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CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
From: James Funk, Director
Subject: Resolution adopting the General
Plan Update, which includes the University
District Specific Plan and Arrowhead
Springs Specific Plan.
Dept: Development Services
Date: October 24, 2005
MCC Date: November 1, 2005
Synopsis of Previous Council Action: 2001 - The Mayor and Common Council directed staff to
proceed with an update to the City General Plan.
Recommended Motion:
That the hearing be closed and said Resolution be adopted.
n~
Contact person:
V::l!prip r R()<:<:/Tprri R::lnn::ll
Phone: 'i()'i7
Supporting data attached: Staff Report & Resolution Ward:
Citywide
FUNDING REQUIREMENTS: Amount: N/A
Source: (Acct. No.)
(Acct. Description)
Finance:
Council Notes:
Agenda Item No. -l
/I / J //)5'
CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
STAFF REPORT
SUBJECT: Resolution adopting the General Plan Update, which includes the University District
Specific Plan and Arrowhead Springs Specific Plan.
BACKGROUND
Please refer to the Planning Commission staff report (Exhibit 1) for a complete discussion.
At their meeting of October 11,2005, the Planning Commission recommended adoption of the
Updated General Plan, the University District Specific Plan, and the Arrowhead Springs Specific
Plan. Commissioners Brown, Coute, Heasley, Morris, Powell, and Sauerbrun voted in favor of the
motion. Commissioners Durr and Enciso were absent. The Commissioners were unanimous in their
support of the General Plan and the vision it sets for the City. They expressed their pride in being a
part of the process, and being a part of the City. They were pleased that the General Plan emphasizes
opportunities throughout the City.
FINANCIAL IMPACT
N/A
RECOMMENDATION
Staff recommends that the Mayor and Common Council adopt the resolution, which adopts the
Updated General Plan, which includes the University District Specific Plan and Arrowhead Springs
Specific Plan.
Exhibits:
I Planning Commission Staff Report
Attachments A Replacement pages for Draft General Plan*
B Replacement pages for University District Sp*
C Revised Draft Arrowhead Springs Specific Plan*
D Final Program Environmental Impact Report*
E Draft Facts, Findings, and Statement of Overriding Considerations
F Mitigation Monitoring and Reporting Program - General Plan
G Mitigation Monitoring and Reporting Program - Arrowhead Springs
H Letter received September 26,2005 from US Forest Service
I Letter received September 28,2005 from Metropolitan Water District
2 Resolution
* Distributed under separate cover
SUMMARY
CITY OF SAN BERNARDINO PLANNING DIVISION
CASE:
City of San Bernardino General Plan Update, University District Specific Plan
and Arrowhead Springs Specific Plan.
I
October II, 2005
Citywide
AGENDA ITEM:
HEARING DATE:
WARD:
APPLICANT:
City of San Bernardino
300 North "D" Street
San Bernardino, CA 92418
909.384.5057
CONSULTANT:
The Planning Center
1580 Metro Drive
Costa Mesa, CA 92626
714.966.9220
REQUEST/LOCA TION:
General Plan Update - a comprehensive update of the General Plan, a policy and planning document
which applies throughout the City of San Bernardino and the unincorporated sphere of influence.
University District Specific Plan - a streetscape and design plan aimed at creating a University District
identity for the area surrounding the California State University campus and integrating the University
District with the rest of the City of San Bernardino.
Arrowhead Sprimzs Specific Plan - a planned development including the historic Arrowhead Springs
Hotel, a new hotel and convention center, offices, 1,350 residences, a commercial center, golf course,
parks and open space. ~--
CONSTRAINTS/OVERLA YS:
~ All Overlay Maps Included in the General Plan Update
ENVIRONMENTAL FINDINGS:
o Not Applicable
o Exempt
o No Significant Effects
o Mitigated Negative Declaration and Mitigation Monitoring Plan
~ Environmental Impact Report (SCH# 2004111132), Mitigation Measures, Mitigation Monitoring
and Reporting Program, and Facts, Findings and Statement of Overriding Considerations
STAFF RECOMMENDATION:
r8:1Approval
OConditions
ODenial
DContinuance to:
General Plan Update
University District Specific Plan
Arrowhead Springs Specific Plan
Hearing Date: 10./1.05
Page 2 of J I
REQUEST AND LOCATION
GENERAL PLAN:
The General Plan is a policy document required by state law that guides land use and
development within the City over a planning horizon of approximately 20 years. The City
General Plan covers a planning area of approximately 45,231 acres (71 sq. mi.).
Approximately 38,402 acres (60 sq. mi.) of the planning area is within the existing City limits
and approximately 6,829 acres (11 sq. mi.) is unincorporated area within the City's sphere of
influence. General Plan policies address many interrelated topics. State law mandates that
General Plans address the issues of Land Use, Circulation (including transportation &
infrastructure), Safety (including seismic and other natural hazards), Housing, Noise,
Conservation and Open Space. Flexibility is permitted in the organization of the General Plan,
as long as all the mandatory elements are included. The General Plan Update has maintained
the organization of General Plan elements adopted in 1989, as follows:
. Land Use - The Land Use Element is the heart of the General Plan document. It contains
the land use district map and defines each land use district in terms of the type and
intensity of development to be permitted. This element contains growth projections based
on what the land use plan would ultimately accommodate upon "buildout". The goals and
policies of the Land Use Element provide guidance necessary to work toward desired
conditions, as articulated in the Vision Statement of the Introduction. The update of the
Land Use Element also includes new improvement strategies for several key areas of the
City, including major corridors and activit~_~enters.
. Housing - The Housing element was updated in 2002, according to the statutory update
schedule established by the State Department of Housing and Community Development
(HCD). The General Plan Update incorporates the 2002 Housing Element with no
revisions other than format changes. A new Regional Housing Needs Assessment
(RHNA) has not been funded by the State yet, so it will be a few years before the next
Housing Element update will be required.
. Economic Development - 'This is an optional element, not mandated by the State. The
policies and strategic;s of this element focus on expansion of the local economy through
new development. More specifically, the primary goal of the element is to attract and
encourage development that will enhance the fiscal health of the City and provide jobs for
City residents.
. Community Design - Another optional element, the Community Design policies of the
General Plan are aimed at providing design standards and guidelines to encourage unique
character for individual areas, while using streetscapes, gateway monuments and other
features to maintain a distinct San Bernardino identity throughout the City.
,
General Plan Update
University District Specific Plan
Arrowhead Springs Specific Plan
Hearing Date: 10.11.05
Page 3 of I 1
. Circulation - The Circulation Element contains the Circulation Plan, a master plan of the
City street system, which designates the ultimate right-of-way and alignment of streets.
The Circulation Plan is consistent with the City traffic model, and has been tested through
the model to confirm that the future/ultimate street network will be adequate to serve the
future/buildout conditions projected in the Land Use Element.
. Public Facilities and Services - The primary focus of the Public Facilities and Services
Element is provision of Police and Fire protection services. It contains policies and
standards for ensuring adequate Police and Fire protection as growth occurs in the City.
This element also contains goals and policies related to providing community centers,
libraries and cooperating with other agencies to provide schools and higher education.
. Parks, Recreation and Trails - This element includes an inventory of open space resources
and policies for maintaining and developing parks, trails and other recreational amenities.
. Utilities - The Utilities Element details plans and policies for provision of utilities,
primarily water, wastewater collection and treatment, stormwater drainage, and collection
and disposal of solid waste.
. Safety - The Safety element contains hazard overlay maps and policies to protect the
public ~om geologic hazards, flooding, wildfires and hazardous materials.
. Historical and Archaeological Resources - Another optional element, this portion of the
General Plan identifies sensitive cultural resources within the City and sets forth policies
for continuing identification and protection of those resources.
. Natural Resources and Conservation - The focus of this element is protection of natural
resources such as sensitive habitat and air quality. It also addresses policies and
requirements for efficient and responsible extraction of mineral resources, in compliance
with the State Surface Mining and Reclamation Act (SMARA).
. Energy and Water Conservation - This element contains policies that encourage energy
conservation, including energy-efficient building design standards and guidelines. The
water conservation portion includes policies to protect the supply and quality of
groundwater and surface water through comprehensive watershed management.
. Noise - The Noise element identifies and quantifies significant noise sources within the
City, and contains policies to protect the public from exposure to excessive noise levels.
SPECIFIC PLANS:
Two Specific Plans are proposed concurrent with the General Plan Update, and are included
in the project description and impact analysis of the General Plan EIR:
General Plan Update
University District Specific Plan
Arrowhead Springs Specific Plan
Hearing Date: 10.11.05
Page 4 of /I
. The University District Specific Plan is a plan focused on aesthetic improvements in
public rights-of-way, designed to identify the California State University, San Bernardino
campus and integrate the University District with the surrounding community. No changes
to existing and planned land uses are proposed in the University District Specific Plan.
. The Arrowhead Springs Specific Plan is a planned development proposal for the area
surrounding the historic Arrowhead Springs Hotel. This specific plan proposes expansion
of the historic hotel and spa/resort, an 18-hole public golf course, multi-use recreational
amenities, a new hotel and conference center with office space, 1,350 residential units and
a "village" commercial center. The specific plan encompasses a total of 1,916 acres, of
which 1,400 acres will be preserved as open space.
BACKGROUND
The City hired The Planning Center to update the General Plan, prepare the University
District and Arrowhead Springs Specific Plans and prepare environmental documentation as
required by the California Environmental Quality Act (CEQA). Transtech Engineers was
hired to perform engineering services as a subcontractor to The Planning Center. The scope of
the General Plan Update was specifically defined to ensure that the General Plan would be
improved and refined, but that valid and effective contents would be retained. Therefore, the
first step in the General Plan Update process was to hold a series of community outreach
meetings and stakeholder interviews to establish a vision statement for the General Plan and
to identify desired changes.
Upon completion of preliminary drafts of the General Plan and associated specific plans in
October 2004, individual briefing meetings were scheduled to present the documents to the
Mayor, Council Members and Planning Commissioners for initial review. As the draft
documents were prepared, background data were compiled and an Initial Study was prepared
pursuant to the requirements of the California Environmental Quality Act (CEQA).
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
On November 4, 2004, the Development/Environmental Review Committee (D/ERC)
considered the Initial Study and determined that an Environmental Impact Report (EIR)
would be required. A Notice of Preparation of a Program EIR and notice of an environmental
scoping meeting was published in The San Bernardino County Sun, posted with the Clerk of
the Board, circulated through the State Clearinghouse, distributed to public agencies and
interested parties, and posted on the City's web page for a 30-day comment period from
November 29, 2004 through December 28, 2004. The scoping meeting was held on December
14,2004. Comments received in response to the Notice of Preparation were considered in the
preparation of a Draft Program EIR.
The Draft Program EIR was 'prepared by The Planning Center. A Notice of Completion!
Notice of Availability was published in The San Bernardino County Sun. posted with the
General Plan Update
University District Specific Plan
Arrowhead Springs Specific Plan
Hearing Date: 10.//.05
Page 5 of II
Clerk of the Board and distributed to interested parties for a 45-day public review period from
July 25,2005 through September 8,2005. It was also distributed with the Draft l!rogram EIR
to the State Clearinghouse and responsible agencies, made available for review with the Draft
Program EIR at City Hall and the Feldheym Library, and posted with the Draft Program EIR
on the City's web page.
Four comment letters were received within the fonnal comment period, from the Morongo
Band of Mission Indians, the Southern California Association of Governments (SCAG),
Omnitrans and the Center for Biological Diversity. Agencies requesting extension of the
comment period were given until September 16, 2005 to submit comment letters. Three
agencies submitted late comments that were included in the Final Program EIR: The State
Clearinghouse, Caltrans and the Local Agency Fonnation Commission (LAFCO).
At its meeting of September 29,2005, the Environmental Review Committee detennined that
draft responses to comments proposed for inclusion in the Program Final EIR adequately
addressed the comments received. After independent review, analysis of the Draft Program
EIR, comments received, responses to comments, and the Mitigation Monitoring and
Reporting Program (Attachment E), and exercising independent judgement in making its
detennination, the Environmental Review Committee recommended certification of the
Program Environmentallmpact Report. The Final Program EIR. comprised of responses to
comments on the Draft Program EIR and revisions to the EIR made to respond to comments
received, was completed and distributed to commenting agencies on October 1, 2005.
Two comment letters were received after com.e!etion of the Final Program EIR:
. A letter from the United States Forest Service (Attachment F) was received on September
26,2005. It expresses general concerns about land use planning and fire protection along
the boundaries of the City adjacent to the National Forest, as well as site-specific concerns
about the potential impacts of the Arrowhead Springs Specific Plan. The letter requests
that USFS staff be consulted on these issues and that they be included in the planning and
development review process for projects adjacent to the National Forest, including
Arrowhead Springs, With the full cooperation of American Development GroIJP, the
proponent of the Arrowhead Springs Specific Plan, staff is responding to the Forest
Service by acknowledging their concerns and agreeing to include them in the review of
plans as requested. .
. A letter from the Metropolitan Water District (Attachment G) was received on September
28,2005. The letter infonns the City of the MWD Rialto Pipeline, a 121-inch pipeline
located partly within MWD-owned property and partly within MWD easements. MWD
requests that the General Plan be amended to change the land use designation of all
property containing the MWD Rialto Pipeline to Public Facility, in order to protect MWD
access to the pipeline. Staff is preparing a response to MWD, basically stating that this is
not a CEQA issue, and that the current property ownership and easements held by MWD
should be adequate to ensure access to the facility without amending the General Plan.
General Plan Update
University District Specific Plan
Arrowhead Springs Specific Plan
Hearing Date: JO.lJ.05
Page 6 of J J
FACTS FINDINGS AND OVERRIDING CONSIDERATIONS
The Program Enviromnental Impact Report concludes that implementation of the General
Plan Update and University District Specific Plan will result in significant and unavoidable
adverse impacts with regard to air quality, noise and cwnulative impacts on the State highway
system. Implementation of the Arrowhead Springs Specific Plan will result in significant
unavoidable adverse impacts on air quality, cultural resources and noise levels.
Specific findings regarding the level of significance ofall impacts and benefits of the program
that warrant consideration for approval despite the significant impacts are presented in the
Statement of Facts, Findings and Overriding Considerations (Attachment E). The following is
a sample of the benefits/overriding considerations cited and discussed in Attachment E:
Benefits of the General PlanlUniversitv District Specific Plan:
. Provides a unifying 20-year vision for the future of the City of San Bernardino
. Provides new strategies for revitalization of commercial corridors and other key locations
. Plans for provision of transportation improvements additional facilities and services
Benefits of the Arrowhead Springs Specific Plan:
. Provides for a variety of housing choices in a unique location
. Expands on historic and natural assets to attract visitors from throughout the region
. Provides resort amenities, including a golf~9urse, commercial village and 2,530 jobs
. Provides a net recurring fiscal surplus to the City of over $5 million annually
. Provides infrastructure improvements required to serve the project site that will serve and
enhance the surrounding area as well
MITIGATION MONITORING AND REPORTING PROGRAM
The Draft Mitigation Monitoring and Reporting Program (MMRP) has been prepared in
accordance with Section 21081..6 of the Public Resources Code, to ensure compliance with
mitigation measures of the Program Enviromnental Impact Report during all phases of
implementation of the General Plan Update and associated specific plans. It lists each
mitigation measure, specifies the appropriate timing of its implementation and identifies the
party responsible for verifying and monitoring compliance with the measure. The MMRP has
been divided into two documents to simplify implementation. Most of the measures in the
MMRP for the General Plan and University District Specific Plan (Attachment F) are
requirements to be implemented as policy on an ongoing basis or on a case-by-case basis for
development projects. One exception is Mitigation Measure 5.14-1, which adds improvement
recommendations to the Circulation Element. If the MMRP is approved, the revision will be
incorporated in the Circulation Element upon adoption of the General Plan. The MMRP for
the Arrowhead Springs Specific Plan (Attachment G) contains measures to be implemented
throughout the process of site-specific planning and development of the project site.
General Plan Update
University District Specific Plan
Arrowhead Springs Specific Plan
Hearing Date: /0.11.05
Page 7 of II
CONGESTION MANAGEMENT PROGRAM (CMP)
A Traffic Impact Analysis (TIA) was prepared for the Arrowhead Springs Specific Plan,
pursuant to the requirements of the San Bernardino County Congestion Management Program
(CMP). The analysis, conclusions and mitigation measures identified in the TIA were
incorporated in the traffic analysis of the Draft EIR and Mitigation Monitoring and Reporting
Program, and the TIA is included in the appendices of the Draft EIR. On August 3, 200S, the
TIA was distributed to the County of San Bernardino, Caltrans, and SANBAG, in compliance
with the CMP. No comments were received from reviewing agencies.
FINDINGS OF FACT - GENERAL PLAN UPDATE (AMENDMENT)
J. Is the proposed amendment internally consistent with the General Plan?
Yes, all elements of the General Plan have been updated in a coordinated way,
ensuring internal consistency of the General Plan document.
2. Would the proposed amendment be detrimental to the public interest, health. safety.
convenience. or welfare of the City?
No, the proposed amendment will not be detrimental to the public interest, health,
safety, convenience, or welfare of the City. The Program EIR contains an analysis of
potential impacts related to the proposed amendment. Although the Program EIR
identifies significant adverse environmental impacts, the proposed CEQA findings
indicate that the potential benefits of the 'General Plan and associated specific plans
outweigh the potential environmental impacts.
3. Would the proposed amendment maintain the appropriate balance of land uses within
the City?
With few exceptions, the Draft General Plan maintains the existing General Plan land
use designations. Therefore, the appropriate balance of land uses reflected in the
current General Plan is maintained by the proposed General Plan Update.-
4. With regard to proposed amendments to the General Plan Land Use Map. are the
subject parcels physically suitable (including but not limited to, access. provision of
utilities. compatibility with adjoining land uses, and absence of physical constraints)
for the requested land use designations and the anticipated land use development?
Very few properties are proposed for land use designation changes through the
General Plan Update. The properties are identified specifically in the Program
Environmental Impact Report, which presents the rationale for each proposed change
and discusses the suitability, including physical characteristics of each proposed site
for the proposed land use designation.
General Plan Update
University District Specific Plan
A "owhead Springs Specific Plan
Hearing Date: 10.//.05
Page 8 of J J
FINDINGS OF FACT - UNIVERSITY DISTRICT SPECIFIC PLAN
J. Is the proposed specific plan consistent with the General Plan?
Yes, the University District Specific Plan is consistent with goals and policies of the
existing General Plan, as well as revised policies of the proposed General Plan Update,
as follows:
Goal 2.3 - Create and enhance dynamic, recognizable places for San Bernardino's
residents, employees and visitors.
Policy 2.3.3 - Entries into the City and distinct neighborhoods should be well defined
or highlighted to help define boundaries and act as landmarks.
Policy 2.3.4 - Develop a cohesive theme for the entire City, as well as sub-themes for
neighborhoods to provide identity, help create a sense of community and add to the
City's personality.
2. Would the proposed specific plan be detrimental to the public interest. health. safety.
convenience, or welfare of the City?
No; the University District Specific Plan would not be detrimental to the public
interest, health, safety, convenience, or welfare of the City. The proposed specific plan
would enhance the aesthetic appearance and thematic identity of the University
District. Public improvements, landscape design and signage programs of the specific
plan would create a sense of "place" to make the University District a distinct
neighborhood, well integrated with the City.
3. Is the subject site physically suitable for the requested land use designations and the
anticipated land use development?
Yes, the University District is physically suitable for the improvements proposed by
the University District Specific Plan. The specific plan does not propose different land
use designations or any particular land development. Improvements proposed by the
specific plan are design features to be incorporated in existing public rights-of-way, or
that may be reflected in private land development as consistent themes for on-site
signage, landscape or public art.
4. Would the proposed specific plan ensure development of desirable character which
would be compatible with existing and proposed development in the surrounding
neighborhood?
Yes, the University District Specific Plan is focused on enhancing the character ofan
existing neighborhood of the City. Adoption of the design features in the specific plan
will ensure desirable character of future public improvements, whether installed by the
General Plan Update
University District Specific Plan
Arrowhead Springs Specific Plan
Hearing Date: 10.1/.05
Page 9 of 11
City or by private development. The themes of the specific plan should also carry into
on-site improvements of future development projects.
5. Would the proposed specific plan contribute to a balance of land uses so that local
residents may work and shop in the community in which they live?
Yes, although the University District Specific Plan does not propose changes to land
use designations, it would enhance the community design elements that promote the
convenient balance of land uses existing and planned for the University District.
FINDINGS OF FACT - ARROWHEAD SPRINGS SPECIFIC PLAN
J. Is the proposed specific plan consistent with the General Plan?
Yes, the Arrowhead Springs Specific Plan is consistent with goals and policies of the
existing General Plan, as well as revised policies of the proposed General Plan Update,
as follows:
Goal 2.2 - Promote development that integrates with and minimizes impacts on
surrounding land uses.
Policy 2.2.4 - Hillside development and development adjacent to natural areas shall be
designed and landscaped to preserve natural features and habitat and protect structures
from threats from natural disasters, suclcas wildfires and floods.
Goal 4.4 - Enhance, maintain and develop recreational, cultural, entertainment and
educational facilities within the City.
Goal 11.4 - Protect and enhance our historic and cultural resources.
2. Would the proposed specific plan be detrimental to the public interest, health, safety,
convenience, or welfare'ofthe City?-
No, the Arrowhead Springs Specific Plan would not be detrimental to the public
interest, health, safety, convenience, or welfare of the City. The proposed plan would
enhance the balance and variety of commercial and residential land uses in the City, in
the interest of public welfare and convenience. The land use plan and development
standards conform to all applicable and current health and safety standards. Also, in
the interest of the public, the Arrowhead Springs Specific Plan respects the natural
environment in the layout of the proposed development plan and the extensive
dedication of natural open space on the project site.
3. Is the subject site physically suitable for the requested land use designations and the
anticipated land use development?
General Plan Update
University District Specific Plan
Arrowhead Springs Specific Plan
Hearing Date: 10./1.05
Page 10 of II
Yes, the site is physically suitable for the land use designations and development plan
proposed by the Arrowhead Springs Specific Plan. The land use plan has-been .
designed to confonn to the physical features of the site, beginning with a scale model
of the existing terrain and the existing historic hotel structure. New development
proposed by the specific plan was added to the model to maintain respect for the
prominence of the existing hotel, the natural setting of the existing landfonn and
sensitive natural resources on the project site and in the surrounding area. The site is
physically suitable for the proposed project because the project was designed
specifically to confonn to the existing physical conditions of the site.
4. Would the proposed specific plan ensure development of desirable character which
would be compatible with existing and proposed development in the surrounding
neighborhood?
Yes, the Arrowhead Springs Specific Plan includes a detailed development plan,
development standards and design requirements that will ensure compatibility with the
historic Arrowhead Springs Hotel, as well as the surrounding development and
undeveloped open space. The land use plan and development standards of the specific
plan have been designed to ensure the highest quality of development, in a context that
would be compatible with the historic use of the property, while maintaining an
appropriate buffer and interface with surrounding open space and wildlands.
5. Would the proposed specific plan contribute to a balance of land uses so that local
residents may work and shop in the com~!:mity in which they live?
Yes, the hotels, convention center, office spaces and commercial village proposed within
the Arrowhead Springs Specific Plan will provide a broad range of employment
opportunities for future residents of the project site, as well as nearby residents in other
areas of the City. The specific plan will improve the balance ofland use within the City,
by providing commercial and office floor space to attract new businesses to the City and
additional shopping and recreational opportunities for City residents and visitors to the
hotels and convention center.
CONCLUSION
All Findings of Fact can be made to support approval of the General Plan Update, the
University District Specific Plan and the Arrowhead Springs Specific Plan.
General Plan Update
University District Specific Plan
Arrowhead Springs Specific Plan
Hearing Date: 10. /l.OS
Page /l of /l
RECOMMENDA nON
Staff recommends that the Planning Commission recommend that the Mayor and Common
Council:
. Certify the Environmental Impact Report,
. Adopt the Facts, Findings, and Statement of Overriding Considerations,
. Adopt the Mitigation Monitoring and Reporting Program,
. Certify the Traffic Impact Analysis,
. Approve the General Plan Update,
. Approve the University District Specific Plan,
. Approve the Arrowhead Springs Specific Plan.
Respectfully Submitted,
YdJM;u.RW'
James Funk
Director of Development Services
Terri Rahhal
Principal Planner
Attachments A
B
C
D
E
F
G
H
I
Replacement pages for Draft General Plan distributed Oct. 2004.
Replacement pages for University District SP distributed Oct. 2004.
Revised Draft Arrowhead Springs Specific Plan.
Final Program Environmental Impact Report.
(distributed under separate cover October 4, 2005)
Draft Facts, Findings, and Statement of Overriding Considerations
Mitigation Mo~itoring and Reporting Program - General Plan
Mitigation Monitoring and Reporting Program - Arrowhead Springs
Letter received September 26, 2005 from US Forest Service
Letter received September 28,2005 from' Metropolitan Water District
.Posted on City web page, www.sbcitv.org for public review.
A TT ACHMENT H
.~
Vllil.' SIaIC5
Dcp.l1n~nt or
Acric:ultur..
ForllS1
Scrvlca
San Bernardino
NIUollIIFortst
1124 S Co_uClInln (.;ircle
Sin Bemlnr_. CA 92401
"'-313-5511 (Voice)
'"-313-5170 (FAX)
'09-313."1' (TrY)
File C..,"-, 1500
DII..: September Hi, 200.5
Terri Ranhal-Principal Planner
City of San Bernarwno
Development Services Department
300 N. I) Slr"t
San Bernardino, CA 92418-0001
Dear Teln.
Thank you for che opportUnlty to conunenl un the City of San Bernardino GeneraJ t'lan and
Associat:d Specific Plan. Draft EIR.. We also thAnk' you for your willinsnes& to Sl'lII'1l III
extension Co the comment period and hope to avoid Ihe cin:umsUlnces thot warnnted the
extension in the future. Alia, please lend any ruture documentation and correspondence or
general or specific development plans wilhin pro~imity or directly adjucent to the San
Bernardino National Forest (SBNF) directly to the Front Counlry Ranger District Office in Lytle
Creek, IS well IS &he Supervisor.s Office in San Bernardino.
USDA-Forest Service
Lyric Creek Ranger Station
AUn; ulflds lIfld Special Uses
1209 Lytle r.rMIc Road
Lytle Creek. CA 92358
USDA-Forest Service
Supervisor's Office
AUn: Landi ami Special Use~
1824 S. Commercenrer Circle
San Bernardino, CA 92408
Generally, our conccrns are rclated 10 the undev..cs portions of the tity and 11$ sphcre of
influence thaI directly border or are within close pro~imity to the SBNF. Specific areas ot'
concern include wildfire management; maintenollce Ofboth admlnistrarive alld public access 10
open spllt:e and recreation on the SBNF; biological resourcrs; surveyed landline boundaries; and
watershe.t and I!rOJ;;on impu,'u. Our specific conunentl are inc:luded as IIn enclosul'e. Pleuc
COntaCt (he rollowing staff directly with any questions about these comments:
Ale.. Dunn
Planning Specialist
909-382-2709
Steve Loe
Fnre~t BiologIst
909-382-2724
OO[gs~~~~;[g[Q)
CITY OJ' SAN B~""""rlU'NO
DEVELOPMENT SEt(vICES
DEPARTMENT
m
Carlag for the Llad and Sc"1na PlIOple
"...VhM.. ...,.. ,.... 0
Specific Comments on City of San Bernardino General and Specific Plans
General Plan and Arrowhead Springs Specific Plan
We support the policies that require working with the Forest Service and other agencies in the
development of specific plans and development projects.
As shown on Volume I page II-I-Organizations and Persons Consulted-the San Bernardino
National Forest has not been consulted on either the General Plan Revision or Specific Plans.
With the significance of the fire management, administrative access, and biological issues, etc. in
this area of shared ownership, the lack of consultation to this point does not seem to be consistent
with the policies laid out in the plans regarding involvement of the Forest Service. We request
that the City provide specific opportunities for both written and face-to-face consultation as the
development of these plans continues, as well as during future specific development proposals
within proximity or directly adjacent to National Forest lands, or where the areas of concern
enumerated below may directly or indirectly, individually or cumulatively affect National Forest
lands andlor resources.
I. Wildland Fire Management
City General Plan-
Wildfire in the foothill areas of the City are recurring, natural processes. Wildland fire's return
to the landscape is not a matter of if, but rather when, and with what consequences. The most
recent Old Fire of 2003 is a testament to the negative environmental impacts of fire when not
properly mitigated. To effectively manage a fire;:safe private land environment, as well as a fire-
safe public land environment, specific measures'hIust be implemented to prevent fire spread
from both public land onto private and from private onto public. The latter scenario can create
an economic liability as fire spreading from an adjacent private land onto public land can carry
with it a high suppression cost liability for the private landowner while creating negative
environmental impacts for National Forest resources. As such, specific design and mitigation
measures aimed to reduce the susceptibility of private property and lives as well as the
environmental damage to National Forest resources from the hazards posed by wildland fire
should be encoded in general plan policies and strictly enforced by the City. The Foothill
Communities Protective Greenbelt program (FCPGP) contains an excellent template of measures
that would increase the likelihood that ,when fire inevitably re-visits the landscape, it will not
create severe negative economic, social, and environmental consequences. The following are
policies that we would like to see integrated into the General Plan:
I. An assessment of what potential wildfire hazards exist on the private lands encompassed
by a proposed development and the adjacent or bordering public lands should be
independently assessed by an independent, professional wildland fire consultant hired by
the City, not the developer, although the City may request that the developer pay for the
cost of consultation. The report should be shared widely with the firefighting agencies
with mutual aid responsibility.
2. The City should establish and maintain productive communication with the Forest
Service and ask for their involvement in assessing the wildland fire hazards on both
adjacent National Forest lands and the specific development so that the Forest may
suggest mitigation measures, ensure administrative access to National Forest, as well as
other measures, as indicated in General Plan Policies 2.2.4 and more specifically Policy
10.11.2: "Work with the U.S. Forest Service and private landowners to.. .minimize
wildfire risks in the foothill areas of the city".
3. The City should require fuel modification zones, or "firebreaks" as they are referred to in
the Arrowhead Springs Specific plan, that are fully contained on private land, and not
rely on public lands for these fuel modification zones. Further, the maintenance of these
zones is a key aspect to their effectiveness and should be planned for and required during
the design and approval process. The maintenance of firebreaks should be accomplished
by a neighborhood or development-wide "special district", or something similar, such
that fees collected by this district will pay for the maintenance of the firebreak system,
and so that individual homeowners are not responsible for the maintenance of the
firebreaks individually. Individual responsibility for maintenance leads to inconsistent
implementation, thus rendering the firebreak ineffective.
4. The design of the firebreaks (width, fuel modification method, fire behavior analysis on
the remaining fuel, maintenance schedule, and other considerations) should be a joint
effort among the professional Fire Agencies with joint responsibility under mutual aid
agreements for suppression in that area, and infonned by the aforementioned independent
consultant hired to assess and suggest mitigation measures for wildland fire hazard.
5. The City should strive to design spaces, within the proposed development, where
helicopter landing zones can be accommodated. These need not be designed solely for
the purpose of landing zones but rather so that, in the case of an emergency event such as
wildfire, a helicopter can land and potentially fill up with water for fire suppression
purposes. Examples of this type of area that can double as an emergency helicopter
landing zone would be a park, open space, parking lot, or cul-de-sac where fire hydrants
or other water sources can be accessed. >~
6. The city should encourage and strive to include perimeter roads as part of the design
process for developments that border National Forest. These roads can not only
effectively serve as ingress points for suppression forces to extinguish fire starts, but also
can double as another firebreak or anchor point from which to burn out vegetation during
suppression operations.
Arrowhead Sorings Soecific Plan-
Administrative Access and Perimeter Roads:
1. The Forest has had an arrangement with the current owners of the Arrowhead Springs
property to have access to Forest Road 1 N24 and the upper Strawberry Creek Drainage
for Forest Service administration and fire suppression. In figure 3.3-11 Arrowhead
Springs Property Easements, Forest Road IN24 is not indicated as a legal ROW. We ask
that the city work with the Forest Service to continue this access by way of new legal
ROW access for administrative purposes such as fire suppression as well as possible
public access to National Forest lands. We are open to creative arrangements to provide
for this legal ROW. Please contact the Front Country District for further discussion.
2. According to Figures 3.3-4 Arrowhead Springs Land Use Plan and 3.3-5 Arrowhead
Springs Circulation pl,an, no perimeter roads have been included in the design of this
project. We request that the City work with the Forest Service to design perimeter roads.
Locatioll of Residential Buildings and Firebreaks:
1. According to Figure 3.3-4 Arrowhead Springs Land Use Plan, a number of proposed
residential building sites are to be located right up to the National Forest boundary~with no
indication of fuel modification zones planned for these residential land use zones. Specifically,
the northernmost RM-A V land use zone (46.3), RM-DV (29 acres), the most southern portion of
RM-DV (25 acres), and RL (25 acres) appear to be located up to the National Forest boundary
and do not have firebreaks indicated. We would request that firebreaks be included as part of
the design and approval process and consistent with the recommendations enumerated above
regarding wildland fire management for the City's General Plan.
2. It is troubling that the land use plan as proposed only includes firebreaks on private land
where they do not abut National Forest. This fact leads us to believe that the City is in fact
relying on National Forest for the creation of these fuel modification zones. This is not
acceptable to the National Forest. Furthermore, locating development right up to the National
Forest boundary creates other environmental impacts that will be identified later on in other
sections of these comments.
Design of Firebreaks:
The proposed "aesthetic firebreak" system is to be constructed of grape vines. Unfortunately, we
have not been able to find a description of the width of this firebreak (this may be due to our
inability to find it rather than its absence in the document), an important consideration in
designing any firebreak. We would like to see a more thorough discussion of how the proposed
"aesthetic firebreak" will function, and what design considerations have been taken into account
in deciding to use this type of firebreak. Particularly, how drought resistant the grape vines are,
how the City or developer plans on maintaining the firebreak, how the firebreaks are to be
watered in drought years when watering restrictions are in place and fire danger is high, and the
vegetation's ability to carry fire in drought condltlons which are common in this region.
II. Access; Recreation and Open Space
General Plan-
Due to the increasing pressures placed on National Forest resources from the rapidly expanding
population of the City of San Bernardino and surrounding comrpunities, it is essential that
private developments do not solely rely on public lands for recreation and open space
opportunities. While we generally welcome use ofthe National Forest by the public:, the higher
intensity of use that can be associated with a concentration of new developments can directly and
negatively affect National Forest resources, particularly ifnot planned for. The related issue of
access to National Forest lands presents an additional area of concern. Because of the fact that
these issues are related, we are including our comments on these issues together. Generally, new
developments that provide no legal ROW sometimes curtail the public's access to areas of
National Forest they once may have had access to, without legal ROW or with legal ROW but
less oversight, population pressure, etc. We hope that the City will work with the National
Forest to avoid conflicts over access, both in terms of new developments creating access
problems for the Forest, and pre-existing National Forest access points creating problems for
residents of new developments. We are very willing and look forward to working with the City
on creative solutions to access issues including consideration of creative administrative options
for existing ROWs and the creation of new ROWs for both administrative purposes and public
access. Please contact the Front Country Ranger District for specific project design consultation.
We ask that the City provide specific language that integrates these concerns into the general
plan through policies that address the foIlowing:
1. The City shall work with the National Forest on solving access problems including the
maintenance and preservation of existing ROWs and creation of new ROWs, when designing
and approving any developments that border the National Forest.
2. The City shall work with and seek approval from the National Forest regarding the interface
between new/existing private and public trail and/or road systems when designing and approving
any developments that border the National Forest.
3. The City shall require that new developments provide for open space and recreation
opportunities on private land commensurate to the use demands of the new residents and shall
not rely on National Forest open space and recreation opportunities adjacent to or within the
close proximity to the new development.
4. The City shaIl seek to coordinate the land uses for new developments with those of the
National Forest according to the Forest's master planning document: San Bernardino National
Forest Land and Resource Management Plan, when designing and approving any developments
that border the National Forest.
5. The City shaIl seek to coordinate the design of new developments within the larger regional
planning area so that recreation and open space opportunities are provided for on non-National
Forest lands regionaIly, as weIl as in the new development.
Arrowhead Springs Specific Plan-
We applaud the City for their effort to maintain the open space elements of the Arrowhead
Springs Property and the scarce habitat that this open space provides for recreational
opportunities. Without enumerating each ofthe~ove points in specific comments on the
Arrowhead Springs Specific Plan, the foIlowing comment should serve to summarize:
1. We request that the City work with the Front Country Ranger District to arrange fonnal
consultation as soon as possible on the access, open space, and recreation issues
identified above as policies to be integrated into the City's General plan.
III. Biological Resources
Arrowhead Springs Specific Plan
1. A development of this size in a relatively undeveloped area may have a significant impact
on the biological resources of the area, including the adjacent National Forest. This
seems to have been understated in the EIR. Major impacts are the potential loss of
riparian and Threatened, Endangered and Sensitive Species to habitat modification and
stream de-watering, loss of habitat connectivity and wildlife movement corridors,
potential loss of the only known occurrence of thread-leafed brodiaea, and the impacts of
pets and nonnative invasive species.
2. The area has recently \:>urned, so the habitat is in the process of recovery. Therefore, the
riparian habitat and coastal sage scrub habitat is currently degraded. However, the
analysis of impacts and protection plans should be based on the potential habitat that will
be present in the long-term. There may be potential for California gnatcatcher as the
habitat recovers.
3. There is a high likelihood for least Bell's vireo and southwestern willow flycatcher
nesting in the riparian habitat on-site that will be impacted by the development. These
species were not mentioned, but based on Forest Service surveys and other
agency/consultant surveys on adjacent lands, we expect that these species will nest on the
property as the habitat recovers. We have known southwestern willow flycatcher
breeding in Strawberry Creek and Waterman Canyon. In addition, we have known least
Bell's vireo breeding in Little Sand Canyon.
4. We are concerned about the connectivity of the aquatic habitat in Strawberry/East Twin
to Waterman Canyon/West Twin Creeks. These streams have known populations of
species that are important to the National Forest such as Santa Ana speckled dace, two-
striped garter snake, and spadefoot toads. Connectivity through the project will be
important to the long-term survival of these species on the National Forest.
5. The relocation ofWatennanlWest Twin Creek through the golf course could seriously
impact the connectivity of the riparian and aquatic habitat. If this project proceeds, we
would encourage the City to require that the relocated stream course be designed to
mimic a natural stream course such as Strawberry Creek above the developed area. The
Riverside-Corona Resource Conservation District in Riverside has constructed such a
naturally functioning stream on their property which supports many of the native aquatic
species. We would be happy to arrange a field trip for the City and project proponents to
see the project at the Conservation District. If this were done properly, it would greatly
reduce the impacts of the stream relocation.
6. We would like to request that wildlife movement be maintained up and down the
relocated stream course through the golf course.
7, Because of the value of the riparian and'aquatic habitat in the affected streams and the
need for connectivity to the National Forest; we would encourage the City to require
minimum in-stream flows in W atermanIW est Twin Creek and Strawberry/East Twin
Creeks to provide for fish, wildlife, and riparian habitat. Removing all of the water from
these streams in the summer months could seriously affect the dependent species.
8. We would encourage the City to require mitigation for riparian habitat loss on site if at all
possible. Riparian habitat in the San Bernardino Valley has been severely impacted and
this has potential to affect riparian dependent species on the National Forest._ The use of
native cottonwood, alder-,'sycamore, and willow as the primary tree species in suitable
areas in and around the redesigned stream and ponds would be very beneficial and help
meet the needs of the riparian dependent species, If off-site mitigation is chosen, it
should be in the Santa Ana Watershed, not the San Gabriel. We think this may be a
mistake in the text.
9. We would encourage fencing around the perimeter of the housing areas of the project to
help keep children, pets, and off highway vehicles from impacting the adjacent natural
areas. This same fencing would also reduce the impacts from wildlife coming onto the
developed areas and causing human conflicts. We suggest 6 foot block wall or
something similar. This has worked to reduce impacts in other areas and also has been
shown to serve as another potential firebreak.
10. We would request that a plan for long-term removal of nonnative invasive plants and
animals be made and funded by the project proponent. This is a major concern at the
new ponded areas, which are very attractive to nonnative species. Bullfrogs, African
clawed frogs and other nonnative species can seriously impact adjacent National Forest
wildlife populations.
IV. Land Line Location
General Plan
In areas where new developments border on National Forest, it is extremely important that the
City require new developments to provide for land line location. The City should require survey
and documentation of the land line locations prior to, during, and well after the development
construction process. The following should be integrated into the City's General plan as
policies:
1. The City shall require developers to file a recorded survey of property boundaries with the
City before any construction activities begin.
2. The City shall require the developer to monument land boundary comers, and post them and
all other land lines in such a manner that they can be located now and well into the future. These
should be visually locatable from one central point during construction, and should be
permanently visible for future owners. This facilitates monitoring by national Forest during
construction, and monitoring of the activities oflater occupants/ users for intentional/innocent
trespass.
3. The City shall require developers to provide for physical barriers in cases where land line
boundary markers do not discourage and/or prevent trespass onto National Forest where it is
necessary to mitigate negative impacts on Natio~al Forest resources.
Arrowhead Soecific Plan-
We request that the City work with the Front Country Ranger District to arrange formal
consultation as soon as possible on the land line location, marking, and barrier construction
issues identified above as policies to be integrated into the City's General plan.
V. Flood Control
General Plan-
Due to the location of many private developments in high flood danger areas such as those
located on alluvial fan deposits at the mouth of canyons, the need often arises to mitigate those
potential flood impacts through the construction of flood control devices. Not only is the
location of developments on these highly flood and debris flow prone areas generally ill-advised.
the now well-documented fire-flood cycle that periodically occurs after recurrent wildfire should
be considered a matter of when, and with what consequences, not if. The following should be
integrated into the City's general Plan as policies:
1. The City shall not rely on National Forest land for current and/or future flood control
measures, whether they be the location and construction of engineered structures, or
resource management techniques that could be designed to reduce flood impacts. Such
needs should be provided for within the proposed project boundaries.
2. The City should consider the fact that recurrent flooding and debris flow e\lents are
somewhat predictable, natural events, the likelihood and severity of which increases
when upland watersheds are burned by periodic wildfire. Floods and debris flows,
although they may originate on National Forest as natural and predictable events, are
uncontrollable by the National Forest.
Arrowhead Springs Specific Plan-
One need not look any further than the Christmas day flood and debris flow event of2003 to
recognize the incredibly strong and uncontrollable nature of the post-fire flood and debris flow
cycle. Due to the fact that this event happened in the Watennan Canyon where the Arrowhead
Springs Specific Plan proposes to locate new development, the above comments regarding the
National Forest's lack of control and willingness to locate flood control devices on the National
Forest directly apply to the Arrowhead Springs Specific Plan. Please apply these comments
above to the Arrowhead Springs Specific Plan.
VI. Watersheds, Soils, and Erosion
General Plan-
Each new development proposal that comes before the City's planning department is usually
viewed in a vacuum and without thought to the overall viability of the ecosystem on a regional
basis. Current accepted trends and standard practices of watershed and ecosystem management
view the ecosystem on a watershed scale and implement planning in such a way that
jurisdictional boundaries are often ignored, as they are by natural events such as wildfire,
flooding, invasive species, water, air, etc, etc. Without the coordination of all the entities and
landowners with jurisdiction over the management-of the entire regional ecosystem, many
environmental impacts will never be mitigated, particularly on a cumulative basis.
We ask that the City integrate the following as policies in the General Plan:
1. The City shall require that new developments that border National Forest to be set back
fonn National Forest land boundaries such that excavation and or earth work does not
cause "back-cutting" type erosion on National Forest lands; nor should sediment and
erosion created as the by~products of constructing the new development impact the
National Forest. .
2. The City shall require than new developments not rely on current or future water from
National Forest for the use of the new development.
3. The City shall investigate and mitigate for the cumulative impacts of watershed alteration
within its jurisdiction, even if the developments are downstream of the National Forest.
The cumulative impacts of altering stream courses, degrading riparian habitat, and
removing water from stream courses may have significant and irreversible environmental
impacts on National Forest resources such as those that depend on those downstream
habitats for a portion of their life cycle, for example.
4. The City shall work with fonnal and infonnal regional planning authorities to address the
cumulative negative impacts from development of private lands in the Santa Ana
watershed and explore ways to both reduce the existing cumulative impacts and mitigate
for future impacts.
Arrowhead Sorinl!:5 Soecific Plan-
Because of the many proposed alterations to the stream corridor ofWatennan Creek, the de-
watering of the tributaries such as Strawberry Creek, and other watershed impacts of the new
development as proposed, the project may have significant detrimental impacts, particularly on
biological resources as outlined above in Section III and the potential impacts fonn a wildland
fire spreading onto National Forest which could contribute to further vegetative type conversion
and potential firelflood cycles. We hope that the city will at least consider utilizing creative and
new methods for mitigating these impacts for the Arrowhead Springs Specific Plan. We look
forward to working with the City on these issues and coordinating the management of the vital
tributaries such as Watennan and Strawberry creeks in the Santa Ana Watershed.
A TT ACHMENT I
MWO
METROPOLITAN WATER DISTRICT OF SOUTHERN CALiFJ9/v/J,
Executive Office
,
. \
\1
, I
'.J
September 23. 2005
Ms, T em Rahhal
City of San Bernardino, Development Services Department
300 North D Street
San Bernardino, California 92418-0001
Dear Ms. Terri Rahh:ll:
Draft Environmental Impact Report for the City of San Bernardino
General Plan Update and Associated Specific Plans EIR (SCH #2004111132)
The Metropolitan Water District of Southern California (Metropolitan) has reviewed a copy of
the Draft Environmental Impact Report (Draft EIR) for the City of San Bernardino General Plan
Update (GPU) and Associated Specific Plans EIR. The proposed Project is a comprehensive
update to the City General Plan, including the Arrowhead Springs Specific Plan and the
University District Specific Plan, The total planning area for the General Plan Update consists of
approximately 45,231 acres, which includes approximately 38,402 acres within the existing
corporate limits of the City and approximately 6.,829 acres within the City's sphere of influence.
This letter contains Metropolitan's response to the praft EIR as a potentially affected public
agency.
Metropolitan provided a letter (Attached), dated December 21, 2004, in response to the Notice of
Preparation for a Draft EIR for this project. Metropolitan staff has reviewed the Draft EIR and
has detennined that our comments have not been adequately addressed in the document.
Metropolitan remains concerned. with potential impacts to our Rialto Pipeline, which is an
approximately Ill-inch diameter pipeline located both within fee-owned property and
permanent easement right-of-way; ang our Inland Feeder, which is an approximately 144-inch
diameter tunnel located both within fee-owned property and permanent easement right-of-way.
Metropolitan is concerned with potential impacts to our facilities and fee-owned property that
may occur as a result of the proposed GPU and associated Specific Plans. Metropolitan must be
allowed to maintain its rights-of.way and requires unobstructed access to our facilities and
properties at all times in order to repair and maintain our system.
Metropolitan again requests that our pipelines and property be assigned a land use designation
that would not conflict with our operations and routine and/or emergency maintenance. The land
use designation should ensure that development around Metropolitan's facilities and property is
consistent with the express use of our pipelines and rights-of-way as public utilities.
Metropolitan, therefore, requests that the lands over our pipeline be identified in the General Plan
700 N. Alameda Street, Los Angeles, California 90012' Mailing Address: Box 54153, Los Angeles, California 90054-0153' Telephone (213) 217-<<100
THE METROPOLITAN WA TER DISTRICT OF SOUTHERN CALIFORNIA
Ms. Terri Rahhal
Page 2
September 23, 2005
as "Public Facilities." Additionally, Metropolitan requests that the City ensure that public or
private deyelopment, and conservation land uses will not infringe upon our existing public utility
corridors, occupied by the Rialto Pipeline and Inland Feeder.
Metropolitan reiterates that, in order to avoid potential conflicts with Metropolitan's rights-of-
way, we require that any design plans for any activity in the area of Metropolitan's pipelines or
facilities be submitted for our review and written approval. Approval of any projects where they
could impact Metropolitan's property should be contingent on Metropolitan's approval of design
plans. Detailed prints of drawings of Metropolitan's pipelines and rights-of-way may be
obtained by calling Metropolitan's Substructures Information Line at (213) 217-6564. To assist
in preparing plans that are compatible with Metropolitan's facilities, easements, and properties,
we have enclosed a copy of the "Guidelines for Developments in the Area of Facilities, Fee
Properties, and/or Easements of The Metropolitan Water District of Southern California." Please
note that all submitted designs or plans must clearly identify Metropolitan's facilities and rights-
of-way.
We appreciate the opportunity to provide input to your planning process and we look forward to
receiving future environmental documentation, including a copy of the Final ErR, for this
project. If we can be of further assistance, please contact me at (213) 217-6242.
'--'
Very truly yours,
/fiaZ~~~1La~
.-
~ Laura J. Simonek
Manager, Envirorunental Planning Team
LIM/rdl
(Public Folders/EPU/Letters/20-SEP,054Edoc - Terri Rahhal)
Enclosure: Planning Guidelines
EXHIBIT B
FINDINGS OF FACT
AND STA TEMENT OF
OVERRIDING
CONSIDERA TlONS
FOR:
GENERAL PLAN
UPDA TE AND
ASSOCIA TED
SPECIFIC PLANS
ENVIRONMENTAL
IMPACT REPORT
SCH #2004111132
~
prepared for:
CITY OF SAN
BERNARDINO
Contact: Terri Rahhal,
Principal Planner
prepared by:
THE PLANNING
CENTER
Contact:
William Halligan, Esq.,
Director of
Environmental Services
NOVEMBER 1, 2005
Table of Contents
Section
Paae
I NTRODUCTION AN D SUMMARY ............................................ ................................. ............... 1
1.1 FINDINGS OF FACT AND STATEMENT OF OVERRIDING
CONSiDERATIONS....... .... ....... ............... ........ ............................................. ...................1
1.2 ENVIRONMENTAL REVIEW PROCESS ................................,.......................................2
1.3 PROJECT SUMMARY .....................................................................................................3
1.4 DOCUMENT FORMAT ....................................................................................................4
PART A SAN BERNARDINO GENERAL PLAN ..................................................................... 6
A1 FINDINGS ON PROJECT ALTERNATIVES CONSIDERED IN THE DRAFT
EIR ...................................................................................................................................6
A 1.1 Alternatives Considered and Rejected During the Scoping/Project
Planning Process... ........... .......... ........................ ..,.. ..................... .............. ..... 6
A 1.2 Alternatives Selected for Analysis ................................................................... 7
A2 FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED
PROJECT IDENTIFIED IN THE DEIR/FEIR.................................................................11
A2.1 Air Quality.......................................................................................................11
A2.2 Cultural Resources ............,...........................................................................12
A2.3 Noise ...... ...... ...... .... ... ... ................ ... ........ ..... ..... .... ..... ,....... .... ........... ............ .14
A2.4 Transportation and Traffic.....,.......................... .................... ..........................15
A2.5 Utilities and Service Systems ........................................................................18
A3 STATEMENT OF OVERRIDING CONSIDERATIONS..................................................20
A3.1 Significant Unavoidable Adverse Impacts .................................,...................20
A3.2 Considerations in Support of the Statement of Overriding
Considerations............"'.............,.......................,.......:....................,.............. 21
A3.3 Conclusion ..... ........ ....... :~........................................................... ......... ........... 24
PART B ARROWHEAD SPRINGS SPECIFIC PLAN............................................................26
81 FINDINGS ON PROJECT ALTERNATIVES CONSIDERED IN THE DRAFT
EIR.....................................,.,................................................................................,........26
81.1 Alternatives Considered and Rejected During the Scoping/Project
Planning Process.....,......................................,.............................................. 26
81.2 Alternatives Selected for Analysis .........................................................,........26
82 FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED
PROJECT IDENTIFIED IN THE DEIR/FEIR...............,............................:~....................29
82.1 Air Quality...................................... ....................... .......... ........ ...................... ..29
82.2 8iological R~sources ..................................................................................... 30
82.3 Cultural Resources ........................................................................................34
82.4 Geology and Soils..........................................................................................40
82.5 Hazards and Hazardous Materials ................................................................41
82.6 Hydrology and Water Quality .........................................................................42
82.7 Noise ................ .......... ....... ........... .................. ........................ ........... .............45
82.8 Public Services ..............................................................................................47
82.9 Recreation... ... .......... ...... ......... ....... ......... ..... ..... ...................... ....... .............. ..47
82.10 Transportation and Traffic..............................................................................48
82.11 Utilities and Services Systems...................................................................,...49
83 STATEMENT OF OVERRIDING CONSIDERATIONS..................................................52
83.1 Significant Unavoidable Adverse Impacts .....................................................52
83.2 Considerations in Support of the Statement of Overriding
Considerations.................,.,................,............,...,.......,.,............................... 52
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page i
Findings of Fact and Statement of Overriding Considerations
Table of Contents
83.3 Conclusion...... .... ... ...... .... ............ ....... .... ..... ....... ... ....... ....... ..:...................... 54
This page intentionally left blank.
Page ii . The Planning Center
October 2005
Introduction and Summary
This document presents findings that must be made by the City of San Bernardino prior to approval of the
project pursuant to Sections 15091 and 15093 of the Califomia Environmental Quality Act (CEOA) Guidelines
and Section 21081 of the Public Resources Code. Under CEQA the Lead Agency (City of San Bernardino)
is required to make written findings concerning each alternative and each significant environmental impact
identified in the Draft Environmental Impact Report (DEIR) and Final Environmental Impact Report (FEIR).
The City of San Bernardino may find that:
. changes or alterations have been required in or incorporated into the project to avoid or substantially
lessen the significant environmental effects identified in the DEIR/FEIR;
. such changes or alterations are within the purview and jurisdictions of another agency and have been
adopted, or can and should be adopted, by that agency; or
. specific economic, social, or other considerations make infeasible the mitigation measures or project
alternatives identified in the DEIR/FEIR
Each of these findings must be supported by substantial evidence in the administrative record. Evidence from
the DEIR, FEIR and the mitigation monitoring program (MMP) is used to meet these criteria.
1.1 FINDINGS OF FACT AND STA TEMENT OF OVERRIDING CONSIDERA TIONS
The California Environmental Quality Act (CEQA) (Pub Resc. Code 99 21000, et seq.) and the State CEQA
Guidelines (Guidelines) (14 Cal. Code Regs 99 15000, et seq.) promulgated thereunder, require that the
environmental impacts of a project be examined before a project is approved. Specifically, regarding findings,
Guidelines Section 15091 provides:
(a) No public agency shall approve or carry out a project for which an EIR has been completed which
identifies one or more significant envirOlJlTlental effects of the project unless the public agency
makes one or more written findings for each of those significant effects, accompanied by a brief
explanation of the rationale for each finding. The possible findings are:
(1) Changes or alterations have been required in, or incorporated into, the project which
mitigate or avoid the significant environmental effects on the environment.
(2) Those changes or alterations are within the responsibility and jurisdiction of another
public agency and have been, or can or should be, adopted by that other agency.
(3) SpecifiC economic, legal, social, technological, or other considerations, including
considerations for the provision of employment opportunities for highly trained workers,
make infeasible the mitigation measures or alternatives identified in the EIR.
(b) The findings required by subsection (a) shall be supported by substantial evidence in the record.
(c) The finding in subsection (a)(2) shall not be made if the agency making the finding has
concurrent jurisdiction with another agency to deal with identified feasible mitigation measures
or altematives.
(d) When making the findings required in subsection (a)(1), the agency shall also adopt a program
for reporting on or monitoring the changes, which it has either required in the project or made a
condition of approval to avoid or substantially lessen significant environmental effects. These
measures must be fully enforceable through permit conditions, agreements, or other measures.
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 1
Findings of Fact and Statement of Overriding Considerations
Introduction and Summary .
(e) The public agency shall specify the location and custodian of the documents Or other materials,
which constitute the record of the proceedings upon which its decision is based.
The "changes or alterations" referred to in Section 15091 (a)(1) above, that are required in, or incorporated
into, the project which mitigate or avoid the significant environmental effects of the project, may include a wide
variety of measures or actions as set forth in Guidelines Section 15370, including:
(a) Avoiding the impact altogether by not taking a certain action or parts of an action.
(b) Minimizing impacts by limiting the degree or magnitude of the action and its implementation.
(c) Rectifying the impact by repairing, rehabilitating, or restoring the impacted environment.
(d) Reducing or eliminating the impact over time by preseNation and maintenance operations during
the life of the action.
(e) Compensating for the impact by replacing or providing substitute resources or environments.
Regarding a Statement of Overriding Considerations, Guidelines Section 15093 provides:
(a) CEQA requires the decision-maker to balance the benefits of a proposed project against its
unavoidable environmental risks in determining whether to approve the project. If the benefTts
of a proposal project outweigh the unavoidable adverse environmental effects, the adverse
environmental effects may be considered "acceptable".
(b) Where the decision of the public agency allows the occurrence of significant effects which are
identified in the final EIR but are not atJ~_ast substantially mitigated, the agency shall state in
writing the specific reasons to support its action based on the final EIR and/or other information
in the record. This statement may be necessary if the agency also makes a finding under Section
15091(a)(2) or (a)(3).
(c) If an agency makes a statement of overriding considerations, the statement should be included
in the record of the project approval and should be mentioned in the notice of determination,
Having received, reviewed and considered the Final Environmental Impact Report for the San Bernardino
General Plan Update and Associated Specific Plans, State Clearinghouse No. 2004111132 (FEIR), as well
as all other information in the record of proceedings on this matter, the following Findings and Statement of
Overriding Considerations (Findings) are hereby adopted by the City of San Bernardino (City) in its capacity
as the CEOA Lead Agency. These Findings set forth the environmental basis for current and subsequent
discretionary actions to be undertaken by the City and responsible agencies for the implementation of the
General Plan Update and Associated Specific Plans (Project).
1.2 ENVIRONMENTAL REVIEW PROCESS
In conformance with CEOA and the State CEOA Guidelines, the City of San Bernardino conducted an
extensive environmental review of the proposed Project. The environmental review process has included the
following:
. Completion of an Initial Study by the City of San Bernardino, which concluded that an EIR should be
prepared, and the Notice of Preparation (NOP) which was released for a 30-day public review period
from November 29, 2004 to December 28, 2004. Section 2.3 of the DEIR describes the issues
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October 2005
Introduction and Summary
identified for analysis in the DEIR through the Initial Study, Notice of Preparation aoo public scoping
process.
. Preparation of a Draft EIR by the City of San Bernardino, which was made available for a 45-day
public review period (July 25, 2005 - September 8, 2005). The Draft EIR consisted of three volumes.
Volume I contains the text of the Draft EIR. Volume II contains the Appendices for the San
Bernardino General Plan update analysis, including the NOP, comments on the NOP, service letters
and supporting data and/or analysis of the following subjects: air quality, noise and traffic. Volume
III contains the Appendices for the Arrowhead Springs Specific Plan analysis including the supporting
data and/or analysis for air quality, biological resources, cultural resources, geotechnical, hazards
(Phase I Environmental Site Assessment), hydrology/water quality, noise, transportation and
circulation, water supply, facility plan and annexation study. The Notice of Availability/Completion of
the Draft EIR was sent to interested persons and organizations, was noticed in the San Bernardino
County Sun and was posted at the Clerk of the Board of Supervisors of San Bernardino County.
. Preparation of a Final EIR, including the Comments and Responses to Comments on the Draft EIR.
The Final EIRlResponse to Comments contains the following: comments on the Draft EIR; responses
to those comments; revisions to the Draft EIR and appended documents. The Final EIRlResponse
to Comments was released for a 10-day public review period on September 30,2005.
. Public hearings on the proposed Project.
1.3 PROJECT SUMMARY
The proposed project consists of three main elements: 1) update of the City's General Plan; which includes
2) the University District Specific Plan; and 3) Arrowhead Springs SpeCific Plan with associated annexation.
The General Plan update consists of a comprehensive update to the City's General Plan with the exception
of the Housing Element, which was adopted July 200:rand included but simply reformatted to fit the new
document. The proposed General Plan Update reflects the community's view of its future and can be thought
of as the blueprint for the City's growth and development. The general plan projects conditions and needs
into the future as a basis for determining long-term objectives and policies for day-to-day decision-making.
While the life of the General Plan is generally considered to be 20 years, the General Plan includes policies
and programs that are short term, long term, and ongoing. Some portions of the General Plan, such as the
land use plan, are not linked to any timeline. The land use plan reflects build-out, which will occur through
voluntary methods or redevelopment efforts throughout the life of the City. The general pla_n is considered
"comprehensive" since it covers the territory within the boundaries of the City and any areas outside of its
boundaries that relate to its planning activities (sphere of influence). The City of San Bemardino's total
planning area is 45,231 acres, or 71 square miles. The General Plan is also comprehensive in that it
addresses a wide variety of issues that characterize a city. These issues range from the physical
development of the jurisdiction, such as general locations, timing, and extent of land uses and supporting
infrastructure, to social concerns such as those identified in the Housing element regarding housing
affordability. To address this range of issues, the proposed General Plan is divided into 14 topical sections,
or Elements the same as the existing General Plan: Introduction, Land Use, Housing, Economic
Development, Community Design, Circulation, Public Facilities and Services, Parks, Recreation, and Trails,
utilities, Safety, Historical and Archaeological Resources, Natural Resources and Conservation, Energy and
Water Conservation and Noise. The General Plan is guided by a Vision Statement and Key Strategies, which
describe the basic direction of the policies contained in this Plan and represent the community's view of its
future.
The University District is located in the northwestern portion of the City in the foothills of the San Bernardino
Mountains overlooking the Cajon Creek Wash and the Glen Helen Regional Park. The University District
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 3
Findings of Fact and Statement of Overriding Considerations
Introduction and Summary
Specific Plan focuses on the aesthetic treatment of the public rights-of-way and other programs designed to
create an identifiable district surrounding the University. The Specific Plan includes design guidelines
addressing the treatment of landscaping, signage, banners, gateways, and pedestrian/bicycle connections.
There are no unique land use changes or circulation system changes or developments proposed as a part
of the University District Specific Plan, therefore analysis of the impacts of this Specific Plan were enveloped
in the discussion of the General Plan update impacts.
The Arrowhead Springs Specific Plan provides standards and guidelines for the use and development of
1,916 acres, including 368 acres that are currently located within the incorporated City boundary and the
remaining 1,548 acres that are located in unincorporated County of San Bernardino but within the sphere of
influence of the City. Included as part of this project, is the annexation of the 1,548 acres into the City of San
Bernardino. The Specific Plan calls for a mixed use resort/residential development centered on the existing
Arrowhead Springs Hotel and Resort/Spa and includes: 1,350 units including 36 single-family detached and
1,314 multi-family units; 1,044,646 square feet of existing and new commercial and office uses; a new 199-
acre, 18-hole public golf course; the reuse of the historic Arrowhead Springs Hotel; a new 300-room hotel;
a new conference center and reuse of the existing conference center and the reuse and expansion of the
historic Arrowhead Springs spa/resort. Of the total non-residential area, 235,996 square feet exist and will
be preserved and enhanced as a part of this plan. These non-residential uses could result in approximately
2,530 new jobs. The developable area is clustered into 506 acres near existing development and is
distributed within 1,400 acres of open space and watershed, which will comprise 73 percent of the site. The
Arrowhead Springs Specific Plan also includes a total of 21.0 acres of parks in the developed area.
1.4 DOCUMENT FORMAT
This document summarizes the significant environmental impacts of the project, describes how these impacts
are to be mitigated, and discusses various alternatives to the proposed project which were developed in an
effort to reduce the remaining significant environm~ental impacts. All impacts are considered potentially
significant prior to mitigation unless otherwise stated In the findings.
Following this Introduction and Summary section, the document is divided into two major sections: Part A
_ San Bernardino General Plan and Part B - Arrowhead Springs Specific Plan, consistent with the format of
the DEIR that separated the impacts into General Plan (including the University District Specific Plan) and
Arrowhead Springs Specific Plan. Each of those major sections contains the following three sub-sections:
. Section (A or B) 1 - Findings on the Project Alternatives Considered in the Environmental Impact
Report;
. Section (A or 8) 2 - Findings on Potentially Significant Impacts of the Proposed Project Identified in
the DEIR/FEIR;
. Section (A or 8) 3 -Statement of.Qverriding Considerations;
Section A 1 or B 1, Findings on the Project Alternatives Considered in the Environmental Impact Report,
presents alternatives to the project and evaluates them in relation to the findings set forth in Section
15091(a)(3) of the State CEQA Guidelines, which allows a public agency to approve a project that would
result in one or more significant environmental effects if the project alternatives are found to be infeasible
because of the specific economic, social, or other considerations.
Section A2 or B2, Findings on Potentially Significant Impacts of the Proposed Project Identified in the
DEIR/FEIR, presents significant impacts of the proposed project that were identified in the FEIR, the
mitigation measures identified in'the MMP, the findings for the impacts, and the rationales for the findings.
Section A3 or 83, Statement of Overriding Considerations, presents the overriding considerations for
significant impacts related to the project that cannot be or have not been mitigated or resolved. These
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October 2005
Introduction and Summary
considerations are required under Section 15093 of the State CEOA Guidelines, which require decision
makers to balance the benefits of a proposed project against its unavoidable environmental risk in
determining whether to approve the project.
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 5
Findings of Fact and Statement of Overriding Considerations
Part A - San Bernardino General Plan
A1. FINDINGS ON PROJECT ALTERNATIVES CONSIDERED IN THE DRAFT EIR
A 1 FINDINGS ON PROJECT AL TERNA TIVES CONSIDERED IN THE DRAFT EIR
A 1. 1 Alternatives Considered and Rejected During the Scoping/Project Planning Process
The following describes the alternatives considered throughout this project that were eventually rejected:
A1.1.1
General Plan
As the General Plan was being created, it was clear that large scale changes in land use patterns and
designations were not necessary to achieve the City's goals, which were centered on a desire to improve the
City's image and functionality. Shifts in policy focus, changes in allowable uses, and emphasis on priorities
would suffice. Strategic Policy Areas were created to identify key areas within the City and house focused
policies intended to help achieve the City's goals. The direction for each Strategic Policy area was developed
in consultation with the City. While some of the initial policy recommendations shifted over time, the changes
have been subtle and do not qualify as alternatives.
However, land use altematives were considered for the Verdemont Heights area. In Verdemont Heights, two
alternatives were considered that were intended to allow a mixed-use village core to develop within a
proposed mixed-use land use designation. The two altematives both included a mixed-use village but varied
in residential intensity. Alternative 1 accommodated 405 residential units, mostly on 3,600-square-foot lots,
and 384,000 square feet of retail and office uses. Alternative 2 accommodated 181 residential units on
12,000-square-foot lots and 384,000 square feet of retail and office uses. These alternatives were rejected
by the City due to concerns about higher residential density and the prevailing, detached residential character
of the area.
A1.1.2
University District Specific Plan
The following three land use alternatives to the proposed plan were developed during a design charrette that
occurred on December 11, 2001. The alternatives were presented at a joint meeting with University and City
staff on August 7, 2002. At this workshop, Alternative 1 was selected as the preferred plan and eventually
included in the University District Specific Plan. For a description of Alternative 1, please see Section 3,
Project Description.
The following alternatives were rejected due to concerns about changing the Master Plan for the University,
concerns about increased residential intensification, and the status of pending projects at the intersection of
University Parkway and Northpark Boulevard, which, subsequent to the review of alternatives, were approved
by the City.
Alternative 2
The focus of Alternative 2 was on the construction of specialized housing (e.g., Sorority Row or Honors
Housing) along the completed Loop Road in the western portion of campus and a new conference center
adjacent to the loop road on the east side of campus. The new conference center would provide facilities to
host activities that are attended by the community and university students, which would further increase the
interaction between the community and the University.
In this alternative, existing traffic levels were maintained on Little Mountain Drive and University Parkway, and
the completion of Campus Parkway would allow traffic into the University to be evenly distributed between
these three access points. New parking structures were proposed adjacent to Coyote Drive and Sierra Drive
to maximize the availability of areas where the University can construct new educational facilities and to
minimize the physical distance separating the University from the community,
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October 2005
Part A - San Bernardino General Plan
A1. FINDINGS ON PROJECT ALTERNATIVES CONSIDERED IN THE DRAFT EIR
Alternative 3
Alternative 3 intensified uses and buildings at the intersection of Northpark Boulevard and University
Parkway. Intensified uses concentrate activity and facilitate the pedestrian traffic flow that is desired between
the University and adjacent businesses and residences, promote more intense and lively urban activity,
promote the use of transit, and establish a more efficient use of services and infrastructure than the existing
land uses and building configurations. New buildings were proposed at the four corners of the intersection
of University Parkway and Northpark Boulevard to visually and physically establish this area as the gateway
into the University. The areas within the University's boundaries would serve as the location for the
admissions building or administrative offices and could be easily accessible by prospective students or
administrative staff.
This alternative included a new conference center at the southwest corner of University Parkway and
Northpark Boulevard and specialized student housing (e.g. Sorority Row or Honors Housing) on the northeast
portion of campus, south of the Paradise Hills Specific Plan area and just north of the loop road.
To minimize conflicts between increased pedestrian activity and vehicular traffic, University Parkway was
proposed to serve as a ceremonial entrance with limited traffic volumes and speeds. Campus Parkway and
Little Mountain Drive were envisioned to carry the majority of daily traffic and new parking structures would
provide the parking necessary to serve the University's needs while creating space for the new buildings that
would be proposed as part of the intersection intensification.
Alternative 4.
Alternative 4 emphasized development of dense student housing along the Loop Road of the campus. This
intensified hillside development was envisioned to create a compact, village atmosphere that emphasizes
a sense of community and provides additional housin"g to accommodate increases in student population. The
north side of Loop Road was envisioned to accommodate a golf course, nursery, botanical gardens, and
recreational trails.
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In this alternative, the University Stadium was relocated to an area near Northpark Boulevard in order to
concentrate major activity centers of the University and surrounding properties in one area, allow for more
efficient vehicular access, and minimize traffic congestion on Loop Road.
This alternative also included a mixed-use project at the intersection of University Parkway and Northpark
Boulevard. The combination of residential, office and retail uses at the gateway of the University were
envisioned to draw pedestrian activity onto the campus, and link the University to the surrounding community
and conference center proposed just south of Northpark Boulevard. Retail uses within the mixed-use project
would have created a visually interesting ,entryway and serve as a revenue source for the college.
Since the majority of pedestrian activity would have occurred at the intersection of University Parkway and
Northpark Boulevard, University Parkway was envisioned to serve as the ceremonial entrance with reduced
volumes and speeds of vehicular traffic. Little Mountain Drive and Campus Parkway were envisioned to
handle the majority of the traffic, and new parking structures would allow for the intensification of buildings.
A 1. 2 Alternatives Selected for Analysis
CEQA states that an EIR must address "a range of reasonable alternatives to the project, or to the location
of the project, which could feasib.lY attain the basic objectives of the project, but would avoid or substantially
lessen any of the significant effects of the project and evaluate the comparative merits of the alternatives"
[Guidelines Section 15126.6(a)]. As described in Section 7.0 of this DEIR, two project alternatives for the
General Plan update were identified and analyzed for relative impacts as compared to the proposed project:
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 7
Findings of Fact and Statement of Overriding Considerations
Part A - San Bernardino General Plan
A1. FINDINGS ON PROJECT ALTERNATIVES CONSIDERED IN THE DRAFT EIR
. No Project/Existing General Plan Alternative
. Reduced Intensity Alternative
These alternatives have been determined to represent a reasonable range of alternatives that have the
potential to feasibly attain most of the basic objectives of the project but may avoid or substantially lessen
any of the significant effects of the project. These alternatives are briefly summarized below.
A1.2.1
No-Project/Existing General Plan Alternative
The No Project/Existing General Plan Alternative, as required by the CEQA Guidelines, analyzes the effects
of continued implementation of the City's existing General Plan. This alternative assumes the existing General
Plan remains as the adopted long-range planning policy document for the City. Development would continue
to occur within the City in accordance with the existing General Plan and Specific Plans. Build-out pursuant
to the existing General Plan would allow current development patterns to remain. The existing General Plan
would not allow for the development in the SOl as envisioned in the proposed General Plan Update, which
primarily involves the Martin Ranch on the northern border of the City and Arrowhead Springs. The No
Project/Existing General Plan Altemative would provide 99,233 dwelling units, increase population by 156,263
persons over the 2005 SCAG estimate of population, and provide a total of 369,923 jobs within the City at
build-out, as compared to the proposed General Plan Update. The Arrowhead Springs area would not be
developed as a specific plan and would not be annexed into the City.
The No Project/Existing General Plan Alternative would be considered the environmentally inferior altemative
with regard to all impact categories except Population and Housing where this alternative would be superior
due to a jobs-to-household ratio that would be more desirable and Mineral Resources, which would be
considered environmentally neutral.
Finding: Alternative Less Than Desirable
The San Bernardino City Council finds that the No-Project/Existing General Plan Alternative, while feasible,
is less than desirable than the proposed project and rejected this alternative for the following reasons:
. This Alternative would not attain many of the proposed project objectives for the General Plan update
or the University District Specific Plan identified in Section 3.2.1 and 3.2,2, respectively. For the
General Plan, the more critical Objective to promote an attitude of entrepreneurship and action
through a new era of collaboration and to develop a distinct personality both at a community wide and
neighborhood level would be difficult to accomplish with the existing General Plan without the vision
and key strategies developed through the General Plan update process.
. This alternative would not reduce or avoid the most significant effects of the proposed project.
. Strategies to enhance and capitalize on the City assets, such as downtown and San Bemardino State
University, would not be realized.
. Comprehensive programs to address the inefficient strip-commercial land use patterns along City
corridors and neighborhood enhancement would not be realized.
. The benefit of having a c,onsistent approach to planning decisions guided by documented Vision and
Key Strategies would not be realized.
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October 2005
Part A - San Bernardino General Plan
A1. FINDINGS ON PROJECT AlTERNATIVES CONSIDERED IN THE DRAFT EIR
A1.2.2
Reduced Intensity Alternative
The Reduced Intensity Alternative focuses on reducing impacts on traffic and thus the impacts on air quality
and noise by changing the allowable floor area ratio (FAR) of the commercial and industrial land uses to a
range between 1.50 and 0.35 for commercial and between 0.50 and 0.25 for industrial uses thereby
decreasing the number of jobs and the resulting traffic. The proposed General Plan assumes an FAR range
between 3.0 and 0.70 for commercial and 1.00 and 0.70 for industrial uses. Estimated population and housing
units would stay the same as the proposed project but job creation would be reduced to 178,443 from
355,629 in the proposed project, consequently reducing the jobs to household ratio.
The Reduced Intensity Alternative would be considered the environmentally superior alternative as compared
to the proposed General Plan for Aesthetics, Air Quality, Cultural Resources, Hazards and Hazardous
Materials, Hydrology and Water Quality, Mineral Resources, Noise, Population and Housing, Public Services,
Transportation and Traffic and Utilities. The Reduced Intensity Alternative would be considered environ-
mentally neutral for Biological Resources, Geology and Soils, Land Use and Planning and Recreation.
Finding: Alternative Less Than Desirable
The San Bernardino City Council finds that the Reduced Intensity Alternative, while feasible, is less than
desirable than the proposed project and rejected this alternative for the following reasons:
. While this alternative is feasible, it would not meet the objective to "Tap into the Inland Empire's
dynamic economy" or help the City "Deal with new fiscal realities., which are two important objectives
in accomplishing remaining objectives such as "Realize quality housing in safe and attractive
neighborhoods". The City must work toward attracting better quality jobs by creating a positive
development attitude toward new businesses..<!nd providing the opportunities for existing businesses
to expand where they are located. This alternative would not accomplish those goals.
~
. The allowable floor area ratios (FAR) are reduced to a point that they would prevent flexibility for
developments to differ from typical market products.
. The Reduced Intensity Alternative would reduce but not eliminate traffic impacts and the air quality
impacts caused by increased traffic under the proposed project. However the benefit of having a
strong local economy, which would be more difficult to accomplish with this alternative, may help to
discourage long commute trips that contribute to regional air quality problems.
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 9
Findings of Fact and Statement of Overriding Considerations
Part A - San Bernardino General Plan
A1. FINDINGS ON PROJECT ALTERNATIVES CONSIDERED IN THE DRAFT EIR
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Page 10 . The Planning Center
October 2005
Part A - San Bernardino General Plan
A2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
A2 FINDINGS ON POTENTIALL Y SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIR/FEIR
A2. 1 Air Quality
GP Impact 5.2-2:
Construction activities associated with the proposed project would generate
short-term emissions while long-term operation of the project would
generate additional vehicle trips and associated emissions in exceedance
of SCAQMD's threshold criteria. [Thresholds AQ-2 and AQ-3]
The proposed project is expected to generate emissions levels that exceed AQMD threshold criteria for CO,
ROG, NOx, and PM,o in the SoCA8, which is classified as a non-attainment area. Goals and Policies
contained in the General Plan would facilitate continued City cooperation with the SCAQMD and SCAG to
achieve regional air quality improvement goals, promotion of energy conservation design and development
techniques, encouragement of alternative transportation modes, and implementation of transportation
demand management strategies. However, additional mitigation measures would be required.
Mitigation Measures:
GP 5.2-2A
Prior to the issuance of grading permits, the property owner/developer shall include a
note on all grading plans which requires the construction contractor to implement
following measures during grading. These measures shall also be discussed at the
pregrade conference.
. Use low emission mobile construction equipment.
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~
. Maintain construction equipment engines by keeping them tuned.
. Utilize existing power sources (I.e., power poles) when feasible.
. Configure construction parking to minimize traffic interference.
. Minimize obstruction of through-traffic lanes. When feasible, construction should
be planned so that lane closures on existing streets are kept tt? a minimum.
. Schedule construction operations affecting traffic for off-peak hours to minimize
traffic congestion.
. Develop a traffic plan to minimize traffic flow interference from construction
activities (the plan may include advance public notice of routing, use of public
transportation and satellite parking areas with a shuttle service).
GP 5.2-28
The City shall promote the use of low or zero VOC content architectural coatings for
construction and maintenance activities.
GP 5.2-2C
The City shall reduce vehicle emissions caused by traffic congestion by implementing
transportation systems management techniques that include synchronized traffic signals
and limiting on-street parking.
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 11
Findings of Fact and Statement of Overriding Considerations
Part A - San Bernardino General Plan
A2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
GP 5.2-2D
The City shall consider the feasibility of diverting commercial truck traffic to off-peak
periods to alleviate non-recurrent congestion as a means to improve roadway efficiency.
GP 5.2-2E
The City shall promote the use of fuel efficient vehicles such as fuel hybrids when
purchasing vehicles for the City's vehicle fleet.
Finding: The policies contained in the proposed General Plan update are expected to reduce
emissions associated with future development. However, even after the application of these policies
and the mitigation measures listed above, implementation of the General Plan update when viewed
as a whole project is expected to generate emissions levels in that exceed the AQMD threshold
criteria for CO, ROG, NOx, and PM10 in the SoCAS, resulting in a significant unavoidable adverse air
quality impact. A Statement of Overriding Considerations must be adopted concurrent with project
approval.
GP Impact 5.2-3:
Implementation of the San Bernardino General Plan update would result in
a cumulatively considerable net increase of criteria pollutants for which the
project region is in a state of non-attainment. [Threshold AQ-3}
Emissions associated with General Plan buildout would result in emissions which exceed the SCAQMD
significance thresholds for construction and operational phases as stated in GP Impact 5.2-2. As such, the
SCAQMD considers these emissions to be significant on a cumulative basis. The construction and operation
through implementation of the General Plan would result in cumulative air quality impacts.
Mitigation Measures:
GP 5.2-3
Implementation of mitigation measures GP 5.2-2A, B, C, D and E shall be applied to
reduce cumulative impacts.
Finding: The policies contained in the proposed General Plan update are expected to reduce
cumulative emissions associated with future development. However, even after the application of
these policies and the mitigation measures listed above, implementation of the General Plan update
when viewed as a whole project is expected to generate cumulative emissions levels that exceed the
AQMD threshold criteria for CO, ROG, NOx, and PM10 in the SoCAB, resulting in a significant
unavoidable adverse air quality impact. A Statement of Overriding Considerations must be adopted
concurrent with project approval.
A2.2 Cultural Resources
GP Impact 5.4-1:
Build-out of the San Bernardino General Plan could result in the loss of
potentially historic structures. [Threshold C-1}
Build-out of the San Bernardino General Plan over the long term would allow development or re-development
to occur in historically sensitive areas which could result in the loss of potentially historic structures.
Mitigation Measures:
GP 5.4-1
In areas of Qocumented or inferred historic resource presence, City staff shall require
applicants for development permits to provide studies to document the
presenceliabsence of historical resources. On properties where historic structures or
resources are identified, such studies shall provide a detailed mitigation plan, including
Page 12 . The Planning Center
October 2005
Part A - San Bernardino General Plan
A2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED 1N1HE DEIRlFEIR
a monitoring program and recovery and/or in situ preservation plan, based on the
recommendations of a qualified historical preservation expert.
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with historic resources to a level of less than significant
and no unavoidable adverse impacts would occur.
GP Impact 5.4-2:
Build-out of the General Plan could impact sensitive archaeological
resources, paleontological resources, or a unique geologic feature.
[Thresholds C-2 and C-3]
Adoption of the General Plan in itself would not directly affect any archeological or paleontological resources.
However, long-term implementation of the General Plan land use policies could allow development and
redevelopment, including grading, of sensitive areas, potentially impacting sensitive archeological,
paleontological, and unique geologic resources.
Mitigation Measures:
GP 5.4-2
In areas of documented or inferred archeological and/or paleontological resource
presence, City staff shall require applicants for development permits to provide studies
to document the presence/absence of such resources. On properties where resources
are identified, such studies shall provide a detailed mitigation plan, including a
monitoring program and recovery and/or in situ preservation plan, based on the
recommendations of a qualified cultural preservation expert.
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Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with archeological andlor paleontological resources or
unique geologic features to a level of less than significant and no unavoidable adverse impacts would
occur.
GP Impact 5.4-3:
Grading activities could potentially disturb human remains. [Threshold C-4]
Adoption of the General Plan in itself does not involve grading activities and would not directly disturb any
human remains. However, long-term implementation of the General Plan land use policies could allow
development and redevelopment, including grading, of sensitive areas thereby disturbing human remains.
Mitigation Measures:
GP 5.4-3
In the event of the accidental discovery or recognition of any human remains in any
location other than a dedicated cemetery, the following steps shall be taken:
There shall be no further excavation or disturbance of the site or any nearby area
reasonably suspected to overlie adjacent human remains until the San Bernardino
County Coroner is contacted to determine if the remains are prehistoric and that no
investigation of the cause of death is required. If the coroner determines the remains to
be Native American, then the coroner shall contact the Native American Heritage
Commission with in 24 hours, and the Native American Heritage Commission shall
identify the person or persons it believes to be the most likely descendent from the
deceased Native American. The most likely descendant may make recommendations
to the landowner or the person responsible for the excavation work, for means of treating
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 13
Findings of Fact and Statement of Overriding Considerations
Part A - San Bernardino General Plan
A2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
or disposing of, with appropriate dignity, the human remains and any associated grave
goods as provided in Public Resources Code Section 5097,98; or
Where the following conditions occur, the landowner or his authorized representative
shall rebury the Native American human remains and associated grave goods with
appropriate dignity either in accordance with the recommendation of the most likely
descendant or on the property in a location not subject to further subsurface
disturbances:
. The Native American Heritage Commission is unable to identify a most likely
descendant or the likely descendant failed to make a recommendation within 24
hours after being notified by the commission; or
. The descendant identified fails to make a recommendation; or
. The landowner or his authorized representative rejects the recommendation of
the descendant, and the mediation by the Native American Heritage
Commission fails to provide measures acceptable to the landowner.
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with disturbance of human remains outside of formal
cemeteries to a level of less than significant and no unavoidable adverse impacts would occur.
A2.3 Noise
GP Impact 5.10-1:
Project implementation would result in long-term operation-related noise that
would exceed local standards. [Thresholds N-1 and N-31
Implementation of the General Plan update would result in long-term operation-related noise caused by
stationary (facilities), roadway, railroad and aircraft sources that would exceed local standards.
Mitigation Measures:
GP 5.10-1
Prior to the issuance of building permits for any project that involves a noise sensitive
use within the e5 dBA CNEL contour along major roadways or freeway; -railroads, or the
San Bernardino International Airport, the project property owner/developers shall submit
a final acoustical report prepared to the satisfaction of the Planning Director. The report
shall show that the development will be sound-attenuated against present and projected
noise levels, including roadway, aircraft, helicopter and railroad, to meet City interior and
exterior noise standards.
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with noise to a level of less than significant and no
unavoidable adverse impacts would occur. .
GP Impact 5.10-2:
Buildout of the San Bernardino General Plan would create short-term and
long-~rm groundborne vibration and groundborne noise. [Threshold N-21
Page 14 . The Planning Center
October 2005
Part A - San Bernardino General Plan
A2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN T_HE DEIRlFEIR
The implementation of the General Plan update could result in ground borne vibration and groundbome noise
from vibration intensive construction activities and increased train travel along railroads that may result in
significant vibration impacts.
Mitigation Measures:
GP 5.10-2
Adherence to Mitigation Measure GP 5.10-1 would result in exterior/interior noise levels
within the City noise standards, as a result, vibration created from noise levels that
exceed the City noise standards would also be mitigated.
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with noise to a level of less than significant and no
unavoidable adverse impacts would occur.
GP Impact 5.10-4:
The San Bernardino International Airport is located within the City of San
Bernardino, resulting in exposure of future residents to airport-related noise.
[Thresholds N-5 and N-6}
The San Bernardino International Airport is located within the City and the use of the airport is changing from
a military operation to commercial aviation. However an Airport Land Use Plan has not been adopted. The
City would be required to amend the General Plan once the Airport Land Use Plan has been adopted. Since
future aircraft use has not been determined, no noise contours are available for the future use of the airport.
In the interim, the City of San Bernardino regulates land uses around the airport through the existing noise
ordinance based on noise contours from the former Norton Air Force Base. Although noise contours for future
uses are not known, some sensitive lands uses (parkland) by City standards are located underneath the
existing flight paths which may not change. This woUld result in significant noise impacts on these sensitive
uses.
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Mitigation Measures:
GP 5.10-4
The City of San Bernardino shall incorporate into the General Plan the noise contour map
developed for the SBIAA after completion of the Airport Master Plan.
Finding: Until the Airport Master Plan has been adopted by the S81AA and corresponding noise
contours have been established, the extent of impact to parkland near the airport cannot be
determined. Parkland is desigmited as a sensitive use in the General Plan and should the noise
contour exceed the limitations established by the General Plan no foreseeable mitigation could be
accomplished if the park were to remain in use. Under those circumstances the impact would be
considered a significant adverse and unavoidable impact and a Statement of Overriding
Considerations must be adopted by the Common Council.
A 2.4 Transportation and Traffic
GP Impact 5.14-1:
Trip generation at builcJ-out of the General Plan would impact levels of service
for the existing area roadway system, [Threshold T-1}
Twelve intersections were determined to function at an unacceptable LOS of E or worse and 4 roadway
segments were determined to function at an unacceptable LOS of 0 or worse at build-out of the General Plan.
Mitigation Measures:
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 15
Findings of Fact and Statement of Overriding Considerations
Part A - San Bernardino General Plan
A2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
GP5.14-1
Prior to adoption of the General Plan Update the City of San Bernardino shall add the
following recommendations to the Circulation Element of the General Plan update:
. Signalize the intersection of Meridian Avenue @ Rialto Avenue. With
signalization and permitted phasing the intersection will operate at LOS A during
both peak hours.
. Signalize the intersection of Hunts Lane @ E Street. With signalization and
protected phasing, and the addition of one NB left-turn lane the intersection will
operate at LOS Band C during the AM and PM peak hours, respectively.
. Add an additional westbound right-turn lane at the intersection of
Waterman Avenue @ 30th Street. With one additional WB right-turn lane the
intersection will operate at LOS D and C during the AM and PM peak hours,
respectively. .
. Add an additional northbound right-turn lane at the intersection of
Waterman Avenue @ SR-30 EB Ramps. With one additional NB right-turn
lane and one additional EB left-turn lane the intersection will operate at LOS D
during both peak hours.
. Signalize the intersection of SR-30 WB Off-ramp @ 30th Street. With
signalization and protected phasing, the intersection will operate at LOS C
during both peak hours,
. Signalize the interseCtion of Harrison Street @ 40th Street. With
signalization and permitted phasing the intersection will operate at LOS A and
C during the AM and PM peak hours, respectively.
. Signalize the intersection of Waterman Avenue @ 36th Street. With
signalization and permitted phasing the intersection will operate at LOS A and
B during the AM and PM peak hours, respectively.
. Signalize the intersection of Waterman Avenue @ 34th Street. With
signalization and permitted phasing the intersection will operate at LOS A during
both peak hours. .
. Signalize the intersection of Valencia Avenue @ 40th Street. With
signalization and permitted phasing the intersection will operate at LOS A during
both peak periods.
. Add an additional westbound right-turn lane at the intersection of Del
Rosa Avenue @ SR-30 WB Ramps. With one additional WB right-tum lane the
intersection will operate at LOS Band C during AM and PM peak hours,
respectively.
. Sighalize the intersection of Tippecanoe Avenue @ Rialto Avenue. With
signalization and permitted phasing the intersection will operate at LOS A and
B during AM and PM peak hours, respectively.
Page 16 . The Planning Center
October 2005
Part A - San Bernardino General Plan
A2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
. Signalize and add one northbound exclusive left-turn lane and one
exclusive northbound right-turn lane at the intersection of Rancho Avenue
@ 5th Street/Foothill Road. With signalization and EIW protective phasing,
N/S split phasing, one NB exclusive left-turn lane and one NB exclusive right-
turn la~e the intersection will operate at C and D during AM and PM peak hours,
respectively.
. Signalize and add one additional through lane in each direction at the
intersection of Mount View Avenue @ San Bernardino Road. With
signalization, protective phasing and one exclusive left, thru and right-turn lane
in each direction and EB right turn overlap phasing the intersection will operate
at LOS C and D during AM and PM peak hours, respectively.
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with Congestion Management Agency service standards
to a level of less than significant and no unavoidable adverse impacts would occur.
GP Impact 5.14-2:
General Plan related trip generation in combination with existing and
proposed cumulative development would result in designated intersections,
road and/or highways exceeding county congestion management agency
service standards. [Threshold T-2]
One CMP intersection and one CMP roadway segment were determined to function at an unacceptable LOS
of F as well as numerous freeway segments. The CMP intersection impacted would be mitigated by
mitigation measure GP 5.14-1 however additionaL mitigation measures would' be needed for roadway
segments. '.
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Mitigation Measures:
GP 5.14-2
The City of San Bernardino shall cooperate with regional transportation agencies toward
mitigating impacts to regional transportation facilities by measures such as securing fair
share contributions from future projects impacting mainline freeway segments. Mitigation
of impacts to regional transportation facilities would require the following freeway
improvements:
. 1-10 EB from Jct. 1-21 to Waterman Avenue, add two lanes.
. 1-10 WB from Jct. 1-21 to Waterman Avenue, add one lane.
. 1-10 EB and WB from Waterman Avenue to Tippecanoe Avenue, add two lanes
each direction.
. 1-10 EB and WB from Tippecanoe to Mountain View, add two lanes each
direction.
. SR-,30 EB from Highland Avenue to Jct. 1-215, add two lanes.
. SR-30 WB from Highland Avenue to Jct. 1-215, add one lane.
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page J 7
Findings of Fact and Statement of Overriding Considerations
Part A - San Bernardino General Plan
A2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
. SR-30 EB and WB from Jct. 1-215 to H Street, add one lane each direction.
. SR-30 EB and WB from H Street to SR-259 add one lane each direction.
. SR-30 EB from SR-259 to Waterman Avenue, add one lane.
. 1-215 NB and SB from Jct. 1-10 to Orange Show Road, add one lane.
. 1-215 NB from Jct. SR 66 to Baseline Street, add three lanes.
. 1-215 SB from Jct. SR 66 to Baseline Street, add two lanes.
. 1-215 NB and SB from Jct. SR 66 to University Parkway, add one lane.
Finding: The mitigation measures identified are feasible and would avoid or substantially lessen the
potentially significant impacts associated with traffic and transportation to a level of less than
significant, however improvements to the freeway system are the responsibility of the existing
regional transportation agencies and not the City of San Bernardino. Without the authority to
implement the mitigation measures, the impact to freeway segments would remain a significant
adverse and unavoidable impact and a Statement of Overriding Considerations must be adopted by
the Common council.
A2.5 Utilities and Service Systems
Water
GP Impact 5.15-1:
Upgrades to the existing water supply and delivery systems would be
required to adequately seTVe future growth in accordance with the proposed
General Plan build-out. [Threshold WS-1 and WS-2]
The General Plan Update contains policies, and programs encouraging water conservation. Although analysis
shows supplies may be adequate for the San Bernardino planning area, cumulative use of water in the
Bunker Hill sub-basin by all surrounding water providers may cause stress on the basin and necessitate
additional importation of water causing a potentially significant impact on water supplies for. the region.
Mitigation Measures:
GP 5.15-1
In accordance with the State Water Code (Section 10610-10645), the City shall maintain
an updated Urban Water Management Plan (Water System Management Plan) which
describes and evaluates sources of supply, reasonable and practical efficient uses,
reclamation and demand management activities, necessary to adequately serve future
growth pursuant to the City's General Plan.
Page 18 . The Planning Center
October 2005
Part A - San Bernardino General Plan
A2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with water supply and distribution systems to a level of less
than significant and no unavoidable adverse impacts would occur.
Wastewater
GP Impact 5.15-2:
Project-generated wastewater could not be adequately treated by the
wastewater service provider for the project. [Thresholds WW-1, WW-2, and
WW-3}
Existing secondary and tertiary treatment facilities would exceed design capacity with implementation and
build-out of the General Plan Update and wastewater collection systems would experience additional flow
deficiencies.
Mitigation Measures:
GP 5.15-2
The City of San Bernardino shall update the Wastewater Collection System Master Plan
to reflect General Plan Update build-out statistics, review treatment facility capacity
periodically and adjust Sewer Capacity Fees when appropriate in consultation with
participating communities to accommodate construction of new or expanded wastewater
treatment and collection facilities.
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the ~
potentially significant impacts associated with wastewater treatment and collection systems to a level >>:4<
of less than significant and no unavoidable adverse impacts would occur. UV
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 19
Findings of Fact and Statement of Overriding Considerations
Part A - San Bernardino General Plan
A3. STATEMENT OF OVERRIDING CONSIDERATIONS
A3 STA TEMENT OF OVERRIDING CONSIDERA TIONS
CEQA requires the decision-maker to balance the benefits of the proposed project against its unavoidable
environmental risks in determining whether to approve the project. If the benefits of the project outweigh the
unavoidable adverse effects, those effects may be considered "acceptable" (State CEQA Guidelines Section
15093[a)). However, in this case CEQA requires the agency to support, in writing, the specific reasons for
considering a project acceptable when significant impacts are infeasible to mitigate. Such reasons must be
based on substantial evidence in the FEIR or elsewhere in the administrative record (State CEQA Guidelines
Section 15093 [b)). The agency's statement is referred to as a "Statement of Overriding Considerations."
The City of San Bernardino is proposing to approve the General Plan update and associated specific plans
for the University District and Arrowhead Springs and has prepared and certified a FEIR that satisfies the
requirements of CEQA. The following adverse impacts of the General Plan update combined with the
University District Specific Plan are considered significant and unavoidable based on the DEIR, FEIR, MMP,
and the findings discussed previously in Part A, Section A 1 and A2 of this document. (Adverse impacts of
the Arrowhead Springs Specific Plan are discussed in Part B of this document.)
A3.1 Significant Unavoidable Adverse Impacts
Air Quality
Construction activity associated with buildout of the proposed General Plan update when viewed as a whole
project would cause short term emissions of ROG, NOx, PM,o and CO that would exceed the threshold
standards of the SCAQMD in an area classified as a non-attainment area. Additionally, when operational air
emissions in 2005 are compared to air emissions created using full buildout statistics, the daily SCAQMD
thresholds for ROG, NOx, PMlO and CO are exceeded. Operational emissions would include vehicle
emissions in addition to stationary sources of emisSions. Exceeding the SCAQMD emissions thresholds
would be expected because these thresholds were designed for individual projects. As such, specific or
general plans would substantially exceed the SCAQMD thresholds by orders of magnitude because these
plans incorporate the development of multitudes of individual projects. Exceeding the SCAQMD daily
emissions thresholds is considered a significant adverse impact. Application of the mitigation measures
presented in Section A2.1 would reduce the level of impact, however when implementation of the General
Plan update is viewed as a whole project, emission levels would continue to exceed the daily emission
thresholds, resulting in an unavoidable adverse air quality impact. Exceeding the daily thresholds is also
considered a significant cumulative impact by the SCAQMD. Mitigation measures listed would not reduce
cumulative emissions to a level of less than significant resulting in an unavoidable advers.e cumulative air
quality impact. .
Noise
The City of San Bernardino considers residential and park land uses to be sensitive noise uses and some
selective residential and park land uses may be affected by noise from the future use of the San Bemardino
International Airport. Currently the San Bernardino International Airport Authority is preparing an Airport
Master Plan that will determine the noise contours. Once adopted, the Airport Master Plan will be
incorporated into the General Plan. Without updated noise contours that reflect the future use of the airport,
noise impacts to these selective areas could not be determined and therefore were considered significant
impacts. If future noise contours exceed the limitations set by the General Plan for parks in the area, the
impact cannot be mitigated resulting in an unavoidable adverse noise impact.
Page 20 . The Planning Center
October 2005
Part A - San Bernardino General Plan
A3. STATEMENT OF OVERRIDING CONSIDERATIONS
Transportation and Traffic
Buildout of the General Plan update would result impacts to freeway segments that could be mitigated by the
measures indicated in the DEIR that include cooperation with regional transportation agencies to secure fair
share funding contributions from future projects. However, without the authority to implement those mitigation
measures, impact to freeway segments would remain significant unavoidable and adverse impacts.
A3.2 Considerations in Support of the Statement of Overriding Considerations
The City, after balancing the specific economic, legal, social, technological, and other benefits of the
proposed Project (General Plan Update), has determined that the unavoidable adverse environmental
impacts identified above may be considered "acceptable" due to the following specific considerations, which
outweigh the unavoidable, adverse environmental impacts of the proposed Project. Each of the separate
benefits of the proposed Project, as stated herein, is determined to be, unto itself and independent of the
other Project benefits, a basis for overriding all unavoidable adverse environmental impacts identified in these
Findings.
A significant benefit of the Updated General Plan is that it provides a unifying vision for the next 20 years.
The Vision provides unity to the entire General Plan as well as policy guidance for the City officials and staff.
In the absence of this vision, the General Plan lacks a clear direction. Subsequently, development and
changes would occur on an individual basis and potentially threaten the ability to maximize the potential of
the City. In addition to this fundamental improvement, the General Plan includes the following benefits:
Address the Unique Issues of Specific Geographic Locations
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San Bernardino has many unique gems that can b~l1hanced and/or capitalized upon to improve the City.
The General Plan includes a set of policies that are intended to help create, preserve, revitalize, and enhance
selected areas of the City. The Strategic Policy Areas include two basic distinctions: areas where
enhancement is desired but changes in the land use pattern are not anticipated or desired and those areas
where change is desired and merits guidance and/or stimulation. The following Strategic Policy Areas are
provided in the General Plan:
1. San Bernardino Valley College Strategic Area. The San Bernardino Valley College is a major community
feature that can be capitalized upon as a catalyst for growth and improvement in the area, as well as a
positive marketing tool for the City as a whole. The intent this Strategic Area is to interconnect and unify the
district through the use of cohesive design, landscaping, and signage, enhanced pedestrian oonnections, and
improved parking conditions.
2. Santa Fe Depot Strategic Area. The centerpiece of this Strategic Area is the Historic Santa Fe Depot.
The goal of the Strategic Area is to integrate the Depot with the surrounding neighborhood and create an
identifiable district, help the surrounding businesses become more economically viable, and improve the
aesthetics of the area.
3. Redlands Boulevard Strategic Area. The goal of this Strategic Area is to help businesses remain
economically robust, visible, and to attract viable uses that will help strengthen the City's tax base.
4. Tippecanoe Strategic Area. The goal of this Strategic Area is to address the area's infrastructure needs,
to help the area capitalize upon adjacent economic opportunities, such as the San Bernardino International
Airport, improve the area's aesthetics, improve the circulation system, to redevelop vacant and underutilized
lands into their highest potential, and to capitalize upon the presence of the Santa Ana River.
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 21
Findings of Fact and Statement of Overriding Considerations
Part A -San Bernardino General Plan
A3. STATEMENT OF OVERRIDING CONSIDERATIONS
5. Eastern Recreation Village Strategic Area. The purpose of this Strategic Area is to enhance and
capitalize upon recreational opportunities in the area. Given the soccer complex, the elementary and high
school, park, and Warm Creek, the goal is develop and market this area as a recreational village. Multi-
purpose trails and pedestrian amenities could be provided to link the village and the major features in the
Strategic Area.
6. Residential Conversion/Restoration Strategic Area. The purpose of this Strategic Area is to promote the
conversion of the remaining four unit apartments to ownership units, as well as reinvestment and stability in
the area.
7. Southeast Industrial Strategic Area. The goal of this Strategic Area is to protect the industrial job base,
help improve residential conditions, and to help mitigate impacts to adjacent residences. The Santa Ana
River, which borders the northern portion of this Strategic Area, is a regional amenity that the City must
enhance and protect and which can be utilized as an asset for local industrial users and residents.
8. Southeast Strategic Area. The purpose of this Strategic Area is to improve the conditions and
accessibility of residential neighborhoods in the area. Homes in this Strategic Area are in need of
rehabilitation, should be separated from the surrounding industrial areas with berming and buffers, and should
be connected physically and socially with the rest of the City.
9. San Bernardino International Airport and Trade Center Strategic Area. The San Bernardino International
Airport and Trade Center (SBIA) is one of the City's greatest economic growth opportunities in the region.
The purpose of this Strategic Area is to allow properties surrounding the SBIA to develop with uses that are
related to or can benefit from the proximity of an airport. For instance, business oriented and general aviation
related uses, manufacturing, warehousing, offices, and travel related business such as hotels, could be
attracted by the presence of the Airport.
10. Downtown Strategic Area. The Downtown Strategic Area is the symbolic center as well as the social and
economic heart of San Bernardino. The purpose of this Strategic Area is to facilitate revitalization of
Downtown through an infusion of office and mixed uses, connections to surrounding uses, such as the
Arrowhead Credit Union Park and the National Orange Show, and a unifying aesthetic theme.
11. Community Hospital Strategic Area. The purpose of this Strategic Area is to provide incentives and
programs that capitalize upon the presence of the hospital and surrounding medical offices, which can act
as a catalyst for improvements in the area and to facilitate medically related development in the future.
Enhancement of San Bernardino's Commercial Corridors
The Mount Vernon, E-Street, Baseline, and Highland corridors are characterized by an inefficient pattern of
strip commercial. Due to a combination of over saturation of commercial floor area and the size and
configuration of the properties along these corridors, many of the commercial properties are vacant,
underutilized, dilapidated, and are defined by uncoordinated aesthetics and signage. In addition, the majority
of lots along the corridors are relatively small with individual ownership. This makes significant
redevelopment more complicated and requires participation from a multitude of individuals to realize change.
Another significant hurdle is the perception that commercial property is more valuable. While this may be true
in certain instances, the existing pattern and quality of strip commercial uses along these corridors is not
proving to be viable and many businesses are vacant or marginally successful.
The Corridor Improvement Program is an optional package of policy, regulatory, and incentive programs that,
if applied, are intended to stimulate private investment and result in desired development within the Corridor
Strategic Areas. This is accomplished by providing optional incentives, in the form of density bonuses. and
Page 22. The Planning Center
October 2005
.
Part A - San Bernardino General Plan
A3. STATEMENT OF OVERRIDING CONSIDERATIONS
varied development standards, to developments that qualify. While the underlying land use designations still
apply, the property owner may request, and the City may choose to apply, aspects of this program to
stimulate desirable development.
Provide a Method to Enhance and Improve Residential Neighborhoods
San Bernardino has a wide variety of residential neighborhoods of various ages and states of
repair/maintenance. The Neighborhood Improvement Program offers a system of incentives that are intended
to stimulate redevelopment of local neighborhoods. The Neighborhood Improvement Program provides a
strategy to address each neighborhood based upon its need. Through the combined efforts of the police, fire,
code enforcement, community development, public works, and other departments will help address each
areas unique issues and improve the livability of San Bernardino. The program is based upon the
classification of neighborhoods into the following categories:
1, Very sound neighborhood experiencing few, if any, quality of life issues. Infrequent requests for Police
or code Enforcement services.
2. Predominantly stable neighborhoods, but beginning to show signs of decline. Most structures are well
maintained and structurally sound, but some structures may have minor problems. The City should focus on
these minor issues to maintain the neighborhood and prevent further deterioration.
3. Predominantly unstable neighborhood, with many structures in need of rehabilitation, with some well
cared for and maintained structures. In single-family areas, many houses have transitioned from owner-
occupied to rentals; neighborhoods showing evidence of social, physical and economic problems and
increasing number of calls for police services. Focus is on revitalizing the neig/1borhood, upgrading the
structures, increasing aesthetics and reducing crime.._
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4. Neighborhood is in severe social, economic and physical decline. Housing structures are severely
deteriorated and the entire neighborhood lacks conditions that contribute to a safe overall neighborhood living
environment.
Provision of Community Facilities
The proposed General Plan Update reflects the City's vision for its development through a 20-year build-out,
and provides goals and policies that will guide future development in the City ensuring the long-term
sustainability of community facilities. In the absence of these goals and policies that guide future growth,
development would occur but would lack vision and could potentially threaten the existing character of the
City. Thus, the General Plan Update provides for future growth in the City in a manner which allows for
allocation of resources to improve, maintain, or create additional community facilities. The City of San
Bernardino General Plan Update provides provisions for community facilities within the City that would meet
the needs of the future population, which include the following:
Parks and Recreation. The General Plan identifies the City's parkland goal of five acres per 1,000 residents.
Based upon this standard, the General Plan identifies that additional park land is necessary to meet the
projected population at buildout. Goals and policies are provided to ensure that the necessary parklands are
provided to meet the demands of the future population.
Transportation Improvements.; Although traffic increases are associated with the proposed project, traffic
improvements have been identified as part of the City's Circulation Element to mitigate the traffic impacts.
The Circulation Element proposed as part of the General Plan Update reflects changes needed to
General Plan Update and Associated Specific Plan EIR City of San Bernardino. Page 23
Findings of Fact and Statement of Overriding Considerations
.
,
Part A - San Bernardino General Plan
A3. STATEMENT OF OVERRIDING CONSIDERATIONS
accommodate the project population growth. Intersection improvements at key arterial intersections would
allow all intersections to operate at an acceptable level of service.
Public Services. While the General Plan does not directly result in construction of new facilities or the
provision of additional equipment and personnel to the City's fire, police, school and library services, the
General Plan Update includes goals and policies aimed to ensure these community service facilities would
keep pace with the growth in the City. Institutional land uses would be maintained through implementation
of the General Plan Update to ensure high quality of future service.
A3.3 Conclusion
For the foregoing reasons, the City of San Bernardino concludes that the San Bernardino General Plan
Update will result in a beneficial mix of strategies for future growth providing community-wide enhancements
with significant benefits of local and regional significance, which outweigh the unavoidable environmental
impacts. Therefore, the City of San Bernardino has adopted this Statement of Overriding Considerations.
Page 24 . The Planning Center
October 2005
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Part A - San Bernardino General Plan
A3. STATEMENT OF OVERRIDING CONSIDERATIONS
General Plan Update and Associated Specific Plan EIR City of San Bernardino · Page 25
Findings of Fact and Statement of Overriding Considerations
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A
Part B - Arrowhead Springs Specific Plan
81. FINDINGS ON PROJECT ALTERNATIVES CONSIDERED IN THE DRAFT EIR
81 FINDINGS ON PROJECT AL TERNA TIVES CONSIDERED IN THE DRAFT EIR
81.1 Alternatives Considered and Rejected During the
Scoping/Project Planning Process
The Arrowhead Springs Specific Plan has undergone several iterations; however, no significant altematives
were developed. The iterations included subtle variations in the acreages of land uses, residential density,
and commercial intensity. The changes occurred in response to input from the City or as more detailed
studies (grading, etc.) were competed and resulted in shifts in land use boundaries or product type. However,
throughout the numerous iterations, the basic concept and location of the land uses remained unchanged.
The various iterations were refined to reflect new direction and information and did not represent true
alternatives for consideration.
81.2 Alternatives Selected for Analysis
This section contains alternatives that have been determined to represent a reasonable range of alternatives
which have the potential to feasibly attain most of the basic objectives of the Arrowhead Springs Specific Plan
but which may avoid or substantially lessen any of the significant effects of the project. Only those impacts
found significant and unavoidable are used in making the final determination of whether an alternative is
environmentally superior or inferior to the proposed project. Environmental impacts of the Specific Plan
involving air quality and cultural resources, and noise were found to be significant and unavoidable. The
alternatives include the No Project/Use of Existing Facilities Alternative, Reduced Intensity Alternative, and
Wetlands Avoidance Alternative.
81.2.1
No-Project/Existing Zoning Alternative~
The No Project alternative for the Arrowhead Springs area assumes that the County portion of the property
is not annexed into the City of San Bernardino and the area is allowed to develop with existing zoning which
would allow residential development with densities anywhere between 4.5 dwelling units per acre and one
(1) dwelling unit per 40 acres. This alternative also assumes that operation of existing facilities for use as a
resort could resume with minor and necessary health and safety repairs.
The No Project/Existing Zoning Alternative would be considered the environmentally superior alternative as
compared to the proposed Arrowhead Springs Specific Plan for Air Quality, Biological Resources, Cultural
Resources, Geology and Soils, Hazards, Hazardous Materials, Hydrology and Water Quality, Noise,
Population and Housing, Transportation and Traffic, and Utilities and Service Systems. The No
ProjectAExisting Zoning Alternative would be considered the environmentally inferior for Aesthetics and
environmentally neutral for Land Use and Planning, Public Services, and Recreation.
Finding: Alternative Less Than Desirable
The San Bernardino City Council finds that the No-Project/Existing Zoning Alternative, while feasible, is less
than desirable than the proposed project and rejected this alternative for the following reasons:
. Although the number of residential units would nearly be the same as the proposed project, existing
CitylCounty zoning would result in mostly large lot development that could be scattered over the
entire property along vyith the road infrastructure. Coordinating development between two
jurisdictions may be difficult and not result in development of the entire site that is well thought out.
Page 26 . The Planning Center
October 2005
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Part B - Arrowhead Springs Specific Plan
81. FINDINGS ON PROJECT ALTERNATIVES CONSIDERED IN THE DRAFT EIR
. There would be no development standards or design guidelines that would ensure preservation of
as much open space as the proposed project. There would be no encouragement for compact
development that would keep the development of hillsides at a minimum thus preserving the
aesthetic mountainous character of the property.
. Providing services such as fire protection would continue to be difficult and expensive without
compact development or a reliable self contained water infrastructure considering that water service
would have to be extended from the City of San Bernardino.
. The City of San Bernardino would not realize the goal becoming a "gateway" to the San Bernardino
Mountains by establishing a world-class resort, providing jobs and recreational opportunities.
81.2.2 Reduced Intensity Alternative
Since construction activities are the primary source of air quality and noise impacts and commercial uses
generate the greatest amount of traffic (also contributing to air quality and noise impacts), the reduced
intensity alternative focuses on reducing the amount of commercial and office use, which would reduce the
size of the area to be graded and consequently would also reduce traffic and associated impacts. This
alternative assumes that the Hilltown shops, new hotel, office building, and restaurant are not built and the
Village Walk commercial area is limited to 150,000 square feet for neighborhood commercial. The hotel
complex would be restored and the associated conference facilities and annex built and all residential areas
would be built with this alternative.
The Reduced intensity Altemative would be considered the environmentally superior alternative as compared
to the proposed Arrowhead Springs Specific Plan for Aesthetics, Air Quality, Geology and Soils, Hazards and
Hazardous Materials, Noise, Public Services, Transportation and Traffic and Utilities. The Reduced Intensity
Alternative would be considered the environmentally neutral alternative for Biological Resources, Cultural
Resources, Hydrology and Water Quality, Land Use and Planning, Mineral Resources, Population and
Housing, and Recreation.
~
Finding: Alternative Less Than Desirable
The San Bernardino City Council finds that the Reduced Intensity Alternative,while feasible, is less than
desirable than the proposed project and rejected this alternative for the following reasons:
. This alternative would not accomplish many of the project goals, most importantly creating an
economically viable mixed-use resort. Historic restoration of the Arrowhead Springs Hotel, because
of the expense, may be jeopardized without the revenue stream and increased property value
derived from commercial development. Revitalization and reuse of this historic hotel is the
cornerstone of the project which is important to the City not only for the tax revenue but also for
accomplishing the goals of the General Plan Update to enhance cultural, recreational and
entertainment opportunities.
. The desirable goal of having a sustainable development would be difficult to accomplish without the
jobs created by the commercial development. The jobs to housing ratio for the proposed project at
1.97, is close to the range preferred by the Southern California Association of Governments. The
proposed project provides for a wide range of housing and with an equally wide range of job
opportunities in close proximity, employees would be able to live close to work, thus reducing
potential traffic.
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 27
Findings ofF act and Statement of Overriding Considerations
..
Part B - Arrowhead Springs Specific Plan
81. FINDINGS ON PROJECT ALTERNATIVES CONSIDERED IN THE DRAFT EIR
81.2.3
Wetlands Avoidance Alternative
The wetlands avoidance alternative assumes that development would not occur in areas of potential
jurisdictional waters and riparian habitat and in particular Waterman Canyon and West Twin Creek. Although
a few holes of the golf course might fit in the non-jurisdictional areas, this alternative would essentially elimi-
nate development of an 18-hole golf course and eliminate some of the residential pad sites along Waterman
Canyon. With only minor adjustment to the development plan near Lake Vonette that could be arranged
without loss of riparian habitat, the remainder of the development would be built.
The Wetlands Avoidance Alternative would be considered the environmentally superior alternative as
compared to the proposed Arrowhead Springs Specific Plan for Aesthetics, Air Quality, Biological Resources,
Geology and Soils, Population and Housing, and Utilities. The Wetlands Avoidance Alternative would be
considered the environmentally neutral alternative when compared to the proposed Arrowhead Springs
Specific Plan for Cultural Resources, Hazards and Hazardous Materials, Hydrology and Water Quality, Land
Use and Planning, Mineral Resources, Noise, Public Services, Recreation, and Transportation and Traffic.
Finding: Alternative Less Than Desirable
The San Bernardino City Council finds that the Wetlands Avoidance Alternative, while feasible, is less than
desirable than the proposed project and rejected this alternative for the following reasons:
. West Twin Creek in Waterman Canyon has been known for dangerous flooding events that have
resulted in extensive damage to infrastructure and lost lives. The most recent flooding events
scoured the reach through Arrowhead Springs removing riparian vegetation and reducing water
quality by greatly increasing sediment carried in the creek. The project proposes to improve the
alignment and hydraulics of the stream and create flood overflow basins on fairways as part of the
development of the golf course. The Wetlands Avoidance Alternative would not provide the valuable
flood protection planned as part of the golf course design. Flooding events would continue
jeopardizing the residential development and infrastructure planned to the community. Riparian
vegetation that may be lost in the process of developing the golf course would be restored in the
same approximate location and opportunities exist to enhance the quality of the riparian vegetation
with the assurance that it will not be destroyed by future flooding events through improvements to
the stream bed.
. Eliminating the golf course would not accomplish the goal of creating a .unique" resort community
or the goal of providing both' passive and active recreational opportunities. Many world class resorts
provide a variety of recreational opportunities to attract a broad range of consumers. Resorts in
mountain settings usually rely on r:1atural features such as a lake or ski slopes to provide a range of
recreational opportunities. Those natural features are not available at Arrowhead Springs but a golf
course can be integrated into Waterman Canyon in such a way that the natural beauty of the area
is preserved and additional recreation opportunities are available not only for the resort but for
community as a whole.
Page 28 . The Planning Center
October 2005
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
82 FINDINGS ON POTENT/ALL Y SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENT/FIED IN THE DEIR/FEIR
82. 1 Air Quality
AHS Impact 5.2-2:
Constnlction activities associated with the proposed project would generate
short-term emissions while long-term operation of the project would
generate additional vehicle trips and associated emissions in exceedance
of SCAQMD's threshold criteria. [Thresholds AQ-2 and AQ-3}
The magnitude of development and corresponding generation of air pollutant emissions would exceed the
SCAQMD's construction and operational phase emissions thresholds for CO, ROG, NOx and PMlO.
Mitigation Measures:
AHS 5.2-2A
The developer or project applicant shall use zero Volatile Organic Compounds (VOC)
content architectural coatings during the construction of the project to the maximum
extent feasible which would reduce VOC (ROG) emissions by 95 percent over
convention architectural coatings.
AHS 5.2-28
Prior to and/or during construction operations, the property ownerldeveloper shall
implement the following measures to further reduce fugitive dust emission to the extent
feasible. To assure compliance, the City shall verify that these measures have been
implemented during normal construction site inspections:
~
. Pave, gravel or apply nontoxic soil stabilizers on-site haul roads with 150 or
more daily trips
. Phase grading to prevent the susceptibility of large areas to erosion over
extended periods of time
. Schedule activities to minimize the amounts of exposed excavated soil during
and after the end of work periods
. Dispose of surplus excavated material in accordance with localordinances and
use sound engineering practices
. Maintain a minimum of one-foot freeboard ratio on haul trucks or cover payloads
on trucks hauling soil using tarps or other suitable means
. Install adequate storm water control systems to prevent mud deposition onto
paved areas.
. Water active sites at least three times daily.
Finding: The mitigation measures identified above would reduce potential impacts associated with
air quality to the extent feasible. Despite the application of mitigation measures, Impact 5.2-2 would
result in a significant unavoidable adverse air quality impact due to the magnitude of emissions that
would be generated during construction and operation. The proposed project is expected to generate
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 29
Findings ofF act and Statement of Overriding Considerations
Part B - Arrowhead Springs Specific Plan
B2. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
emissions levels that exceed the AQMD threshold criteria for CO, ROG, NOx, and PM10 in the SoCAB.
A Statement of Overriding Considerations must be adopted by the Common Council concurrent with
project approval.
AHS Impact 5.2-3:
The Arrowhead Springs Specific Plan project would delay attainment of the
South Coast AQMP. [Threshold AQ-3J
Emissions associated with the Arrowhead Springs Specific Plan would exceed the SCAQMD significance
thresholds during construction and operational phases. As such, the SCAQMD considers these emissions
to be significant on a cumulative basis.
Mitigation Measure:
AHS 5.2-3
Implementation of mitigation measures AHS 5.2-2A and AHS 5.2-2B shall be applied to
reduce cumulative impacts.
Finding: The mitigation measures identified above would reduce potential cumulative impacts
associated with air quality to the extent feasible. Despite the application of mitigation measures
Impact 5.2-3 would result in a significant unavoidable adverse air quality impact due to the magnitude
of emissions that would be generated during construction and operation. The proposed project is
expected to generate emissions levels that exceed AQMD threshold criteria for CO, ROG, NOx, and
PM10 in the SoCAB. A Statement of Overriding Considerations must be adopted by the Common
Council concurrent with project approval.
B2.2 Biological Resources
AHS Impact 5.3-1:
Development of the project would disturb or remove approximately 420 acres
of plant communities of which approximately 124 acres contain sensitive
vegetation communities, plant and animal species. [Threshold B-1J
Project implementation, primarily construction in West Twin CreeklWaterman Canyon would result in the
direct removal of sensitive vegetation communities. Impacts would be potentially significant.
Direct impacts to one federal and state-listed plant species (thread leaved brodiaea) known to occur on the
site; and four federal candidate plant species (smooth tarplant, Plummer's mariposa lily, Parry's spineflower,
and many-stemmed dudleya) that were not observed but with a moderate likelihood to occur would result in
a potentially significant impact.
Direct impacts to one federal threatened and one federal proposed endangered amphibian species, and one
federal candidate wildlife species
Mitigation Measures:
AHS 5.3-1
Prior to the issuance of grading permits, a qualified biologist shall conduct detailed
surveys for sensitive vegetation communities, plants, and wildlife that occur within the
final grading footprint and associated construction staging areas for the proposed
development. If listed species are determined to be present, consultation with the
USFWS and CDFG shall be initiated. The applicant shall comply with project-specific
permit conditions and requirements developed through consultation with USFWS and
CDFG. Including:
Page 30 . The Planning Center
October 2005
Part B -Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
. Avoidance and minimization of impacts to listed species through revised project
design.
. Provision of in-kind native habitat/vegetation through onsite revegetation and
restoration at a minimum 2 to 1 ratio or higher ratio as required by USFWS and
CDFG.
. Provision of compensation through acquisition of offsite mitigation areas at a
minimum 2 to 1 ratio or higher ratio as required by USFWS and CDFG.
Finding: The mitigation measure identified is feasible and would avoid or substantially lessen the
potentially significant impacts associated with biological resources to a level of less than significant
and no unavoidable adverse impacts would occur.
AHS Impact 5.3-2:
Development of the project would potentially result in the loss of
approximately 51 acres of riparian habitat. {Threshold B-2J
Approximately 51 acres of riparian habitat would be impacted by construction of the proposed project
primarily along West Twin Creek in Waterman Canyon.
Mitigation M~asures:
AHS 5.3-2A
AHS 5.3-2B
Prior to the issuance of grading permits for any project potentially affecting riparian
habitat, jurisdictional waters, and/or wetland habitat, the property owner/developer shall
provide evidence to the that allQJ!cessary permits have been obtained from the CDFG
(pursuant to Section 1600 of the 'Fish and Game Code) and the USACE (pursuant to
Section 404 of the CWA) or that no such permits are required, in a manner meeting the
approval of the Director of Development Services for the City of San Bernardino. Section
404 Permits from the USCOE will also require a Section 401 Water Quality Certification
from the California RWQCB Santa Ana. Project applicant shall provide evidence of a
Section.401 Water Quality Certification. If federally listed species are present.
consultation with USFWS shall also occur in conjunction with the Section 404 permit.
~
Prior to issuance of a grading permit for any area containing resources subject to the
jurisdiction of. USACE and CDFG, USFWS, and RWQCB, a comprehensive
Revegetation and Restoration Plan shall be developed by the applicant in consultation
with the applicable agencies. The plan shall incorporate the applicable permit conditions
and requirements of these agencies including the Section 404 Permit, 401 Water Quality
Certification, and CDFG Section 1600 Streambed Alteration Agreement.
Native vegetation shall be installed at a minimum ratio of 2 to 1 and maintained along
the developed/wildland interface of the golf course and associated residential units,
including local native plant landscaping.
The plan will address the following items:
. Responsibilities and qualifications of the personnel to implement and supervise
the plan: The responsibilities of the landowner, specialists and maintenance
personnel that will supervise and implement the plan will be specified.
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 31
Findings of Fact and Statement of Overriding Considerations
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
. Sfte selection: The site for mitigation will be determined in coordination with the
City, USFWS, CDFG, and USFWS. The site will be located within land to be
purchased or preserved offsite within the San Gabriel watershed.
. Restoration and creation of habitat: The plan shall require the creation of
riparian habitat in the amount and of the type required by CDFG and USACE,
provided, however, that, in order to assure no net loss of jurisdictional resources
on an acre-for-acre basis, all impacted USACE and CDFG jurisdictional habitat
shall be compensated by restoration, enhancement or creation at a minimum
of 3:1 ratio.
. Sfte preparation and planting implementation: The site preparation will include:
1) protection of existing native species, 2) trash and weed removal, 3) native
species salvage and reuse (Le. duff), 4) soil treatments (Le. imprinting,
decompacting), 5) temporary irrigation installation, 6) erosion control measures
(Le. rice or willow wattles), 7) seed mix application, and 8) container species.
. Schedule: A schedule will be developed that includes planting to occur during
the appropriate season.
. Maintenance plan/guidelines: The maintenance plan will include: 1) weed
control, 2) herbivory control, 3) trash removal, 4) irrigation system maintenance,
5) maintenance training, and 6) replacement planting.
. Monitoring plan: The monitoring plan will include: 1) qualitative monitoring (Le.,
photographs and generc:iTobservation), 2) quantitative monitoring (Le.. randomly
placed transects), 3) performance criteria as approved by the resource
agencies, 4) monitoring reports for three to five years, 5) site monitoring as
required by the resource agencies to ensure successful establishment of
riparian habitat within the restored and created area. Successful establishment
is defined per the performance criteria agreed to by the USACE, USFWS,
CDFG, and the City or subsequent project applicant.
. Long-term preservation: Long-term preservation of the site will also be outlined
in the conceptual mitigation plan.
AHS 5.3-2C
The applicant shall en~ure that polluted runoff from the golf course will not enter riparian
habitat and jurisdictional waters, including wetland habitat, through implementation of
Mitigation Measures 5.7-18, 5.7-1C, 5.7-10, and 5.7-1E (Section 5.7, Hydrology).
Finding: The mitigation measures identified are feasible and would avoid or substantially lessen the
potentially significant impacts associated with biological resources to a level of less than significant
and no unavoidable adverse impacts would occur.
AHS Impact 5.3-3:
The proposed project would impact approximately 58 acres of potential
jurisdictional waters, including wetlands. [Threshold B-3J
Approximately 58 acres of potential jurisdictional (U.S. Army Corp of Engineers and California Department
of Fish and Game) waters. including wetlands, would be impacted by the proposed project.
Page 32 . The Planning Center
October 2005
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN TJiE DEIRlFEIR
Mitigation Measures:
AHS 5.3-3
Project applicant shall implement mitigation measure 5.3-2 to address impacts to
jurisdictional waters and wetlands.
Finding: The mitigation measure identified is feasible and would avoid or substantially lessens the
potentially significant impacts associated with biological resources to a level of less than significant
and no unavoidable adverse impacts would occur.
AHS Impact 5.3-4:
The proposed project would affect wildlife movement in West Twin
CreelclWaterman Canyon. [Threshold 8-4J
The proposed project may potentially affect the movement of resident or migratory wildlife species in West
Twin CreeklWaterman Canyon.
AHS 5.3-4A
Mitigation Measures:
AHS 5.3-4B
Prior to issuance of a grading permit for the golf course construction and creek
realignment, the applicant shall conduct a wildlife corridor/movement analysis of West
Twin CreeklWaterman Canyon to identify and define the limits of the existing wildlife
corridor. Based on the results of the analysis, and in consultation with a qualified
biologist and a qualified native community restorationist, the landscaping plan for
manufactured slopes along the drainage shall include:
~
. Provision of north-south wildlife movement and linkage opportunities for the
affected species along and adjacent to the realigned creek.
. Planting of a minimum 25-foot buffer zone, within a 50-foot setback, of native
shrubs and trees that provide maximum screening.
. Exterior lighting shall be prohibited within the 50-foot setback zone. Light
sources adjacent to the wildlife corridor shall be directed away from the corridor.
. To allow for the mobility of animals, fencing used in the 50-foot setback zone
shall be limited to open fencing, such as split rail fencing, which does not
exceed 40 inches in height above the finished grade. .
If construction activities, including removal of riparian vegetation or construction adjacent
to riparian habitat, is to occur between March 15 and August 30, the project proponent
shall have.a biologist conduct a pre-construction, migratory bird and raptor nesting site
check. The biologist must be qualified to determine the status and stage of nesting effort
by all locally breeding raptor species without causing intrusive disturbance. If an active
nesting effort is confirmed very likely by the biologist, no construction activities shall
occur within at least 300 feet of the nesting site until measures to address the constraint
are agreed to by the project proponent and USFWS personnel. This agreement may be
made by conference call, an on-site meeting, or other mutually agreeable means.
Measures available as options to address this constraint are dependent on the species
and any other protections afforded it, details of the nest site, the nest stage, types and
General Plan Update and Associated Specific Plans EIR City of San Bernardino . Page 33
Findings ofF act and Statement of Overriding Considerations
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
levels of ongoing disturbances, the relevant project actions, and distances involved.
Specific measures would be determined by the regulating agency (USFWS).
Finding: The mitigation measures identified are feasible and would avoid or substantially lessen the
potentially significant impacts associated with biological resources to a level of less than significant
and no unavoidable adverse impacts would occur.
82.3 Cultural Resources
AHS Impact 5.4-1:
Build-out of the Arrowhead Springs Specific Plan would impact an identified
historic resource. [Threshold C-1]
The proposed land use plan would result in the demolition of several buildings which contribute to the
historical significance of the property. The CEQA Guidelines require a project which will have potentially
adverse impacts on historic resources to conform to the Secretary of the Interior's Standards for the
Treatment of Historic Properties, in order for the impacts to be mitigated to below significant and adverse
levels. The demolition of an historic property cannot be seen as conforming with the Secretary of the Interior's
Standards. Build-out of the proposed plan would also result in the introduction of land uses in close proximity
to remaining historic features, which would substantially alter the existing historic and natural setting of the
Arrowhead Springs property.
Mitigation Measures:
Prior to issuance of any building, grading or demolition permit for the modification or
destruction of any historic structure, the project applicant shall submit to the Director of
Development Services written recommendations prepared by a qualified architectural
historian of the measures that shall be implemented to protect each historic site eligible
for listing on the NRHP and CRHP. The list includes but is not limited to the following as
shown in Table 5.4-1 and illustrated in Figure 5.4-3.
AHS 5.4-1A
Bun alow 10
Mud Baths
Smith Memorial
Indian Statue
Reservoir
S 'n s
Fountains
Terrace and Tennis Courts
Landsca Elements
Miscellaneous Features
Modification. Appropriate mitigation measures for "historical resources" could include
preservation of the site through avoidance or capping, incorporation of the site in
greenspace, parks, or open space, data recovery excavations of the finds, or a
rehabilitation plan in compliance with the Secretary of Interior's Standards for the
Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating,
Restoring, and Reconstructing Historic Buildings (1995) prepared by a qualified historic
preservation. professional that would be based to the greatest extent feasible on
historical data. A particular focus of the rehabilitation plan should be the hotel building,
including landscaping, interiors, exteriors and furnishings.
Page 34 . The Planning Center
October 2005
AHS 5.4-1 B
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
Demolition. To the extent eligible sites are not preserved in place, prior to the issuance
of a demolition permit for the demolition of any Historic Structure eligible for listing on the
NRHP and CRHP, including Bungalows 3,7,8,9,10 and 11, the historian shall conduct
a data recovery program which includes:
Comprehensive Survey. A comprehensive inventory of historic features on the property,
including but not limited to buildings, structures, objects, water features, wall, and
landscape materials shall be conducted. To the greatest extent feasible, the preservation
and rehabilitation of historic features on the property shall be incorporated into the
development plan.
Interpretative Plan. The applicant shall be required to produce an historical interpretation
plan for the property. This plan shall include a permanent, on-site display within a public
area which will provide historic information about the founding and history of Arrowhead
Springs. Historic and/or contemporary photographs and other artifacts and materials
should be included within the display. Other indoor or outdoor interpretive displays shall
be produced, as appropriate. The precise content, format, and location and design shall
be determined by a qualified historic preservation professional, and subject to the
approval by the City of San Bernardino.
Documentation. A Historic American Buildings Survey (HABS) outline format narrative
description of the property, contemporary and historic photographs, and other relevant
documentation shall be prepared by a historic consultant approved by the City. Prior to
the issuance of a demolition permit for the subject property, the report shall be submitted
for approval to the Director of Community Development and the Director of Community
Services, and an approved original shall be deposited in the City of San Bernardino
Branches of the San BernardinO'County Public Library (or other suitable repository as
determined by the Directors of Community Development and Community Services).
The EIR concludes that there are or may be significant historical structures/resources
not currently ascertainable within areas where ground disturbing activity is proposed by
the project. Therefore, prior to issuance of the first preliminary or precise grading permit
for development in the Arrowhead Springs Specific Plan area, the landowner or
subsequent project applicant shall provide evidence that an qualified historic
preservation professional has been retained by the landowner or subsequent project
applicant, and has conducted a site survey of the development area at such time as all
ground surfaces are visible after current uses are removed. If any sites "are discovered,
the historian shall conduct surveys and/or test level investigations. Testing and
evaluation may consist of surface collection and mapping, limited subsurface
excavations, and the appropriate analyses and research necessary to characterize the
artifacts and deposit from which they originated. Upon completion of the test level
investigations, for sites are determined to be unique a "historical resource" as set forth
in CEOA Guidelines Section 15064.5, the following measures shall be undertaken: the
historian shall submit its recommendations to the landowner or subsequent project
applicant and the Director of Community Development on the measures that shall be
implemented to protect the site. Appropriate measures could include preservation in
place through planning construction to avoid the historical resource, incorporation into
greenspace, parks, or open space, data recovery excavations of the finds or compliance
with the Secretary of Interior's Standards for the Treatment of Historic Properties with
Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic
buildings (1995).
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 35
Findings of Fact and Statement of Overriding Considerations
~
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
. Preparation of a research design for those sites determined to the "historical
resources" that cannot be avoided that describes the recommended field
investigations, and makes provisions for adequately recovering the scientifically
consequential information from and about the "historical resource."
. Conducting site excavations in accordance with the research design with an
emphasis on obtaining an adequate sample for analysis within the limits of the
research questions being addressed. Special studies such as pollen analyses, soil
analyses, radiocarbon dating, and obsidian hydration dating should be conducted
as appropriate.
. Monitoring of all field excavations by a Native American representative.
. Preparation of a final report of the Phase 3 data recovery work and submittal of the
research design and final report to the South Central Coastal Information Center
(SCCIC), and other agencies, as appropriate.
. If any Native American archaeological artifacts are recovered, the project applicant
shall contact the City, which shall in turn contact the Morongo Band of Mission
Indians and any other designated Tribe(s)' tribal representative, as determined by
the Native American Heritage Commission(NAHC) to notify them of the discovery.
The applicant shall coordinate with the City of San Bernardino and the designated
Tribe(s) to determine, in good faith, the appropriate disposition Native American
artifacts and the designated Tribe(s) shall be given the opportunity to seek the retum
of any Native American artifacts discovered. Any non-Native American
archaeological artifacts recovered as a result of mitigation shall be donated to a
qualified scientific institution approved by the Director of Community Development
where they would be afforded long-term preservation to allow future scientific study.
Finding: Although the mitigation measures listed above would reduce the impacts to historic
resources, demolition of historic structures can not be mitigated in accordance with CEQA
Guidelines. Therefore the impacts to historic resources would remain a significant unavoidable
adverse impact and a Statement of Overriding Considerations must be adopted.
AHS Impact 5.4-2:
Build-out of the Arrowhead Springs Specific Plan would impact archaeo-
logical resources, paleontological resources, or a unique geologic feature.
[Thresholds C2 and C-3]
Development activities pursuant to the Arrowhead Springs Specific Plan, such as grading and establishment
of infrastructure would result in significant impacts to known archaeological resources. Portions of the
Arrowhead Springs area that are proposed for development may contain additional prehistoric sites which
have not been recorded or identified and which may be impacted by site disturbance activities.
Mitigation Measures:
AHS 5.4-2A
Prior to issuance of the first preliminary or precise grading permit, and for any
subsequent, permit involving excavation to increased depth, the landowner or
subsequent project applicant shall provide evidence that an archaeologist and/or
paleontologist have been retained by the landowner or subsequent project applicant,
and that the consultant(s) will be present during all grading and other significant ground
Page 36 . The Planning Center
October 2005
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
disturbing activities. These consultants shall be selected from the roll of qualified
archaeologist and paleontologists maintained by the County of San Bemardino. Should
any archeological/paleontological resources be discovered, the monitor is authorized to
stop all grading in the immediate area of the discovery, and shall make recom-
mendations to the Director of Development Services on the measures that shall be
implemented to protect the discovered resources, including but not limited to excavation
of the finds and evaluation of the finds in accordance with Section 15064.5 of the CEQA
Guidelines. If the resources are determined to be "historic resources" at that term is
defined under Section 15064.5 of the CEOA Guidelines, mitigation measures shall be
identified by the monitor and recommended to the Director of Development Services.
Appropriate mitigation measures for significant resources could include avoidance or
capping, incorporation of the site in greenspace, parks or open space, or data recovery
excavations of the finds. No further grading shall occur in the area of the discovery until
the Director approves the measures to protect these resources. If any Native American
paleontological or archaeological artifacts are recovered as a result mitigation the City
shall contact the Morongo Band of Mission Indians and any other designated Tribe(s)'
tribal representative, as determined by the Native American Heritage
Commission(NAHC) to notify them of the discovery. The applicant shall coordinate with
the City of San Bernardino and the designated Tribe(s) to determine, in good faith, the
appropriate disposition Native American artifacts and the designated Tribe(s) shall be
given the opportunity to seek the retum of any Native American artifacts discovered. Any
non-Native American paleontological or archaeological artifacts recovered as a result
of mitigation shall be donated to a qualified scientific institution approved by the Director ~
of Community Development where they would be afforded long-term preservation to >>I4(
allow future scientific study. UU
AHS 5.4-2B
Prior to the issuance of any graCIng permit, the following note shall be placed on the
cover sheet, and discussed at the pre-grade meeting:
a) The paleontologist retained for the project shall immediately evaluate the fossils
which have been discovered to determine if the are significant and, if so, to
develop a plan to collect and study them for the purpose of mitigation.
b) The paleontologic monitor must be empowered to temporarily halt of redirect
excavation equipment of fossils are found to allow evaluation and removal of
them if necessary, the monitor should be equipped to speedily collect
specimens if the are encountered.
c) The monitor, with assistance if necessary, shall collect individual fossils and/or
samples of fossil bearing sediments. If specimens of small animal species are
encountered, the most time and cost efficient method of recovery is to remove
a selected volume of fossil bearing earth from the grading area and screen wish
it off-site.
d) Fossils recovered during the earthmoving or as a result of screen-washing of
sediment samples shall be cleaned and prepared sufficiently to allow
identification. This allows the fossils to be described in a report of findings and
reduces the volume of matrix around specimens prior to storage, thus reducing
storage costs.
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 37
Findings of Fact and Statement of Overriding Considerations
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
e) A report of findings shall be prepared and submitted to the public agency
responsible for overseeing developments and mitigation of environmental
impacts upon completion of mitigation. This report would minimally include a
statement of the type of paleontological resources found, the methods and
procedures used to recover them, an inventory of the specimens recovered, and
a statement of their scientific significance.
AHS 5.4-2C
The EIR concludes that there are or may be significant archaeological resources within
areas where ground disturbing activity is proposed by the project. Therefore, prior to the
first preliminary or precise grading permit for development in the Arrowhead Springs
Specific Plan area, each prehistoric and historic archeological site (listed below and
described in Table 5.4-3) located within the project grading footprint must be tested and
evaluated, following clearing and scraping activities.
. CA-SBR-2268/H, including the four loci
. CA-SBR-6870H
. CA-SBR-7019H
. CA-SBR-7020H
. CA-SBR-7022H
. CA-SBR-7049H
. P1071-21
. P36-017732
Testing and evaluation may consist of surface collection and mapping, limited subsurface
excavations, and the appropriate. analyses and research necessary to characterize the
artifacts and deposit from which'they originated. Upon completion of the test level
investigations, for sites are determined to be unique archaeological sites or historical
resources as set forth in CEQA Guidelines Section 15064.5, the following measures
shall be undertaken: the archaeologist shall submit its recommendations to, the
landowner or subsequent project applicant and the Director of Community Development
on the measures that shall be implemented to protect the sites. Appropriate measures
for unique archaeological resources or historical resources could include preservation
in place through planning construction to avoid archaeological sites; incorporation of
sites within parks, greenspace, or other open space; covering the archaeological sites
with a layer of chemically stable soil before building tennis courts, parking lots, or similar
facilities on the site or deeding the site into a permanent conservation easement. When
data recovery throug~ excavation is the only feasible mitigation, a data recovery plan,
which makes provision for adequately recovering the scientifically consequential
information from and about the historical resource, shall be prepared and adopted prior
to any excavation being undertaken. Such studies shall be deposited with the Califomia
Historical Resources Regional Information Center. Archaeological sites known to contain
human remains shall be treated in accordance with the provisions of Section 7050.5
Health and Safety Code.
. Preparation of a research design for those sites determined to the "historical
resources" that cannot be avoided that describes the recommended field
investigations, and makes provisions for adequately recovering the scientifically
consequential information from and about the "historical resource."
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Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
. Conducting site excavations in accordance with the research design with an
emphasis on obtaining an adequate sample for analysis within the limits of the
research questions being addressed. Special studies such as pollen analyses, soil
analyses, radiocarbon dating, and obsidian hydration dating should be conducted
as appropriate.
. Monitoring of all field excavations by a Native American representative.
. Preparation of a final report of the Phase 3 data recovery work and submittal of the
research design and final report to the South Central Coastal Information Center
(SCCIC), and other agencies, as appropriate.
. If any Native American archaeological artifacts are recovered, the project applicant
shall contact the City, which shall in turn contact the Morongo Band of Mission
Indians and any other designated Tribe(s)' tribal representative, as determined by
the Native American Heritage Commission(NAHC) to notify them of the discovery.
The applicant shall coordinate with the City of San Bernardino and the designated
Tribe(s) to determine, in good faith, the appropriate disposition Native American
artifacts and the designated Tribe(s) shall be given the opportunity to seek the return
of any Native American artifacts discovered. Any non-Native American
archaeological artifacts recovered as a result of mitigation shall be donated to a
qualified scientific institution approved by the Director of Community Development
where they would be afforded long-term preservation to allow future scientific study.
~
Finding: The mitigation measures Identified are feasible and would avoid or substantially lessen the
potentially significant impacts associated with archeological andlor paleontological resources or
unique geologic features to a level of less than significant and no unavoidable adverse impacts would
occur. -
AHS Impact 5.4-3:
Grading activities could potentially disturb human remains in the Arrowhead
Springs Specific Plan area. [Threshold C-4}
The site does contain the remains of David Nobel Smith at a marked memorial and the area was also known
to be used by Native American tribes, increasing the likelihood that undiscovered human remains may exist.
Site grading and construction activities may result in the discovery of human remains. whiCh-would result is
a significant impact.
Mitigation Measures:
AHS 5.4-3A
In the event of the accidental discovery or recognition of any human remains in any
location other than a dedicated cemetery, the following steps shall be taken:
There shall be no further excavation or disturbance of the site or any nearby area
reasonably suspected to overlie adjacent human remains until the San Bernardino
County Coroner is contacted to determine if the remains are prehistoric and that no
investigation of the cause of death is required. If the coroner determines the remains to
be Native JVnerican, then the coroner shall contact the Native American Heritage
Commission within 24 hours, and the Native American Heritage Commission shall
identify the person or persons It believes to be the most likely descendent from the
deceased Native American. The most likely descendant may make recommendations
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 39
Findings of Fact and Statement of Overriding Considerations
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82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIR/FEIR
AHS 5.4-3B
AHS 5.4-3C
to the landowner or the person responsible for the excavation work, for means of treating
or disposing of, with appropriate dignity, the human remains and any associated grave
goods as provided in Public Resources Code Section 5097.98; or
Where the following conditions occur, the landowner or his authorized representative
shall rebury the Native American human remains and associated grave goods with
appropriate dignity either in accordance with the recommendation of the most likely
descendant or on the property in a location not subject to further subsurface
disturbances:
. The Native American Heritage Commission is unable to identify a most likely
descendant or the likely descendant failed to make a recommendation within 24
hours after being notified by the commission; or
. The descendant identified fails to make a recommendation; or
. The landowner or his authorized representative rejects the recommendation of
the descendant, and the mediation by the Native American Heritage
Commission fails to provide measures acceptable to the landowner.
Upon receipt of an application for a project subject to CEQA and within the City's
jurisdiction, the City of San Bernardino's representative shall consult with the relevant
Tribe(s)' tribal representative(s), as determined by the Native American Heritage
Commission, to determine if the proposed project is within a culturally sensitive area to
the tribe. If sufficient evidence is provided to reasonably ascertain that the site is within
a [tribal] culturally sensitive area,-then a cultural resources assessment prepared by a
City-certified archaeologist shall be required. The findings of the cultural resources
assessment shall be incorporated into the CEQA documentation. A copy of the report
shall be forwarded to the Tribe(s). If mitigation is recommended in the CEQA document,
the procedure described in MM 5.4-3C shall be followed.
Prior to the issuance of grading permits for which the CEQA document defines cultural
resource mitigation for potential tribal cultural resources, the project applicant shall
contact the designated Tribe(s)' tribal representative to notify them of the grading,
excavation, and monitoring program. The applicant shall coordinate with the City of San
Bernardino and the tribal representative(s) to negotiate an Agreement that addresses
the designation, responsibilities, and participation of tribal monitors during grading,
excavation, and ground-disturbing activities; scheduling; terms of compensation; and
treatment and final disposition of any cultural resources, sacred sites, and human
remains discovered on the site. The City of San Bernardino shall be the final arbiter of
the conditions included in the Agreement.
Finding: The mitigation measures identified are feasible and would avoid or substantially lessen the
potentially significant impacts associated with disturbance of human remains outside of formal
cemeteries to a level of less than significant and no unavoidable adverse impacts would occur.
82.4 Geology and Soils
AHS Impact 5.5-2:
Unstable geologic unit or soils conditions, including soil erosion, could result
due to build-out of the Arrowhead Springs Specific Plan. [Thresholds G-2
and G-3]
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Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
Portions of the Arrowhead Springs Specific Plan area are located on unstable geological units or have
unstable soil conditions that may result in loss of topsoil or be susceptible to landslides, lateral spreading,
liquefaction, subsidence, and collapse. .
Mitigation Measures:
AHS 5.5-2a
AHS 5.5-2b
AHS 5.5-2c
AHS 5.5-2d
All projects within the Arrowhead Springs Specific Plan area shall follow all geotechnical
recommendations provided within the Report of Preliminary Geotechnical Evaluations
produced by Soils Southwest Inc.
Site specific geotechnical analysis shall be required for all new developments within the
Arrowhead Springs Specific Plan area to determine existing soils conditions, soil
recommendations for fill material prior to grading, and slope stability. Detailed geologic
and geotechnical evaluations shall be made for construction of structural footings and
slab-on-grade for placement on compacted fill soils.
No fill shall be placed, spread or rolled during unfavorable weather conditions. Where
work is interrupted by heavy rains, fill operations shall not be resumed until moisture
conditions are considered favorable by the soils engineer.
Proposed level structural pad areas shall be carefully evaluated by project geologist to
determine whether these locations can be rendered safe and stable without potentially
affecting offsite improvements. Excavated footings shall be inspected, verified, and
certified by soils engineer prior to steel and concrete placement to ensure their sufficient
embedment and proper bearing. Structural backfill shall be placed under direct
observation and testing. ~'_ .
~
Finding: The mitigation measures identified are feasible and would avoid or substantially lessen the
potentially significant impacts associated with geology and soils to a level of less than significant and
no unavoidable adverse impacts would occur.
82.5 Hazards and Hazardous Materials
AHS Impact 5.6-1:
Arrowhead Springs Specific Plan operations would involve the transport, use
and/or disposal of hazardous materials or release of hazardous materials.
[Thresholds H-1, H-2, and H-3J-
The Arrowhead Springs Specific Plan area would result in the expansion of the existing development to
include new commercial and residential uses. The Phase I Site Assessment identified recognized
environmental conditions and historical recognized environmental conditions that may pose a hazard to
people or the environment. Furthermore, naturally occurring emissions from the geothermal activity may also
pose a hazard to people if development were to be concentrated in these areas.
AHS 5.6-1a
Mitigation Measures:
AHS 5.6-1b
Oil impacted materials identified onsite shall be properly cleaned and disposed of in
accordance state and local laws.
Soil samples shall be collected in the area surrounding the drying beds at the small
sanitary sewer treatment facility and shall be tested for elevated metal concentrations.
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 41
Findings of Fact and Statement of Overriding Considerations
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
AHS 5.6-1c
Prior to approval of Tentative Tract Maps in the Arrowhead Springs Specific Plan area
in the vicinity of the identified geothermal areas, the developer shall initiate a risk
assessment to identify possible risks associated with the development adjacent to the
geothermal activity of Arrowhead Springs. The risk analysis shall include a risk
assessment of radon, methane, propane, and mercury associated with the geothermal
vents, hot springs, and mercury accumulation in the soils where development is to occur.
Ventilation systems shall be designed in accordance with the National Fire Protection
Association guide to ensure that indoor air concentrations of these hazards associated
with the geothermal activity would not result in a hazard for building occupants. If an
active (Le. mechanically operated) ventilation system is used, the developer would be
required to obtain relevant permits from the AQMD.
Finding: The mitigation measure identified is feasible and would avoid or substantially lessen the
potentially significant impacts associated with hazards and hazardous material to a level of less than
significant and no unavoidable adverse Impacts would occur
82.6 Hydrology and Water Quality
AHS Impact 5.7-1:
During the construction phase of the proposed project, there is the potential
for short-term unquantifiable increases in pollutant concentrations from the
site. After project development, the quality of storm water runoff (sediment,
nutrients, metals, pesticides, pathogens, and hydrocarbons) may be altered.
[Thresholds HOo1 and HD-6}
Construction activities could lead to temporary impacts on surface water quarter quality through an increase
in sediment deposited in local streams due to soil erosion and/or the release of other pollutants associated
with construction. Development of the site would urbanize a total of approximately 506 acres, including 199
acres for a golf course, which would result in substantial alteration in the existing site conditions and the
introduction of urban pollutant sources that could impact water quality for surface and ground water
resources.
Mitigation Measures:
AHS 5.7-1A
AHS 5.7-1B
Prior to the issuance of land disturbing permits, the applicant shall provide the City
Engineer with evidence that a Notice of Intent (NOI) has been filed with t!le State Water
Resources Control Board. Such evidence shall consist of a copy of the NOI stamped by
the State Water Resources Control Board or the Regional Water Quality Control Board,
or a letter from either agency stating that the NOI has been filed a minimum of thirty
days prior to commencing grading operations.
Prior to issuance of land disturbing permits and in compliance with the requirements of
the State General Construction Activity Storm Water Permit, the project applicant shall
prepare a Storm Water Pollution Prevention Plan (SWPPP) that incorporates measures
or comparable Best Management Practices which describe the site, erosion and
sediment controls, means of waste disposal, implementation of approved local plans,
control of post-construction sediment and erosion control measures and maintenance
responsibilities, and non-storm water management controls. The SWPPP shall also be
submitted to:the City of San Bernardino Public Works Department. The applicant shall
require all construction contractors to retain a copy of the approved SWPPP on each
construction site. Additionally, the SWPPP shall ensure that all water discharges are in
October 2005
Page 42 . The Planning Center
AHS 5.7-1C
AHS 5.7-10
AHS 5.7-1 E
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
compliances with the current requirements of the California Regional Water Quality
Control Board, Santa Ana Region.
Prior to issuance of land disturbing permits and in compliance with City of San
Bernardino Municipal Code Chapter 8.80, the applicant shall prepare a Storm Water
Quality Management Plan (SWQMP). The SWQMP shall implement all applicable
BMPs, as listed in the California Storm Water Best Management Practices Handbooks
or the current, San Bernardino County Storm Water Program's Report of Waste
Discharge, to reduce pollutants in storm water and runoff and reduce non-storm water
discharges to the City's storm water drainage system to the maximum extent practicable.
The SWQMP shall demonstrate compliance with California Department of Health
Services Section 60310 Use Area Requirements, which state that "no impoundment of
disinfected tertiary recycled water shall occur within 100 feet of any domestic water
supply well," and "no irrigation with, or impoundment of, disinfected secondary or
disinfected secondary recycled water shall take place within 100 feet of any domestic
water supply well."
Prior to the issuance of land disturbing permits for the golf course, a Chemical Application
Management Plan (CHAMP) shall be submitted to and approved by the City of San
Bemardino. The CHAMP or similar management plan shall incorporate but not be limited
to the following:
. A description of chemicals authorized for use and approved by the State of
California, along with guidelines for their application. Guidelines shall include
restrictions on their application and their use near drainage systems. Chemicals
include fertilizers, herbicides, fungicides, insecticides and rodenticides.
Guidelines on the application of fertilizers and soil amendments shall take into
account consideration the physical characteristics and nutrient content of the
soil on the golf course site.
~
. Guidelines for the irrigation of the golf course that take into consideration the
field capacity of soil types and the timing with chemical applications; and
. Chemical storage requirements and chemical spill response and chemical
inventory response plans shall be prepared and implemented._
A water quality monitoring system and program shall be developed and implemented in
conjunction with the CHAMP that provides for sampling of all permanent surface water
features on a quarterly basis and includes an analysis for non-volatile synthetic organic
chemicals, total dissolved solids, chloride, sulfate, total phosphorus, boron, nitrogen as
nitrate, total nitrogen, and iron. This monitoring program shall be implemented with
consideration of the RWQCB water quality objectives.
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 43
Findings ofF act and Statement of Overriding Considerations
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
Finding: The mitigation measures identified are feasible and would avoid or substantially lessen the
potentially significant impacts associated with hydrology and water quality to a level of less than
significant and no unavoidable adverse Impacts would occur.
AHS Impact 5.7-2:
Development pursuant to the proposed project would increase the amount
of impervious surfaces on the site and utilize surface waters otherWise
destined for groundwater recharge reducing opportunities for groundwater
recharge. [Threshold HD-2]
Project implementation would increase the amount of impervious surfaces in the area, thus impacting the
opportunity for groundwater recharge in those areas. Additionally, the proposed project would withdraw water
from the surface water streams for drinking water and irrigation purposes and/or retrieve through wells in the
Basin excess water that would normally reach the percolation ponds, which would reduce the amount of water
available for groundwater recharge in the Basin.
Mitigation Measures:
AHS 5.7-2A
Prior to approval of the first Tentative Tract Map, evidence shall be provided to the
Development Services Department that appropriate water rights have been granted
including a determination of maximum and minimum withdrawal of water from East and
West Twin Creek watersheds (in conjunction with mitigation measure 5.15-1 ).
AHS 5.7-2B
Prior to approval of the first Tentative Tract Map, the applicant shall secure a site for the
supplemental water wells in the San Bemardino Basin and obtain a drilling and operation
permit in accordance with Chapter 13.24 (Water Supply System) of the Municipal Code.
--...,
Finding: The mitigation measures identified are feasible and will avoid or substantially lessen the
potentially significant impacts associated with hydrology and water quality to a level of less than
significant and no unavoidable adverse impacts would occur.
AHS Impact 5.7-3:
Development pursuant to the proposed project would increase the amount
of impervious surfaces on the site and would therefore increase surface
water flows into drainage systems within the watershed. [Threshold HD-3,
HD-4, and HD-5]
The existing drainage pattern of the site would be substantially altered and development would create an
increase in impervious surfaces causing an increase in the amount and rate of storm water discharge to local
streams. -
Mitigation Measures:
AHS 5.7-3A
Prior to issuance of land disturbing permits, the applicant shall submit a Final Drainage
Plan Report to the City of San Bemardino for review and approval in conformance with
the City of San Bernardino requirements that are in effect at the time of submittal. The
report shall be prepared by a qualified registered professional civil engineer and shall,
at a minimum, include the following:
,
. A written text addressing existing conditions, the effects of projects
improvements, all appropriate calculations, a watershed and hydrology map,
changes in downstream flows and elevations, proposed on and off-site
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Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
improvements (catch basins, inlets, vaults, swales, filters, etc. for entrapment
of sediment debris and contaminants), and features to protect downstream uses
and property. The project drainage features shall be designed to ensure no
change in downstream flow conditions that would result in new or increased
severity of flooding.
. The report shall provide evidence of compliance with all required approvals from
the Regional Water Quality Control Board (401 Water Quality Waiver) and with
USCOE 404 permitting for changes to "waters of the U.S."
AHS 5.7-3B
Maintenance of the storm drainage facilities shall be the responsibility of the project
applicant until such time as the facilities are turned over to the City as a public
improvement, or included within a Landscape Maintenance District or project home-
owners or maintenance association. Easements shall be created and offered for
dedication to the City for maintenance and access to these facilities as necessary in
anticipation of possible City maintenance.
Finding: The mitigation measures identified are feasible and would avoid or substantially lessen the
potentially significant Impacts associated with hydrology and water quality to a level of less than
significant and no unavoidable adverse impacts would occur
AHS Impact 5.7-4:
Portions of the project site proposed for development are located within a
100-year flood hazard area. [Thresholds HD-7 and HD-8]
~
Portions of the specific plan area selected for residential development that are adjacent to West Twin Creek
are subject to 100-year flood plain inundation. ~
Mitigation Measures:
AHS 5.7-4
Prior to issuance of building permits the project applicant shall prepare and file an
application with Federal Emergency Management Agency (FEMA), a Letter of Map
Revision (LOMR) for Flood Insurance Rate Maps as necessary to reflect changes to the
floodway or flood plain resulting from the development to demonstrate that all habitable
structures are not subject to flooding in a 100-year storm. The Department of Public
Works shall be ,Provided a copy of the LOMR.
Finding: The mitigation measure identified Is feasible and will avoid or substantially lessen the
potentially significant Impacts associated with hydrology and water quality to a level of less than
significant and no unavoidable adverse impacts would occur
82.7 Noise
AHS Impact 5.10-1:
Implementation of the Arrowhead Springs Specific Plan would result in long-
term operation-related noise that would exceed local standards. [Thresholds
N-1 and N-3]
Project implementation would result in long-term operation-related noise that would exceed local noise
standards primarily derived from operation of the proposed wastewater treatment plant and traffic on the new
Harrison Parkway and other local roadways studied due to the proximity of residential uses. Cumulative noise
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 45
Findings ofF act and Statement of Overriding Considerations
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
impacts would occur due project and background traffic in the year 2030 at Sterling Avenue south of Foothill
Drive.
Mitigation Measures:
AHS 5.10-1A
AHS 5.10-1B
A site specific acoustic study shall be conducted to analyze and mitigate noise levels
along the existing Harrison Street from 40th to 30th Street and submitted to the
Development Services Department with plans for road widening of Harrison Street. This
acoustic study shall specify the necessary mitigation to achieve exterior noise level limits
at residential uses proximate to the new Harrison Parkway. Mitigation measures may
include the use of berms or sound walls to attenuate exterior noise levels.
A site specific acoustic study shall be conducted to evaluate and, if necessary, mitigate
potential noise impacts from the proposed wastewater treatment plan on the golf course
and residences located proximate to the project site. The study shall be submitted to the
Development Services Department with building plans for approval. Mitigation, if
necessary, shall be in compliance with the City's exterior and interior noise limits.
Finding: The mitigation measures identified are feasible and will avoid or substantially lessen the
potentially significant impacts associated with most noise derived from traffic and noise due to
operation of the wastewater treatment plant to a level of less than significant. However cumulative
noise levels from traffic along Sterling Avenue south of Foothill Drive can not be sufficiently mitigated
resulting in a significant unavoidable adverse noise impact and a statement of overriding
consideration must be adopted by the Common Council.
AHS Impact 5.10-2:
Implementation of the AI7Q'!Vhead Springs Specific Plan project would create
short-term and long-term groundbome vibration and groundbome noise.
[Threshold N-2l
The project would create Qroundbome vibration and groundbome noise that may result in significant vibration
impacts from vibration intensive construction activities. Vibration intensive construction activities may
temporarily lead to significant vibration impacts if vibration sensitive receivers are located proximate to the
construction activities.
AHS 5.1 0-2A
Mitigation Measures:
AHS 5.1 0-2B
Prior to issuance of land disturbing permits for projects that would occur within 25 feet
of sensitive uses, the project applicant shall submit a list of equipment to the
Development Services Department demonstrating compliance with USDOT significance
threshold for vibration annoyance of 72 VdB.
Prior to issuance of land disturbing permits for projects that would occur within 25 feet
of sensitive uses, the project applicant shall submit a list of equipment to the
Development Services Department demonstrating compliance with USDOT significance
threshold for vibration induced structural damage of 0.20 in/sec.
Finding: The mitigation measures identified are feasible and will avoid or substantially lessen most
of the potentially significant Impacts associated with ground borne vibration and groundborne noise.
However, the phasing of development may place sensitive users adjacent to sources of groundborne
vibration and groundborne noise during construction activities such that mitigation measures would
October 2005
Page 46 . The Planning Center
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
not be effective in reducing impacts, resulting in a significant unavoidable adverse impact and a
statement of overriding considerations must be adopted by the Common Council.
82.8 Public Services
B2.8.1 Fire Protection
AHS Impact 5.12-1:
Incorporation of the Arrowhead Springs Specific Plan area and subsequent
development would introduce new structures, residents, and workers within
the City of San Bernardino Fire Department service boundaries, thereby
increasing the requirement for fire protection facilities and personnel.
[Threshold FP-1]
Incorporation and build-out of the Arrowhead Springs Specific Plan area would expand the service boundary
for the San Bernardino City Fire Department in an area that has a high number of emergency response calls
and high fire danger thereby reducing the level of service for the remainder of the City and resulting in an
increased need for addition fire protection facilities and personnel.
Mitigation Measures:
AHS 5.12-1
Prior to approval of any tract map or development application, the project applicant shall
enter into a secured fire protection agreement with the City of San Bernardino to provide
necessary fire fighting facilities, personnel, equipment for fire, and emergency services
delivery, either through construction of fire facilities, funding or a combination of both.
The Agreement shall also address the phasing of required fire facilities.
~
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with fire protection and emergency services to a level of
less than significant and no unavoidable adverse impacts would occur.
B2.9 Recreation
AHS Impact 5.13-2:
Buildout. of the Arrowhead Springs Specific Plan area would result in
environmental impacts to provide new and/or expanded recreational
facilities. [Threshold R-2l
Implementation of the Arrowhead Springs Specific Plan would result in new recreation facilities including the
development of a 199-acre public golf course in an area of natural environmental. Development of the golf
course would result in direct environmental impacts to West Twin CreeK and its natural biotic community.
Mitigation Measures:
AHS 5.13-2
Project applicant shall adhere to mitigation measures (AHS 5.3-1, AHS 5.3-2A, AHS 5.3-
2B, AHS 5.3-2C, AHS 5.3-4A, AHS 5.3-4B) as detailed in Section 5.3 which are
established l<> reduce the impact to the biological resources of West Twin Creek.
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 47
Findings of Fact and Statement of Overriding Considerations
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82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with recreation to a level of less than significant and no
unavoidable adverse impacts would occur.
82.10 Transportation and Traffic
AHS Impact 5.14-1:
Project-related trip generation would impact levels of service for the existing
area roadway system. [Threshold T-1]
Two intersections were determined to be impacted by Phase I traffic and 7 intersections would be impacted
by full build-out of the project or by the year 2030. No roadway segments would be impacted after Phase I
or full build-out of the project.
Mitigation Measures:
AHS 5.14-1A
Prior to issuance of occupancy permits the project applicant shall be required to complete
or bond for the costs of engineering and construction of the following project related
traffic improvements or equivalent for Phase I (as detailed in the traffic study) impacts
of 2007:
. Waterman Avenue @ 36th Street. Install signalization with permitted
phasing.
. Waterman Avenue @ 34th Street. Install signalization with permitted
phasing.
AHS 5.14-1B
Prior to issuance of occupancy pel11lits for Phase II (as detailed in the traffic study) and
all phases thereafter the project applicant shall be required to complete or bond for the
costs of engineering and construction of the following project related traffic
improvements or equivalent for impacts due to full build-out of the project:
. Waterman Avenue @ 30th Street. Install protected phasing and one additional
WB right-turn lane, and one additional SB right-turn lane, both with overlap right-
turn phasing.
. Harrison Parkway (new) @ 40th Street. Install signalization. permitted phasing
and two NB I~ft-turn lanes, one NB right-turn lane. an exclusive EB right-turn
lane and an exclusive WB left-turn lane
. Waterman Avenue @ 36th Street. Install signalization and permitted phasing.
. 30th Street @ Lynwood Drive. Reconfigure intersection to align with new
Harrison Parkway and install signal.
. Waterman Avenue @ 40th Street. Add an exclusive right-turn lane in each
direction and westbound right-turn overlap phasing.
. Waterman Avenue @ 34th Street. Install signal and permitted phasing.
Page 48 . The Planning Center
October 2005
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
. Village Parkway @ 40th Street. Install signal with protected EW phasing and the
intersection configuration of; two SB left-tum lanes, one SB right-turn lane, two
EB thru-Ianes, one EB left-tum lane, two WB thru-Ianes and one WB right-turn
lane.
Finding: The mitigation measures identified are feasible and will avoid or substantially lessen the
potentially significant impacts associated with traffic and transportation to a level of less than
significant and no unavoidable adverse impacts would occur.
82. 11 Utilities and Services Systems
Water
AHS Impact 5.15-1:
Implementation of the Arrowhead Springs Specific Plan would require
construction of a new water system and increase on-site water demand by
approximately 4,035 acre-feet at build-out. [Thresholds WS-1 and WS-2]
The environmental impact of constructing of the water distribution system for the Arrowhead Springs Specific
Plan project has been analyzed throughout DEIR as part of the development as a whole and calculation of
"average" water supply indicates that a sufficient supply is potentially available. However, the water supply
and distribution system has not been permitted by the appropriate agencies and amount of water granted
through existing water rights has not been verified.
Mitigation Measures:
eB
AHS 5.15-1
Prior to approval of the first Tentative Tract Map, evidence shall be provided to Public
Works/Engineering to confirm the availability and quantity of existing water rights
through the State and that the drinking water system has obtained all appropriate
operating and design permits through the California State Department of Heath
Services.
Finding: The mitigation measure Identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with water supply and distribution systems to a level of less
than significant and no unavoidable adverse impacts would occur.
Wastewater
AHS Impact 5.15-2:
Project-generated wastewater could be adequately collected and treated by
the wastewater selVice provider for the project however some related facility
operations may affect the environment. [Thresholds WW-1, WW-2, and WW-
3J
Impacts of the construction of the wastewater collection and treatment facilities for the Arrowhead Springs
Specific Plan project has been analyzed throughout the DEIR where included as part of the grading footprint;
however, operational impacts including use of recycled water may affect local water quality.
Mitigation Measures:
AHS 5.15-2
Prior to approval of the first Tentative Tract Map, evidence shall be provided to the Public
Works/Engineering Division that appropriate permits have been obtained from the State
Water Resources Board, the State Department of Health Services, California
General Plan Update and Associated Specific Plans EIR City of San Bernardino . Page 49
Findings of Fact and Statement of Overriding Considerations
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
Department of Corporations and the SCAQMD for the operation of the wastewater
treatment plant including disposal of bio-solids and use of recycled water.
Finding: The mitigation measure identified is feasible and will avoid or substantially lessen the
potentially significant impacts associated with wastewater treatment and collection systems to a level
of less than significant and no unavoidable adverse impacts would occur.
Page 50. The Planning Center
October 2005
Part B - Arrowhead Springs Specific Plan
82. FINDINGS ON POTENTIALLY SIGNIFICANT IMPACTS OF THE PROPOSED PROJECT
IDENTIFIED IN THE DEIRlFEIR
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General Plan Update and Associated Specific Plans EIR City of San Bernardino . Page 51
Findings of Fact and Statement of Overriding Considerations
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Part B - Arrowhead Springs Specific Plan
83. STATEMENT OF OVERRIDING CONSIDERATIONS
83 STA TEMENT OF OVERRIDING CONSIDERA nONS
CEQA requires the decision-maker to balance the benefits of the proposed project against its unavoidable
environmental risks in determining whether to approve the project. If the benefits of the project outweigh the
unavoidable adverse effects, those effects may be considered "acceptable" (State CEQA Guidelines Section
15093[a]). However, in this case CEOA requires the agency to support, in writing, the specific reasons for
considering a project acceptable when significant impacts are infeasible to mitigate. Such reasons must be
based on substantial evidence in the FEIR or elsewhere in the administrative record (State CEOA Guidelines
Section 15093 [b]). The agency's statement is referred to as a "Statement of Overriding Considerations."
The City of San Bernardino is proposing to approve the General Plan update and associated specific plans
for the University District and Arrowhead Springs and has prepared and certified a FEIR that satisfies the
requirements of CEQA. The following adverse impacts of the Arrowhead Springs Specific Plan project are
considered significant and unavoidable based on the DEIR, FEIR, MMP, and the findings discussed
previously in Part B, Section B1 and B2 of this document.
83.1 Significant Unavoidable Adverse Impacts
Air Quality
Construction activities of the first phase of development that largely involve grading would cause temporary
pollutant emissions that would exceed the daily emission thresholds for NOx and PM 10 for the SCAQMD.
Over the course of Phase 2 construction of facilities the daily emission thresholds for ROG, and NOx would
be exceeded. Operational emissions largely attributed to mobile (vehicle) sources would also exceed the
daily thresholds for Co, ROG, Nox and PM 10. Emissions that exceed the daily threshold are considered to
be significant on a cumulative basis by the SCAQMQ:_
Cultural Resources
While the Arrowhead Springs Specific Plan calls for the restoration and revitalization of the historic hotel and
many of the historic structures surrounding the hotel that contribute to the historical significance of the area,
several structures considered to have historic significance would also be demolished. In accordance to
CEQA guidelines, destruction of an historic resource can not be mitigated and must be considered a
significant unavoidable adverse impact.
Noise
The traffic from the Arrowhead Springs prqject would contribute to a small increase in noise from traffic along
a portion of Sterling Avenue that in and of itself would not be considered significant however the increase
causes a cumulative increase in noise that exceeds the threshold for impact. The cumulatively significant
noise impact cannot be mitigated resulting a an unavoidable adverse noise impact.
83.2 Considerations in Support of the Statement of Overriding Considerations
The City, after balancing the specific economic, legal, social, technological, and other benefits of the
proposed Project (Arrowhead Springs Specific Plan), has determined that the unavoidable adverse
environmental impacts identified above may be considered "acceptable" due to the following specific
considerations, which outweigh ~he unavoidable, adverse environmental impacts of the proposed Project.
Each of the separate benefits of the proposed Project, as stated herein, is determined to be, unto itself and
independent of the other Project benefits, a basis for overriding all unavoidable adverse environmental
impacts identified in these Findings.
Page 52. The Planning Center
October 2005
Part B - Arrowhead Springs Specific Plan
B3. STATEMENT OF OVERRIDING CONSIDERATIONS
The benefits of the Arrowhead Springs Specific Plan can best be understood in light of the manner the project
assists the City in attaining its long term goals. To that end, the Arrowhead Springs Specific Plan is
consistent with the Updated General Plan and addresses several key City goals, including:
Preserve and enhance San Bernardino's unique neighborhoods and create and enhance dynamic,
recognizable places.
The Arrowhead Springs Specific Plan provides for the preservation and enhancement of a local icon. The
Arrowhead Springs Hotel and Resort/Spa will be improved and surrounded by complementary uses, such
as conference facilities, offices, hotels, a golf course, a village shopping environment, and residential uses.
The mixture of uses, resort nature of the site, and enhancement of historic structures provide an identity to
Arrowhead Springs that is unique to the area.
Promote development that integrates with and minimizes impacts on surrounding land uses.
The Arrowhead Springs Specific Plan concentrates development on 506 acres near existing, on and off site
development and leaves the remaining 1,400 acres in permanent open space. This allows the majority of
Arrowhead Springs to blend with the adjacent National Forest Development while focusing development near
existing roadways and infrastructure. In addition, the Arrowhead Springs Specific Plan includes development
standards, design guidelines, grading standards, hillside development standards, fire protection standards,
and resource protection measures that will ensure that new development be of a high quality and blends with
surrounding uses.
Enhance the quality of life and economic vitality in San Bernardino by strategic infill of new
development and revitalization of existing development.
The Arrowhead Springs Specific Plan is the revitalization of an existing hotel and resort that has not been in
operation in years. Development of Arrowhead Springs will result in 1,350 single-family detached and multi-
family units and approximately 2,530 new jobs. Arrowhead Springs will also be a unique resort and historic
icon and attract visitors and tourists to the City.
~
Enhance the aesthetic quality of land uses and structures in San Bernardino.
The existing historic buildings on site create a benchmark for future development to complement and
enhance. The Arrowhead Springs Specific Plan includes detailed development standards and design
guidelines and clear maintenance requirements to ensure a quality, long-term project.
Provide for the development and maintenance of public infrastructure and services to support
existing and future residents, businesses, recreation and other uses.
The Arrowhead Springs Specific Plan provides for the necessary infrastructure, including domestic and
recycled water, sewer, drainage, utilities, and roadways, to accommodate the buildout of the property.
Arrowhead Springs will provide on-site: domestic water treatment, supply, distribution, and storage systems;
stormwater and flood management systems, including untouched natural channels; wastewater treatment;
and solid waste collection and recycling in sufficient size and capacity to support buildout of the plan.
Arrowhead Water & Power, the on-site utility company, will provide these services within Arrowhead Springs.
Ensure that the costs of infras~ructure improvements are borne by those who benefit.
General Plan Update and Associated Specific Plans EIR City of San Bernardino · Page 53
Findings of Fact and Statement of Overriding Considerations
Part B - Arrowhead Springs Specific Plan
B3. STATEMENT OF OVERRIDING CONSIDERATIONS
The necessary infrastructure to support the buildout of Arrowhead Springs will be installed and financed by
Arrowhead Water & Power or by individual developers. User fees will accommodate the long-term use and
on-going maintenance of the utilities.
Facilitate the development of a variety of types of housing to meet the needs of all Income levels in
the City of San Bernardino.
Arrowhead Springs accommodates 1,350 new residential units that provide housing opportunities for multiple
segments of the housing market, from first time buyers, to executive homes, to condominiums and multi-
family units. Arrowhead Springs accommodates 36 custom estates, 34 'urban' flats in Village Walk, 266
condominiums and town homes adjacent to Village Walk, 150 upscale senior units, 150 non-age restricted
attached units, 429 golf course condominiums, and 285 town homes and condominiums in the unique
Hilltown.
Expand on historic and the natural assets to attract recreational visitors.
Arrowhead Springs represents a significant gateway into the City from the mountain resorts. The
development creates a powerful transitional edge from the City to the US National Forest of the San
Bernardino Mountains. Arrowhead Springs is located immediately below the famous geologic 'arrowhead'
that is imprinted on the mountainside, providing a natural landmark to the property. Arrowhead Springs, with
its unique history and natural resources, will become a regional tourist destination. The creation of up-scale
residential neighborhoods, a unique "village" commercial center, corporate office center, high-end hotels,
convention center, world-class spa/health resort, public golf course, and equestrian trails will create a
mountain resort at a gateway to the City from SR-18.
Improve the quality of life in San Bemardlno by providing adequate parks and recreation facilities and
services to meet the needs of our residents. ~'-
Arrowhead Springs includes 21 acres of Neighborhood/Mini-Parks and 1,400 acres of open space. Above
this, a 199-acre public golf course is also provided in Arrowhead Springs. In the developed area, there is one
14-acre publiC Botanical Garden and seven Mini-Parks ranging in size from 0.2 acres to 3.0 acres. The Park
Plan for Arrowhead Springs also includes approximately 1,400 acres of Open SpacelWatershed uses. This
designation is intended to establish open space areas serving multiple purposes including active and passive
recreation, such as hiking, as well as watershed control.
Protect people and property from brush urban and wildland fire hazards.
Arrowhead Springs concentrates development on 27% of the site. Surrounding the developed areas of the
site are fuel modification zones that will be planted with vineyards and orchards. These natural buffers will
help protect the people and property from brush fire hazards and enhance the character of the area.
Development in Arrowhead Springs will be required to comply with the requirements of the City's Foothill Fire
Zone and Arrowhead Springs Hillside Development provisions, which address building, grading, and
landscaping standards in high-fire areas.
83.3 Conclusion
For the foregoing reasons, the City of San Bernardino concludes that the Arrowhead Springs SpeCific Plan
project will result in a beneficial mix of retail, residential, and recreational uses while restoring and reusing
important historical structures providing significant benefits of local and regional significance, which outweigh
the unavoidable environmental impacts. Therefore; the City of San Bernardino has adopted this Statement
of Overriding Considerations.
Page 54 . The Planning Center
October 2005
EXHIBIT C
MITIGATION
MONITORING
PROGRAM
FOR:
SAN BERNARDINO
GENERAL PLAN
UPDATE
(SAN BERNARDINO
GENERAL PLAN
UPDATE AND
ASSOCIATED
SPECIFIC PLANS EIR)
SCH #2004111132
prepared for:
~
~'-
CITY OF
SAN BERNARDINO
Contact:
Terri Rahhal,
Principal Planner
prepared by:
THE PLANNING
CENTER
Contact:
William Halligan, Esq.,
Director of
Environmental Services
SEPTEMBER 27, 2005
Table of Contents
Section
Paae
1. INTRODUCTION ...................................................................................................1
1.1 PURPOSE OF MITIGATION MONITORING PROGRAM ............................................1
1.2 DEIR SUMMARY FOR THE GENERAL PLAN UPDATE AND
UNIVERSITY DISTRICT SPECIFIC PLAN PROJECT ..........................................1
1.3 PROJECT LOCATION ..................................................................................................2
1.4 ENVIRONMENTAL IMPACTS.......................................................................................2
2. MITIGATION MONITORING PROCESS.................... ................................ ...........4
2.1 MITIGATION MONITORING AGREEMENT .................................................................4
2.2 MITIGATION MONITORING PROGRAM ORGANIZATION.........................................4
2.3 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES
DEPARTMENT ......................... ..... ............ ....... ..... ...................... ... .... ........... ......... 4
2.4 MITIGATION MONITORING COMMITTEE ..................................................................4
2.5 RECOGNIZED EXPERTS ............................................................................................5
2.6 ARBITRATION RESOLUTION............................. ........................... ..............................5
2.7 ENFORCEMENT.. ........ .......... ................ .................................... ........................... ....... 6
3. MITIGATION MONITORING REQUIREMENTS ...................................................8
3.1 PRE-MITIGATION MEETING .......................................................................................8
3.2 CATEGORIZED MITIGATION MEASURES/MATRIX...................................................8 n
3.3 IN-FIELD MONITORING...............................................................................................8 '!4(
3.4 DATA BASE MANAGEMENT........................................................................................8 uu
3.5 COORDINATION WITH CONTRACTORS ...................................................................8
3.6 LONG-TERM MONITORING ...~:"....................................... .......................................... 8
4. MITIGATION MONITORING REPORTS ........ .....................................................18
4.1 FIELD CHECK REPORT ............................................................................................18
4.2 IMPLEMENTATION COMPLIANCE REPORT............................................................ 18
4.3 ARBITRATION/ENFORCEMENT REPORT ...............................................................18
General Plan Update Mitigation Monitoring Program
City of San Bernardino . Page 1
1. Introduction
1.1 PURPOSE OF MITIGATION MONITORING PROGRAM
This Mitigation Monitoring Program has been developed to provide a vehicle by which to monitor mitigation
measures and conditions of approval outlined in the Draft Environmental Impact Report (DEIR), State
Clearinghouse No. 2004111132. The Mitigation Monitoring Program has been prepared in conformance with
Section 21081.6 of the Public Resources Code and City of San Bernardino Mitigation Monitoring
Requirements. Section 21081.6 states:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or
when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision
(c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes
made to the project or conditions of project approval, adopted in order to mitigate
or avoid significant effects on the environment. The reporting or monitoring program
shall be designed to ensure compliance during project implementation. For those
changes which have been required or incorporated into the project at the request
of a responsible agency or a public agency having jurisdiction by law over natural
resources affected by the project, that agency shall, if so requested by the lead or
responsible agency, prepare and submit a proposed reporting or monitoring
program.
(2) The lead agency shall specify the location and custodian of the documents or other
material which constitute the record of proceedings upon which its decision is
based.
~
This Mitigation Monitoring Program will serve to document compliance with adopted/certified mitigation
measures, which were formulated to minimize impacts associated with the General Plan Update. The
mitigation measures presented here also encompass the University District Specific Plan, which was included
in the impact assessment of the General Plan Update. A separate Mitigation Monitoring Program document
has been developed for the Arrowhead Springs Specific Plan.
1.2 DEIR SUMMARY FOR THE GENERAL PLAN UPDATE AND UNIVERSITY DISTRICT SPECIFIC
PLAN PROJECT
The General Plan update consists of a comprehensive update to the City's General Plan with the exception
of the Housing Element, which was adopted July 2003 and included but simply reformatted to fit the new
document. The proposed General Plan Update reflects the community's view of its future and can be thought
of as the blueprint for the City's growth and development. The general plan projects conditions and needs
into the future as a basis for determining long-term objectives and policies for day-to-day decision-making.
While the life of the General Plan is generally considered to be 20 years, the General Plan includes policies
and programs that are short term, long term, and ongoing. Some portions of the General Plan, such as the
land use plan, are not linked to any timeline. The land use plan reflects build-out, which will occur through
voluntary methods or redevelopment efforts throughout the life of the City. The general plan is considered
"comprehensive" since it covers the territory within the boundaries 'of the City and any areas outside of its
boundaries that relate to its planning activities (sphere of influence). The General Plan is also comprehensive
in that it addresses a wide variety of issues that characterize a city. These issues range from the physical
development of the jurisdiction, such as general locations, timing, and extent of land uses and supporting
infrastructure, to social concerns such as those identified in the housing element regarding housing
affordability. To address this range of issues, the proposed General Plan is divided into 14 topical sections,
or Elements the same as the existing General Plan: Introduction, Land Use, Housing, Economic
General Plan Update Mitigation Monitoring Program
City of San Bernardino . Page J
1. Introduction
Development, Community Design, Circulation, Public Facilities and Services, Parks, Recreation, and Trails,
utilities, Safety, Historical and Archaeological Resources, Natural Resources and Conservation, Energy and
Water Conservation and Noise. The General Plan is guided by a Vision Statement and Key Strategies, which
describe the basic direction of the policies contained in this Plan and represent the community's view of its
future.
The University District is located in the northwestern portion of the City in the foothills of the San Bemardino
Mountains overlooking the Cajon Creek Wash and the Glen Helen Regional Park. The University District
Specific Plan focuses on the aesthetic treatment of the public rights-of-way and other programs designed to
create an identifiable district surrounding the University. The Specific Plan includes design guidelines
addressing the treatment of landscaping, signage, banners, gateways, and pedestrian/bicycle connections.
There are no unique land use changes or circulation system changes or developments proposed as a part
of the University District Specific Plan, therefore analysis of the impacts of this Specific Plan were enveloped
in the discussion of the General Plan update impacts.
The Findings of Fact and Overriding Considerations document presents findings that must be made by the
City of San Bemardino prior to approval of the project pursuant to Sections 15091 and 15093 of the Califomia
Environmental Quality Act (CEQA) Guidelines and Section 21081 of the Public Resources Code. Under
CEQA the Lead Agency (City of San Bernardino) is required to make written findings concerning each
alternative and each significant environmental impact identified in the Draft Environmental Impact Report
(DEIR) and Final Environmental Impact Report (FEIR).
1.3 PROJECT LOCATION
The City of San Bernardino is located approximately 60 miles east of the City of Los Angeles in the upper
Santa Ana River Valley. This valley is framed by the San Bernardino Mountains on the northeast and east,
Blue Mountain and Box Springs Mountain abutting tl:l.e.,Cities of Loma Linda and Redlands to the south, and
the San Gabriel Mountains and the Jurupa Hills to the northwest and southwest, respectively.
San Bernardino is surrounded by the Cities of Rialto to the west, Colton to the southwest, Loma Linda to the
south, Redlands to the southeast, Highland to the east, and the San Bernardino National Forest to the north.
The City of San Bernardino encompasses an area that stretches from just south of the 1-10 Freeway on the
south to the Cajon Creek Wash and the San Bernardino Mountains on the north. The City's total planning
area is 45,231 acres, or 71 square miles. This includes 38,402 acres, or 60 square miles, of incorporated
territory and 6,829 acres, or 11 square miles, of unincorporated lands within the City's Sphere of Influence.
1.4 ENVIRONMENTAL IMPACTS
Based upon the Initial Study, the City of San Bernardino staff determined that an EIR should be prepared for
the proposed project (General Plan Update and Associated Specific Plans). The scope of the Draft
Envjronmentallmpact Report (DEIR) was determined based upon the City's Initial Study, comments received
in response to the NOP, and comments received at scoping meetings conducted by the City. Pursuant to
Sections 15126.2 and 15126.4 of the State CEQA Guidelines, the EIR should identify any potentially
significant adverse impacts and recommend mitigation that would reduce or eliminate these impacts to levels
of insignificance.
The information contained in the Project Description establishes the basis for analyzing future project-related
environmental impacts. However: further environmental review by the City may be required as more detailed
information and plans are submitted on a project by project basis.
Page 2 . The Planning Center
October 2005
1. Introduction
A DEIR has been prepared to evaluate potentially significant impacts associated with implementation of the
proposed General Plan Update. General Plan Goals and Policies, Existing Codes and Regulations and
Mitigation Measures have been identified to either reduce or eliminate potentially significant impacts. For
purposes of environmental analysis in this DEIR, the focus of the environmental impact analysis is on those
areas in which physical changes to the existing environment are proposed that may result in environmental
impacts (Le., areas where land use changes are proposed) and the statistical analysis of future buildout. In
addition, the DEIR describes a range of reasonable alternatives to the project, which could feasibly attain the
basic objectives of the project, while substantially avoiding or lessening any of the significant impacts of the
proposed project, and evaluates the comparative merits of the alternatives and the proposed project.
1.4.1 IMPACTS CONSIDERED LESS THAN SIGNIFICANT
The Initial Study identified various thresholds from the CEQA Guidelines among a number of environmental
categories that would not be significantly impacted by the proposed project and therefore, did not warrant
further review in the DEIR. Only the environmental category of Agricultural Resources was eliminated entirely
from discussion in the DEIR due to impacts that were found to the less than significant. All other
environmental categories were analyzed in the DEIR. Please see Section 8 of the DEIR for a complete listing
of the individual environmental effects which were found to be less that significant in the Initial Study prepared
for the project.
1.4.2 POTENTIALLY SIGNIFICANT ADVERSE IMPACTS THAT CAN BE
MITIGA TED, A VOIDED, OR SUBSTANTIALLY LESSENED
~
Five environmental categories have been identified as having potentially significant impacts if the proposed
project (General Plan Update including the University District SpeCific Plan) is implemented. The factors are:
. Air Quality
. Cultural Resources
. Noise
. Transportation and Traffic
. Utilities and Service Systems for Water and Wastewater
1.4.3 SIGNIFICANT UNAVOIDABLE ADVERSE IMPACTS
The DEIR identifies three unavoiqable adverse impacts, as defined by CEOA that would result from
implementation of the General Plan Update and University District Specific Plan. Unavoidable adverse
impacts may be considered significant on a project-specific basis, cumulatively significant, and/or potentially
significant. Potentially significant impacts .are those that fall within the responsibility of another agency and
implementation of the mitigation measures cannot be assured by the City of San Bernardino. If the City of San
Bemardino, as the Lead Agency, determines that unavoidable significant adverse impacts will result from the
project, the City must prepare a "Statement of Overriding Considerations" before it can approve the project.
A Statement of Overriding Considerations states that the decision-making body has balanced the benefits of
the proposed project against its unavoidable significant environmental effects and has determined that the
benefits of the project outweigh the adverse effects and, therefore, the adverse effects are considered to be
acceptable. The impacts of the General Plan Update that were found in the DEIR to be significant and
unavoidable are:
. Air Quality
. Noise
. Transportation and Traffic
General Plan Update Mitigation Monitoring Program
City of San Bernardino . Page 3
2. Mitigation Monitoring Process
2.1 MITIGATION MONITORING AGREEMENT
The Mitigation Monitoring Agreement will be provided through the City conditions of approval process, and
reference compliance with this monitoring program where applicable.
Provisions are included in the Agreement specifying monitoring and reporting requirements, scheduling,
qualifications of mitigation monitors and specialists, agency fees, right of site access, dispute resolution, and
penalties. The Agreement will include enforcement provisions and sanctions for more severe infractions, such
as stop work orders, loss of further entitlement or restoration. The landowner would agree that the agency
has the right to impose these sanctions pursuant to the contract and hold the agency harmless in
enforcement of its provisions.
The lead agency may also require that Mitigation Monitoring Agreements be executed between the landowner
and appropriate responsible or trustee agencies.
The use of Mitigation Monitoring Agreements will clarify the assignment of responsibility, and have the added
benefit of improving the citizenry's confidence that agencies are committed to take actions to protect their
environment.
2.2 MITIGATION MONITORING PROGRAM ORGANIZATION
Overall mitigation monitoring program management is the responsibility of the City of San Bernardino
Development Services Department. The Mitigation Monitoring Committee comprised of the landowner,
construction manager, and the environmental monitor, is responsible for program implementation and
reporting requirements. The landowner's technical consultants (EIR consultant, geologist/environmental
assessor, project engineer, arborist, noise consultanl:and traffic consultant) will perform related monitoring
tasks under the direction of the environmental monitor (if contracted by the City).
In the event of disputes regarding matters for which the City is the final authority, an arbitration committee will
be formed, consisting of a representative from the City's Development Services Department, Public Works
Division, and City Common Council. City of San Bernardino Departments and responsible/trustee agencies
will interpret technical matters for the Arbitration Committee in the event of a dispute.
2.3 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT
The City of San Bernardino Development Services Department will serve as the program administrator,
responsible for overall program management, mitigation monitoring clearances and coordination of the
arbitration committee/responsible agencies, and the mitigation monitoring committee. The Department is
responsible for review of all monitoring reports, enforcement actions, and document disposition.
2.4 MITIGATION MONITORING COMMITTEE
The mitigation monitoring committee is responsible for the day-to-day monitoring activities and reporting, and
includes a representative from the landowner, construction manager, and the mitigation monitor. The
monitoring committee holds regularly scheduled meetings to coordinate mitigation measure implementation,
review compliance reports, and resolve in-field disputes. Unresolved disputes are forwarded to the arbitration
committee. .
Page 4 . The Planning Center
October 2005
2. Mitigation Monitoring Process
2.4.1 MITIGATION MONITORING TEAM
The mitigation monitoring team, consisting of the environmental monitor manager and technical
subconsultants (EIR consultant, geologist/environmental assessor, project engineer, biologist, noise
consultant, traffic consultant, and archaeologist), is responsible for monitoring the implementation/ compliance
with all adopted mitigation measures and conditions of approval. A major portion of the team's work is in-field
monitoring and compliance report preparation. Implementation disputes are brought to the committee for
resolution by the monitor, and if required, to the arbitration committee.
The following summarizes key positions in the monitoring program and their respective functions:
Monitoring Team
. Technical Advisors: Responsible for monitoring in respective areas of expertise (EIR consultant,
geologist/environmental assessor, project engineer, arborist, noise consultant, and traffic consultant).
Directly reports to the environmental monitor.
. Monitoring Committee: Responsible for report review, and first phase of dispute resolution.
. City Development Services Department: Principal manager of the monitoring program.
Responsible for coordination of mitigation monitoring committee, technical consultants, report
preparation and dispute resolution. Responsible for overall program administration, participation on
arbitration committee and document/report clearinghouse.
~
. City Public Works Division: Responsible for review of final engineering plans in conformance with
the Tentative maps, technical support, and compliance report preparation.
. City Common Council: Responsible for implementation of corrective action, stop work orders and
final arbitrator of disputes.
2.5 RECOGNIZED EXPERTS
The use of recognized experts, as a component of the monitoring team and arbitration committee, is required
to ensure compliance with scientific and engineering based mitigation measures. While the mitigation
monitoring teams recognized experts assess compliance with required mitigation measures, responsible
agency recognized experts consult with the arbitration committee regarding disputes.
2.6 ARBITRATION RESOLUTION
If the mitigation monitor identifies a mitigation measure, which in the opinion of the monitor, has not been
implemented, or has not been implemented correctly, the problem will be brought for resolution before the
mitigation monitoring committee for resolution. If the problem cannot be satisfactorily resolved by the
committee, it will be brought before the arbitration committee for resolution. The decision of the arbitration
committee is final, unless appealed to the Director of Development Services. The arbitration committee,
acting through a final vote of the City Common Council, will have the authority to issue stop work orders until
the dispute is resolved. In the case of situations involving potential risk of safety or other emergency
conditions, the arbitration committee is empowered to issue temporary stop work orders until such time as
Planning Commission or City Common Council review of the particular stop work matter becomes final.
General Plan Update Mitigation Monitoring Program
City of San Bernardino . Page 5
2. Mitigation Monitoring Process
2.7 ENFORCEMENT
Public agencies may enforce conditions of approval through their existing police power, using stop work
orders, fines, infraction citations, loss of entitlement, refusal to issue building permits or certificates of use and
occupancy, or, in some cases, notice of violation for tax purposes. Criminal misdemeanor sanctions could be
available where the agency has adopted an ordinance requiring compliance with the monitoring program,
similar to the provision in many zoning ordinances which state the enforcement power to bring suit against
violators of the ordinance's provisions.
Additional enforcement provisions could include required posting of a bond or other acceptable security in
the amount of the required mitigation measures. In the event of non-compliance, the City could call the bond
and complete the required mitigation measures.
Page 6 . The Planning Center
October 2005
2. Mitigation Monitoring Process
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General Plan Update Mitigation Monitoring Program
City of San Bernardino . Page 7
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.
3. Mitigation Monitoring Requirements
3.1 PRE-MITIGATION MEETING
A pre-monitoring meeting will be scheduled to review mitigation measures, implementation requirements,
schedule conformance, and mitigation monitoring committee responsibilities. Committee rules are
established, the entire mitigation monitoring program is presented, and any misunderstandings are resolved.
3.2 CA TEGORIZED MITIGATION MEASURESlMA TRIX
Project-specific mitigation measures have been categorized in matrix format, as shown in Table 3-1. The
matrix identifies the environmental factor, specific mitigation measures, schedule, and responsible monitor.
The mitigation matrix will serve as the basis for scheduling the implementation of, and compliance with, all
mitigation measures.
3.3 IN-FIELD MONITORING
Project monitors and technical subconsultants shall exercise caution and professional practices at all times
when monitoring implementation of mitigation measures. Protective wear (e.g., hard hat, glasses) shall be
worn at all times in construction areas. Injuries shall be immediately reported to the mitigation monitoring
committee.
3.4 DATA BASE MANAGEMENT
All mitigation monitoring reports, letters, and memos shall be prepared utilizing Microsoft Word software on
IBM-compatible PCs.
3.5 COORDINATION WITH CONTRACTORS
The construction manager is responsible for coordination of contractors and for contractor completion of
required mitigation measures.
3.6 LONG-TERM MONITORING
Long-term monitoring related to several mitigation measures will be required, including fire safety inspections.
Post-construction fire inspections are conducted on a routine basis by the City of San Bernardino Fire
Department.
Page 8 . The Planning Center
October 2005
.
.
3. Mitigation Monitoring Requirements
This page intentionally left blank.
General Plan Update Mitigation Monitoring Program
City of San Bernardino . Page 9
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4. Mitigation Monitoring Reports
Mitigation monitoring reports are required to document compliance with the Mitigation Monitoring Program
and to dispute arbitration enforcement resolution. Specific reports include:
. Field Check Report
. Implementation Compliance Report
. Arbitration/Enforcement Report
4.1 FIELD CHECK REPORT
Field check reports are required to record in-field compliance and conditions.
4.2 IMPLEMENTATION COMPLIANCE REPORT
The Implementation Compliance Report (lCR) is prepared to document the implementation of mitigation
measures on a phased basis, based on the information in Table 3-1. The report summarizes implementation
compliance, including mitigation measures, date completed, and monitor's signature.
4.3 ARBITRA TlON/ENFORCEMENT REPORT
The Arbitration/Enforcement Report (AER) is prepared to document the outcome of arbitration committee
review and becomes a portion of the ICR.
Page 18 . The Planning Center
October 2005
EXHIBIT C - PART II
MITIGATION
MONITORING
PROGRAM
FOR:
ARROWHEAD
SPRINGS SPECIFIC
PLAN
(SAN BERNARDINO
GENERAL PLAN
UPDATE AND
ASSOCIATED
SPECIFIC PLANS EIR)
SCH #2004111132
prepared for:
~
CITY OF
SAN BERNARDINO
Contact:
Terri Rahhal,
Principal Planner
prepared for:
THE PLANNING
CENTER
Contact:
William Halligan, Esq.,
Director of
Environmental Services
OCTOBER 4, 2005
Table of Contents
Section
PaQe
1. INTRO DU CTION...................................................................................................1
1.1 PURPOSE OF MITIGATION MONITORING PROGRAM ............................................1
1.2 DEIR SUMMARY OF ARROWHEAD SPRINGS SPECIFIC PLAN ..............................1
1.3 PROJECT LOCATION ..................................................................................................2
1.4 ENVIRONMENTAL IMPACTS.......................................................................................2
2. MITIGATION MONITORING PROCESS......................... ..................... .................5
2.1 MITIGATION MONITORING AGREEMENT .................................................................5
2.2 MITIGATION MONITORING PROGRAM ORGANIZATION......................................... 5
2.3 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES
DEPARTMENT ..... .......................... ............. ............. .................. ............. ....... ........ 5
2.4 MITIGATION MONITORING COMMITTEE ..................................................................5
2.5 MITIGATION MONITORING TEAM ..............................................................................6
2.6 RECOGNIZED EXPERTS ............................................................................................6
2.7 ARBITRATION RESOLUTION.... ................ ............................. ................. ........... ......... 6
2.8 ENFORCEMENT ..... ....... ........................................................................ .................. .... 7
3. MITIGATION MONITORING REQUIREMENTS ...................................................9
3.1 PRE-MITIGATION MEETING .......................................................................................9
3.2 CATEGORIZED MITIGATION MEASURES/MATRIX................................................... 9 ~
;:~ ~~~~E~~~O~~~~~~~ENi::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: ~ CD
3.5 COORDINATION WITH CONTRACTORS ...................................................................9
3.6 LONG-TERM MONITORING. ..._,......................................................................... ........ 9
4. MITIGATION MONITORING REPORTS ......... ...... .......... .............. ......................34
4.1 FIELD CHECK REPORT ............................................................................................34
4.2 IMPLEMENTATION COMPLIANCE REPORT............................................................34
4.3 ARBITRATION/ENFORCEMENT REPORT ...............................................................34
Arrowhead Springs Specific Plan Mitigation Monitoring Program City of San Bernardino · Page
J
1. Introduction
1.1 PURPOSE OF MITIGATION MONITORING PROGRAM
This Mitigation Monitoring Program has been developed to provide a vehicle by which to monitor mitigation
measures and conditions of approval outlined in the Draft Environmental Impact Report (DEIR), State
Clearinghouse No. 2004111132. The Mitigation Monitoring Program has been prepared in conformance with
Section 21081.6 of the Public Resources Code and City of San Bernardino Mitigation Monitoring
Requirements. Section 21081.6 states:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or
when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision
(c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes
made to the project or conditions of project approval, adopted in order to mitigate
or avoid significant effects on the environment. The reporting or monitoring program
shall be designed to ensure compliance during project implementation. For those
changes which have been required or incorporated into the project at the request
of a responsible agency or a public agency having jurisdiction by law over natural
resources affected by the project, that agency shall, if so requested by the lead or
responsible agency, prepare and submit a proposed reporting or monitoring
program.
(2) The lead agency shall specify the location and custodian of the documents or other
material which constitute the record of proceedings upon which its decision is
based.
~
1.2 DEIR SUMMARY OF ARROWHEAD SPRINGS SPECIFIC PLAN
The Arrowhead Springs Specific Plan provides standards and guidelines for the use and development of
1,916 acres that are partially within and partially outside of the City's jurisdictional boundaries. Three hundred
sixty-eight (368) acres of the Arrowhead Springs Specific Plan area are currently located in the incorporated
City and the remaining 1,548 acres are located in unincorporated County of San Bernardino but within the
sphere of influence of the City. Included as part of this project, is the annexation of the 1,548 acres into the
City of San Bernardino.
The Specific Plan calls for a mixed use resort/residential development centered on the existing Arrowhead
Springs Hotel and Resort/Spa and includes: 1,350 units including 36 single-family detached and 1,314 multi-
family units; 1,044,646 square feet of exist1ng and new commercial and office uses; a new 199-acre, 18-hole
public golf course; the reuse of the historic Arrowhead Springs Hotel; a new 300-room hotel; a new and reuse
of the existing conference center; and the reuse and expansion of the historic Arrowhead Springs spa/resort.
Arrowhead Springs offers 250,000 square feet of office, the pedestrian oriented Village Walk (200,000 square
feet of commercial) and Windy Point restaurant (20,000 square feet). Of the total non-residential area,
235,996 square feet exist and will be preserved and enhanced as a part of this plan. These non-residential
uses could result in approximately 2,530 new jobs.
The developable area is clustered into 506 acres near existing development and is distributed within 1,400
acres of open space and watershed, which comprise 73 percent of the site. Currently less than 200 acres of
the property are developed and include such uses as an historic 1939 hotel/spa resort, steam caves,
residential-style bungalows, an historic swimming pool, tennis courts, outdoor theater, meeting halls and
maintenance buildings. These facilities are not generally open to the public at this time.
Arrowhead Springs Specific Plan Mitigation Monitoring Program City of San Bernardino. Page
1
1. Introduction
The Arrowhead Springs Specific Plan includes a total of 21.0 acres of parks in the developed-area, consisting
of a 13.9-acre public Botanical Garden and 7.1 acres of neighborhood parks of varying sizes. In addition to
this, a 199-acre public golf course and approximately 1,400 acres of open space are also provided.
The Findings of Fact and Overriding Considerations document presents findings that must be made by the
City of San Bernardino prior to approval of the project pursuant to Sections 15091 and 15093 of the Califomia
Environmental Quality Act (CEQA) Guidelines and Section 21081 of the Public Resources Code. Under
CEQA the Lead Agency (City of San Bernardino) is required to make written findings concerning each
alternative and each significant environmental impact identified in the Draft Environmental Impact Report
(DEIR) and Final Environmental Impact Report (FEIR).
1.3 PROJECT LOCATION
Situated in the Inland Empire and consisting of approximately 1,916 acres, Arrowhead Springs is located at
the base of the San Bernardino Mountains along State Route (SR) 18 at the northeast end of the City of San
Bernardino. It is approximately 1.5 hours from both Los Angeles and San Diego, 45 minutes from Palm
Springs, and 30 minutes from Ontario Intemational Airport. The site is also located within 3D-45 minutes from
the mountain resorts of Crestline, Lake Arrowhead, and Big Bear.
Arrowhead Springs is currently accessed directly by SR-18 and Waterman Avenue. Waterman Avenue can
be accessed from downtown San Bemardino or by SR-30, which connects to 1-215 and 1-10 to the south, east
and west.
1.4 ENVIRONMENTAL IMPACTS
Based upon the Initial Study, the City of San Bernardino staff determined that an EIR should be prepared for
the proposed project (General Plan Update and "Associated Specific Plans). The scope of the Draft
Environmental Impact Report (DEIR) was determined based upon the City's Initial Study, comments received
in response to the NOP, and comments received at scoping meetings conducted by the City. Pursuant to
Sections 15126.2 and 15126.4 of the State CEQA Guidelines, the EIR should identify any potentially
significant adverse impacts and recommend mitigation that would reduce or eliminate these impacts to levels
of insignificance.
The information contained in the Project Description establishes the basis for analyzing future project-related
environmental impacts. However. further environmental review by the City may be required as more detailed
information and plans are submitted on a project by project basis.
A DEIR (General Plan Update and Associated Specific Plans) has been prepared to evaluate potentially
significant impacts associated with implementation of the proposed Arrowhead Springs Specific Plan.
Development Standards, Existing Codes and Regulations and Mitigation Measures have been identified to
either reduce or eliminate potentially significant impacts. For purposes of environmental analysis in this DEIR,
the focus of the environmental impact analysis is on those areas in which physical changes to the existing
environment are proposed that may result in environmental impacts (Le., areas where land use changes are
proposed). In addition, the DEIR describes a range of reasonable alternatives to the project, which could
feasibly attain the basic objectives of the project, while substantially avoiding or lessening any of the
significant impacts of the proposed project, and evaluates the comparative merits of the altematives and the
proposed project.
Page 2 . The Planning Center
October 2005
1. Introduction
1.4.1 IMPACTS CONSIDERED LESS THAN SIGNIFICANT
The Initial Study identified various thresholds from the CEQA Guidelines among a number of environmental
categories that would not be significantly impacted by the proposed project and therefore, did not warrant
further review in the DEIR. Only the environmental category of Agricultural Resources was eliminated entirely
from discussion in the DEIR due to impacts that were found to the less than significant. All other
environmental categories were analyzed in the DEIR. Please see Section 8 of the DEIR for a complete listing
of the individual environmental effects which were found to be less that significant in the Initial Study prepared
for the project.
1.4.2 POTENT/ALL Y SIGNIFICANT ADVERSE IMPACTS THAT CAN BE MITIGATED, AVOIDED, OR
SUBSTANT/ALL Y LESSENED
Eleven environmental categories have been identified as having potentially significant impacts if the proposed
project (General Plan Update including the University District Specific Plan) is implemented. These factors
are:
. Air Quality
. Biological Resources
. Cultural Resources
. Geology and Soils
. Hazards and Hazardous Materials
. Hydrology and Water Quality
. Noise
. Public Services - Fire Protection and Emergency Services; Police Protection
. Recreation
. Transportation and Traffic
. Utilities and Service Systems - Water Supply and Distribution Systems; Wastewater Treatment and
Collection
~
1.4.3 UNAVOIDABLE SIGNIFICANT ADVERSE IMPACTS
The DEIR identifies three unavoidable adverse impacts, as defin~ by CEQA that would result from
implementation of the Arrowhead Springs Specific Plan. Unavoidable adverse impacts may be considered
significant on a project-specific basis, cumulatively significant, and/or potentially significant. Potentially
significant impacts are those that fall within the responsibility of another agency and implementation of the
mitigation measures cannot be assured by the City of San Bemardino. If the City of San Bernardino, as the
Lead Agency, determines that unavoidable significant adverse impacts will result from the project. the City
must prepare a "Statement of Overriding Considerations" before it can approve the project. A Statement of
Overriding Considerations states that the decision-making body has balanced the benefits of the proposed
project against its unavoidable significant environmental effects and has determined that the benefits of the
project outweigh the adverse effects and, therefore, the adverse effects are considered to be acceptable. The
impacts associated with the Arrowhead Springs Specific Plan project that were found in the DEIR to be
significant and unavoidable are:
. Air Quality
. Cultural Resources
. Noise
Arrowhead Springs Specific Plan Mitigation Monitoring Program City of San Bernardino . Page
3
1. Introduction
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Page 4 . The Planning Center
October 2005
2. Mitigation Monitoring Process
2.1 MITIGATION MONITORING AGREEMENT
The Mitigation Monitoring Agreement will be provided through the City conditions of approval process, and
reference compliance with this monitoring program where applicable.
Provisions are included in the Agreement specifying monitoring and reporting requirements, scheduling,
qualifications of mitigation monitors and specialists, agency fees, right of site access, dispute resolution, and
penalties. The Agreement will include enforcement provisions and sanctions for more severe infractions, such
as stop work orders, loss of further entitlement or restoration. The landowner would agree that the agency
has the right to impose these sanctions pursuant to the contract and hold the agency harmless in
enforcement of its provisions.
The lead agency may also require that Mitigation Monitoring Agreements be executed between the landowner
and appropriate responsible or trustee agencies.
The use of Mitigation Monitoring Agreements will clarify the assignment of responsibility, and have the added
benefit of improving the citizenry's confidence that agencies are committed to take actions to protect their
environment.
2.2 MITIGATION MONITORING PROGRAM ORGANIZATION
Overall mitigation monitoring program management is the responsibility of the City of San Bernardino
Developmenf Services Department. The Mitigation Monitoring Committee comprised of the landowner,
construction manager, and the environmental monitor, is responsible for program implementation and
reporting requirements. The landowner's technical consultants (EIR consultant, geologist/environmental
assessor, project engineer, arborist, noise consultarit,-and traffic consultant) will perform related monitoring
tasks under the direction of the environmental monitor (if contracted by the City).
~
In the event of disputes regarding matters for which the City is the final authority, an arbitration committee will
be formed, consisting of a representative from the City's Development Services Department, Public Works
Division, and City Common Council. City of San Bernardino Departments and responsible/trustee agencies
will interpret technical matters for the Arbitration Committee in the event of a dispute.
2.3 CITY OF SAN BERNARDINO DEVELOPMENT SERVICES DEPARTMENT
The City of San Bernardino Development Services Department will serve as the program administrator,
responsible for overall program management, mitigation monitoring clearances and coordination of the
arbitration committee/responsible agencies, and the mitigation monitoring committee. The Department is
responsible for review of all monitoring reports, enforcement actions, and document disposition.
2.4 MITIGATION MONITORING COMMITTEE
The mitigation monitoring committee is responSible for the day-to-day monitoring activities and reporting, and
includes a representative from the landowner, construction manager, and the mitigation monitor. The
monitoring committee holds regularly scheduled meetings to coordinate mitigation measure implementation,
review compliance reports, and resolve in-field disputes. Unresolved disputes are forwarded to the arbitration
committee. '
Arrowhead Springs Specific Plan Mitigation Monitoring Program City of San Bernardino · Page
5
2. Mitigation Monitoring Process
2.5 MITIGATION MONITORING TEAM
The mitigation monitoring team, consisting of the environmental monitor manager and technical
subconsultants (EIR consultant, geologist/environmental assessor, project engineer, biologist, noise
consultant, traffic consultant, and archaeologist), is responsible for monitoring the implementation/ compliance
with all adopted mitigation measures and conditions of approval. A major portion of the team's work is in-field
monitoring and compliance report preparation. Implementation disputes are brought to the committee for
resolution by the monitor, and if required, to the arbitration committee.
The following summarizes key positions in the monitoring program and their respective functions:
Monitoring Team
. Technical Advisors: Responsible for monitoring in respective areas of expertise (EIR consultant,
geologist/environmental assessor, project engineer, arborist, noise consultant, and traffic consultant).
Directly reports to the environmental monitor.
. Monitoring Committee: Responsible for report review, and first phase of dispute resolution.
. City Development Services Department: Principal manager of the monitoring program.
Responsible for coordination of mitigation monitoring committee, technical consultants, report
preparation and dispute resolution. Responsible for overall program administration, participation on
arbitration committee and document/report clearinghouse.
. City Public Works Division: Responsible for review of final engineering plans in conformance with
the Tentative maps, technical support, and compliance report preparation.
. City Common Council: Responsible for implementation of corrective action, stop work orders and
final arbitrator of disputes.
2.6 RECOGNIZED EXPERTS
The use of recognized experts, as a component of the monitoring team and arbitration committee, is required
to ensure compliance with scientific and engineering based mitigation measures. While the mitigation
monitoring teams recognized experts assess compliance with required mitigation measures, responsible
agency recognized experts consult .with the arbitration committee regarding disputes.
2.7 ARBITRATION RESOLUTION
If the mitigation monitor identifies a mitigation measure, which in the opinion of the monitor, has not been
implemented, or has not been implemented correctly, the problem will be brought for resolution before the
mitigation monitoring committee for resolution. If the problem cannot be satisfactorily resolved by the
committee, it will be brought before the arbitration committee for resolution. The decision of the arbitration
committee is final, unless appealed to the Director of Development Services. The arbitration committee,
acting through a final vote of the City Common Council, will have the authority to issue stop work orders until
the dispute is resolved. In the case of situations involving potential risk of safety or other emergency
conditions, the arbitration committee is empowered to issue temporary stop work orders until such time as
Planning Commission or City Common Council review of the particular stop work matter becomes final.
Page 6 . The Planning Center
October 2005
2. Mitigation Monitoring Process
2.8 ENFORCEMENT
Public agencies may enforce conditions of approval through their existing police power, using stop work
orders, fines, infraction citations, loss of entitlement, refusal to issue building permits or certificates of use and
occupancy, or, in some cases, notice of violation for tax purposes. Criminal misdemeanor sanctions could be
available where the agency has adopted an ordinance requiring compliance with the monitoring program,
similar to the provision in many zoning ordinances which state the enforcement power to bring suit against
violators of the ordinance's provisions.
Additional enforcement provisions could include required posting of a bond or other acceptable security in
the amount of the required mitigation measures. In the event of non-compliance, the City could call the bond
and complete the required mitigation measures.
~
Arrowhead Springs Specific Plan Mitigation Monitoring Program City of San Bernardino . Page
7
2. Mitigation Monitoring Process
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Page 8 . The Planning Center
October 2005
3. Mitigation Monitoring Requirements
3.1 PRE-MITIGATION MEETING
A pre-monitoring meeting will be scheduled to review mitigation measures, implementation requirements,
schedule conformance, and mitigation monitoring committee responsibilities. Committee rules are
established, the entire mitigation monitoring program is presented, and any misunderstandings are resolved.
3.2 CATEGORIZED MITIGATION MEASURES/MATRIX
Project-specific mitigation measures have been categorized in matrix format, as shown in Table 3-1. The
matrix identifies the environmental factor, specific mitigation measures, schedule, and responsible monitor.
The mitigation matrix will serve as the basis for scheduling the implementation of, and compliance with, all
mitigation measures.
3.3 IN-FIELD MONITORING
Project monitors and technical subconsultants shall exercise caution and professional practices at all times
when monitoring implementation of mitigation measures. Protective wear (e.g., hard hat, glasses) shall be
worn at all times in construction areas. Injuries shall be immediately reported to the mitigation monitoring
committee.
3.4 DATA BASE MANAGEMENT
~
All mitigation monitoring reports, letters, and memos shall be prepared utilizing Microsoft Word software on
IBM-compatible PCs.
3.5 COORDINATION WITH CONTRACTORS
The construction manager is responsible for coordination of contractors and for contractor completion of
required mitigation measures.
3.6 LONG-TERM MONITORING
Long-term monitoring related to several mitigation measures will be required, including fire safety inspections.
Post-construction fire inspections are conducted on a routine basis by San Bernardino City Fire Department.
Arrowhead Springs Specific Plan Mitigation Monitoring Program City of San Bernardino · Page
9
3. Mitigation Monitoring Requirements
This page intentionally left blank.
Page 10 . The Planning Center
October 2005
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4. Mitigation Monitoring Reports
"
Mitigation monitoring reports are required to document compliance with the Mitigation Monitoring Program
and to dispute arbitration enforcement resolution. Specific reports include:
. Field Check Report
. Implementation Compliance Report
. Arbitration/Enforcement Report
4.1 FIELD CHECK REPORT
Field check reports are required to record in-field compliance and conditions,
4.2 IMPLEMENTATION COMPLIANCE REPORT
The Implementation Compliance Report (ICR) is prepared to document the implementation of mitigation
measures on a phased basis, based on the information in Table 3-1. The report summarizes implementation
compliance. including mitigation measures, date completed, and monitor's signature.
4.3 ARBITRATION/ENFORCEMENT REPORT
The Arbitration/Enforcement Report (AER) is prepared to document the outcome of arbitration committee
review and becomes a portion of the ICR.
Page 34 . The Planning Center
October 2005
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RESOLUTION NO. tQ)[PV
RESOLUTION OF THE CITY OF SAN BER1~ARDINO ADOPTING THE
FACTS, FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS,
CERTIFYING THE FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT,
ADOPTING THE MITIGATION MONITORING AND REPORTING PLAN,
CERTIFYING THE TRAFFIC IMPACT ANALYSIS, AND ADOPTING THE
UPDATED GENERAL PLAN, THE UNIVERSITY DISTRICT SPECIFIC PLAN,
AND THE ARROWHEAD SPRINGS SPECIFIC PLAN.
SECTION I. RECITALS
(a)
WHEREAS, the Mayor and Common Council of the City of San
Bernardino ("City") adopted the General Plan for the City by Resolution No. 89-159 on
June 2, 1989; and
(b)
WHEREAS, the City initiated an update of its existing General Plan in
2001; and
(c)
WHEREAS, the City retained The Planning Center to update the General
16 Plan and complete the environmental analysis; and
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(d)
WHEREAS, an Economic Conditions and Trends report was prepared for
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the General Plan Update Program; and
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(e) WHEREAS, the City held a workshop with representatives of business
and industry in 2001 to elicit input concerning growth in the City; and
(f)
WHEREAS, the City held a series of community workshops in 2001 to
23 identify Citywide opportunities and constraints, and visions for the future growth of the
24 City; and
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(g)
WHEREAS, staff and the consultant interviewed the Mayor, the
Councilmembers, and the Planning Commission to seek their input and guidance; and
(h)
WHEREAS, The Planning Center prepared an Issues Report that
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summarized the input received from the workshops and interviews; and
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(i) WHEREAS, the City determined that large scale changes in land use
patterns and land use designations were not necessary to achieve the City's goals; and
U) WHEREAS, the City determined that shifts in policy focus, changes in
allowable uses, and emphasis on priorities were necessary to achieve the City's goals;
and
(k) WHEREAS, the City determined that a Specific Plan for the University
District was appropriate to integrate California State University San Bernardino with the
rest of the City; and
(I) WHEREAS, The University District Specific Plan focuses on aesthetic
improvements in public rights-of-way and other programs designed to create an
identifiable district surrounding the University; and
(m) WHEREAS, the Arrowhead Springs area is within the City's sphere of
influence and the City determined that a Specific Plan for Arrowhead Springs was
appropriate; and
(n) WHEREAS, the Arrowhead Springs Specific Plan proposes expansion of
the historic hotel and spa/resort, an 18-hole public golf course, multi-use recreational
amenities, a new hotel and conference center with office space, 1,350 residential units
and a "village" commercial center on a total of 1,916 acres, of which 1,400 acres will be
preserved as open space; and
(0) WHEREAS, The Planning Center, on behalf of the City, prepared an
Initial Study for the Updated General Plan, University District Specific Plan, and
Arrowhead Springs Specific Plan; and
(p) WHEREAS, on November 4,2004, the Environmental Review
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Committee detennined that the Updated General Plan, University District Plan, and
Arrowhead Springs Specific Plan could have significant effects on the environment, and
thus warranted preparation of a Program Environmental Impact Report (EIR) pursuant to
the California Environmental Quality Act (CEQA); and
(q) WHEREAS, the Notice of Intent of the City to prepare a Draft Program
Environmental Impact Report was made known to the public, responsible agencies and
other interested persons for their concerns and comments from November 29, 2004 to
December 28, 2004; and
(r) WHEREAS, on December 14, 2004, the City held a public scopmg
meeting to solicit public comments on the preparation of the Draft Program EIR; and
(s) WHEREAS, the City considered the concerns and comments received
during the Notice of Intent period in the preparation of the Draft Program EIR, pursuant
to CEQA; and
(t) WHEREAS, a Draft Program EIR was distributed for a 45-day public
review period from July 25,2005 to September 8,2005; and
(u) WHEREAS, the City accepted additional comment letters through
September 16,2005; and
(v) WHEREAS, four comment letters were received before the close of the
public review period and three comment letters were received before the end of the
extended public review period and written responses were provided to the commentors
on October 1, 2005; and
(w) WHEREAS, on September 29, 2005, the Environmental Review
Committee detennined that the Final Program ErR adequately addressed all potential
impacts of the Updated General Plan, University District Specific Plan, and Arrowhead
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Springs Specific Plan and recommended certification of the Final Program EIR and
adoption of the Mitigation Monitoring and Reporting Plan; and
(x) WHEREAS, the Updated General Plan, University District Specific Plan,
and Arrowhead Springs Specific Plan, the Draft Program Environmental Impact Report,
the Comments and Responses, the Mitigation Monitoring and Reporting Plan, and the
Draft Facts, Findings and Statement of Overriding Considerations were made available
to the public at the Development Services public counter, the Feldheym Library, and on
the City's web page; and
(y) WHEREAS, on November 3, 1993 the San Bernardino Associated
Governments adopted the Congestion Management Program (CMP) pursuant to
California Government Code Section 65809.3(a) which requires the county and cities to
adopt and implement "a program to analyze the impacts of land use decisions, including
an estimate of the costs associated with mitigating these impacts" on the CMP network
of roadways; and
(z) WHEREAS, the Mayor and Common Council adopted a Land
Use/Transportation Analysis Program for the City pursuant to the CMP for the City of
San Bernardino by Resolution No. 93-74 on March 22,1993; and
(aa) WHEREAS, the City determined that the Arrowhead Springs Specific
Plan met the thresholds in the CMP and thus warranted the preparation of a Traffic
Impact Analysis (TIA) pursuant to the Congestion Management Program; and
(bb) WHEREAS, a Draft TIA was prepared to address the traffic impacts of
the Arrowhead Springs Specific Plan on designated CMP roadways and freeways, the
appropriate mitigation measures, and fair share contribution toward CMP roadway and
freeway improvements; and
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(cc) WHEREAS, the Draft TIA was made available to the various regional
and sub-regional agencies and to the adjacent jurisdictions for their review during a 21-
day review period which began on August 3, 2005 and ended on August 24, 2005 as
required by the CMP; and
(dd) WHEREAS, verbal and written comments were received on the Draft
TIA and responded to via changes to the Draft TIA; and
(ee) WHEREAS, with over 70,000 parcels of land within the City of San
Bernardino, the Draft Updated General Plan, including the University District Specific
Plan and Arrowhead Springs Specific Plan, could affect the permitted use or intensity of
uses for more than 1,000 property owners; and
(ff) WHEREAS, after giving public notice as required by California
Government Code Section 65353(c) and 65091(a)(3), the City Planning Commission
held a public hearing on October 11, 2005 in order to receive public testimony and
written and oral comments on the Updated General Plan, the University District Specific
Plan, the Arrowhead Springs Specific Plan, the Final Program Environmental Impact
Report, the Mitigation Monitoring and Reporting Plan, the Facts, Findings and
Statement of Overriding Considerations and the Draft TIA; and
(gg) WHEREAS, the Planning Commission considered the Development
Services Department Staff Report on October 11, 2005, which addresses the Final
Program EIR, the Updated General Plan, the University District Specific Plan, the
Arrowhead Springs Specific Plan, the Mitigation Monitoring and Reporting Plan, the
Facts, Findings and Statement of Overriding Considerations and the Draft TIA; and
(hh) WHEREAS, the Planning Commission, after receiving public testimony,
recommended that the Mayor and Common Council adopt the Facts, Findings and
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Statement of Overriding Considerations, certify the Final Program Environmental
Impact Report, adopt the Mitigation Monitoring and Reporting Plan, adopt the Updated
General Plan, the University District Specific Plan, and the Arrowhead Springs Specific
Plan, and certify the Draft TIA; and
(ii) WHEREAS, the Mayor and Common Council conducted a noticed public
hearing on November 1, 2005, pursuant to Government Code Section 65353(c) and
65091(a)(3), and fully reviewed and considered the Final Program ErR, the Mitigation
Monitoring and Reporting Plan, the Facts, Findings and Statement of Overriding
Considerations, the Updated General Plan, the University District Specific Plan, the
Arrowhead Springs Specific Plan, the Draft TIA, the Planning Division staff reports, and
the recommendation of the Planning Commission; and
(jj) WHEREAS, the Mayor and Common Council made no substantial
modifications to the Updated General Plan, the University District Specific Plan, and the
Arrowhead Springs Specific Plan which were not considered by the Planning
Commission during its public hearing;
SECTION II. PROGRAM ENVIRONMENTAL IMPACT REPORT
NOW, THEREFORE, THE MAYOR AND COMMON COUNCIL HEREBY
RESOLVE, FIND, AND DETERMINE THE FOLLOWING:
A. The facts and information contained in the above Recitals section are true
and correct, and are incorporated herein by reference. The Final Program Environmental
Impact Report for the Updated General Plan, the University District Specific Plan, and
the Arrowhead Springs Specific Plan have been completed in compliance with the
California Environmental Quality Act. Attached to this Resolution as Exhibit A, and
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incorporated herein by reference, IS the Final Program EIR which consists of the
following elements:
I. Initial Study;
2. Notice of Preparation;
3. Responses to the Notice of Preparation;
4. Draft Program EIR;
5. Notice of Completion;
6. List of persons, organizations and public agencies commenting on the
Draft Program EIR;
7. Comments received on the Draft Program EIR during and after the public
review period;
8. Responses to comments on the Draft Program EIR.
B. The Facts and Findings set forth in the Facts, Findings and Statement of
Overriding Considerations are true and are supported by substantial evidence in the
record, including those documents comprising the Final Program EIR. The Facts,
Findings and Statement of Overriding Considerations is attached hereto as Exhibit B, and
is incorporated herein by reference.
C. The Final Program EIR was presented to the Mayor and Common
Council, who have reviewed and considered the information in the Final Program EIR
prior to its certification and prior to adoption of the Updated General Plan, the University
District Specific Plan, and the Arrowhead Springs Specific Plan.
D. The Final Program EIR has identified all significant adverse
environmental effects of the Updated General Plan, the University District Specific Plan,
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and the Arrowhead Springs Specific Plan as set forth in the Facts, Findings and Statement
of Overriding Considerations.
E. Although the Final Program EIR identifies certain significant adverse
environmental effects that would result if the Updated General Plan, the University
District Specific Plan, and the Arrowhead Springs Specific Plan are adopted, all
significant adverse environmental effects that can feasibly be avoided or mitigated will be
avoided or mitigated by the implementation of the mitigation measures as set forth in the
Mitigation Monitoring and Reporting Plan for the Final Program EIR. The Mitigation
Monitoring and Reporting Plan is attached to this Resolution as Exhibit C and
incorporated herein by reference.
F. The Final Program EIR has described the alternatives to the Updated
General Plan, the University District Specific Plan, and the Arrowhead Springs Specific
Plan, even though these alternatives may impede the attainment of the objectives of the
Updated General Plan, the University District Specific Plan, and the Arrowhead Springs
Specific Plan, and may be more costly. The Mayor and Common Council finds that a
good faith effort was made to incorporate alternatives in the preparation of the Final
Program EIR and a range of reasonable alternatives were considered in the review
process of the Final Program EIR and the ultimate decision on the Updated General Plan,
the University District Specific Plan, and the Arrowhead Springs Specific Plan.
G. Potential mitigation measures and other project alternatives not
incorporated into or adopted as part of the Final Program EIR were rejected as infeasible,
based on specific economic, social, or other considerations as set forth in the Facts,
Findings and Statement of Overriding Considerations.
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H. The Mayor and Common Council have given great weight to the
significant unavoidable adverse environmental impacts. The Mayor and Common
Council find that the significant unavoidable adverse environmental impacts are clearly
outweighed by the economic, social, cultural, and other benefits of the Updated General
Plan, the University District Specific Plan, and the Arrowhead Springs Specific Plan, set
forth in the Facts, Findings and Statement of Overriding Considerations:
1. The Final Program Environmental Impact Report, the Mitigation
Monitoring and Reporting Plan, and the Facts, Findings and Statement of Overriding
Considerations reflect the independent review, analysis and judgment of the Mayor and
Common Council of the City of San Bernardino.
SECTION III. GENERAL PLAN UPDATE FINDINGS
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Based upon substantial evidence in the record, the Mayor and Common Council
hereby find:
A. All elements of the General Plan have been updated in a coordinated way,
ensuring internal consistency of the General Plan document.
B. The Updated General Plan will not be detrimental to the public interest,
health, safety, convenience, or welfare of the City. The Final Program EIR contains an
analysis of potential significant adverse environmental impacts related to the Updated
General Plan. Although the Final Program EIR identifies unmitigated significant adverse
environmental impacts, the Facts, Findings and Statement of Overriding Considerations
indicate that the potential benefits of the Updated General Plan and associated specific
plans outweigh the unmitigated significant adverse environmental impacts.
C. With few exceptions, the Updated General Plan maintains the existing
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General Plan land use designations. Therefore, the appropriate balance of land uses
reflected in the current General Plan is maintained by the proposed Updated General
Plan.
D. Very few properties are proposed for land use designation changes
by the Updated General Plan. The properties are identified specifically in the Final
Program Environmental Impact Report, which presents the rationale for each proposed
change and discusses the suitability, including physical characteristics of each proposed
site for the proposed land use designation.
SECTION IV. UNIVERSITY DISTRICT SPECIFIC PLAN FINDINGS
Based upon substantial evidence in the record, the Mayor and Common Council
hereby find:
A. The University District Specific Plan is consistent with goals and policies
of the existing General Plan, as well as revised policies of the proposed General Plan
Update, as follows:
Goal 2.3 - Create and enhance dynamic, recognizable places for San Bernardino's
residents, employees and visitors.
Policy 2.3.3 - Entries into the City and distinct neighborhoods should be well
defined or highlighted to help define boundaries and act as landmarks.
Policy 2.3.4 - Develop a cohesive theme for the entire City, as well as sub-themes
for neighborhoods to provide identity, help create a sense of community and add
to the City's personality.
B. The University District Specific Plan would not be detrimental to the
public interest, health, safety, convenience, or welfare of the City. The proposed specific
plan would enhance the aesthetic appearance and thematic identity of the University
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District. Public improvements, landscape design and signage programs of the specific
plan would create a sense of "place" to make the University District a distinct
neighborhood, well integrated with the City.
C. The University District is physically suitable for the improvements
proposed by the University District Specific Plan. The specific plan does not propose
different land use designations or any particular land development. Improvements
proposed by the specific plan are design features to be incorporated in existing public
rights-of-way, or that may be reflected in private land development as consistent themes
for on-site signage, landscape or public art.
D. The University District Specific Plan is focused on enhancing the
character of an existing neighborhood of the City. Adoption of the design features in the
specific plan will ensure desirable character of future public improvements, whether
installed by the City or by private development. The themes of the specific plan should
also carry into on-site improvements of future development projects.
E. Although the University District Specific Plan does not propose changes
to land use designations, it would enhance the community design elements that promote
the convenient balance of land uses existing and planned for the University District.
SECTION V. ARROWHEAD SPRINGS SPECIFIC PLAN FINDINGS
Based upon substantial evidence in the record, the Mayor and Common Council
hereby find:
A. The Arrowhead Springs Specific Plan is consistent with goals and policies
of the existing General Plan, as well as revised policies of the proposed General Plan
Update, as follows:
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Goal 2.2 - Promote development that integrates with and minimizes impacts on
surrounding land uses.
Policy 2.2.4 - Hillside development and development adjacent to natural areas
shall be designed and landscaped to preserve natural features and habitat and
protect structures from threats from natural disasters, such as wildfires and floods.
Goal 4.4 - Enhance, maintain and develop recreational, cultural, entertainment
and educational facilities within the City.
B. The Arrowhead Springs Specific Plan would not be detrimental to the
public interest, health, safety, convenience, or welfare of the City. The proposed plan
would enhance the balance and variety of commercial and residential land uses in the
City, in the interest of public welfare and convenience. The land use plan and
development standards conform to all applicable and current health and safety standards.
Also, in the interest of the public, the Arrowhead Springs Specific Plan respects the
natural environment in the layout of the proposed development plan and the extensive
dedication of natural open space on the project site.
C. The site is physically suitable for the land use designations and
development plan proposed by the Arrowhead Springs Specific Plan. The land use plan
has been designed to conform to the physical features of the site, beginning with a scale
model of the existing terrain and the existing historic hotel structure. New development
proposed by the specific plan was added to the model to maintain respect for the
prominence of the existing hotel, the natural setting of the existing landform and sensitive
natural resources on the project site and in the surrounding area. The site is physically
suitable for the proposed project because the project was designed specifically to conform
to the existing physical conditions of the site.
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D, The Arrowhead Springs Specific Plan includes a detailed development
plan, development standards and design requirements that will ensure compatibility with
the historic Arrowhead Springs Hotel, as well as the surrounding development and
undeveloped open space. The land use plan and development standards of the specific
plan have been designed to ensure the highest quality of development, in a context that
would be compatible with the historic use of the property, while maintaining an
appropriate buffer and interface with surrounding open space and wildlands.
E. The hotels, convention center, office spaces and commercial village
proposed within the Arrowhead Springs Specific Plan will provide a broad range of
employment opportunities for future residents of the project site, as well as nearby residents
in other areas of the City. The specific plan will improve the balance ofland use within the
City, by providing commercial and office floor space to attract new businesses to the City
and additional shopping and recreational opportunities for City residents and visitors to the
hotels and convention center.
SECTION VI. CERTIFICATION OF THE PROGRAM ENVIRONMENTAL IMPACT
REPORT
NOW, THEREFORE BE IT RESOLVED, FOUND AND DETERMINED by the Mayor
and Common Council of the City of San Bernardino that the Final Program
Environmental Impact Report (SCH #2004111132) is adequate and complete in that it
addresses the environmental effects of the Updated General Plan, the University District
Specific Plan, and the Arrowhead Springs Specific Plan and fully complies with the
requirements of the California Environmental Quality Act, the CEQA Guidelines and the
City's Environmental Review Procedures. The Final Environmental Impact Report is
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hereby certified; the Facts, Findings and Statement of Overriding Considerations are
hereby adopted; and the Mitigation Monitoring and Reporting Plan is hereby adopted.
SECTION VII. ADOPTION OF THE UPDATED GENERAL PLAN AND SPECIFIC
PLANS
Based upon the above-referenced findings, the Updated General Plan, the
University District Specific Plan and the Arrowhead Springs Specific Plan (attached and
incorporated herein as Exhibits D, E, and F, respectively) are hereby adopted.
SECTION VIII. TRAFFIC IMP ACT ANALYSIS
The TIA for the Arrowhead Springs Specific Plan has been completed in
compliance with the regional CMP and the City's Land Use/Transportation Analysis
Program and found to be consistent with the regional Congestion Transportation Plan
model. The TIA and all the evidence and information contained therein is attached hereto
as an appendix to Exhibit A and incorporated herein by reference, and is hereby certified.
SECTION IX. NOTICE OF DETERMINA nON
In accordance with the provisions of this Resolution, the Planning Division is
19 hereby directed to file a Notice of Determination with the County of San Bernardino
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Clerk of the Board of Supervisors certifying the City's compliance with the California
Environmental Quality Act in preparing and certifying the Final Program Environmental
Impact Report and adopting the Facts, Findings and Statement of Overriding
Considerations, the Mitigation Monitoring and Reporting Plan, the Updated General
Plan, the University District Specific Plan, and the Arrowhead Springs Specific Plan, and
certifying the Traffic Impact Analysis. A copy of the Notice of Determination will be
forwarded to the State Clearinghouse.
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SECTION IX. EFFECTIVE DATE
The certification of the Final Program EIR and the Traffic Impact Analysis, the
adoption of the Facts, Findings and Statement of Overriding Considerations, the
Mitigation Monitoring and Reporting Plan, the Updated General Plan, the University
District Specific Plan and the Arrowhead Springs Specific Plan shall be effective
immediately upon adoption of this Resolution.
SECTION X. ANNEXATION
In accordance with the provisions of this Resolution, the Planning Division is
hereby directed to prepare and file an application with the Local Agency Formation
Commission (LAFCO) to initiate annexation of the Arrowhead Springs Specific Plan
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RESOLUTION OF THE CITY OF SAN BERNARDINO ADOPTING THE
FACTS, FINDINGS AND STATEMENT OF OVERRIDING CONSIDERATIONS,
CERTIFYING THE FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT,
ADOPTING THE MITIGATION MONITORING AND REPORTING PLAN,
CERTIFYING THE TRAFFIC IMPACT ANALYSIS AND ADOPTING THE
UPDATED GENERAL PLAN, THE UNIVERSITY DISTRICT SPECIFIC PLAN,
5 AND THE ARROWHEAD SPRINGS SPECIFIC PLAN.
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6 I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Mayor and
7 Common Council of the City of San Bernardino at a
meeting thereof, held
,2005, by the following vote to wit:
Nays
Abstain
Absent
Rachel G. Clark, City Clerk
21 The foregoing resolution is hereby approved this
day of November, 2005.
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Judith Valles, Mayor
City of San Bernardino
25 Approved as to fonn and Legal Content:
,1 _ /)
;' .) f{_ .'
7 1 I. 1-\-'.-- ',,-
26 By:
/
/
/ ames F. Penman
I .
- CIty Attorney
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16
NOV-01-05 16:47
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From-
Sonnens{ .hein
il)'tf\i[I,..'i.L l[IN NATrl 0'), ?~-SEr\jTl1j'L Llf-'
Facsimile Transmittal Sheet
DATE..
November 01, 2005
PLEASE DELIVER THE FOLLOWING PAGES TO;
NAME..
FIRM.
PHONE-
FAX.
CLIENT /
MA TTER.
FROM.
J amt:s F. Penman
City Attorney, Cily of San Bernardino
909-384-5355
909-384-5238
50048590-0002
Roben M_ Johnson
P 01
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TOTAL NUMBER OF PAGES TRANSMITTED, INCLUDING THIS SHEET: 5
MESSAGE.
San Bernardwo General Plan update and ASSOClill<:d SpeCific Plans Environmental
Impact Repon
Origillal will NOT be m"Uea
CONFIDENTIALITY NOTE
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DOCUMENT TRANSMITTED By
NOV-Ol-05 16:47
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601 SouTn Figueroa SneeT
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Chicago
Konm> CIIY
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SONNENSC I1EII\j NATH &. ;?OSi:NTHAI.- l-o-P
Robert M. Jonl1son
21:J 892 5071
rmJonn~OI1@~onnenscneln com
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YlArACS1M1L[ AN}) HAND DELIVERY
James f. Penman
elly Attomey
City of San Bcmardmo
300 Nonh D Street, Si"lh Floor
San Bernardm\), CA 92418
R~' San Bernardino General Plan Update and Associated SpecIfic Plans
Envlrorune:ntalImpact Repon
De;JI Mr ?rnman
We are wnllllg un behalf of AlTowhead Spring Water Company ("Arrowhead"), an
dffilIatt of \ksrle W<lters Nurth Amenca ("Nestle"), concernmg the City of San BernaJdmo's
propose:d .'\;rowh~ad Spnngs SpecJtlc Plan
Arruwhead owns several parcels Wllh1l1tl1e boundaries orehe proposed SpecJtlc Plan
Arrowhead also holdS a number of casements wllhmthe Plan Area, These propeny lights have
been COl1ulluously us.;d for nearly 100 years
DUrIng th~llJmt, Arrowhead has budt a slgnllicant spnng water business wonh mIllions
uf dollars. Arrowhead's property nghts m and around the proposed Plan Area are em Im~gral
part of that business Arrowht:ad's easements drr parTIcularly imponant be..:al~5e they contalll a
slgn1flcam portlun of the company's wattr ddlvery lllfraslructure, lIlCluding, withOut hmltation,
water plpelilles dnd a truck loadmg statIon
We are concerned by language m the Clly'S General Plan Update and ASSUCl:ncd SpecIfic
Plans t:nvlrOnm(;rllallmpact Report ("ElK') whIch notes that "(a] number of ex IS lIng ullhlies
including overhead t:kctrlcalllnes and watt:r pIpelines may have 10 be: relocated " The EIR also
suggests Ihar "I w]l1ere possible, these uuhne" wuuld be placed in new t:asemel1ls estdbllsh~d for
Ulilmes "
These ,KlIuos could have a severe and rnarenal adverst: Impact on Arrowh.:ad '5 spnng
water bUSIness For that reason, AtTowheaJ does not consent to th~ relocallon of any plpeJrnes
and/or east:menlS ill the Plan Area, and it specifically r~serves any and all legal nghls related to
JUi)l)Qy]W I
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James f Penman
November I. 2005
Page 2
the CllY'S proposed Specific Plan Furthennore, Arrowhead objects to any City aClIon which
cOllld adversely Impact Anowht:ad's fee simple propeny mterests
We also wish lO commem upon the EIR it"elf' While the formal publlc comment penod
fot thiS prOject hd" closed, these comments are nonethekss timely because, as explained below,
the elly faded to provide Arrowhead wHh proper notice ohhe SpeCific Plan Our comments are
as tallows,
1. TIlt' Clly DId Not PrOVIde Appropriate Notice to Arrowhead and f\<esU\;
Arruwh"ad lcalncd Dilly r<:cemly oflhc Cny's CEQA compliance :!cllvilles for rhe
General Plan Updal<: and Associated SpeCIfiC Plans Environmental Impact Repon Despile the
fact that AlTowht'ad has slgl1lficam and longslandll1g propeny nghts within the bOllnddnes oftlle
proposed SpeCific Plan, the: Cny did not noUfy lht: company of any meetmgs Or documents
rebted to the CEQA process In fact, lhe Final fiR does nOt appear to contam any evidence that
lhe Cil)' comph~d with "eenons :2] OS3 9 ilnd 21092 01 the Cahfomia Public Resourct's Code, or
with seetlOl1 15087 of Title 14 of the Califol11la Code ofRtgulations.
Mon~ovel. tbe Clly'S f<ulure to notify AlTowhead of opponumti~s 1O cOlnrnent upon and
discuss the SpecifIC Plan VIOlates th~ company's Due Proc~ss and Equal Protectlon nghts
We respectfully request that AlTowheau be consJdereu an mleres~ed pany In :tll mailers
related !O the enactment and impJementatlon of the SpeCific Plan, and, on lhat baSIS. receive
appropri;.!te nolle<; of future determmatlOllS and/or doeurnenrs related to tbe Proposals.
Moreover, we request thaI the CllY penTIlt the company to prepare and submll commentS upon
the fIR before It adopts the SpeCific Plan
2 The elly Must Recirculate the General Plan Update and Associated Specific plans
Envlronmc::nlal Impact Repon
In response to comments on the Draft EIR, the elly made several slgm ficanr changes to
the documems Those changes were never circll!:ned for additional pubhc reView as r~quired
under sectIon 21092 I of the Cal1fomia Public Resources Code and seetlon 15088,5 otTltle 14
of the Cal1fOmJil Cmlt of Regulatlons In addItIon, we arc:: nol aware of any substanllaJ evidence
sllpponlllg the ("ny's deCision not to reCirculate See Cal Code Regs. tll 14, ~ 1'i088.5(e).
Therefore, we rt'speclfuJl)' request thal lbe elly leClrculate the EIR pnor to takll1g aCIlon
On the Specific Plan At mil1l111Um, lht: recirculatIOn process should Itlcludt: pubhc notIce and the
opportunity tLl comment See Cal Code Regs tit 14, ~ i50885(d),
_'0_. ,,1~V.. ,v I
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James F PelllTIJn
November I, 2005
Page :I
3 '(he General Plan Update and Associated SpecIfic Plans Environmental Impact Repon
Does NOT AuthOCl7e the C\tyjO Relocate EXlsnng Uullt1es Wnhout Completing Addinon4!
Environmental Review
The General Plan Update and AssoClaled Specific Plans Envlronmernallmp;KI Report is
styled a "Program EIR." The CEQA Guidelmes encourage lead agenctes to use Program EIRs
for broad poln:lt's, programs, and plans Set:, e g . Cal Code Regs, tit. 14, ~ 15168 But they also
make It clear thaI agencies mUSl conduct addl110nal environmental review of specific
Impltmenrallon actions which are not fully evaluated HI the Program document Jd
AS nmed ahove, the CilY'S Program fIR "lale~ Iha! "[a) number of existll1g Utitlt1~5
meluding overhead eleCIncallllles and waler pipelines may have to be relocaled" It also
suggests thaI "[ w ]here pOSSIble, Ihese ulllines would be placed in new easem.:nrs established for
UUllllcS "
8tH ihe document does nOI Idennfy ihe specific locatIOn of the proposed "new
easemt:nls" Or explain how the ullhnes will be relocated and Installed Nor dOt;S 11 evaluate
alternative 411gmntnts or constructIOn i~chniques. And, mosllmponamly, the Program EIR
contams no mformatlon whatsoever about the environmental conseqllences of removing and
relocanng several mdes of mfrastnlCture, Funhermore. we note that slgmficant graclmg may
matenally, and ad'vL'r.;cly impact, dfld trc.;pass upon, both Arrowhead's fee parcels and easement
parcels
Th<:rclore, CEQA mandates that the CIlY conduct additIOnal envlromnental review pllor
to relocatIng any t'Xlsllng lln!ities
}:,C"IIQ<)::_,.. I
NOV-Ol-05 16:47
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James F Penman
November I. 20CJ5
Page 4
1 hank YOll very much tor {he opportunlly tu comment on the General Plan Updale and
Associated Specific Plans Environmental Impact Report. Please contact me at (213) 892-5071 If
YOll have any quesliom;.
Very truly yourS,
RMJ/lfc
cc Tem Rahhal, Principal Planner, CIty of San Bernardino
Rachel Clark, ell)' Clerk, City of San BernardinO
Mark Evans, Esy
Larry Lawrt'nct'
\(,~~u'l<)="\I I