Attachment 8_Planning Commission Packet (Approved Reso 2026-024) — Mayor and City Council, September 16, 2026

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 $PHQGPH QW

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

5HTXHVW
$UHTXHVWWR
DPHQGWKH*HQHUDO3ODQ/DQG8VH'HVLJQDWLRQ IRU WKHSURMHFWVLWHIURP &RPPHUFLDOWR0XOWLSOH)DPLO\5HVLGHQWLDO
*HQHUDO3ODQ$PHQGPH QW

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

DSSURYHVLWHDQGDUFKLWHFWXUDOUHY LHZIRUWKH35'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\RI6 DQ%HUQDUGLQRWDNHWKH IROORZLQJDFWLRQ

$GRSW 5HVROXWLRQ 1R RI WKH 3ODQQLQJ &RPPLVVLRQ RI WKH &LW\ RI 6DQ %HUQDUGLQR &DOLIRUQLD UHFRPPHQGLQJ WKDW WKH 0D\RU DQG &LW\ &RXQFLO DSSURYH *HQHUDO3ODQ$PHQGPHQWFKDQJLQJWKH*HQHUDO3ODQ/DQG8VHGHVLJQDWLRQ

IURP&RPPHUFLDOWR0XOWLSOH)DPLO\5HVLGHQWLDO
'HYHORSPHQW&RG H$PHQGPHQW

=RQLQJ0DS$PHQGPHQW
FKD QJLQJWKH=RQLQJ'LVWULFWFODV VLILFDWLRQIURP
&RPPHUFLDO2IILFH
&2
WR5HVLGHQWLDO0HGLXP
50
([KLELW&

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

YDFDQWSDUFHOVWRW DOLQJDSSUR[LPDWHO\
DFUHV
([KLELW%

DQG

$SSURYH 6XEGLYLVLRQ
7HQWDWLYH 7UDFW 0DS 1R
WR D O O R Z W K H
VXEGLYLVLRQ RI WKHDFUH SURSHUW\ LQWR VL[W\HLJKW
VLQJOHIDPLO\ 35' ORWV

([KLELW$

DQG

$SSURYH 'HYHORSPHQW 3HUPLW 7\SH3 WR DOORZ IRU WKH GHY HORSPHQW HVWDEOLVKPHQW DQG DUFKLWHFWXUDO UHYLHZ RI VL[W\HLJKW
WZR VWRU\ 3ODQQHG
5HVLGHQWLDO'HYHORSPHQW
35'
GZHOOLQJVORFDWHGRQWKHFRUQHUR I10LUDPRQWH
'ULYHDQG1/LWWOH0RXQWDLQ5RDGZLWKLQWKH&RPPHUFLDO2IILFH &2
]RQH
([KLELW
$

DQG

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

3XEOLF+HDULQJ1RWLFLQJ
-XO\

1RWLFHV ZHUH PDLOHG WR WKH RZQHUV DQG WHQDQWV 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 %H UQDUGLQR 6XQ1HZVSDSHU

3URMHFW'HVFULSWLRQ
7KH SURSRVHG SURMHFW LQYROYHV D UHTXHVW WR FKDQJH WKH *HQHUDO 3 ODQ /DQG 8VH 'HVLJQDWLRQIURP&RPPHUFLDOWR0XOWLSOH)DPLO\5HVLGHQWLDO FKD QJHWKH=RQLQJ'LVWULFW
&ODVVLILFDWLRQIURP&RPPHUFLDO2IILFH
&2
WR5HVLGHQWLDO0HGLX P
50 DQGDPHQGWKH
6DQ%HUQDUGLQR'HYHORSPHQW&RGHWRDOORZ3ODQQHG5HVLGHQWLDO'H YHORSPHQWV 35'V

WR HVWDEOLVK SURMHFWVSHFLILF VHWEDFNV LQFOXGLQJ EHWZHHQ VWUXF WXUHV 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

6HWWLQJDQG6LWH&KDUDFWHULVWLFV
7KH3URMHFWLVORFDWHGRQDQDSSUR[LPDWHDFUHVLWHRQWKH FRUQHURI10LUDPRQWH 'U DQG 1 /LWWOH 0RXQWDLQ 5RDG ZLWKLQ WKH &LW\ RI 6DQ %HUQDUGLQR 6DQ %HUQDUGLQR &RXQW\&DOLIRUQLD
$31V
DQG
7KH3UR MHFWVLWHLVYDFDQWDQG
ERXQGHG E\ PXOWLIDPLO\ UHVLGHQWLDO WR WKH QRUWK DQG PXOWLIDPL O\ DQG VLQJOH IDPLO\ UHVLGHQWLDOWRWKHHDVW3URSHUW\WRWKHZHVWDQGVRXWKDUH]RQHG&RPPHUFLDO2IILFH
7DEOHEHORZSURYLGHVDVXPPDU\RIWKHFXUUHQWVXUURXQGLQJO DQGXVHFKDUDFWHULVWLFV 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$PHQGPHQWZLOOFKDQJHWKH*HQHUDO3ODQ/DQG8VH'HVLJQDWLRQIURP &RPPHUFLDOWR0XOWLSOH)DPLO\5HVLGHQWLDOIRU HQWLUH SURMHFWVL WHFRQWDLQLQJDFUHV 'HYHORSPHQW&RGH$PHQGPHQW
=RQLQJ0DS$PHQGPHQW
ZLOOUH]RQHWKHSURMHFW
VLWH IURP &RPPHUFLDO 2IILFH
&2
WR 5HVLGHQWLDO 0HGLXP
50 IRU WKH IRXU

YDFDQW
SDUFHOVDQGDPHQG6HFWLRQ
6HFWLRQ16WDQGDUGVWZR

DQGILYH

WRDOORZIRUD
3ODQQHG 5HVLGHQWLDO 'HYHORSPHQW WR HVWDEOLVK DOWHUQDWLYH VHWEDFNV LQFOXGLQJ EHWZHHQ VWUXFWXUHVDQGVLWHFRYHUDJHLQOLHXRIIL[HGQXPHULFDOVWDQGDUGVZKLFKZRXOGEHVXEMHFW WRDSSURYDORIWKHUHYLHZDXWKRULW\$OOVHWEDFNVDQGVHSDUDWLRQVZLOOQHHGWRFRPSO\ZLWK DSSOLFDEOH VWDQGDUGVRI WKH &DOLIRUQLD%XLOGLQJ 6WDQGDUGV &RPPLV V L R Q D Q G W K H & R X Q W \ )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 5H VLGHQWLDO
'HYHORSPHQWFRPSULVHGRIVL[W\HLJKW

VLQJOHIDPLO\UHVLGHQFHVLVFRQVLVWHQWZLWKWKH
SROLFHVRIWKH&LW\¶V*HQHUDO3ODQDQGFRPSOLHVZLWKWKH&LW\¶V'HYHORSPHQW&RGH
6XEGLYLVLRQ
,Q DGGLWLRQ WR WKH *HQHUDO 3ODQ $PHQGPHQW DQG 'HYHORSPHQW &RGH$PHQGPHQW WKH DSSOLFDQW LV DOVR VXEPLWWLQJ 7HQWDWLYH 7UDFW 0DS 1R 6XE GLYLVLRQ
WR
VXEGLYLGHDSSUR[LPDWHO\DFUHVLQWRVLQJOHIDPLO\UHVLGHQWLDOORWV

7KHVHORWVUDQJHLQVL]HIURPDSSUR[LPDWHO\VTXDUHIHHWW RVTXDUHIHHW7KH VXEMHFWSURSHUW\FRQWDLQLQJDSSUR[LPDWHO\DFUHVSURSRVHVVL[W\QLQH
UHVLGHQWLDO
GZHOOLQJV7KHH[LVWLQJ5HVLGHQWL DO0HGLXP
50 ]RQLQJDOORZVX SWRWZHOYHXQLWHVSHU
QHWDFUHDVVXFKWKHSURSRVHG3ODQQHG5HVLGHQWLDO'HYHORSPHQWKDVDGHQVLW\RIHOHYHQ

XQLWVSHUDFUHPHHWLQJ&LW\RI6DQ%HUQDUGLQRGHYHORSPHQWVWDQGDUGV
$UFKLWHFWXUH6LWH'HVLJQ
'HYHORSPHQW 3HUPLW 7\SH3 HYDOXDWHV WKH RYHUDOO GHVLJQ RI W K H S U R M H F W 7 K H SURSRVHGWZRVWRU\KRPHVDUHWKRXJKWIXOO\SODQQHGWRIRVWHUDZHOFRPLQJQHLJKERUKRRG WKDWSULRULWL]HVFRPIRUWVDIHW\DQGDQDFWLYHOLIHVW\OH7KHRULHQWDWLRQRIWKHKRPHVYDULHV DVVRPHIDFHWKHVWUHHWVFDSHGLUHFWO\ZKHUHWKHPDLQIURQWDJHIDFHVDVWUHHWRUFRPPRQ DUHDEXWWKHHQWUDQFHLVSODFHGRQWKHVLGHIRUSULYDF\DQGVS DWLDOHIILFLHQF\7KLVVLGH HQWU\GHVLJQRIIHUVVHYHUDOEHQHILWVLQFOXGLQJPD[LPL]LQJWKHX VHRIWKHIURQWIDo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
EHGURRPVWZRDQGDKDOI

EDWKV DQG D WZRFDU JDUDJH )ORRU 3ODQ LQFOXGHV IRXU
EHGURRPV WKUHH

EDWKVDQGDWZRFDUJDUDJH

7KHUHDUHWZHQW\

XQLWVIRUSODQWZHQW\WZR

XQLWVIRUSODQQLQHWHHQ

XQLWV
IRUSODQDQGVHYHQ

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

$FFHVV3DUNLQJ)HQFLQJ
7KLVSURMHFWZLOOKDYHDFFHVVIURP10LUDPRQWHV'ULYHDQGVHFR QGDU\DFFHVVDW/LWWOH 0RXQWDLQ'ULYHQRUWKZLWKDFFHVVWRDQGIURP6WDWH+LJKZD\YLDEUDQGQHZGULYHZD\ DSSURDFKHVIHDWXULQJPRQXPHQWVLJQDJH7KHLQWHUQDOVLWHFLUFXODWLRQKDVEHHQGHVLJQHG WR DGHTXDWHO\ DFFRPPRGDWH RQVLWH YHKLFXODU FLUFXODWLRQ DQG DFFHVV WR WKH RIIVWUHHW SDUNLQJDUHDV'HVLJQDWHGSDWKVRIWUDYHOKDYHDOVREHHQSURYLGHGWRHQVXUHSHGHVWULDQ VDIHW\

3DUNLQJKDVEHHQSURYLGHGE\PHDQVRIDWZRFDUJDUDJHIRUHDFKRIWKHVL[W\HLJKW

XQLWVIRUDWRWDORIRQHKXQGUHGDQGWKLUW\VL[

JDUDJHSDUNLQJVSDFHVIHDWXULQJ(9
FKDUJLQJRSWLRQV$WRWDORIIRUW\RQH

XQFRYHUHGSDUNLQJVSDFHVKDYHEHHQSURYLGHG
IRUJXHVWVDQGWZR

DFFHVVLEOHVWDOOVKDYHEHHQSURYLGHGSHU$'$PHHWLQJSDUNLQJIRU $'$VWDQGDUGV*DUDJHGULYHDSSURDFKHVKDYHEHHQRIIVHWWRDOO RZIRUPRUHFOXVWHULQJ RIWKHXQLWVEXWZLOOUHWDLQWKHUHTXLUHGIRRWEDFNXSIURP WKHJDUDJHGRRUWRWKHPDLQ VWUHHW ZLWK SULYDWH VWUHHWV WR DFFHVV WKH XQLWV 7KH GHYHORSPHQ W ZLOO EH UXQ E\ D +RPHRZQHUV$VVRFLDWLRQ
+2$
&RPPXQLW\

3HULPHWHUIHQFLQJZLOOEHGHFRUDWLYHVSOLWIDFHGEORFNZDOOZLWKQDWXUDOVWRQHYHQHHUEORFN SLODVWHUV DQG SUHFDVW VWRQH FDSV (DFK HQWU\ SRLQW ZLOO KDYH DQ( 9 $ V O L G L Q J J D W H D Q G IHDWXUHPRQXPHQWDOOLNHZDOOVGHSLFWLQJWKHGHYHORSPHQWVQDPHRI³/LWWOH0RXQWDLQ´ 9LQ\OIHQFLQJZLOOEHSURYLGHGEHWZHHQHDFKRIWKHKRPHVWRSUR YLGHDPHDQVRISULYDF\ DQGVHFXULW\

/DQGVFDSLQJ$PHQLWLHV

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
3HU&LW\RI6DQ%HUQDUGLQR'HYHORSPHQW&RGHWKHSURMHFWLVUHTXLUHGWRSURYLGHDWOHDVW WZR

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\ LQ 6DQ %HUQDUGLQR E\ VWUDWHJLF LQILOO RI QHZ GHYHORSPHQW DQG UHYLWDOL]DWLRQRIH[LVWLQJGHYHORSPHQW

x*HQHUDO3ODQ/DQG8VH(OHPHQW*RDO
(QKDQFHWKHDHVWKHWLFTXDOLW\RIODQG
XVHVDQGVWUXFWXUHVLQ6DQ%HUQDUGLQR

x*HQHUDO 3ODQ /DQG 8VH (OHPHQW *RDO
³'HYHORS DWWUDFWLYH VD IH DQG
FRPIRUWDEOHVLQJOHIDPLO\QHLJKERUKRRGV´

:LWK *HQHUDO 3ODQ $PHQGPHQW 'HYHORSPHQW &RGH $PHQGPHQW =RQLQJ
0DS $PHQGPHQW
6XEGLYLVLRQ
7HQWDWLYH 7UDFW 0DS
DQG 'HYHORSPHQW
3HUPLW7\SH3WKHDSSOLFDQWZLOOEHUHYLWDOL]LQJWKHVXE MHFWVLWHLQDPDQQHUWKDW ZLOOHQKDQFHWKHSK\VLFDODQGYLVXDOTXDOLWLHVRIWKHVXEMHFWV LWHWKHUHE\HQKDQFLQJWKH DHVWKHWLFVRIWKHVXUURXQGLQJQHLJKERUKRRG

$GGLWLRQDOO\WKURXJKWKLVSURMHFWWKHH[LVWLQJSURSHUW\ZLOO EHWUDQVIRUPHGIURPDYDFDQW XQGHUXWLOL]HGVLWHLQWRDGHYHORSPHQWWKDWPHHWVWKH&LW\¶VKRXVLQJQHHGVZKLOHVDWLVI\LQJ WKH'HYHORSPHQW&RGHUHTXLUHPHQWVDQGDGHTXDWHO\UHJXODWHGWKURXJKWKH&RQGLWLRQVRI $SSURYDOLQRUGHUWRPLQLPL]HSRWHQWLDOLPSDFWV

0D\RUDQG&LW\&RXQFLO.H\6WUDWHJLF7DUJHWVDQG*RDOV *HQHUDO 3ODQ $PHQGPHQW 'HYHORSPHQW &RGH $PHQGPHQW =RQLQJ 0DS
$PHQGPHQW
6XEGLYLVLRQ
7HQWDWLYH7UDFW0DS
DQG' HYHORSPHQW3HUPLW
7\SH3DOLJQVZLWK.H\7DUJHW1R
,PSURYH4XDOLW\RI/ LIH7KHVL[W\HLJKW

VLQJOHIDPLO\KRPHVZLOOKHOSWKH&LW\PHHWLWV6WDWHPDQGDWHGKRXVLQJUHTXLUHPHQWVZLOO EHFRQVLVWHQWZLWKWKHVXUURXQGLQJUHVLGHQWLDOODQGXVHVDQGS URYLGHVIRUDPDUNHWUDWH KRXVLQJVWRFN

&DOLIRUQLD(QYLURQPHQWDO4XDOLW\$FW
&(4$

,QDFFRUGDQFHZLWK6HFWLRQ
,QLWLDO6WXG\
RIWKH&DOLIRU QLD(QYLURQPHQWDO4XDOLW\
$FW
&(4$
WKH DSSOLFDQW VXEPLWWHG DQG WKH 3ODQQLQJ 'LYLVLRQ D FFHSWHG DQ ,QLWLDO 6WXG\0LWLJDWHG 1HJDWLYH 'HFODUDWLRQ SUHSDUHG LQ FRQQHFWLRQ ZLW K *HQHUDO 3ODQ $PHQGPHQW 'HYHORSPHQW &RGH $PHQGPHQW =RQLQJ 0DS $PHQGPHQW

6XEGLYLVLRQ
7HQWDWLYH7UDFW0DS
DQG'HYHORSPHQW3HUPLW7\SH3

$FFRUGLQJO\SXUVXDQWWR6HFWLRQRI&(4$
1RWLFHRI,QWHQ WWR$GRSWD1HJDWLYH
'HFODUDWLRQ RU 0LWLJDWHG 1HJDWLYH 'HFODUDWLRQ
D 1RWLFH RI ,QWHQW WR $GRSW D 0LWLJDWHG
1HJDWLYH 'HFODUDWLRQ IRU WKH SURSRVHG SURMHFW ZDV SRVWHG RQ -XQH IRU WKH &(4$PDQGDWHG WKLUW\

GD\ SXEOLF UHYLHZ DQG FRPPHQW SHULRGHQGLQJRQ -XO\ 'XULQJ WKH WKLUW\

GD\ SXEOLF UHYLHZ DQG FRPPHQW SHULR G I R U W K H ' U D I W , Q L W L D O 6WXG\0LWLJDWHG1HJDWLYH'HFODUDWLRQQRFRPPHQWVZHUHUHFHLYHG5HVSRQVHVWRWKRVH FRPPHQWV ZHUH LQFRUSRUDWHG LQWR WKH )LQDO 0LWLJDWHG 1HJDWLYH 'H FODUDWLRQ IRU WKH SURSRVHGSURMHFW

&RQFOXVLRQ
,WLVUHFRPPHQGHGWKDWWKH3ODQQLQJ&RPPLVVLRQRIWKH&LW\RI6 DQ%HUQDUGLQRWDNHWKH IROORZLQJDFWLRQ

$GRSW 5HVROXWLRQ 1R RI WKH 3ODQQLQJ &RPPLVVLRQ RI WKH &LW\ RI 6DQ %HUQDUGLQR&DOLIRUQLDUHFRPPHQGLQJWKDWWKH0D\RUDQG&LW\&R XQFLODSSURYH*HQHUDO 3ODQ $PHQGPHQW FKDQJLQJ WKH *HQHUDO 3ODQ /DQG 8VH GHVLJQ DWLRQ IURP &RPPHUFLDO WR 0XOWLSOH)DPLO\ 5HVLGHQWLDO
'HYHORSPHQW &RGH $PH QGPHQW

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

DQGDPHQGLQ JWKH6DQ%HUQDUGLQR
'HYHORSPHQW &RGH WR DOORZ 3ODQQHG 5HVLGHQWLDO 'HYHORSPHQWV 35' V
WR HVWDEOLVK

SURMHFWVSHFLILFGHYHORSPHQWVWDQGDUGVLQOLHXRIIL[HGQXPHUL FDOUHTXLUHPHQWVIRUIRXU

YDFDQWSDUFHOVWRWDOLQJDSSUR[LPDWHO\DFUHV
([KLELW%

DQG

$SSURYH 6XEGLYLVLRQ
7HQWDWLYH 7UDFW 0DS 1R
WR D O O R Z W K H
VXEGLYLVLRQRIWKHDFUHSURSHUW\LQWRVL[W\HLJKW
VLQ JOHIDPLO\35'ORWV
([KLELW
$

DQG

$SSURYH 'HYHORSPHQW 3HUPLW 7\SH3 WR DOORZ IRU WKH GHY HORSPHQW HVWDEOLVKPHQWDQGDUFKLWHFWXUDOUHYLHZRIVL[W\HLJKW
WZR VWRU\3ODQQHG5HVLGHQWLDO
'HYHORSPHQW
35'
GZHOOLQJVORFDWHGRQWKHFRUQHURI10LUDPRQ WH'ULYHDQG1/LWWOH 0RXQWDLQ5RDGZLWKLQWKH&RPPHUFLDO2IILFH
&2
]RQH
([KLELW$

DQG

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

$WWDFKPHQWV
$WWDFKPHQW $ 5HVROXWLRQ1R
$WWDFKPHQW % 3URMHFW-XVWLILFDWLRQ/HWWHU
$WWDFKPHQW & $HULDO0DS
$WWDFKPHQW ' /RFDWLRQ=RQLQJ0DS
$WWDFKPHQW( (QYLURQPHQWDO 'HWHUPLQDWLRQ
)LQDO 0LWLJDWHG 1HJ DWLYH 'HFODUDWLRQ
DQG0LWLJDWLRQ0RQLWRULQJDQG5HSRUWLQJ3URJUDP/LQN
$WWDFKPHQW ) 3RZHU3RLQW

ATTACHMENT A
Resolution No. 2026-024

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 APPROV AL 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 APPROXIMAT ELY 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 (Developmen t Code Amendments), Chapter 19.74 (Zoning Map Amendments), Chapter 19.66 (Subdivision Maps), and Chapter 19.44 (Development Permits) an application for General Plan Amendmen t 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, Subdivisi on 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07 constitu te the Little Mountain Planned Residential Development Project ("Project"); and

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 a nd the Zoning District classification from Commercial Office (CO) to Residential Me dium (RM); and amending the San Bernardino Development Code to allow Planned Residentia l Developments (PRDs) to establish project- specific 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.), Secti on 21067, and State CEQA Guidelines (California Code Regulations, Section 15000 et seq.), Sectio n 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 potential ly 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 Co mmunity 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 (Tentativ e Parcel Map 20826), and Development Permit Type-P 25-07; and

WHEREAS, on June 20, 2026, pursuant to require ments 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 thir ty (30) day public review period on the Initial Study/Mitigated Negative Declaration for Gene ral 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 Developm ent Code, the Development and Environmental Review Committee reviewed the application an d moved the Mitigated Negative Declaration, General Plan Amendment 25-02, Devel opment 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

RESOLUTION NO. 2026-024 - PC

WHEREAS, on August 1, 2026, pursuant to the requirements of Section 19.52.020 (Hearings and Appeals - Application Processi ng) 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, Gene ral 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), a nd 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), Ch apter 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 Be rnardino 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 P lanning 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 Dec laration for General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), RESOLUTION NO. 2026-024 - PC

Subdivision 25-03 (Tentative Parcel Map 2082 6), 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 Declar ation 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 inde pendent 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 miti gation 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 certai n findings prior to their approval by the Mayor and City Council. Accordingly, the follo wing 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 approx imately 5.82 acres. The Multiple- Family 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 amendm ent 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:

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 welf are of the City in that the proposed amendment to change the Genera l 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 ge nerally 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 po tential impacts created by the proposed amendment have been addressed in the Draft Initial Study/Mitigated Negative Declaration and appropria te 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 Resi dential 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 loca ted adjacent to an existing single- family 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.

RESOLUTION NO. 2026-024 - PC

Finding No. 4: The subject parcels are physically su itable (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 compri sed 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 cons traints on the site, such as steep slopes or watercourses.

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 Developmen t Code Amendment (Zoning Map Amendment) applications meet certain findings prior to their approval by the Ma yor and City Council.

Accordingly, the following findings are provided in support of the recommendation by the Planning Commission for the approval of Deve lopment 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 Developm ents (PRDs) to establish project- specific development standards in li eu of fixed numerical requirements; a PRD may establish alternative setbac ks, 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:

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 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) 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 of Fact: The project site is currently com prised of fourteen (14) parcels that is proposed to be subdivided into one hundred thirty-eight (138) single-family residential lots and common open sp aces 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.

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 pr ior 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 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 approxima tely 5.82 acres. Additionally, the subdivision is consistent with Genera l 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 se wer 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.

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.

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 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 or type of improvements will not cause serious public health problems.

Finding of Fact: The design of the proposed subdivi sion 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 or the type of improvements will not conflict with easements acquired by the public at large, for access through or use of, property within the proposed subdivision.

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

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 find ings 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 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 developmen t standards and applicable design guidelines.

Finding of Fact: The proposed Planned Unit Developm ent 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
RESOLUTION NO. 2026-024 - PC

CEQA determination. With the co ncurrent 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 w ith all of the applicable development standards and design guidelines of th e Residential Medium (RM) zone.

Therefore, the proposed development w ould 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 (Zoni ng 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 accommo date unique architecture, colors, and materials in individual projects.

The proposed Planned Unit Developm ent comprised of sixty-eight (68) single-family dwellings will provi de additional housing opportunities within the City, consistent with th ese 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 Developm ent comprised of sixty-eight (68) single-family residences will be harmonious and compatible with the existing single-family residential de velopments within the surrounding area.

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 Reside ntial Medium (RM) zone. With the concurrent approval of General Plan Amendment 25-02, Development Code Amendment (Zoning Map Ame ndment) 25-07, Subdivision 25-03 (Tentative Parcel Map 20826), and Development Permit Type-P 25-07, the proposal is consistent with both the Ge neral 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 compl iance 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 E nvironmental 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 signi ficant negative impacts upon environmental quality and natural resources that could not be properly mitigated and monitored.

Finding of Fact: In accordance with the California E nvironmental 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 wh ich 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 Developmen t 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) re sidential 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.

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 sixty- eight (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 applicab le 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 lo cated 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 (Zoni ng Map Amendment) 25-07, the proposed Planned Unit Development co mprised of sixty-eight (68) single- family residences conforms to all applicable development standards and land use regulations of the Residentia l 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 be nefit of the public interest and general welfare of the City.

SECTION 6. CONDITIONS OF APPROV AL:

The approval of General Plan Amendment 25-02, Development Code Amendment 25-07 (Zoning Map Amendment), Subdivision 25-03 (Tentativ e 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) a nd (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-ei ght (68) two-story PRD single-family dwellings located at the corner of N. Miramonte Drive and N. Little Mountain Road (Ward 2).

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 maintai ned in accordance with the plans stamped August 11, 2026 (EXHIBIT “A”), approved by the Ci ty, which includes a site plan, floor plan(s), exterior elevation(s), and concept lands caping 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 miti gation 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 da te, 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 an d 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 th e Development Permit, the commencement of construction shall have occurred, or the pe rmit/approval shall become null and void. In addition, if at any time after the commencemen t 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 extensi on, 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 provisi ons in effect at the time of the requested extension.

7. In the event this approval is legally challenge d, the City will promptly notify the applicant of any claim, action or proceeding and will coopera te fully in the defense of this matter. Once notified, the applicant agrees to defend, i ndemnify 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, ag ents, directors, elected officials, officers, employees, representatives and attorneys of th e 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.

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 De velopment Permit, this condition shall remain in effect if the Development Permit is resc inded 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, equipmen t, or employees may be deli vered to, or arrive at the construction site before 7:00 am or leave the si te 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 require ments of other outside agencies (i.e., San Bernardino County Health Department, Divi sion 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 conditi on 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.

RESOLUTION NO. 2026-024 - PC

17.Submittal requirements for permit applicat ions (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 W orks Department shall be met to the satisfaction of the City Engineer.

19.All Conditions of Approval and Standard Requi rements 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 need ed 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 approv al. 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 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 Cont rol 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 ar eas, 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 de signed 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 gra ding 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 dra inage 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 ac knowledgment 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/engine er 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 measure s 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.

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 sh all 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 Po licies 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.

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-sit e 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 prope rty line and top of curb (also known as “parkway”) along adjoining streets shal l 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 hi s designee. Sites that contain multiple buildings shall maintain the temporary/secur ity fencing around the portion of the site and buildings under construction as dete rmined by the Building Official or his designee. All temporary/security fencing for construction sites shall include screening, emergency identification and safety identif ication 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 w ith new construction shall be relocated at the Developer's expense as directed by the City Engineer. iv. Each site shall be provided with separate wate r and sewer facilities so the City or the agency providing such services in the area can serve it.

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 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 w ith 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 engineer ing 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, thes e 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 calcula tions, studies, and reports in the initial submittal (including but not limited to dra inage 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 sh all be electronically transmitted to the City for review as directed. The plans shal l be formatted to print on 24” x 36” sheets, with City standard layout, borders, and si gnature block satisfactory to the City Engineer. Engineering conditions of the project shall be inserted in the last pages of the plans.

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 require d 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 impa ct 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 a pplication 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 am ount is to be de termined 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 am ount is to be de termined 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 determi ned by the Land Development Division.
vii.The applicant must post a Landscaping & Wa rranty 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.

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 li ne (C.L.) in relation to the st reet 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 thermopl astic 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 None-
Dedication 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 None-
Dedication 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
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 Unif orm Traffic Control Devices - California”, as directed by the City Traffic E ngineer, 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 a nd 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 Californ ia Land Surveyors Association – Monument Preservation Guidelines, Copies of Record ed Monuments/Ties shall be delivered to Public Works/Engineering.
xx. Appropriate Permits from Calt rans, 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 reha bilitated 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 thermop lastic 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.

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” Ci ty 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 Construc ting 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 a nd 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 Californ ia Land Surveyors Association – Monument Preservation Guidelines, Copies of Record ed Monuments/Ties shall be delivered to Public Works/Engineering.

Phasing:
i. If the project is to be deve loped in phases, each individua l 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.

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 nece ssary 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 construc tion 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 ind icate 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 bu t 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 Ci ty 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.

RESOLUTION NO. 2026-024 - PC

f. City approved trash screens and filtration device s 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 encroa chment permit from Public W orks 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 cons tructed 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 (Ins urance, 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 curr ent 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 Occupa ncy or Completion of Project al l As-builts and Centerline Ties shall be submitted to Public Works. MC12.03.130
m. Release of “Offsite Bond” requi res 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 di sturbed or created, and an electronic set of as- builts 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 st reet 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 th e 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),
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 limi ted to drainage studies, soils reports, structural calculations)
b. All off-site improvement plans submitted for p lan 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.san-
bernardino.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 drawi ngs 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.san- bernardino.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 shal l 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.

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 in tersection can accomm odate 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, sh all 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 non- functioning or non-existing. The equipment be low 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.
xAmeron concrete pole with 6 ft arm– Item # 1C1-23-AP6 xSoltech solar fixture – Item # STLSTC-30-T3-4-SF-GY
xSoltech slip fitter – Item # TL-STC-SF-GY
xNo lighting pull poxes, no lighting underground, and no lighting SCE pedestal required if solar is used.
xInstall 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.

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.

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 desi gn, signing/striping, and traffic control improvements relating to the proposed project s hould 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 Publ ic Works and Fire Departments.
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
i. The proposed project should contribute to wards 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. Th erefore, 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.

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 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 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 exc eed 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 th e 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 w ith 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 tw o points of vehicular access. These are for fire/emergency equipment access and for evac uation routes. a. Single Story Road Access Width. All buildings shall have access provide d 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.

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 minimu m 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 projec t 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 a ny new structure, the prima ry 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 paveme nt markers indicating fire hydrant locations shall be installed as specified by the Fire Department. In areas wh ere 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 sh all 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 specificat ion 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.

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 hundr ed (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, wh ich 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 (Certif ication 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, code s, 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 in spection. After a construction permit becomes invalid and before such previously approved wo rk 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 pe rmit 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 maintenan ce 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 Fi re Department agreeing and committing to installation of a fire protection system prior to the building inspection for drywall and insulation.

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 11
th day of August 2026.

____________________________________
Lisa Sherrick, Chairperson
San Bernardino Planning Commission
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 11
th day of August 2026, by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

____________________________________
Zeena Abdulla, Recording Secretary
City of San Bernardino, California

RESOLUTION NO. 2026-024 - PC

Exhibit A
Project Plans

SITE PLAN FOR TTM 20826

IN THE CITY OF SAN BERNARDINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA SITE PLAN FOR TTM 20826

IN THE CITY OF SAN BERNARDINO, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA

MATERIAL LEGEND

SPANISH COLONIAL

ROOF RIDGE
F.FL.

T.O.P.

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

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.0PLAN 1 ELEVATION
'A' SPANISH COLONIAL048 1 2

ROOF RIDGE
F.FL.

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.1PLAN 1 ELEVATION
'B' SANTA BARBARA048 1 2

ROOF RIDGE
F.FL.

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.2PLAN 2 ELEVATION
'A' SPANISH COLONIAL048 1 2

ROOF RIDGE
F.FL.

T.O.P.

F.FL.

MATERIAL LEGEND

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.3PLAN 2 ELEVATION
'C' ITALIANATE048 1 2

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.

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.4PLAN 3 ELEVATION
'A' SPANISH COLONIAL048 1 2

ROOF RIDGE
F.FL.

T.O.P.

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

MATERIAL LEGEND

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.6PLAN 3 ELEVATION
'B' SANTA BARBARA048 1 2
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
No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.8PLAN 3 ELEVATION
'C' ITALIANATE048 1 2
F.FL.

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.10PLAN 4 ELEVATION
'A' SPANISH COLONIAL048 1 2
F.FL.

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.12PLAN 4 ELEVATION
'B' SANTA BARBARA048 1 2
4:12
4:12
4:12
4:12
4:12
4:12
4:12
4:12

MATERIAL LEGEND

ITALIANATE
COLOR LEGEND - SCHEME 1
HEEL

ROOF RIDGE
F.FL.

T.O.P.

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A2.14PLAN 4 ELEVATION
'B' ITALIANATE048 1 2
No.
888.456.5849 | ktgy.com 2915 Little Mountain Drive
20240915

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

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

FIRST FLOORSECOND 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.

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

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

FIRST FLOORSECOND 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.

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

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

FIRST FLOORSECOND 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.

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

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

FIRST FLOORSECOND 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.

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

CONCEPT DESIGN
AUGUST 07, 2025San Bernardino, CA
A4.3PLAN 4
024 8
05/18/2026 | L.1

CITY OF SAN BERNARDINO

LITTLE MOUNTAIN

LITTLE MOUNTAIN
CITY OF SAN BERNARDINO | SCHEMATIC LANDSCAPE DESIGN

LITTLE MOUNTAIN
CITY OF SAN BERNARDINO, CA.

SCHEMATIC LANDSCAPE DESIGN
05/18/2026 | L.2

CITY OF SAN BERNARDINO

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’
0 100’ 50’

LITLITTTLETLETLE

EMOMOMOOOOOOOUNTUNTUNTUNTUNTUNTUNTNUNTUUNTUNTUNTNNTNTNTNTTNNTTTAINAINAINAINAINAINAINAINAINAINAINAAAAA N
AA
DRDRDRDDRDRDRDDDDRDRDDRDRRR...

MIRMIRMIRMIAMOAMOMOAMONTENTENTENTENTET NDRDRDRDRDRD. N. N.N. N.N HERHERHERHERRINRINRINRINGTOGTOGTOGTON AN ANANAVE.VE.VEVE

LITTLITLITTTTTTTITLITITTTTTTTTLITL

TLELETLETLETLETLETLETLELETLETLETTLETLETLELETLETLETLTTLETLETLETT

MOMOMOMOMOOMO

UNTUNTUNTUNTUNTUNTUNT
NNNN

AINAINAINAINAINAIN
NN
AI
NN
AIN
N

AINAINAI

PREPREPREREREREREPREPRE
E
PREREE

PRREEREPREPRPRP
CHCHH

SCHSCHSCHSCHSCHSCHCHSCHCHH
SCH

HCSCCHSCHSCHCH
SCCH

OOLOOLOOOOLOOLOOOLOOOOOOLOOLOOLOOLOLOOLOOOOL

LOLLOOOOOOOOOOOO
& & &&&& & && &&&&&&&&&&&&DAYDAYDAYDAYDAYDAYDAYAYAYAYYAYY

DAYAYAYDAYAYAYYAYAYYYYCARCARCARCARCARCARARARR
CAR

RARARARCCCCC

EEEEEEEEEEE
(PA(PA(PA(PA(PA(PA

AAPA(PA(PA
A
(PA
AA
(PAPAA
(PA

AAAAAAA
(PAPAAARCERCERCERCERCERCERCCECECRCERCECCEECRCRRCERCERCERCRC E
RCE
E
RRRR
L4L4L 4L 4L 4L44L 4L 44L 4L4L 44L 4L
)))))))))))

STASTASTASTASTA

TETE TE TETE

HWHWYHWYHWYHWY
Y
HWYWW
303030 30303
OOAKOAKKOAKOAKOAKOAKOAKKK WOWOWOOD OD ODOD ODOD DRDR.DRDR.DRR ALLALLALLALLEY EYYYY (2020(20000’’ WWIDEDEDEDEEIDEEDDEDDED R.R.RRR O.WOOWO.WOO.WWO.WO .))).)

ARBARBARBARBARBARBARBAR ORORSOOORSORSORO

APAPAAPAAPAAPAAPAAAP RTMRTMRTMRTMRTMTTMMENTENTEENTENTSSSS A
05/18/2026 | L.3

CITY OF SAN BERNARDINO

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

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
NTS
05/18/2026 | L.4

CITY OF SAN BERNARDINO

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
05/18/2026 | L.5

CITY OF SAN BERNARDINO

LITTLE MOUNTAIN
[]
[] []
[]

SYMBOL DESCRIPTION

LOW WATER SHRUBS

HYDROZONE LEGEND
LAWN
| HYDROZONE

LITTTITTLETLETTLE

MOOMOOOOOUNTUNTUNUNTUNTUNTUNNTT

UNTUNTUNTNTNTNTTTAINAINAINAINAINAINAAAININNN

DRDRDRDRDDDRDDDRD
....

MIRMIRMIRAMOAMOMOAMONTENTENTEDRDRDRD. NN
HERHERHERHERRINRINRINRINGTOGTOGTOGTON AN AN AN AVE.VE.VE.VE.

LITITTTLTLELELELELTL

EEEMOMOMOMO
OO
MOMOMO

OOOOOOOOO
MO
O
M
OO
M

OUNTUNUNTUNTUUNTUNT
T

UNTUNTUNTUNTNTUNTUNUUUUUUUU

AAIAINAINAINAINAINAAINAI
N

PREPREPRE

EREREEEEESCHSCHSCHSCH
H

SCHSCHCSCHCH

OOLOOLOOLOOLOOLOOLOOLOOLOOLOOLOOLOOOLOOOOLOOOOOOLLL

OOLOOOLOOLOO
& & & &&&

DAYDAYDAYDAYDAYDAYAYAYDADD

CARCARCARCARACAACAACARARAARAARA
EE
(P(PAPAPAPAPAP

RCERCERCERCE
E
RCE
E

RCERCERCERR
L 4L 44L 4L4L 44444L4L 44L 44L 4L4L44L 4
)))))))))))

STASTASTATATASTASTASTATASTA

ATASTASTSTATATASTA
AA
STSTSS

TE TE ETETETEETETE TTE TETE TTT

HWYWYHWYHWYHWYHWYHWYHWYHWYWYHWYWYWYHWHWHHWHWHWYHWYH
3030303030 30 300030300303000000300
OAKOAKOAKOAKOAKKOAKAAOAKO KO WOWOWOWOWWWOWOOOD OD ODODOO DR.DR.DR.DRRDR.DR.RR DEDEDEDE R.RR.R.O.WO.WO.WO.W.))).)
ALLALLALLALLEY EY EY EY (20(20(20(20’W’ W’ W WIDDIDID
DDD

ARBARBARBARBA ORSORSORSORO

APAAPAAAPAAPAAPARTMRTMRTMRTMT ENTENTNTNTE SSSS
SCALE: 1”:50’
0 100’ 50’
05/18/2026 | L.6

CITY OF SAN BERNARDINO

LITTLE MOUNTAIN
[]
[] []
[]

VINYL FENCENOT 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 GATENOT TO SCALE
7'-0" MAX.

VINYL PICKETSVINYL FENCE POST
KEY LOCKABLE J DROP BOLT.

STEEL FENCE POSTKNOX BOX

DOUBLE SWING GATE

TUBE STEEL FENCE FRAME

STEEL PICKETS

SWING GATE HINDGE

SWING GATE MOTOR
5"O.C.

VINYL FENCENOT TO SCALE
6'-0" MAX
6'-0" MAX.

VINYL TOP RAIL

VINYL PICKETSVINYL FENCE POST VINYL TOP RAILVINYL PICKETS VINYL BOTTOM RAIL

SYMBOL DESCRIPTION

PERIMETER CMU BLOCK WALL

WALL AND FENCE LEGEND

EVA SLIDING GATE

VINYL FENCE

MONUMENTATION WALLS

ENTRY GATE

PILASTER
7' HIGH WALL
| WALL AND FENCE
LIT
TLELE

MOOOOUNTUNTUNTUNTNTNTNTNTNNTNNTNNTNTNTNT

AAINAINAINAINAAA

DRDRDRDR
..

MIRMIRMIRAMOAMOAMOOTENTEE NTEDRDRDRDRNNN. N. N
HERHERHERHERRINRINRINRINGTOGTOGTOGTON AN ANAN AVE.VE.VEVE

LITLITLIT

TLETLETLE

EEEEMOMMMOMOMMOMOMOMOMMOMOMMM

UNTUNUNTUNTUUUNTUUUU

TAINAINAINAIN
N
AINAIN
NINN
AINAIN
N
AI

PREPRERE

SCHSSCHSCHSCHSCHSCHCHS

OOLOOLOOOLOOLOOLOOLOOLOOLOOLOOLOOLOOOOLOOLOOOOOOOLOOOOOL OOOO
&& &&&& & &&

DAYDAYDAYDAYDA
YAY

CACARARCARCARCARCAR
RR
C
EEE
(PA(PA(PA

AAAAAAARRCERCERCERCECERCECCCERC
L 4L4L4L4444L 4L 4L 4L 444444L 4
)))))))))))))))
STATE HWY 30

STASTATATAAATE TE ETTE TE EETETEEHWYHWYHWYHWYHWYHWYHWYHWYHWYH 33333030033
OAKOAKOAKOAKOAKOAKAKKK WOWOWWW OD OD D D DR.DR.DRDRDR.R..

DEDEDEDE R.R.R.R.O.WO.WO.WO.W.).)).)
ALLALLALLALLEY EY EYEY (20(20(2002(20’W’ W’ W WIDIDIDID DDD

ARBARBARBRBARBARBBRBRBBORSORSORSORSORSRSORSORSORS

APAAAPAPAPAAPAAPAAAPARTMRTMRTMRTRTMRR ENTENTEENTENTEE SSSS SCALE: 1”:50’
0 100’ 50’
05/18/2026 | L.7

CITY OF SAN BERNARDINO

LITTLE MOUNTAIN

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

TREATMENT
OPTION 2 GATED ENTRY

CORNER TREATMENT KEYMAP
Exhibit B
DCA verbiage change

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

Chapter 19.04 (Residential) for Planned Residentia l 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 struc tural 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 sufficien t to ensure emergency access, life safety, and implementation of any mitigation measures adop ted pursuant to the California Environmental Quality Act.

Exhibit C
Zoning Map Amendment

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

ATTACHMENT B
Justification Letter

#;

'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+#

ATTACHMENT C
Location/Zoning Map

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

ATTACHMENT D
Aerial Map

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

ATTACHMENT E
ISMND/MMRPs Link

Attachment E-ISMND and MMRPS

https://www.sanbernardino.gov/DocumentCenter/View/12345/Little-Mountain-TTM- 20826-Final-ISMND

ATTACHMENT F
Powerpoint

PLANNING COMMISSION
August 11 , 2026
Item 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

PLANNING COMMISSION
August 11 , 2026
Item 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

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 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
Community Development and Housing Department
AERIAL MAP:

ZONING MAP:

PROJECT SITE
Discussion:
General Plan Amendment and Development Code Amendment Subdivision
Architecture/Site Design
Access/Parking/Fencing
Landscaping/Amenities
Community Development and Housing Department
Discussion: DCA
Community Development and Housing Department

Site Plan/ Tract Map:

ELEVATIONS: Spanish Colonial
Plan 6 Single-Family / Prairie

Elevations: Santa Barbara

Elevations: Italianate

FLOOR PLANS:

Plan 1
Plan 2
FLOOR PLANS:

Plan 3
Plan 4
LANDSCAPE PLAN:

AMENITIES:

Rendering:

EXISTING SITE: Looking N West

EXISTING SITE: Looking N. East

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; and
2) Approve 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 based on the Findings of Facts and subject to the recommended Conditions of Approval.

Mayor and City CouncilSeptember 16, 2026

Mayor and City Council
September 16, 2026