric-vehicle charging, e-bike/shared mobility, and safer bicycle connections. A limited temporary pilot may be included only if it fits the State’s pilot/demonstration rules.

The proposed Project is intended to complement the City’s ongoing downtown revitalization, mobility, public realm, sustainability, and economic development efforts.

Staff recommends that the City serve as a co-applicant on the IECF’s TCC Round 6 Project Development application. The City’s role as the relevant public agency for the incorporated Project Area.

Approval by the Mayor and City Council for the City to serve as a co-applicant does not establish or designate the broader E Street Cultural District, approve permanent construction, grant a land-use entitlement, commit City property, or make a California Environmental Quality Act (CEQA) determination. It also would not materially expand the City’s obligations without further City Council approval. As the project application develops, the City’s anticipated responsibilities would occur in stages and remain subject to the final application, approved work plan and budget, and applicable City authorization procedures.

If awarded, staff will return to the Mayor and City Council for approval. At that time, staff will present the Collaborative Governance Structure proposed in the Project Development application, including the final co-applicants and partners and, as applicable, letters of commitment from agencies whose jurisdictions are included in the proposed project efforts.

Strategic Goals and Priorities
The request to approve the grant application aligns with No. 3: Improve the Quality of Life through localized strategies to remedy systemic environmental, health, and economic disparities.

Fiscal Impact
There is no additional General Fund Impact associated with this action. If awarded, a separate action will be brought forward to authorize the Finance Director to appropriate the corresponding revenue budget to allow for reimbursement of eligible Packet Page. 528
project expenditures through the TCC Project Development Program grant fund.

Conclusion
It is recommended that the Mayor and City Council of the City of San Bernardino, California, authorize:

1. The City Manager or designee to apply as a co-applicant to the California Strategic Growth Council for a Transformative Climate Communities (TCC) Project Development Grant and execute all related application documents.

Attachments

1. Attachment 1 – Proposed Project Area Map

2. Attachment 2 – TCC Round 6 Project Development Application Materials (Sample)
Ward:

First Ward; Second Ward; Third Ward; Seventh Ward
Synopsis of Previous Council Actions:

N/A
CC
Eric Levitt, City Manager
Packet Page. 529
e
s
t.
21 25
27 4
9 10
17 19
23 26

1.Campos Santos Cemetery
LIGHT Green: E STREET

2.Love Your Block Mural - Christian Mariscal

3.Ballet Folklórico Herencia Cultural

4.C & F Boxing Gym
a.Boxing Mural by Qvo

5.San Bernardino High School

6. 1
ST Original McDonald’s Museum

7. Inland Empire Military Museum

8. Revival Arcade

9.The Garcia Center for the Arts
a. Garcia Center Community Garden
b. Mercado 536
c. SB Generation Now
d.Capoeira N’gola Preto Velho
e.Garcia Center Fire Truck Mural

10. Bryce Haynes & Jon Cole Skate Park

11. Sturges Center for the Fine Arts

12. Páxám Páxám Welcome Center

13.San Bernardino Historical and Pioneer Society

14.Pioneer Memorial Cemetery

15.Sí Se Puede Mural

16.Seccombe Lake Recreation Park

17.Norman F. Feldheym Library

18. 5 St. Senior Center
th

19. Arts on 5th
a.Arts Connection
b.Estudio Aire
c.San Bernardino Symphony Orchestra

20. DTSB Post Office

21.SB Theatre Square Businesses

22.Will Rogers Mural

23. California theatre

24. Regal San Bernardino

25.Sole Alley Murals

26.4 & E st.
th
a.Creative Grounds
b.All Eyes Gallery
c.Little Gallery of SB

27. Consulado de Carrera de México en San Bernardino

28. Martin Luther King Jr. Statue

29.San Bernardino County Superior Court

30.Enterprise Mural Alley

31.The Enterprise Building

32.Court Street Square

33.San Bernardino Parks & Recreation

34.San Bernardino Transit Center

35.San Manuel Stadium

36.National Orange Show Event Center

37. Ernie Garcia Memorial Mural

38.Orange Show Speedway

39.Meadowbrook Park

40.25th Street Historic District
e
s
t. e
s
t. e
s
t. e
s
t.
1 2
3 5
6 7
8 11
12 13 14
15 16
18 20
22 24
28 29
30 31
32 33
34 35
36 37
38 Proposed San Bernardino
Cultural District Highlights

E STREET CORRIDOR
RED: CULTURAL DISTRICT BORDER
Culture-Driving Businesses
Color Legend:

Cultural Practices Places Places - Healing & Resiliency Places - Historic Structures Organizations
Public Art
39 40

ATTACHMENT A
e
s
t. e
s
t. e
s
t.

Dark Green: TCC Project Boundaries e
s
t. e
s
t.

Transformative Climate Communities Overlay

E STREET CORRIDOR
RED: CULTURAL DISTRICT BORDER
Solar Panels
Color Legend:

Trees Shade Structors
Water Stations Cooling Centers E-Bike Share
EV Charging Stations
LIGHT Green: E STREET
31 1.Anchor Project #1: Garcia Center

2. Bryce Haynes & Jon Cole Skate Park

3.Norman F. Feldheym Library

4.Anchor Project #2: Arts Connection / Electric Food Trucks

5.San Bernardino Transit Center
1 2
3 4
5 LCI - Public
Collaborative Governance Agreement Worksheet (SAMPLE)
Terms
The Collaborative Governance Agreement worksheet is a simplified tool designed to support Applicants in developing a formal Collaborative Governance Agreement. The questions below will support Applicants in meeting all Collaborative Governance Agreement requirements by describing the roles and responsibilities of the Lead Applicant, all Co-Applicants, and additional members who will be recruited to participate. If a question has multiple components, Applicants are required to answer all parts to the best of their ability.

The Lead Applicant and Co-Applicants are required to sign this worksheet before uploading to Submittable. You may add additional Co-Applicant signature lines as needed.

If awarded, this worksheet will be the foundation for the final agreement and will govern the Collaborative until the final agreement is executed. SGC may request changes to the terms of the Collaborative Governance Agreement during the Post-Award Consultation Process. Awardees must build out, formalize, and execute the final Collaborative Governance Agreement no later than 90 days after grant execution.

Narrative Responses (required)

1. Identify the Lead Applicant and each Co-Applicant.