HomeMy WebLinkAbout35-Development Services
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CITY OF SAN BERNARDINO - REQUEST FOR COUNCIL ACTION
From: James Funk, Director
Subject: Request for Joint Mayor and
Common CouncillPlanning Commission
Workshop - General Plan Update Status
Dept: Development Services
Date: September 16, 2002
MCC Mtg, of October 7, 2002
Synopsis of Previous Council Action:
None,
Recommended Motion: That the Mayor and Common Council set ajoint workshop with the
Planning Commission on the status of the General Plan Update Program for October 21,2002 at
5:00 p,m. in the EDA board room.
~~Ji
James Funk
Contact person:
T~mp," FlIn1c
Phone:
5()~7
Supporting data attached: NI A
Ward: Citywide
FUNDING REQUIREMENTS: Amount: NI A
Source:
Finance:
Council Notes:
Agenda He!
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CITY OF SAN BERNARDINO
DEVELOPMENT SERVICES DEPARTMENT
INTEROFFICE MEMORANDUM
From:
Mayor and Common Council
James Funk, Director of Development Services "4' lJv~'
Phase I Progress Report - Arrowhead Springs
To:
Subject:
Date:
October 18,2002
Copies:
Fred Wilson, City Administrator
The following is a status report on activities of The Planning Center in completion of Phase I of
the Arrowhead Springs Specific Plan. The Planning Center has been conducting background
work to determine the project and necessary permits.
Regarding alignment permit processing, The Planning Center reports that they have been
reviewing a lot of data from MWD to determine what the MWD project is and what permits they
were required to obtain. The Planning Center is coordinating with MWD because moving the
decomposed granite from the area being excavated for the giant water tunnel to a new location
requires MWD to have to change their original permit. The placement of decomposed granite
from the western tunnel on the Arrowhead Springs site represents a change to MWD's project
and its 1994 EIR. In the past MWD has prepared an Addendum to its EIR when it changed
receiving locations. The Planning Center believes that MWD will be obligated to prepare an
Addendum or a Supplement to their original EIR for the change the City may be contemplating.
The Planning Center reports that they have been coordinating with Transtech regarding possible
roadway alignments, issues pertaining to cultural resources, biological resources, possible
configurations of road elevations which may have an impact on noise, and other possible
environmental concerns, Also, they have been working on the rescoping effort, thus the revised
contract that is going to Council on October 21 st.
Transtech is analyzing the potential consequences of the truck trips to the City, which will be
routed through the City or to the proposed roadway project. For a summary of the progress to
date, please see the attached letter report titled Arrowhead Springs Development Project Letter
Report on Construction Truck Trips prepared by Transtech.
In addition, Transtech is working on calculating trip generations that would be originating from a
fully developed Arrowhead Springs. For example, work to date shows that more than 21,000
trips are anticipated to be generated from the build-out of the project.
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I TENT A nVE TRIP GENERA nON FOR THE ARROWHEAD SPRINGS PROJECT
I Land Use Average I AM Peak I PM Peak
Daily I Total r:-~ITotal r:-~
Traffic
I Phase I
I Hotel Annex - 115 Rooms 1564 144 124 120 146 121 125
I Conference Center - 25,000 sqf 1289 145 140 15 143 16 137
I Golf Course - 160 Acres 1806 134 125 19 148 116 132
Hilltown Homes - 250 ~r:-~~r:-~r:-
Condos/Townhouses
Golf Course North Homes - 60 ~r:-~~r:-~r:-
Acres
Golf Course South Homes - 65 ~r:-r:-~~~r:-
Acres
Spa and Health Resort - 60,000 ~~~~~~r:-
sqf
I Total Phase / 18959 1509 1/96 13/3 1872 15/5 1357
I Phase II Generation
1 International Hotel - 300 Rooms 11470 1114 163 151 1120 154 166
1 Corporate Offices - 25,000 sqf 1193 137 134 13 135 14 131
Village Shops and Gardens - ~~r:-~~r:-~
175,000 sqf
1 Total Phase II 19/74 133/ 1207 1/24 18/0 1372 1438
I Phase III
I Edutainment Park - 43 Acres 13258 19 18 II 1170 1104 166
I Total Phase III 13258 19 18 II 1/70 1/04 166
Total Trips Generated by r::-r:-r:-~~~r:-
Build-out of Project
Oct 17 02 05:25p
transtech engineers inc
909 595 8863
p.2
ARROWHEAD SPRINGS DEVELOPMENT PROJECT
LETTER REPORT ON CONSTRUCTION TRUCK TRIPS
SEPTEMBER 27,2002
Introduction:
This Letter Report summarizes the results of a traffic analysis conducted to estimate the
impacts of truck traffic to be generated due to the tunneling operation associated with
the Arrowhead Springs Development Project. The tunneling operation will generate
decomposed granite material which must be removed f rom the site by hauling away
using dump trucks either to a distant disposal site using the City streets and the
freeways, or to a nearby proposed future roadway alignment for use as roadbed
material thereby eliminating the use of City Streets and freeways by dump trucks.
Estimation of Truck Traffic:
The tunneling operation is estimated to generate approximately 700,000 cubic yards of
decomposed granite (OG). The operation is estimated to continue for a period of 2 and
a half years. It is assumed that the work will be conducted five days a week, Monday
through Friday, excluding week ends, holidays and non-workable days due to
unforeseen circumstances, such as rains. Assuming 10 holidays and 20 non-workable
days per year, the number of work-days per year is estimated to be 230 days.
(Calculation: 52 weeks per year x 5 days a week = 260 days minus 10 holidays and 20
non-work days = 230 days.)
The daily OG generation per day is estimated to be 1,015 cubic yards. (Calculation:
700,000 cu. yd. in 2.5 years divided by 2.5 = 280,000 cu. yd. per year divided by 230
days = 1,218 cu. yd. per day).
Assuming that a dump truck will have a capacity of 10 cu. yd. for hauling OG, the
number of trucks required to haul 1,218 cu. yd. of OG is estimated to be 122 trucks per
day. The total truck trips to be generated due to tunneling operation will be 244 truck
trips per day (122 trips inbound and 122 trips outbound). For an assumed 8-hour
work period between 7 AM and 3 PM, the hourly truck trips have been estimated to be
approximately 32 trips (16 trips inbound and 16 trips outbound). During the entire
tunneling operation, the number of truck trips generated is estimated to be 140,300 trips
(70,150 trips inbound and 70,150 trips outbound).
For a transportation facility's traffic carrying capacity analysis, a passenger car
equivalent (PCE) factor is developed for the truck trips. A PCE factor of 3.0 is generally
used for this purpose. Using this PCE factor of 3.0 per truck, the equivalent passenger
car trips related to hauling of OG is estimated to be a total of 732 trips per day (366 trips
inbound and 366 trips outbound). This is equivalent to approximately 92 passenger car
trips per hour (46 trips inbound and 46 trips outbound) during the 8-hour typical work
day from 7 AM to 3 PM.
Page 1 012
F:\dIiIesIWPROCESSIf'ROPOSAL\2001\21116 PlANNING CENTER ARROWHEAD SPRINGS TIA IN SAN BERNlLetter Report of Truck Trips.doc
Get 17 02 05:26p
trans tech en~ineer5 inc
SOS 5S5 8863
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Distribution of Trips
As indicated above, the DG carrying trucks will either use City streets to haul away the
material to a distant disposal site, or directly dump the material on a proposed roadway
alignment near the site. This proposed roadway will be aligned in the north-south
direction along the existing Flood Control Basin located between 40th Street and 30th
Street. The following is the distribution pattern for each of these two options:
Option 1: Removina DG bv Trucks to a Distant Site Jjsina City Streets
The trucks will travel north from the Arrowhead Springs development site up to 40th
Street, then turn right to travel on 40th Street. The trucks will turn left on Waterman
Avenue at the signalized intersection and travel south to SR-30 Freeway. The trucks
will use the interchanges of Waterman Avenue/30th Street and to travel on SR-30 and
other freeways to the final destinations. The following is the anticipated increase in
traffic volumes on various segments of City streets for this option:
Street Seament
Truck Trips
Per Hour
Equivalent Car Trips
Per hour
40'" Street 32
(between Harrison Street and Waterman Avenue)
96
Waterman Avenue
(between 40th Street and SR-30)
32
96
Option 2: Dumpina alona Proposed Roadwav Alianment
The trucks w ill travel north from the Arrowhead Springs development site up to 40th
Street. then cross 40th Street to travel straight to the dumping site. The trucks will not
need to travel on City streets other than crossing 40'" Street.
It should be noted that, the above trips would be related to DG hauling operation only.
There would be additional construction related trips to be made by the workers of the
tunneling operation, transportation of construction equipment, and various types of
trucks and similar vehicles to be used for material delivery and related activities of
construction at the site.
Page 2 Df 2
F:'<IfllesIWPROCESSIPROPOSAL\2001\21116 PLANNING CENTER ARROWHEAD SPRINGS TIA IN SAN BERN\Letier Report 01 Truck Tripo.doc
CITY OF SAN BERNARDINO
Development Services Department - Planning Division
Interoffice Memorandum
TO:
Mayor and Common Council and Planning Commission
Valerie C. Ros~ty Planner
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SUBJECT:
Joint Workshop - General Plan Update Program Status
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FROM:
DATE:
October 17, 2002
COPIES:
James Penman, City Attorney; Rachel Clark, City Clerk; Fred Wilson,
City Administrator; James Funk, Director
The following items are to supplement the presentation at the Joint Mayor and Common
Council/Planning Commission Workshop scheduled for Monday, October 21,2002.
. Detailed Agenda
. Proposed Land Use Categories Table
. Draft Community Vision
. Workshop Results Summary
. Draft Issues Report'
. Draft Opportunity Areas Outline
. Draft University District Specific Plan
. Draft Verdemont Heights Area Plan
. Schedule
. A Guide to Planning in California (Governor's Office of Planning and Research)
. Glossary of Common Planning Tenns (Governor's Office of Planning and Research)
by
re Agenda Item
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Entered into Record It
Council/CmvOevCms Mtg:
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1:1" :I"rk/CDC See,
CItV ul Sail Bernardiu
Agenda
City of San Bernardino
Joint Common Council/Planning Commission Workshop
October 21, 2002
Purpose: Provide an update of the General Plan Program and Receive Direction on the Preferred Land
Use Plan and Vision
Introduction
General Plan Program Scope
. What is your General Plan and what it is not
. General Plan Update
. Opportunity Areas
. Verdemont Heights Area Plan
. University District Specific Plan
. Arrowhead Springs Specific Plan
General Plan Program Efforts to Date
. Public Outreach Workshops
. General Plan Opportunity Area Report
. Community Issues Report
. Draft Vision
. University District Specific Plan Workshops
. Verdemont Heights Area Plan Workshops
General Plan Vision
. Review Draft Vision
General Plan Land Use Map
. General Plan
. University District Specific Plan
. Verdemont Heights Area Plan
Next Steps
. Endorse/modify the Vision
. Endorse/modify the General Plan Land Use Map
. Schedule
. Schedule individual appointments with Council Members
~ The Planning Center
October 21,2002
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CITY OF SAN BERNARDINO
Draft Community Vision
~
Prepared by:
The Planning Center
City of San Bernardino
General Plan Update
Community Vision
SAN BERNARDINO VISION 2025
Each generarion makes irs own conrriburions ro rhe legacy of the City. San Bernardino's dream of a
community that can flourish and endure for future generarions is embodied in this vision. It is a statemenr
of confidence, optimism and belief that we will pass on a San Bernardino that is a better place ro live,
work and play.
Each generation faces unique challenges. This generation faces the responsibility of addressing aging
buildings, declining incomes, a stagnanr economy and additional challenges similarly confronting other
cities in California. Yet there are many opportunities and great potenrial in San Bernardino. Most
importantly, rhere is a new spirit in the City that says: "We Can Do It." This Vision connects that energy
ro tangible achievemenrs.
The following Vision statemenr describes the desired future for San Bernardino in the next 25 years and
beyond as described by residenrs, business leaders, elected officials, City Staff, and other stakeholders. The
Vision, in conjunction with the General Plan, will require conrinual collaboration between all of these
groups ro ensure its objectives are achieved.
Page I
City of San Bernardino
General Plan Update
Community Vision
Summary Vision Statement
From its founding, San Bernardino has been the embodiment of the American Dream. What began as a settlement of
Spanish Missionaries in 1810, and was transformed into Fort San Bernardino by people of the Mormon faith in
1851, has evolved into a modern metropolis. During these many years, the one constant has also been San Bernardino's
greatest achievement, serving as the land of opportunity for people from a diverse range of ethnicities and backgrounds.
Our Vision for the City's future is no 1m. We desire a San Bernardino that continues to symbolize the American
Dream. A San Bernardino that develops a distinct personality, not entirely based on its rich history but also on the
opportunity and diversity it continues to offer. To these ends, the City is committed to leaving future generations with a
diverse City that maintains a suburban feeling, provides an opportunity to obtain affordable and quality housing in a
safe, quiet and attractive family of neighborhoods, with recreational and entertainment opportunities, the ability to
fulfil! dreams of economic prosperity, and acquire a quality education to be enjoyed by residents who share great pride in
the places where they live, work and play.
San Bernardino...Celebrating the Past,
Valuing the Present,
Creating Opportunities for the Future
Page 2
City of San Bernardino
General Plan Update
Community Vision
The following are key components of San Bernardino's Vision. The Vision was created, and is to be
achieved by, this generation to cultivate oppottunities fot futute genetations. The Vision has been
divided into ten topical areas. The fitst, Community Character/City Image is a broad Vision
encompassing and influenced by all other topical areas. The Economy, Education, Conservation,
Housing, and Parks, Recreation & Culture all place demands on land and are therefore followed by the
topic of Land Use. The last two topics, Public Facilities & Services and Safety both speak to rhe
quality of the City's living environment.
COMMUNITY CHARACTER/CITY IMAGE
The City's character will continue to be shaped by its long and distinguished history and will become
contemporary through the efforts of its diverse and energetic residents. San Bernardino seeks to preserve
its historic structures and capitalize on its cultural and social resources to accentuate the City's valued
traditions, but also cteate a more distinct personality not entitely based on the past but on the oppottunity
and divetsity that it offers. The City will be known for its recreational attractions, cultural resources,
universities, the economic opportunities it offers, and an extraordinary location next to the San Bernardino
Mountains and along the trails of the Santa Ana River.
ECONOMY
San Bernardino is a City of economic opporrunity. The City benefits from its centralized location, serving
as a trucking and railroad hub within the Inland Empire, and has a strong and growing economic base
from which to diversify. With a commitment to provide a business friendly environment, it is our Vision
that San Bernardino will become the premiere location in San Bernardino County to establish a new
business and expand current operations. San Bernardino will be the home of thriving multinational
corporations as well as local and regional businesses that provide employment opportunities for all
residents, allowing more people the opportunity to live and work within San Bernardino. All communities
of rhe City will be developed economically through investment in people and revitalizarion programs.
Additionally, retail and entertainment opportunities will be strengthened, particularly in rhe downtown,
ro make San Bernardino a regional retail and cultural destination.
EDUCATION
Educational resources within San Bernardino are untapped assets with the potential to expand
opportunities for personal and economic growth. The City is committed to collaborating with local school
districts to ensure the best possible education for our children. The City is also committed to enhancing
and capitalizing upon the presence of educational facilities such as San Bernardino Valley College and
California State University, San Bernardino, to provide mutually beneficial relationships. Collaboration
with our colleges and universities will further the learning experience of students and create social,
recreational and economic opportunities for residents, businesses and all other community stakeholders.
CONSERVATION
The distinctive nature of San Bernardino is created not only by its people, but also by the breadth of its
natural features. The City recognizes the importance of natural landscaping and viewsheds in enhancing
the City's image. The City is the gateway to the San Bernardino Mountains and National Forest. San
Page 3
City of San Bernardino
General Plan Update
Community Vision
Bernardino undersrands that as it continues to develop, the pteservation of its magnificent natural
suttoundings will enhance rhe social, physical, environmental and economic quality of life for residents_
CIRCULATION
San Bernardino's srrategic location within Sourhern California's rransportationsystem is a major asset. The
city is positioned as a gateway into the Inland Empire from Interstate 215, and is also served by Interstate
10 and the 210,30 and 330 freeways_ The City will play an important role in the criricalgoods movement
along the vital commercial truck corridors and rail lines traversing the City_The City will maintain
connectivity and relieve congestion throughout the City while creating a range of transportation
alternarives including light rail, bus, bike and pedestrian paths and trails, and facilitating continued
livability and convenience_
HOUSING
As is the case in nearly all cities within California, developing an adequate and diverse supply of quality
housing is a primary goal in San Bernardino_ Current and future residents need a balanced housing supply,
providing opportunities for first rime home buyers, residents moving to the top of the housing ladder,
those in need of multi-family rental units, and individuals requiring single family homes_ All residents of
San Bernardino will live in a quality home with a range of amenities in safe and attractive residential
neighborhoods_ San Bernatdino homeowners and rentets will take pride in their dwellings and contribute
to the beaurification and upkeep of their residences_
PARKS, RECREATION, AND CULTURE
The provision of parks, recreational and cultural activities and amenities will improve the qualiry ofJife of
residents, enhance the City's image and attract businesses_ The City realizes the impottance of public
spaces and is dedicated to providing and maintaining parks, open space and recrearional facilities through
a variety of creative and equitable programs, and encouraging the development of community centers,
museums and performing arts facilities to reflect the City's commitment to cultural resources_
LAND USE
The efficient development ofJand is a priority_ The pattern and ultimate development ofJand determines
if and how neighborhoods are linked with the rest of the City; the type, location and intensity of
employment opportunities; the location and qualiry of residential areas; and rhe ability to promote
economic development by capitalizing on exisring assets that can attract development such as educational
institutions, rransportation facilities, and industrial uses_ The Vision includes working with neighbors
such as the County, adjacent cities and surrounding Native American tribes to reduce land use conflicts
and create compatible developments_ The City will ensure rhe separation ofincompatibleland uses where
buffers are not adequate so as to minimize negative impacts and create/maintain a sense of community and
identity_ Land use patterns will also create compatible uses surrounding and emphasizing the City's
attractions such as the National Orange Show, Little League Baseball Field, California State University,
San Bernardino, Community Youch Soccer Association Souch Municipal Complex, the San Bernardino
Symphony Orchestra, the Santa Ana River and the historic Railroad Depot atea, enhancing the City's
resources and creating tegionally identifiable areas_
Page 4
City of San Bernardino
General Plan Update
Community Vision
PUBLIC FACILITIES & SERVICES ISSUES
As San Bernardino conrinues ro develop, rhe Ciry will provide a high level of services and enhance and
expand public facilities ro meet the needs of residenrs and businesses.
SAFETY
Ir will conrinue ro be rhe City's primary tesponsibility ro prorecr rhe health, safety and welfare of
residenrs. San Bernardino's Vision is of a City whete people will be safe in their homes, places of business,
schools and neighborhoods thus also mainraining a positive City image.
Page 5
"
City of San Bernardino
General Plan Update
Individual Workshop Results
During rhe month of November 2001, four community workshops were held ro identify citywide
opporcunities and constraints, and visions for the future growth of the City of San Bernardino. Each
workshop primarily attracted residents from neighborhoods surrounding the workshop location,
however all interested residents were invited to attend each meeting. Participants of Workshop #1
were primarily from rhe Wesrside of the City, Workshop #2 was in the UniversityNerdemont area,
the Workshop # 3 was located in the Downtown area and Workshop #4 was held in the northern
portion of the Ciry.
Each of the four visioning workshops was intended ro identify the community's "Likes", "Dislikes" and
"Visions" for the future. The three simple, yer effective, group exercises designed to elicir public
comments, generated 137 statements of community "Likes," 172 "Dislikes" and 150 "Vision"
statements. As the residents of the City have an intimate knowledge of their community and the City,
these comments will be used to provide focus and a direction for issues to be addressed in the General
Plan update. The following is a listing of the highest priority likes, dislikes and vision sratements for
each workshop.
In addition to the four community workshops, an additional visioning workshop was conducted with
local business owners. The format of this workshop was slightly different than those conducted with
the community as conversations focused on specific topics such as opportunity areas, housing, quality
of life, city image, retail development, and signage and beautificarion. A summary of the feedback
received from the business stakeholders' workshop is attached.
Community Likes -
What residenrs enjoy about their community and City and therefore should be retained/enhanced in
the future.
Workshop #1, Westside
. There is great potential for economic opportunity in the Wesrside of the City. The area for
example, has no major supermarkets, hotels and upscale restaurants. Public/private
partnerships can stimulate the local economy and increase the quality of life in the Westside.
. Residents are generally pleased with the local schools and in particular, the new Arroyo High
School Wesr
. Residents enjoy the City Parks and the recreational opportunities they provide
. Safety is an issue in the community and the residents appreciate the services of the Police
Department
. Homework centers at local churches and throughout the City are beneficial in meeting the
educational needs of students
. The location of Arrowhead Credit Union on the Wests ide provides the area with one of its few
financial institutions, and the Credit Union is a good neighbor dedicated to working with the
community to provide capital to purchase homes and start businesses
Workshop #2, UniversityNerdemont
. Residents enjoy and would like ro maintain the small town feel of the north end of the City
. The scenic vistas
. The location of the City near the mountains, ocean, desert, river and proximity to Las Vegas is
a major asset and provides recreation opportunities for residents.
. City Schools
. Route 66 Rendezvous
October 21, 2002
Q:\SBC-15.0G\Public Participation\Community Workshops\Workshop comments.doc
1
City of San Bernardino
General Plan Update
Individual Workshop Results
. Graffiti cleanup programs
. Fire Departmenr services provided by the City
Workshop #3, Downtown
. The quality of rhe K-12 schools
. The architectural style of the buildings within the City
. Residenrs appreciate clean and beautified City streets, such as 6th streer off of the 215
F reewa y
. The visual appearance of the City has been enhanced through efforts ro underground electrical
lines
. Homeowners enjoy the rising values of their homes
Workshop #4, Northside
. The low cost of living in the City
. Availability and accessibility of City officials
. Proximity to recreation areas
. Residents enjoy the location of the City - Close [Q the mountains, desert, ocean, colleges,
hospitals, ere
. Quality education institutions, particularly the preschools and University
. Residents see great potential created by the Airport and would like to capitalize on the
opportunities for development
Community Dislikes -
What participants would like ro change about rheir community and/or City.
Workshop #1, Westside
. Lack of freeway access
. The City is nor business friendly - there is too much red tape
. The City Council is not here tonight listening to our concerns
. The City1s overall negative image
. Lack of greenbelrs, shrubbety, and landscaping
. Messy trees and the lack of tree trimming services provided by the Ciry
. Streets fell into disrepair due to a lack of attention paid to and lack of services allocated to the
Westside
Workshop #2, UniversityNerdemont
. Kendall Hills should nor be developed
. Code enforcement is weak (semi-trucks parking on street)
. High-density housing
. Empty/commercial properties create an image of blight
. Politically bad decisions and rhe lack of communiry input in development decisions, such as in
the ball park, cinema star, loss of federal courrs ro Riverside and the lakes and streams project
. Rapid growth without community input
. Lack of places/activities for teens (yourh center is needed)
. Lack of landscaping on freeways
October 2 J, 2002
Q:\SBC-15.0G\Public Participation\Community Workshops\ Workshop comments.doc
2
City of San Bernardino
General Plan Update
Individual Workshop Results
. The City's negative reputation
. University commuter traffic
Workshop #3, Downtown
. Automobiles parked in front yards
. Deteriorated play equipment in parks
. Existing design of some high-density housing which facilitates criminal activity
. The importance of historical structures is not recognized and capitalized upon
. Large sections of housing do not meet current code requirements
. Vacant properties are unkempt and littered with trash
. Renters do not take care of their homes (deteriorated apartments)
Workshop #4, Northside
. Lack of free activities for youth
. Residents need more pride in the City
. Development of the hillsides should be prevented
. Lack of code enforcement that is consistently applied to all areas of the City
. The City's lack of ambience and negative City imagc
. Political in-fighring wirhin City Council
. Unnecessary utility tax
. City streets and freeway off-ramps that donlt look clean
Community Vision -
What residents desire to achieve within the next twenty-five years.
Workshop #1, Westside
. Increased community participation
. The construction of a complete recreation center for family park and recreation use
. Increased home improvement and rehabilitation spending by City
. Elimination of blight in the City
. A "green" community with more trees, parks, trails and srreetscapes
. Greater recognition and appreciation of historic, cultural, etc background
. Active youth programs and centers
Workshop #2, UniversityNerdemont
. Views are clean, landscaped and preserved
. Better government
. Better development of downtown
. Commercial developmenr ar Norton AFB
. No low income housing
. Accessible community centers
. The Ciry has a good reputation and positive image
. Infrastructure in the City is adequate to meet demand
October 21, 2002
Q:\SBC-1S.OG\Public Participation\Community Workshops\Workshop comments.doc
3
City of San Bernardino
General Plan Update
Individual Workshop Results
Workshop #3, Downtown
. San Bernardino is competitive with other counties and communities (amenities, services, ere.)
. Deteriorating commercial is revitalized
. Streets are gteen and landscaped
. There is an improved image along the main arterials
. Baseline & Highland are revitalized
. Attractive architectute and unique neighborhood themes are ptevalent throughout the City
. The development of additional community shopping centers such as Terra Vista in Rancho
Cucamonga in appropriate locations to replace deteriorating strip centers
. Use of water elements that connect commercial, residential, and open space and create
exciting features for the City
. There are residential opportunities near employment opportunities
Workshop #4, Northside
. Each area of the City is visually attractive
. Rail lines connect Norton to Old Santa Fe Station
. The Lakes and Streams project is in place
. There are more parks and youth activities
. The City is clean and beautified
. Light Rail is a transportation alternative in the City
. Old commercial areas such as Baseline, E. Highland, Route 66 and Mt. Vernon are revitalized
. Residents are unified
. Shopping areas and opportunities are expanded
October 21, 2002
Q:\SBC-15 .OG\Publ ic Participation\Community Workshops\ Workshop comments.doc
4
City of San Bernardino
General Plan Update
Business Representatives Meeting Notes
Opportunity areas
Job Sectors
. Growing aerospace industry -- aircraft sales jumped by over 200% last month
. There are $9 billion of goods coming into city every year through the BNSF. The City must embrace
the BNSF and create a synergy with the Airport area
. There arc opporcunities to create niches in the Healthcare industry
. City is 42% services - mostly in the health and education sectors
. Government offices are self-sustaining and don't utilize City services or businesses
. County seat opportunities - County buildings not only include County workers, but County residents
who must come into San Bernardino
. Don't need Fortune 500 companies - "there are a lot of widget makers out there"
CSUSB
. 80% of CSUSB income is from outside the City
. The University will be here forever and will improve if Arrowhead can be incorporated - and its closer
to the central City than other potential areas of higher end housing
. The University is on the outer edge of the City. We need to bring parts of CSUSB downtown. This is
being accomplished through partnerships with the University such as Arts on the 5th
. When traveling on the 1-10 and crossing the 1-15, there is a noticeable decline in the quality of
development and landscaping
Lakes and Streams
. There are two lakes and stream projects. One is a municipal water project and the other was the 20/20
project proposed by a consortium from Texas which was unrealistic
. The visual appeal of the Lakes and streams project will be good for business
. Water can be a greater resources than just for the Lakes and Streams
. Need to improve the impoverished City core - Lakes and Streams will help
Areas within the City
. The baseball stadium is overlooked, but can be a major asset to the City if areas surrounding it are
developed properly
. Depot is being redeveloped within 2 years. Development Agreements are being pursued with
surrounding areas to create compatible uses to the depot.
. Need to create and capitalize on a downtown historic district
Other opportunities
. Need to revitalize and take full advantage of the Harris Building
. Labor costs are 250% lower here
. The City is a gateway to destination points such as Las Vegas and Palm Springs - we should create a
smaller destination within the City for people to stop as they make their way to their final destinations.
Ocrober 21, 2002
Q:\SBC-15.0G\Public Participarion\Focus Groups\meering notes 2.doc
5
City of San Bernardino
General Plan Update
Business Representatives Meeting Notes
Challenges
. Need to give developers a competitive advantage
. Don't cost burden the tenant or developer with excessive regulations. Fair share fees are
understandable, but don't take away competitive advantage
. An environment that promotes risk taking should be created
. The City needs more Class A office space
. Need to provide a livable wages and increase disposable incomes - will help solve all of the other
problems, everything is interconnected
. If we keep our uses - make sure we bring in other businesses to prevent building from being empty and
falling into a dilapidated state
. Implementation of City's policies is key
. The City must be flexible in adjusting to market forces. Market needs must be identified and addressed
. Need to create additional heavy industry jobs
. Challenge to recruit physicians and nurses
. There are areas in the City with little or no infrastructure - it costs too much to develop in these areas
. Need to link activity nodes and areas of opportunity
. Communication between the City, organizations and the business community must be improved
Housing
. Housing is the most important issue facing businesses
. CEO's and companies move to an area for housing
. Need higher end housing, not just affordable housing
. Only area for upper end housing is in the northwest but there are environmental constraints such as the
harsh winds
. Arrowhead Farms can be great opportunity for housing
. Need to slash and burn older, dilapidated housing and neighborhoods
. The City has rehabilitated the same homes many times - need to raze them and rebuild
. The hillside ordinance needs to customized to allow for clustering and housing developments which
respond to the environmental sensitivity of the area
. Eliminate Section 8 - restore homes to original, be creative
. Jobs and income don't facilitate higher end housing
. Need high paying industrial jobs so people can afford upscale homes - creating a live-work community
Quality of Life
. Need quality of life factors to be enhanced - but city lowers regulations, which lowers quality of life
. Transportation jobs don't increase the quality of life
. Perception of O.S., greenbelts, parks, youth activities
. Demolish vacant buildings and create parks and beautify with landscaping
. Increased housing will lead to more children and more schools which will need to be addressed in the
General Plan
. There are pocket of poverty which the school system can help fix
. About 80% of babies born in city is poor and indigent (approximate percentage)
. Need to address social infrastructure
. The City's high crime rate is a problem
October 21, 2002
Q;\SBC-15.0G\Publi<: POlrtieipation\Fo<:us Groups\meeting notes 2.do<:
6
City of San Bernardino
General Plan Update
Business Representatives Meeting Notes
City Image
. Perception of San Bernardino is negative
. The grungy look of the City creates a negative City image
. The high crime rate and label as the arson capitol of the US creates a negative image
. The Downtown should have a distinct skyline as a symbol for the City and to distinguish the City as the
County seat
Westend
. Have been trying to revitalize Westend for years. The solution is to zone it industrial and create jobs
. Westside feels neglected
. The Wesrside helps bring in grant dollars to the City, but the money never makes its way to that area
of the City
Retail Development
. Development of Arrowhead Farms would help commercial centers on Kendall and retail on 40th Street
. Big box retailers are corporations headquartered in different cities and states and do not provide many
local jobs. The solution is change the zoning to uses which bring more jobs into the area
. Retail sales have been a problem since 50 years ago. The Radius of sales has declined due to
competitors in surrounding cities. Now, something else is needed to draw people from other cities into
San Bernardino
Business Friendliness
. The City staff and Mayor were very active in bringing Kohi's to city
. The City is not business friendly - paper work and planning process is too time consuming
. Highest utility tax in the area
. Give free space to big businesses to move into the are. This will reduce their costs and promote a sense
of business friendliness
Code Enforcement
. The perception of community is that the City does not enforce codes
. Code restrictions (i.e., downtown) are inhibitive
Signage and Beautification
. Need directional signs to locate businesses and which will unify areas of the City. These signs will tell
you where you are, where you are going and what you will find when you get there
. Need monuments on medians which identify unique businesses/characteristics of the City (i.e. home of
McDonalds, Home of Stamped Stadium)
. Need logos and monuments and landscaping throughout the City, especially on major corridors
. Expend mayor's clean-up program
. Focus on downtown - "make it sparkle"
. City's parking structure is an embarrassment ~ guard rails are dirty
. Landscaping is neglected
. Trash is everywhere, on freeways and on and off ramps
. Need to Improve City image and beautify downtown
October 21,2002
Q:\SBC-15.0G\Public Panicipation\Focus Groups\meeting notes 2.doc
7
CITY OF SAN BERNARDINO
Draft Issues Report
~
Prepared by:
The Planning Center
October 21,2002
City of San Bernardino
General Plan Update
Issues Report
B
TABLE OF CONTENTS
INTRODUCTION ........,........................................................................... I
CIRCULATION. ............... .............. .... .................. ............. .... ..... ......... ..... 2
C-I: Multi-Modal Ttansit....................................................................... 2
C-2: Roadway Congestion ...................................................................... 2
C-3: Connettivity.. ...... ........... .................. ............ ..... ....... ......... ........ ..... 3
C-4: Roadway Improvements, Safety & Maintenance.............................. 3
C- 5: Trails ..... ................. ...................... ..................... ... ......... ......... ....... 4
C-6: Truck RoutesfTraffic ...................................................................... 4
COMMUNITY CHARACTER/CITY IMAGE ...........................................4
CCCI-I: City "Personality"..... .................. ....................... ........ ............... 4
CCCI-2: Historic Structures, Districrs and the Depot ............................. 6
CCCI-3: City Leadership ........................................................................ 6
CONSERV AnON...... ............ .......... .......... ........ ............... ........... ........ .... 7
CO-I: Minimizing Impacts and Preserving Habitats............................... 7
ECONOMY .............................................................................................. 8
EC-I: Growth Secrors ............................................................................8
EC-2: Rerail/COmmercial.... ......................... ....... .................... ........ ... ..... 9
EC-3: Office ........ ..... ....... ..... ....... .......... .... ......... ............... ..... ... ............. 9
EC-4: Indusrrial........................ ...... ....... ....... .................. ..................... 10
EC- 5: Downtown ...... ................... ............ ..... .................. ........ ............. 10
EC-6: Employment Opportuniries........................................................ II
EC-7: Westside Development .............................................................. II
EDUCA nON. ..... ....... ... ......... ... ............................. ...... ... ... ... ........ ......... 12
E-I: Expanding Educational Opporruniries.......................................... 12
E-2: The University District ................................................................ 13
HOUSING ISSUES ................................................................................. 14
H-l: Preservarion & Rehabilitation....................................................... 14
H-2: A Range of Housing Choices........................................................ 14
LAND USE ............................................................................................. 15
LU-l: Unincorporated Islands ..............................................................16
LU-2: Commercial Land Uses............................................................... 16
LU-3 : Jobs-Housing...... ....... ... .................... ....................... ....... ........... 17
LU-4: Land Use Compatibility ............................................................. 17
LU-5: Mixed Use ................................................................................. 18
LU-6: Hillside Development ................................................................ 18
LU-7: Suburban Lifestyle ..................................................................... 19
LU-8: Indian Lands.............................................................................. 19
LU-9: Airport ... ............ ............. ............. ....... ........ ... ..... ..... .... ..... ... ..... 19
LU-I0: Noise... ........... ............... ....... ........... ........ ......... ...... ........... ...... 20
PARKS, RECREATION, AND CULTURE ............................................. 21
PRC-l: Park and Recreation Facilities................................................... 21
PRC-2: Open Space.............................................................................. 21
October 21, 2002
Q:\SBC-15.OG\Community Issues Report\lssues Report IO.21~2.doc
Page i
City of San Bernardino
General Plan Update
Issues Report
B
PRC-3: Cultural Resources ................................................................... 22
PRC-4: Libraries................................................................................... 22
PUBLIC FACILITIES & SERVICES ISSUES............................................. 23
PFS-1: Capital Improvements & Public Facilities .................................. 23
PFS-2: Code Enforcemenr.... ............. ...... .... ................. .... ......... ............ 23
PFS-3: Water Supply ...........................................................................24
SAFETY ISSUES.. .............. ... ..... ..... ....... ...... .... .... .......... ...... .............. ...... 24
S-I: Police Services ...............................................................................24
S-2: Fire Services .... ......... ......... ......... ..... ....... ........ .......... ...... ... ......... ... 25
S-3: Fire Hazards. ........ ...................... ..... ....... ....... ........... ........... ...... .... 25
S-4: Seismic.......................................................................................... 26
October 21, 2002
Q:\SBC-15.0G\Community Issues Repon\Issues Report IO-21-02.doc
Page ii
City of San Bernardino
General Plan Update
Issues Report
-
INTRODUCTION
The following report provides a brief and general background discussion of
the various growth and development issues facing the City of San Bernardino
in the next 25 years. The purpose of this report is ro rake rhe imporranr srep
of idenrifying issues of local and regional imporrance within the context of
the San Bernardino General Plan update. This step will serve as the basis for
prioritizing issues, preparing policies and implementation measures
addressing these issues, and organizing these issues and accompanying
policies wirhin the General Plan and Specific Plan documenrs.
The reporr is divided inro rhe following major ropics: Circularion,
Community Character/Image, Conservation, Economic Development,
Educarion, Housing, Land Use, Parks and Recreation, Public Faciliries and
Services, and Public Safety. The ropics are then subdivided inro more specific
issues and subcaregories rhar may need ro be addressed in the General Plan.
Each subcategory chen contains an issue statement briefly describing the
impacr of the given issue on rhe General Plan update process, followed by a
more descriptive synopsis of the subtopic. The topics included in this report
are intended to closely mirror the City of San Bernardino General Plan
Elements as they presently exist and arc anticipated to evolve in the near
future as more is learned from the development of the economic and traffic
studies, the Tippecanoe Area Plan, rhe University Specific Plan and other
program tasks.
Each section contains a brief description of the issues related to the relevant
topic and includes input from policy documents, srudies and reports prepared
for the various City Departments, the Economic Conditions and Tends report
prepared for the General Plan update, City Sraff, residents, the business
community and other stakeholders. Input from community members was
obtained through five community visioning workshops held throughout the
City in November 2001. The workshops were specifically designed to allow
residents the opporrunity ro discuss issues that need to be addressed in the
General Plan update as well as providing input ro ultimately create a vision
for the City's furure.
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CIRCULATION
C-l: Multi-Modal Transit
Iifue Statement: Creating a range of traniit opportunitie.r for reJidentJ can decreaJe
traffic congeJtion and commute timei.
Exisring land use parrerns have resulred in an increasing dependence on rhe
auromobile. Even wirh innovarive land use planning, rhe supply of roadway
capacity in relarion ro vehicle rrip demand will likely diminish, finrher
exacerbating congestion and poor air quality. However, there exist a number
of transportation alternatives that can aid in reducing automobile trips and
associared consequences. The City has rhe opporrunity ro link a number of
forms of transportation into a cohesive system. Examples of multi-modal
rransir include a linking of rail and bus sysrems, park and ride facilities wirh
bike routes, buses, and car/van pool opportunities. The following specific
issues were identified as needing special attention in the General Plan
update.
. The development of a mulri-modal transportarion plan (especially
connections to the airport) can lead to increased efficiency and
reduced aucomobile congestion. .
. Air transportation will be of increasing importance in the region.
San Bernardino has the opportunity to capitalize on its airport [Q
meet the growing need for air transport.
. Grade separations between railroads and roads are needed to
promote safety, efficiency and emergency access.
C-2: Roadway Congestion
IfJue Statement: Improved transportation facilities and iyitemi, and alternative modei
of travel are needed to reduce roadway congestion.
San Bernardino contains a number of freeways, highways and arterial roads,
which serve as vital inter- and intra-regional linkages for the movement of
people and goods. Internal growth and commures from San Bernardino to
other cities and counties have led to increasing commute times and roadway
congestion. Continued urban growth is expected, further exacerbaring the
situarion. Merhods generally used ro deal wirh congesrion include improved
transportation facilities and systems, the provision of alternative means of
travel, altered work schedules and parterns, and land use patterns that allow
employment, service and housing opportunities in close proximity.
Transportation Management is a potential mitigation measure for project-
related rraffic impacrs. Transportation Managemenr provides the opportunity
to manage transportation systems (TSM) or manage the demand on
transportation systems (TOM) in order ro make the most efficient use of
existing facilities. Examples of this include reducing the number of single
occupant motor vehicle trips or increasing the use of alternative modes of
transportation.
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A system of roadways must be implemented rbat provides adequate
capacity ro accommodate traffic generated by approved land uses in
the City ar an acceprable level of service.
Traffic is especially congesred in the University area during certain
parts of the school year. There should be multiple actess streets ro
the University to relieve congestion off of University Parkway and
decrease the back-up caused on the 1-215.
.
C-3: Connectivity
Issue Statement: Linking roads with trails, bike lanes and transit systems can relieve
road congestion and interconnect all parts of the City.
The City has the opportunity to creare an integrated circulation plan rhat
will not only connecr roads with trails, bike lanes and multi-modal rransit
systems, but that will utilize the entire circulation system to connect all parts
of the City to each other.
. Relaring rhe master plan for parks ro rhe circularion plan may
identify opportunities to create linkages and improve connections.
. Linking the several major centers (Downtown, Tri-
city/Commercenrer, Inland Center and Central City Malls, CSUSB,
and Norton Air Force Base) can create a greater sense of community.
. San Bernardino has evolved over time without adequate organization
of land uses, building forms, open spaces and linkages.
Consequently, a number of disrricrs are poorly defined or
incomplerely linked ro adjacenr ones.
C-4: Roadway Improvements, Safety & Maintenance
Issue Statement: Roadway impruvements are needed to maintain a safe and efficient
road network.
Due to residents', travelers' and businesses' reliance on the roadway system,
the necessity of maintaining an effitient and safe nerwork while minimizing
impacts on adjacent land uses will remain a top priority. Roadway
improvements may also accommodate multiple forms of transportation such
as transit lines or multi-purpose trails in order to maximize corridor
efficiency .
. A special level of effort is needed ro ensure sufficienr financial
support for maintaining the City's roadway system.
. There is an opportunity to coordinate with Caltrans to improve state
conrrolled screets, taking advanrage of rheir new policy of" contexr"
sensitive solutions.
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C-5: Trails
Issue Statement: T raih provide an opportunity to interconnect the city, provide
recreational opportunities and maintain a suburban lifestyle.
Multi-use ttails fot hikets and bicyclists can serve both as a means of
recreation and leisure and as an alternate mode of transportation. The rural
nature of many City areas along with its tremendous scenic qualities make
trails a particularly attractive communicy amenicy. Additionally, trails and
greenbelts can connect open spaces and parks with activity centers
throughout the Gcy and offer the potential to increase tourism, land values
and recreational opportunities.
. The General Plan should address trail linkages and straregies for
timely implementation.
C-6: Truck Routesffraffic
Issue Statement: Truck traffic needs to be managed to reduce road congestion and
improve air quality.
Truck transportation plays a prominent role within the intermodal freight
system for the Gcy. Truck traffic, particularly on freeways and arterial roads
within large industrial and manufacturing/warehousing districts, can
contribute significantly to congestion and poor air quality. Their presence on
local streets is often seen as an unsafe nuisance to residential and public uses.
The challenge in a rapidly urbanizing Gcy is to balance the objecrives of
continued economic growrh with quality of life objectives such as safe streets,
good air quality and decreased roadway congestion.
. Efforts to better manage truck traffic can lead to a decrease in
congestion and noise pollution.
. Impacts of traffic on sensitive receptors, such as residential
neighborhoods and schools should be minimized.
COMMUNITY CHARACTER/CITY IMAGE
From its early beginnings as a home to Spanish Missionaries, to its
incorporation in 1854 when the Gcy was inhabited predominanrly by those
of rhe Mormon fairh, to today, San Bernardino has been a communicy proud
of its pioneer spirit, optimism and innovation.
CCCI-l: City "Personality"
Issue Slalement: Opporcunily exists to link isolated districts of the City, create a
distinct personality for San Bernardino and enhance Ihe City's image.
There was consensus among Gcy Sraff and residents that the Gcy's diversicy,
large tracts of undeveloped land, physically isolated communiries, and high
growth rate in rhe early 1990s, have caused San Bernardino's historic
character, distinct personalicy and buildings to gradually disappear.
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Community members in particular believe rhe City needs to recreate and
capture its distinct personality, perhaps cteating a greater sense of
community rhrough the select preservarion of historic buildings and the
development of separate theme identities for the City's various districrs.
o A cohesive identity and personality is lacking in the Ciry. It is
difficult to idenrify when you have entered or left the City, which is
partly due to confusing jurisdictional boundaries and unincorporated
islands, as well as to the lack of a unifying theme.
o Entries into the City should be well defined or higWighted ro help
define boundaries and act as landmarks.
. There is a desire to develop and implement a cohesive theme for the
entire City as well as sub-rhemes for neighborhoods ro provide
identity, help create a sense of community, and add to the City's
personality.
. Route 66 Rendezvous and other cultural activities can be utilized to
build a disrinct idenriry for the City.
. San Bernardino has evolved over time without a defined strategy for
organization of land uses, building forms, open spaces and linkages.
Consequently, a number of districts are pootly defined or
inadequately linked ro adjacent ones. A goal of the General Plan
should be ro define disrricts and create linkages between them.
o Man made "edges" (Santa Fe Railroad, rail yards, 1-10) tend ro
isolate different districts from one another. These edges deserve
special attention in creating clear linkages.
o The City's personality and image are negatively affecred by its
landscaping and general level of arrractiveness. A major component
of residents' view of the City's future is the creation of a dean and
arrractive San Bernardino, which is well-landscaped, especially in
street medians.
o The high crime rate and label as the arson capirol of the US creates a
negative image. Policies in the Public Safety Element should be
created ro enhance rhe real and perceived level of safety within the
City.
o The City's image could benefit ftom a distinct downtown skyline,
which would act as a symbol for the City and to distinguish the City
as the County seat. The General Plan should create a heighr and
FAR ratio, which promotes the continued development of a distinct
skyline downtown.
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CCCI-2: Historic Structures, Districts and the Depot
Issue Statement: The General Plan update proceJJ Jhould comider the pmervation and
relocation of hirtoric Jtructum to accentuate the City'J image and character. The City
ir committed to the renovation and reme of the hirtoric Santa Fe Depot and making
phYJical and functional improvementJ to the Jurrounding neighborhoodJ.
Due to the City's long histoty, cultural, historic, and paleontological
resources are important assets for City residents. They provide a sense of
orientation and civic identity) and are fundamentally connected to the quality
of life residents currently enjoy. Historic and prehistoric resources give
character and distinction to communities, offer educational and inspirational
benefits for present and future generations, and can produce economic
benefits to the City. As such, the City may considet identifying and
establishing additional historic buildings or districts.
. Historical resources and architecturally significant buildings can be
capitalized on to help create character and idemity for the City.
. The City should consider relocating historic homes to the Historic
Sama Fe Depor Districr. This may include the acquisition and
relocation of architecturally significant historic homes from the
Lakes and Srreams projecr area (and orher areas inrended for
clearance) to vacant residential 10rs in the Historic Depot District.
These homes could rhen be resrored and sold to their former and/or
a new owner.
. New indusrrial, office, rerail and business park buildings in the
Depot Distrier should be required ro have atchitectural sryles
consistenr with the historic Sanra Fe Depor or "classic" styles of the
era and should be consistent with the Historic Depot District
Concepr Improvemenr Plan.
· Any efforts to preserve historic buildings should be balanced with
property righrs and rhe stmcmral integrity/safety of the buildings.
CCCI-3: City Leadership
ISJue Statement: While the City'J Jtrong leaderJhip iJ recognized by itJ residentJ,
opportunity exiJtJ for increaJed responsivenm to mident'J concerns at all leve/J of
government.
Wirh its strong leadetship and commirment to collaboration, rhe City is well
poised to address issues of concern in San Bernardino. Through rheir
cooperarive efforts, rhe Mayor, and Common Council have priotitized a lisr of
six shared goals, consisting of the following:
.
Priority I: Maintain City Economic Development Agency financial
stability.
Prioriry 2: Take steps ro enhance the City's Image.
Priority 3: Provide adequare staffing levels to meet service demands.
Priority 4: Creare rhe "lakes and streams" projecr as rhe City's
signature development.
.
.
.
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Priority 5: Develop more effecrive blighr abaremenr (beaurificarion).
Priority 6: Increase efforrs ro become more srreamlined and less
bureaucratic in processing development projects.
.
The ability of rhe Mayor and Common Council ro cooperare in rheir efforrs ro
address vital community issues is a great source of strength for San
Bernardino and will prove invaluable in minimizing constraints and
maximizing opportunities raised in this report. Most residents are also
pleased wirh rhe City governmenr. However some residenrs, especially rhose
in rhe Wesrside and Verdemonr would like for rhe Ciry ro be more
responsive ro rheir needs and creare addirional merhods of obraining inpur
from residents.
Leadership is also presenr ar rhe sraff level. For ins rance, rhe newly formed
Beaurificarion Advisoty T earn (BAn, a City Deparrmenr Head level working
group, is currendy developing and implemenring srraregies ro improve rhe
aesrheric qualiries of rhe City. Programs suggesred by BAT, in addirion ro
other strategies for creating a "cleaner and greener" San Bernardino may
need ro be codified in rhe General Plan and Zoning Code.
o U rilize rhe shared goals of rhe Ciry as a foundarion of rhe General
Plan and vision for rhe furure.
. Utilize the BAT Team's authority and structure to implement
conceprs of rhe General Plan.
o Incorporare rhe goals and conceprs of rhe BAT Team inro rhe
policies of rhe General Plan.
CONSERV AnON
CO-I: Minimizing Impacts and Preserving Habitats
Issue Statement: The conservation of certain landJ and ecological habitats within the
City should be considered as part of the General Plan.
There is a strong desire co minimize the environmental impact of future
development, especially in hillside, mountainous and habitat areas.
Conserving land can enhance rhe City's quality of life, mainrain a rural
feeling wirhin San Bernardino and balance rhe need for developmenr wirh
related environmental impacts.
. Establishing environmental programs can minimize the impacts of
furure developmenrs, especially in rhe hillsides.
. Balancing rhe preservarion of planr and wildlife habirars wirh rhe
need for new developmenr will be essenrial as growrh conrinues.
o Coordinarion wirh regional multi-species habirar conservarion
planning efforrs will help ensure rhar rhe City's inreresrs are
considered.
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· The environmental resources offered by rhe Santa Ana River and
Cajon Wash should be explored in rerms of assets to rhe Ciry.
ECONOMY
The City of San Bernardino is an economic gianr ready to be awakened. The
City benefirs greatly from its location, serving as a trucking and railroad hub,
with irs commitment to tedeveloping blighted areas and from its large
amounts of undeveloped land. Despite these and other positive economic
factors, the City suffers from a relatively high unemployment rate, a high
percentage of residents receiving public assistance, high office vacancy rates
and a generally depressed market. In addressing these issues, the City should
continue efforts to expand employment opportunities for residents and
partner with the business community to create and maintain competitive
advantages. Additionally, while participants in the Business Representatives
focus group meeting conducted as part of the General Plan update, view San
Bernardino as slightly businesses unfriendly, particulatly due ro excessive
"red tape" and high tax rates, the City has recently undertaken extraordinaty
efforts to retain and attract small and large companies,
EC-l: Growth Sectors
Issue Stalement: Opportunities for growth abound in San Bernardino in a multitude
of job sectors acrm all skill and income levels.
Potential for economic growth lies with the City's competitive advantage in
several key sectors. In the coming years, San Bernardino must work with the
business community to promote and facilitate growth in these industries
while also developing competitive advantages in additional sectors. As parr
of the General Plan update, an Existing Economic Conditions and Trends
Report was created to provide direction on key growth areas in the City. The
following provides a summaty of the study's key findings, which will be used
to create policies in the Economic Development Element and other sections
of the General Plan, as appropriate.
· According to economic projections, opportunities exist for the City
to capture a greater percentage of jobs in the light industrial and
manufacturing sectors and special food preparation.
· The health services sector has a larger proportion of high value jobs
and according to economic projections, provides tremendous
opportunity to San Bernardino due to the proximity of Lorna Linda
Hospital and the City's relatively inexpensive land.
· Partnerships and alliances with the Educational Services sector will
be vety important in not only creating a competitive labor pool, but
also in providing a regional amenity.
. Oppottunities for Wholesale Trade related uses with frontage to the
1-215 should be explored. Eventual completion of the I-2l0/Route
30 connection will provide significant locational advantages.
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The new and fast growing Butlington Northem Santa Fe (BNSF)
inter-model hub can be capitalized on to ptovide local businesses
with a competitive advantage with low transportation costs.
Development potential exists along rail lines, for rail related and
dependant uses.
Thete is a moderate demand for mid-priced, business quality hotel
rooms.
.
.
EC-2: Retail/Commercial
bsue Statement: Retail sales in the City are in a state of ckc!ine due primarily to
competition from surrounding cities. However, revitalizing and accentuating existing
retail centers can reverse this trend.
The City's total taxable sales declined at an average rate of 1.3 percent
annually from 1990 to 1999, while the County's taxable sales grew at an
average annual rate of 1.7 percent in constant 2000 dollars. In addition,
many of the City's multi-tenant centers have vacancies ranging from 15 CO
40 percent. However, while the City currently contains excess retail space,
there is opportunity for growth. However, current retail/commercial ceoters,
including rhe Carousal Mall and Inland Center should be rehabilirated to
ensure continued shopping opportunities and sales growth.
. The provision of adequate retail sites is necessary to prevent
residents from spending dollars ourside of the City as well as
enticing non-residents to shop within the Gty.
. The Carousel and the Inland Center Malls should be reviewed for
potential new uses including the addition of mixed use
developments, long term hotels and community open space.
. A surplus of commercial strip malls exists in the City, many of which
are deteriorating. The City may consider redeveloping these areas or
modifying their land use designations.
. Creating "ethnic-themed" commercial centers has the potential to
create a sense of place and increase the capture area of shopping
centers.
EC-3: Office
Issue Statement: Office spate in the City is marginally overbuilt, but room for growth
and expansion exists.
The demand for office space in rhe Inland Empire, parricularly east of
Ontario, is forecast to increase in the next five to ten years. According to an
economic analysis prepared by Economics Research Associates (ERA), while
rhe City's office market is currently overbuilt, projected employment growth
estimates show that the City could capture as much as 170,000 square feet
annually ovet the next five years. Mosr of the oncoming office demand in San
Bernardino is likely to be fulfJlled by infJlI development in the downrown
area. Market conditions which permit some lower-density office park
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development can be accommodared in rhe northern part of rhe City, eirher
along rhe 1-215 corridor or adjacent to rhe University.
. Redesignaring vacant industrial land along rhe 1-215 may creare an
opportunity for Universiry relared businesses to locare in rhe City.
EC-4: Industrial
Issue Statement: IndUJtrial spa.. in the City is marginally overbuilt, but thm is room
for short-term and particularly long-term gr(JWth.
According to the ERA study, indusrrial vacancies in rhe City (4.8%) are
significantly lower than rhe regional marker as a whole (7.1 %). Industrial
rents are still lower than the regional average and demand factors indicate
thar the industrial marker in the City is marginally overbuilt. However, the
City could absorb approximately 400,000 square feet annually over the next
four years, with rhe capacity to accommodate approximately two million
square feer (on approximately 151 acres) by the end of the 2025. In the short
term, most of the industrial growth is expected to be in the warehouse
distribution sector due to the availability of prime locations with access to
regional inters rare highway system. This could be expanded to include key
manufacturing and R&D secrors if the Ciry is able to establish pro-active
alliances with existing educational and professional institutions.
. Land use designations may be in need of adjustment to account for
projecred increase in demand for industrial space.
. Large tracts of undeveloped land lie along the 1-215 corridor
between downtown and the Tri-Ciry area and east of the corridor
extending ro the San Bernardino Internarional Airport. This is an
opportunity for future growth, but at present there is insufficient
economic demand or marketing efforts to result in the infill of these
areas for commercial or industrial uses.
EC-5: Downtown
Issue Statement: The Downt= should be revitalized and intensified, particularly
with mixed-UJe and cultural activities.
The City's Downtown is a primary activity and economic center. As wirh rhe
rest of San Bernardino, there is excess office space in the Downtown area, but
due to its competitive advantages, growth can occur in specific economic
sectors and office space designed for particular uses may be needed.
· Intensifying the downtown wirh government and professional
offices, convention faciliries, hotels, cultural facilities, supporting
retail and restaurants, and high-density residential can create a
regional recreadonal, employment and rerail center with local
live/work communities (rhe provision of housing and employment
within the same parcel of land) in San Bernardino.
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Arts on 5'h, which will be located on 5'h Street between D and E,
will provide instruction in the areas of theater, dance, music, visual
arts and creative writing with a mix of classroom and studio work.
Policies may need to be refined or added ro the General Plan, which
allow for compatible uses ro create a synergy with the arts program.
According to economic projections, the City may be able ro capture
as much as 170,000 square feet of office annually over the next five
years in the Downrown. The General Plan Land Use Element should
ensure the City's ability ro capture this anticipated growth.
.
EC-6: Employment Opportunities
Issue Statement: Employment opportunities, especially high paying jobs, should be
increased in the City to promote a jobs to housing balance.
San Bernardino currently experiences an imbalanced job to housing ratio.
However, unlike many cities, San Bernardino supplies a relarively high
number of housing units when compared to the amount of jobs provided in
the City. The solution is not to demolish existing units or prevent new
construction, but to develop economically and provide more amenities for
residents. This will allow an increased nwnber of resident an opportunity to
work in the City and encourage our current and future labor force to live in
San Bernardino and not in surrounding cities.
. Securing additional employment oppottunities, especially those jobs
paying highet wages, may provide residents with an opportunity ro
live and work within San Bernardino, reducing the need to commute
to other cities and counties.
. General Plan policies encouraging coordination with the County
would be beneficial ro ensure any future expansion of County
buildings results in growth oppottunities for the City.
EC-7: Westside Development
Issue Statement: While the Westside is impoverithed, opportunities for growth can be
recognized to revitalize this area of the City.
San Bernardino's Westside is its most impoverished area. There is a strong
desire on the part of both residents and business owners to revitalize the area
and there is also agreement that the Westside contains many resources
(human and natural resources) that may benefit the entire City. A challenge
in the General Plan will be to develop this area economically, taking
advantage of its many resources and providing job training and other
professional enhancement services to its residents.
. According to residents, the City has been attempting ro revitalize
the Westside for many years. A possible solution posed by a member
of the business community ro increase the rate of economic growth
in the area is to redesignate suitable land in the Westside as
industrial in ordet to create additional jobs. The reevaluation of land
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uses in the Westside should be consideted in the economic studies
ptepated for the General Plan update.
. The Westside helps bring in grant dollars to rhe City, but according
to residents, the money never makes its way to rhat area of the City.
A General Plan policy stating the City's commitment to spending
grant monies in the areas of the City for which they were received,
should be considered.
. Residents of the Westside believe there is a need for additional
financial service ptoviders, and higher quality services in general,
such as restaurants and hotels in their area of the City. Long-term
policy solutions for the ptoper provision of good and services and the
overall economic development of the Westside should be
incorporated into the Economic Development Element.
EDUCATION
E-l: Expanding Educational Opportunities
Issue State11Wnt: The City is dedicated to collaborating with local school distrkts to
ensure the best possible education for residents of all ages.
The City is home to two major educational institutions: the California State
University at San Bernardino (CSUSB), which is addressed further in the
University District subsection, and the San Bernardino Valley College
(SBVe). While ir is generally believed that the relationship with these
schools has been underutilized in the past, there is general agreement that
they should now become fully integrated with the rest of the City. This may
be accomplished by creating additional physical linkages to, and increasing
interactions with, these institutions. Creating such connections and
opportunities for partnership will provide the institutions with an
opportunity to shape the community, and its role therein, for the mutual
benefit students, faculty, residents and the business community.
. The City should work with CSUSB and SBVC to integrate and link
the schools, physically and socially, to their surrounding
communities so they become an integral part of the City and its
future. Land adjacent to SBVC in particular should be explored to
help integrate the college with the surrounding area.
· Economic and social partnerships with CSUSB and SBVC can
potentially enhance the quality of life in the City and ptovide real.
world experience for students.
· Coordination with the local school districts, to ensure continued
development of quality K-12 schools throughout the City to meet
gtowing demands may be necessaty, according to some City Staff.
The provision of quality schools will have the additional benefit of
providing a valuable amenity to attract new residents and businesses
into the City and can potentially lead to an increase in ptoperty
values.
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High School and Jr. High School srudenrs can benefir from and
capiralize on interaction and partnerships with institutions of higher
learning.
E-2: The University District
lJsue Statement: CSUSB is a great asset to the City and as such, physical and social
linkages between the two should be expanded.
California State University at San Bernardino is located on 430 acres in the
northern portion of the community against the San Bernardino Mountains.
The University educates over 16,000 and is project to house just under 3,000
students. The University offers 42 baccalaureate degree programs, 15
teaching ctedentials, and 21 masret's degree programs through five colleges:
Arts and Letters, Business and Public Administration) Education, Natural
Sciences and Social and Behavioral Sciences. The University emphasizes the
liberal arts but offers a number of career-oriented programs, both at the
undergraduate and at the graduate levels. The University is growing and has
added 10 new buildings in the last 10 years.
As was mentioned in E-l, it is a goal of rhe City to collaborate with the
University to fully integrate it with the surrounding community. Creating a
physical connection and linkages between the City and the University's
studenrs and faculty, will foster additional parrnerships and social relations.
A Design Charette including participants from the University and City has
been conducred to address these issues, the results of which will be included
in the University District Area Plan.
. The University is not currently physically integrated with the
surrounding community. The surrounding land uses are not oriented
toward the University. the circulation access is not clearly
delineated, and there is a lack of clear entry and signage into the
area.
. The University is not oriented toward the surrounding land uses. In
some areas, parking lots are placed between the community and the
University .
. There is an opportunity for the City to capitalize on the presence of
the University through rhe surrounding land uses, circulation
connections. social integration, and marketing.
. There is an opporrunity to utilize vacant land to the west of the
University to integrate with the community.
. The University can be a resource to help build rhe community and
improve the City of San Bernardino's identity.
. Improvements in the housing scock in the City of San Bernardino
can help attract facility and staff to locare within and become a part
of the community.
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· There is an opporruniry to link surrounding uses with programs at
the Universiry. For instance, the future engineering program can be
connected with adjacent industrial/research area.
· An opportuniry exists to link the Universiry with its surrounding
areas through themed landscaping, streerscape, signage, art and
street naming.
o The Arrowhead Credit Union proposal is an example of a project,
which can be a catalyst for creating physical linkages with the
University. Vacant land surrounding the CSUSB should physically
or socially link ro the U niversiry and complement existing
Universiry related developments in the viciniry.
HOUSING ISSUES
As is the case in nearly all cities within California, developing an adequate
and diverse supply of qualiry housing is a prime concern in San Bernardino.
Generally, there is support for promoting residential infill development in
the downtown area, rehabilitating the older housing srock, limiting the
development of multi-family housing and providing a housing supply that
allows people to live and work within the communiry. There is also a desire
to provide housing development with additional amenities in new
developments ro appeal ro high-income residents.
H-1: Preservation & Rehabilitation
Issue Statement: Many older homes are deteriorated and are in need of revitalization.
As residential neighborhoods age, special attention must be paid ro the
preservation and rehabilitation of older homes. Without sufficient restoration
efforts, entire neighborhoods can become deteriorated and run-down.
· Some older housing units in the City are in need of rehabilitation.
o Pockets of deteriorating residential neighborhoods and mixed
density areas in need to be revitalized.
o The City has rehabilitated many of the same properties multiple
times. A different strategy may be needed for these properties.
. Deteriorating buildings near the Santa Fe Railroad Yards and Depot
are in need of rehabilitation.
· Prevenring the deteriorarion of multi-family units can be
accomplished by requiring owners to obtain annual permits that
mandate standards for upkeep.
H-2: A Range of Housing Choices
Issue Statement: A range of homing opportunities from affordable to high-income units
should be provided to allow residents of all income levels to live in San Bernardino.
The Ciry currently provides a disproportionate number of unirs for lower and
middle income residents. Increasing the range of housing supplied in the
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City, from starrer homes fot first time homebuyets to executive style housing,
has the potential to enhance the City's image, increase property tax revenues,
and increase opportunities for higher income residents, and improve the
attractiveness of San Bernardino to new businesses.
. CSUSB employs approximately 3,600 individuals. Many of these
positions provide incomes above the regional average, creating the
oPPOttunity and demand fOt a higher end housing stock. The
Genetal Plan should help ensute the development of high quality,
single family housing with additional amenities to atttact the
CSUSB faculty and staff inro moving to San Bernatdino.
. Many multifamily units in the City suffer from pOOt design and a
lack of quality consttuction. Incentives may be provided ro improve
oldet existing units, and standatds can be updated for the
construction of new units.
. Upscale single-family residential units are lacking in the City.
Construction of such units could attract corporate executives and
other higher income individuals and families.
. The City is teconsideting its housing strategy. The percentage of
rental units may be in excess and the City is contemplating
strategies to increase the racio of single-family homes to multi-family
units. While the Housing Element is not a patt of this General Plan
Update process, these issues should be considered, patticularly in
light of theit impacts on the Land Use Element.
. Expanding high quality tesidential development into the City's
hillsides and periphety within the constraints of environmental,
aesthetic, and infrastructure resources should be considered to
provide additional housing opportunities.
. It has been suggested that assessment districts in the Verdemont
community inhibit the development of housing in rhe area. Furrher
research is needed to determine the extent of the situation and
develop approptiate policies ro address the issue in the General Plan.
LAND USE
The effective development of land is considered a priority. The development
ofland is a major force in linking neighborhoods ro the entire City, balancing
the jobs to housing ratio, interconnecting isolated areas within rhe City, and
promoting economic development by capitalizing on existing assets that can
attract development such as educational institutions, railroads, or industrial
uses. A necessaty foundation for this is the appropriate pattern and range of
General Plan Land Use designations. In addition, creating opportunities for
major matket-transforming projects such as the Vision 2020 Lakes and
Streams project can be a significant catalyst for future improvements. At the
same time, the City must ensure the separation of incompatible land uses
where buffers are not adequate so as to create/maintain a sense of community
and identity.
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LU-I: Unincorporated Islands
Issue Statement: The City should work with the County to coordinate development of
unincorporated islands to reduce land use conflicts and incompatible uses.
Unincorporared "islands" or pockers of Counry governed land near rhe Ciry
of San Bernardino may have widely differenr developmenr and infrasrrucrure
srandards rhan rhe Ciry. Many of rhese areas, such as Arrowhead Suburban
Farms, are within the City's tJsphere of influence. II A sphere of influence is
rhe physical boundary and service area ourside of and ad jacenr ro a ciry's
border rhat has been identified by the Local Agency Formation Commission
(LAFCO) as a future logical extension of the Ciry's jurisdiction. While the
Counry of San Bernardino has land use jurisdicrion over areas that are wirhin
its sphere of influence) development in these areas directly affects circulation,
service provisions and community character within the City. A coordinated
planning efforr between the City and county in these areas is essential to
reduce conflicts, especially if these areas are to be eventually annexed into the
Ciry's boundaries.
LU-2: Commercial Land Uses
Issue Statement: Isolated commercial centers in the City should be linked to their
surrounding developments and excess commercial land needs to be reexamined for
potential rezoning.
Commercial land helps provide jobs for local residents, enhances and balances
communities economically, and contributes to a tax base which aids in
providing needed public faciliries and services. Issues related to San
Bernardino's commercial land are not general in nature, but refer (0 specific
areas within the City, which may be enhanced to reach their full porentiaL
. The Narional Orange Show provides a regional opportuniry for the
Ciry. At rhe moment, rhe Narional Orange Show properry is
physically and funcrionally an isolated island, but can be enhanced
with year-round commercial and recreational uses and should be
better integrated into surrounding development.
. Many of the city's commercial districts are characterized by patterns
of use and intensities of development that are inconsistent with the
intended function and/or do not adequately serve adjacent
residential communities. These problems are particularly evident in
the downtown area and along Mount Vernon Avenue and Base Une
Srreet and need to addressed in the General Plan.
· Porential exists for redeveloping the corridor flanking "E" Streer and
linking downtown San Bernardino with the Tri-Ciry/Commercenter
with new major regional serving uses to increase retail/commercial
opportunities and should be further examined as part of the General
Plan update process.
· Limiting the amount of commercially designated land along
suburban strips, should be considered in the General Plan to focus
commercial uses and improve their viability.
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Rezoning excess commercial land in older strips may encourage
reinvestment and improve the quality of the remaining existing
retail.
A set of enforceable design guidelines could be developed for each
street or community to enhance visual aesthetics.
.
LU-3: Jobs-Housing
Issue Statement: Increasing the number o[jobs should be a priority in the City to create
a more balanced jobs/housing ratio.
Quality urban development dicmtes a balance between jobs and affordable
housing in close proximity.'San Bernardino's jobslhousing ratio is consideted
imbalanced due ro the high number of housing units provided relative to
employment opportunities. This is reflected in the clogged freeway corridors
and arterials linking the City with jobs-rich regions in Orange and Los
Angeles counties.
The availability of large areas of flat, inexpensive land along with the location
of employment growth in eastern Orange and Los Angeles counties has, since
the late 1970s, been a major factor in the residential growth of the Inland
Empire. This scenario has resulted in stressed circulation and environmental
systems. As stated in the Economic Development section of this report, the
primary answer to improving the jobslhousing rati~ is to provide additional
employment opportunities. Therefore, as the City implements its economic
strategies, the jobs!housing ratio should improve. Additionally, ensuring a
balance and proximity between residential and job-producing land uses will
minimize the impacts of future growth.
LU-4: Land Use Compatibility
Issue Statement: Compatibility of adjacent land uses should be ensured to reduce any
negative impacts, particularly on sensitive receptors.
One of the primaty purposes of land use planning is ro minimize the impacts
land uses have on adjacent areas. A number of land uses, including industrial
and commercial, can have potentially adverse affects upon more sensitive uses
such as residential neighborhoods, schools and offices.
. Impacts to properties adjacent to the airport should be considered
and the General Plan updated to address any land use conflicts or
improve compatibility with the airport.
. Land use regulations in the City should be developed ro physically
ptotect sensitive facilities such as schools and hospitals from
incompatible land uses such as areas where hazardous waste
materials are sroted, treated and transported in the City.
. Future residential uses and other sensitive receptors should not be
located near loud noise sources.
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. Residents ate in favot of placing land uses such as rehabilitation
clinics in approptiate locations away from tesidential ateas.
LU-5: Mixed Use
Issue Statement: Mixed-use development should be considered to promote the
development of more intense and lively urban centers, and transit oriented development.
Mixed-use areas allow for flexibility in land use design by allowing a mix of
either horizontal or vertical uses on one or more parcels. An example of
vertical mixed use is to place residential housing units above compatible
commercial/retail or office units. Horizontal mixed use, instead of
intentionally separating these uses, allows for residential, commercial/retail
and lor office space to be intentionally integtated into a tight, walkable
cluster. Mixed-use areas can serve to provide a civic focus, promote more
intense and lively urban activity, promote the use of transit, and establish a
more efficient use of services and infrastructure than traditional land use
planning currently allows.
. Potential exists for implementing mixed-use development at
strategic locations throughout the City and especially in the
Downtown area.
· The Santa Fe railroad depot and adjacent properties can be
intensified as a mixed-use center. However, desirable land uses
adjacent to the Depot need to be determined, such as are contained
in the Historic Depot District Concept Improvement Plan.
· Cores of intensified land uses and mixed uses at strategic locations,
such as key intetsections, can help provide a focus, landmark, and
act as an area in which to consolidate strip commercial uses.
LU-6: Hillside Development
Issue Statement: Hi/hide development is contrrwersial but the issue needs to be revisited
as part of the General Plan update.
Development of San Bernardino's hillsides can provide a variety of
opportunities for the City, but at the same time raises a variety of concerns,
such as protection of the environment, loss of open space, the character and
image of the new developments and linkages wirh the entire City. While San
Bernardino currently appliers sttict development standards for hillside
construction and protection, these standards may need to be reassessed. This
may prove to be a very controversial issue, however, with many residents
opposing hillside development (especially on Kendall Hill) and many others
supporting their development with up-scale housing.
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LV-7: Suburban Lifestyle
Issue Statement: Residents of certain communities within the City enjoy and would
like to retain their current suburban lifestyle.
There is a desire from residents of suburban areas ro maintain tbe estahlished
lifestyle associated with large lots, lower densities and a mix of non-
residential uses. Over the next twenty years, rhe challenge will focus on
preserving the character of established suburban areas while accommodating
future growth and rhe preservation of open spare.
. In the General Plan, the City must balance growth and development
pressures with the need to preserve positive residential character. For
instance, there are growth pressures in Verdemont to extend
suburban residenrial development and higher densities to the area,
but increasing rhe density would change rhe feel and characrer of the
area.
. The City can enhance its suburban lifestyle by focusing future
growth away from rural/suburban areas.
. Areas intended for rural/suburban lifestyles must be identified and
protected in the General Plan.
LV-8: Indian Lands
Issue Statement: Coordination of land uses with Native Americans can be beneficial to
the City and the Indian Tribe s in creating compatible developments.
While rhe City does not have land use jurisdiction over Indian lands, their
locarion within the framework of the Cirywide land use network requires a
coordinated planning effort.
. Policies in the General Plan encouraging the coordination with the
San Manuel Indians regarding potential development plans are
needed co ensure land use compatibility.
. Parmerships with Indian Tribes to jointly promote and address the
needs of future developments in areas surrounding cribal lands
should be encouraged in rhe General Plan.
LV-9: Airport
Issue Statement: The San Bernardino International Airport presents an outstanding
resource for economic development, while creating the challenge of ensuring a
compatibility with surrounding land uses.
The importanre of air transportacion has grown over the years due ro rhe
rime savings it provides in the movement of people and freight. Ie has opened
up many areas which were not economically feasible when served by other
modes of transportarion, and allows businesses to lorare in rhe optimum
locarion in rerms of labor supply, natural resources, and product marker. In
addition to the increased demand for air transportation by businesses, rhe
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rapid popularion increase expecred for rhe Inland Empire will also likely
require rhe expansion of exisring aviation facilities and the addition of new
faciliries.
Providing air transportation services for the region can potentially accelerate
economic growth in the City and create competitive advantages fot its
businesses. However, as stated earlier, the nature of airport operations and
their accompanying noise and safety hazatds tequire careful land use
planning on adjacent lands.
. The airport represents a great potential for economic development in
San Bernardino. The General Plan should do what is necessary and
desirable to promote the airport and provide support facilities and
improved access.
. Potential may exist for establishing airport related industrial uses in
the areas southwest of the San Bernardino International Airport and
northwest along 1-215 with limited possibilities in the Westside.
. Expansion of industrial/airport related /office space uses should be
considered in and around the airport.
. Consistency between the Airport Master Plan, Airport Layout Plan
and the General Plan should be established and maintained.
LV-lO: Noise
!Jsue Statement: Certain areas in the City may experience substantial noise levels
which need to be further analyzed as part of the General Plan and EIR.
Several residential communities near industrial areas of the City are adversely
impacted by noise pollution. As noise conflicts between urban land uses,
particularly incompatible uses, are inevitable in the face of continually
expanding urban uses, it is becoming increasingly important to apply
mitigating solutions to these noise conflicts. Noise attenuation techniques
include those associated with proper land use and transportation planning,
which may include limiting certain kinds of development near noise-
producing land uses, implementing design and building techniques in
existing and future site layouts and construction, and setting and enforcing
standards for noise-producing land uses.
. Residential areas surrounding the San Bernardino International
Airport may be adversely impacted by noise levels exceeding 65 and
even 75 db, according to City Staff. A further detailed examination
may be necessary to determine the exact areas negatively impacted
by these high noise levels and if they are curtently classified as
nonconforming uses.
· Residential neighborhoods surrounding the Atchison, Topeka and
Santa Fe tail yards are generally subjected to noise levels of 61 dB,
with one-time noise events exceeding 74dB.
. Residential areas within the city are impacted by vehicular and
aircraft noise levels exceeding State guidelines. This impact is
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magnified adjacent to high volume roadways and freeways in the
City and should be addressed in the Noise Element.
Among rhe impacts of noise pollution are a decline in property
values, lower academic performance among children and a general
decay in the quality of life.
PARKS, RECREATION, AND CULTURE
PRC-I: Park and Recreation Facilities
Issue Statement: Creative methodr of securing park space are needed to offset deficits in
neighborhood and cammunity parklandr.
Park and recreation facilities are in short supply in the City. Based on rhe 5
acres of park space per 1,000 residents srandard, there is approximately a
500 acre deficit within the City. In addirion, the situation will increase in
importance as the youth age cohorts continue to grow and place increased
demand on recreational facilities.
. Based on the park standard of 5 acres per 1,000 residents, there is a
deficit in park space. These deficiencies exist primarily at the
neighborhood and community park level.
. Quimby funds and general revenues will be insufficient to acquire,
develop, maintain and operate the additional recreational facilities
needed. The City must, therefore, employ creative techniques such
as land banking ro secure additional land for parks.
. Available school site facilities and the San Bernardino National
Forest can offset some of the shortfall in parks space.
. Increases in the child age population will require the City to begin
planning for the provision of land for youth sporrs and activities.
. Play equipment in many of the older parks is deteriorating and in
need of the City's attention.
. Additional activities for youth are needed, especially on the
Westside.
PRC-2: Open Space
Issue Statement: Open spaces throughout the City have the potential to be utilized as
recreational areas and for other purposes, however, residents need to be made aware of
their existence.
Appreciation of open space, undeveloped lands, and natural areas has
increased in an era of growing urbanization and environmental degradation.
Formerly considered in abundance, open space is a resource that is now
recognized as significant and diminishing. Open space preservation can serve
many purposes, including the pteservation and enhancement of
environmental resources and the proper management of environmental
hazards. Open space areas provide a diversity of benefits to City residents.
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· There are significant opporrunJues to use non-developable open
spaces for tecrearional uses (e.g. Cajon-Lyrle creek washes, Santa
Ana River and various flood control areas). In addition, one of
Southern California's extraordinary watershed fearures in the Santa
Ana River: the City should consider cootdinating with current
fedetal, state, regional and local efforts to better manage the
watershed.
· Open space ateas are currenrly not well used. Ptoviding greatet
access and educating the public as to the location of these ateas may
lead ro additional usage. Facility improvements and recteation
programs coordinated with educational institutions may also
stimulate use and conservation of these resources.
PRC-3: Cultural Resources
Issue Statement: Opportunities exist in the City to provide additional cultural centers
and enhance existing resources.
The City of San Bernardino attempts to provide a diverse range of recreation
and community events for residents. Many of the cultural activities, such as
the Route 66 Rendezvous, ate based upon the City's long and distinguished
bistory,
· While the City enjoys the California Theatte and the several rouring
companies it hosts, and will soon benefit from Arts on 5th (please see
EC- 5 Downtown), tesidents believe additional prestigious cultural
resources such as theatres and art centers, which could be supported
in the City, are lacking. The issue may stem from a lack of
promotion of existing cultural facilities or their concentration in the
downtown area.
· Increasing the availability of cultutal activities can improve the
City's image, increase property values and create a greater sense of
community by means of theme areas and activity nodes.
· The General Plan should focus on policies that promote linkages and
promoting existing cultural resources, such as the San Bernardino
Stadium and National Orange Show.
PRC-4: Libraries
Issue Statement: Library services should expand in conjunction with increases in
population.
Libraries ate important community facilities that provide a focal point of
education and community awareness. They are becoming overburdened due
to a growing population, growrh in leisure time, higher educational goals
and attainment, and the increasing use of computer technology in accessing
information.
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Projected increases in library usage generated by new development
may overload the library system.
Additional land for library facilities and funding sources should be
secured in the future.
Diversification of library access modes needs to be expanded.
.
.
PUBLIC FACILITIES & SERVICES ISSUES
PFS-l: Capital Improvements & Public Facilities
bJue Statement: InfraJtructure imprrwementJ mUJt keep pace with growth, eJjJecia/ly in
the TiPpecanoe area.
With population growth and urban actlVlry continuing to increase in the
City, developments will require further investments in the provision of
capital improvements such as new and improved roads, utilities, law
enforcement and fire services, parks, libraries, community centers, schools
and other public uses and services necessary to support urban life.
. Water transmission facilities feeding the south part of the City are
undersized and in need of upgrading, predominantly in the
Tippecanoe and International Airport areas.
. Infrastructure improvements along Tippecanoe need to be addressed
in the Tippecanoe Infrastructure study.
. Wastewarer facilities need to be enhanced and possibly expanded
concurrent with development.
. Financial resources for infrastructure management and capital costs
must be ensured prior to further development in the Gry.
PFS-2: Code Enforcement
IJJue Statement: ReJidentJ favor stricter code enforcement aJ a method of removing
blight in the City.
Code Enforcement ensures compliance with ciry regulations and
requirements addressing the health, safety and welfare of the community.
Neglecting or overburdening code enforcement operations can lessen the
effectiveness of Gry policies and progtams, can affect the qualiry of life
within the community, and can negatively impact the Gry's image.
. According to residents, lack of code enforcement has allowed illegal
signage and property maintenance conditions to persist.
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PFS-3: Water Supply
Issue Statement: Unlike most Cities in Southern California, San Bernardino has an
overabundance of water, which however, needs to be contained and utilized as a
resource to enhance the quality of life within the City.
Urban acrivity is highly dependent upon rhe availability of adequate water
supplies. Water supplies are generally divided into rhree categories: surface
warers and rhe impoundment of surface warers wirhin the local drainage
basin; local groundwarer supplies; and warers imporred to a locality through
inter-basin transfers. Within a given area, distribution systems are generally
devised ro eliminate the need for individual wells or riparian diversion
facilities.
While many cmes in Southern California are in shorr supply of warer
resources, such is not the case in San Bernardino. Due CO large levels of
underground water, the City has an adequare water supply. However, rhe
City is in need of additional water storage faciliries and must address the
contamination of its ground water.
· The water supply is sufficient bur according to City Sraff, San
Bernardino may require additional storage facilities, especially in the
Verdemont area as growth continues.
· Opportunities to financially capitalize on water resources and
enhance rhe City's image rhrough developing warer themes in new
developments should be explored.
. The Lakes and Srreams and related projecrs designed ro manage rhe
Ciry's high warer tables will need ro be incorporated inro rhe
appropriare General Plan Elements.
SAFETY ISSUES
S-I: Police Services
Issue Statement: The City has been successful in reducing the crime rate within the
City, however, public safety remains an issue in unincorporated areas which may
eventually be annexed into San Bernardino's jurisdiction.
The City has experienced a relatively high crime rare in the past, which
resulted in severely negative economic, image and social impacts. However,
between 1993 and 1999 the crime rate dropped by 50.5%. This was
accomplished through community policing, creating safescapes and proactive
efforrs. In addition, a major effort of the Police Department has been to
identify the 10% of rhe population that commits 60% of all crimes.
With the annexation of County unincorporated areas, the City's crime rate is
expected ro increase. Areas wirhin rhe City's Sphere of Influence have a
higher crime rate and do not employ the same proactive rechniques as the
Ciry. The end result will be that areas within the current City's boundaries
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will be no less safe, however, overall crime rates may increase with the
addition of the annexed areas.
. Annexation of certain properties has the potential to increase the
Gty's crime rate. Calls for service will increase and free parrol time
will shrink
. San Bernardino relies on community policing, which is nor done in
unincorporated areas, an issue which will have to be addressed if
these areas are to be annexed.
. As population continues to grow, of concern are the means to
expand police facilities and services, reduce the rates of crime and
enhance the realiry and perception of safery in aU areas of the Gty.
. Implementing Crime Prevention Through Environmental Design
(CPTED) and defensible space techniques for new developments in
the Gty can lead to lower crime tares.
S-2: Fire Services
Issue Statement: Fire Services must keep pace with development, especially in the
hillsides.
Fire services within the Gty are adequate and are higWy rated by residents,
The Gty must, however, work closely with the Fire Department when
considering new developments in the hillsides, especially those areas
identified as posing either an extreme or moderate fire hazard. Adequate
personnel and response times must be ensured prior to any developments in
these areas.
S-3: Fire Hazards
Issue Statement: The threat of wildland fires is a concern in the hillrides, with the
situation aggravated by high winds in the area,
Fires in undeveloped areas resulr from rhe ignition of accumulated brush and
woody marerials, and are appropriately termed "wildland fires". Such fires
can burn large areas and cause a great deal of damage to both structures and
valuable open space land, Urban fires usually result from sources within the
structures themselves. Fire hazards of rhis type are related ro specific sites and
structures, and availability of fire fighting services is essential to minimize
losses.
. Northern portions of the City are impacted by a high wildfire and
wind hazard. Development and design standards should be updated
to ensure the protection of residents from these hazards.
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S-4: Seismic
Issue Statement: San Bernardino is crisscrossed by major earthquake fault lines,
which must be considered in land use designations and design standards.
Several active and potentially active fault zones traverse the City of San
Bernardino. These include rhe San Andreas Fault system the Glen Helen
Fault, the Lorna Linda Faulr and the San Jacinto Fault system. Certain of
rhese faults have also been designared as Alquist-Priolo Earthquake Faulr
Zones, prohibiting the consrruction of mose types of habitable strucrures
within 50 feet of the fault.
/
With the occurtence of an earthquake along rhe San Andteas, San Jacinto or
Cucamonga faults, much of the City is susceptible to liquefacrion,
particularly due to the City's high water tables. Liquefaction occurs when
saturated sand or coarse silt is vibrated or comes under extreme pressure,
changing the properties of the soil to heavy liquid. When this occurs, rhe
strength of the soil decreases and, the ability of a soil deposit to suPPOrt
foundations for buildings and bridges is reduced. Liquefied soil also exertS
higher pressure on retaining walls, which can cause them to tilt or slide. This
movement can cause settlement of the retained soil and destruction of
structures on the ground. As areas in the City susceptible to liquefaction are
considered for development, the Ciry must factor in the potential threat to
the health, safety and welfare of future residents. This issue will also need to
be addressed in rhe General Plan update Envitonmental Impacr Report.
. Local, state and federal disaster preparedness resources and
mobilization need to be coordinated to assure adequate preparedness
in the event of a major seismic event.
. Continued efforrs to identify seismic hazards in the land use plan
and assurance that all structures comply with the building codes will
help to ensure the public safety.
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CITY OF SAN BERNARDINO
Draft Opportunity Areas Outline
Prepared by:
~
The Planning Center
October 21,2002
City of San Bernardino
General Plan Update
Draft Opportunity Area Summary Report
Table of Contents
INTRODUCTION .............................................................................................................. 3
OPPORTUNITY AREAS..................................................................................................... 3
San Bernardino Valley College Opporruniry Area.............................................................. 3
Santa Fe Depot Opportunity Area..................................................................................... 4
Redlands Boulevard Opportunity Area..............................................................................5
Tippecanoe Opportunity Area..... ............... ..... ..... ...... .... ............... ..... ......... ..... ..... ....... ..... 6
Eastern Recreation Village Opportunity Area....................................................................7
Southeast Industrial Opportunity Area. ....... ..... .................. ..... ... .......... ........ ...... ..... ...... .... 9
Southeast Opportunity Area .. ....... ...... ........ ............... .... ........... ..... ......... .... ..... ..... ..... ....... 9
San Bernardino International Airport Opportunity Area .................................................10
Downtown Opportunity Area......................................................................................... 11
CORRIDOR OPPORTUNITY AREAS .............................................................................. 13
Mount Vernon Avenue Opportunity Area....................................................................... 13
Baseline Srreer Opporruniry Area........... ..... ........ ... ... .............. ........ ..... ........ ...... ...... ....... 14
Highland Avenue Opporruniry Area............................................................................... 14
Corridor Improvement Program ... ... ........ .... ... ............. ... .............. ...................... ............. 15
NEIGHBORHOOD IMPROVEMENT PROGRAM ......................................................... 18
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General Plan Update
Drcift Opportunity Area Summary Report
INTRODUCTION
The fillowing report presents a brief overview of the consultant's understanding of the iJJJm facing the General Plan
Opportunity Areas. This report aha catalogues strategies that address the issues identified in each Opportunity Area. It is
important to note that this report iJ intended as a discl/Hion point to help the camul/ant and City frame the direction for the
general plan. It is envisioned that some ftrm of the discussion present in this report and the strategies will be included in the
General Plan; however! the exact content and format is not determined at this point. Policy direction will be incorporated into
the General Plan for each Opportunity Area Overlay to document unique land IIse direction.
OPPORTUNITY AREAS
San Bernardino Valley College Opporrunity Area
San Bernardino Valley College Opportunity Area is located in the southwestern portion of the Gty and is
generally bounded by the City of Colton on the west and south, Mill Street on the north, and K Street on the
east. This Opportunity Area is bisected by Mount Vernon Avenue, which runs north south through the site.
The San Bernardino Valley College, a community college with an enrollment of approximately 10,000 students,
is the centerpiece of this Opportunity Area. The campus sits on the southern boundary of the Oty, adjacent to
the City of Colton, and aces as a major entry feature into the City of San Bernardino when traveling along Mount
Vernon Avenue. The campus is surrounded by residential neighborhoods except to the northwest, which is
occupied by a commercial development that includes a large retail building, a drive-in theater, and a swap meet.
Along the western side of Mount Vernon Avenue and across the street from the campus is a strip of vacant
property. Located in the City of Colton, the southern portion of this vacant land is designated as commercial
while the northern portion is residential.
The San Bernardino Valley College is in the process of renovating the campus to address seismic safety
requirements. The College was able to procure over $40 million for this improvement effort through a
combination of bonds, district and college efforts, and contacts with FEMA. Significant features of this
reconstruction effort include a new library, new life science building, and new administration building. It is
anticipated that work will be completed in 2005.
The campus consists of a core of academic facilities, which focus onto Mount Vernon Avenue, ringed by parking
and athletic fields. The parking and athletic facilities serve to separate the academic campus from the
surrounding commercial and residential uses. The campus itself is not physically integrated or connected with
the surrounding uses. In essence, the campus does not have any physical telationship with the adjacent land uses.
Historically, safety, parking, and traffic have been the major issues in and around the campus. Parking
testrictions are employed in the adjacent residential neighborhoods to limit the impacts of student parking. Pass-
through traffic impacts the surrounding residential neighborhoods, especially traffic generated by students
coming from the east via Inland Center Drive.
This area has been identified as an Opportunity Area due to the presence of the college, which is an asset of the
community and can act as a catalyst for improvements in the area. Education can also act as a catalyst for the
City itself. It is through a quality educational program that the City can foster a sense of community, reinvest in
its youth, and pull itself up. The investments the City makes to help improve the educational environment will
payoff through increased investments and improvement quality of development.
Basically, the college can be utilized to help market the City itself. As far as the Opportunity Area, the college
can become a powerful force physically connecting the Opportunity Area by employing a unified design,
landscaping and signage theme, enhancing pedestrian connections, and improving parking conditions. The basic
premise of the following Action Steps is to preserve the flexibility of the campus to grow and change in the
future.
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Action SteDs
1. Identify a San Bernardino Valley College influence area, which is the area that is directly influenced by and
could be enhanced by the presence of the college. Due to the location of the college, this influence area
should extend into the City of Colton.
2. Partner with the San Bernardino Valley College and the City ofeoltoo to:
a) Prepare design and landscaping guidelines for the major street frontages within the San Bernardino
Valley College influence area.
b) Improve on-campus parking and to alleviate parking in the adjacent residential neighborhoods.
c) Explore opportunities for off-campus parking on the vacant parcels to the west of Mount Veroon
Avenue and joint use parking in the commercial center on the southwestern corner of Mount Vernon
Avenue and Mill Street.
d) Improve the pedestrian connectivity to the adjacent commercial uses.
3. Improve entry monumentation and install landscaping co identify this area as an entry into the City of San
Bernardino.
4. Partner with the San Bernardino Valley College co;
a) Promote activities and events.
b) Promote the City and the college.
c) Address access and parking issues.
d) Address campus security.
e) Explore opportunities for future campus expansion and areas for a development partnership. For
instance, the College and City could acquire, develop, and lease the commercial property on the corner
of Mill Street and Mouot Vernon Avenue. This property could become a revenue generator and house a
campus village that consisted of the aircraft maintenance facilities, offices, a conference center, student
parking, and student oriented commercial uses. The commercial uses on site could be incorporated into
the campus village.
5. Develop a neighborhood revitalization program that helps the surrounding residential areas to improve their
appearance and incorporate the design and landscape guidelines developed for the area. The revitalization
program should address landscaping, lighting, facade improvements, and safety (Neighborhood Watch
programs).
6. Partner with the San Bernardino Valley College, and potentially the BIA and Chamber of Commerce, to
develop a curriculwn that addresses neighborhood revitalization. household maintenance, improvements,
and facade improvements. Utilize the class to help improve the surrounding neighborhood.
Santa Fe Depot Opportunity Area
The Santa Fe Depot Opportunity Area is located in the western portion of the City, immediately west of
Downtown and Interstate 215. The Opportunity Area is bounded on the northern end by the Burlington
Northern Santa Fe Railroad line, on the south by Rialto Avenue, on the east by Interstate 125, and on the west
by Viaduct and Giovanola Avenues. 3rd Street bisects this Opportunity Area inco a northern and southern half.
The centerpiece of this Opportunity Area is the Historic Santa Fe Depot, a three-story mission style structure
with four distinctive Moorish domes and a 380-foot long arch colonnade. Because of the role the Depot played in
the City's history and its distinctive architectural style, the Depot is a designated historic structure. The Depot
site also contains a Metro Link station and Park-N-Ride lot.
Thirteen million dollars are earmatked for the restoration of the Depot, which should be completed by July 2003.
The goal of the Opportunity Area is to integrate the Depot with the surrounding neighborhood so that trus area
can truly be a showcase for the City of San Bernardino. A Historic Depot District Concept Improvement Plan
has been prepared for the Opportunity Area that outlines the steps and specific improvements planned for this
area.
Surrounding the Depot is a mixture of commercial, industrial, and residential uses that have little relationship or
physical connection with the Depot itself. As an example, immediately to the south of the Depot, across 3rd
Street, is a commercial center that contains a market and mixture of retail uses. Because of its location. the
commercial center acts as the southern "doorway" to the Santa Fe Depot. Unfortunately, the commercial center
is oriented away from the Depot and is designed in a manner that does not reflect the style of the Mission style of
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the Depot. The eastern half of trus Opportunity Area is designated for light industrial uses but (oneains a
mixture of residential and industrial uses.
The area south of the depot (between 3rd Street and Rialto Avenue) is classified for commercial (CG-4), residential
(RS), and light industrial (Ii) on the existing General Plan.
The Santa Fe Depot has been identified as an Opportunity Area because of the opportunity to capitalize upon the
presence of the Depot to create an identifiable district, the need to help the surrounding businesses become more
economically viable, and to improve the aesthetics of the area.
Action Steos
1. Implement the Historic Depot District Concept Improvement Plan.
2. Improve landscaping treatments and street furniture to enhance the areas character and image as outlined in
the Historic Depot District Concept Improvement Plan.
3. Connect and physically integrate the surrounding uses with the Depot through design, landscaping, entry
features, and pedestrian pathways, to create a distinctive character as outlined in the Historic Depot District
Concept Improvement Plan. Explore the possibility of extending the themes and connections of the Depot
to the Mount Vernon Opportunity Area.
4. Assist in the creation of a railroad musewn to house the historic 4-84 locomotive No. 3751. Assistance from
the City can be provided through assistance in finding an adequate site, waiving permitting fees, and fast
tracking the approval process.
5 Develop a Rail/Freight Advisory Committee comprised of local property and business owners, rail line
operators, City Council and Planning Commission representatives, and key City Staff.
6 The purpose of the Committee is to:
a) Identify businesses that would benefit from San Bernardino's cluster of rail, transportation, and freight
related services.
b) Develop and implement a plan to promote and encourage such businesses to locate in San Bernardino
Redlands Boulevard Opportunity Area
The Redlands Boulevard Opportunity Area is located in the southern tip of the City, just south of the 10
Freeway. The Opportunity Area is bounded by Redlands Boulevard on the north, the SPT Company Railroad on
the South, the City of Colton on the west, and the Gage Canal and City of Lorna Linda on the Easr. Waterman
Avenue bisects the Opportunity Area into easrern and western halves and provides direct freeway access.
Because of the freeway and railroad access, the Opportunity Area is designated for a mixture of regional and
general commercial and light industrial uses in the current General Plan. The area east of Waterman Avenue is
designated as Commercial-Regional, while the area west of Waterman Avenue is designated for a mix of
Commercial - Regional, Commercial - General, and Indusrrial - Light. The existing General Plan allows a
mixture of offices, retail, hotels, restaurants, entertainment, business park, and research and development in the
area. The area west of Waterman Avenue is almost entirely built out with large single and multiple tenant retail
buildings while the area east ofWarerman Avenue contains a mixture of industrial, residential, and vacant
properties.
Despite the proximity to and direer access from the 10 Freeway, the Opportunity Area suffers from a lack of
visibility from the freeway. In addition, the 10 Freeway separates the Opportunity Area from the rest of the City
and the area tends to relate more to Lorna Linda and Colton than the rest of the San Bernardino. As a
consequence, retail businesses in the Opportunity Area are suffering. As an example, Costco recently relocated
from this Opportunity Area to the northern side of the 10 Freeway on Hospitality Lane. Hospitality Lane is an
area much better suited for commercial outlets and is successfully capturing San Bernardino and surrounding
cities' retail needs. The large building vacated by Costco remains empty.
This area has been identified as an Opportunity Area, because of the need to help businesses remain economically
robust and to attract viable uses that will help strengthen the Gty's tax base. There is an opportunity to shift the
focus of allowable uses in this area to allow light industrial uses. Light industry with limited outside storage
facilities may be well suited for the area due its proximity to the SPT Company Railroad and the 10 Freeway.
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Depending on the types of light industrial projects, however, a buffer may be needed between the Opportunity
Area and the housing units CO the south.
Action SeeDs
I. Allow a multitude of regional commercial, light industrial, and office uses in the Redlands Boulevard
Opportunity Area.
2. Ensure screening and buffering between the Opportunity Area and the residential communities to the south.
3. Collaborate with the Chamber of Commerce to assist the businesses in the Opportunity Area with their
marketing efforts among residents of San Bernardino and surrounding cities.
4. Modify standards for the size and placement of signage to allow businesses an opportunity to increase their
visibility from the freeway.
Tippecanoe Opportunity Area
The Tippecanoe Opportunity Area is located in the central portion of the City, immediately west of the San
Bernardino International Airport. The Tippecanoe Opportunity Area is generally bound by Baseline and Rialto
Streets on the north, the Santa Ana River on the south, Arrowhead and Waterman Avenues on the west, and
Tippecanoe Avenue on the east. The Tippecanoe Opportunity Area is adjacent to the Downtown Opportunity
Area to the west, the San Bernardino International Airport Opportunity Area to the east, and the Southeast
Industrial Area to the south. The boundaries of the Opportunity Area include portions of the City of Highland
between 3,,1 and 5'h Streets. The Twin Creek Channel and the BNSF rail line traverse through this Opportunity
Area.
In the existing General Plan, the Tippecanoe Opportunity Area is predominantly designated for industrial uses
with some commercial and residential designations north of 5lh Street. These designations reflect the presence of
the San Bernardino International Airport, which presents a significant opportunity for future development in the
area and a constraint to noise sensitive uses, such as residential properties. However, there are still many vacant
parcels and residential uses scattered throughout the Opportunity Area while only a few industrial and
commercial uses are developed. The ability to develop the area per the General Plan designations has been
hampered by the fact that there is a lack of infrastructure improvements in the area, nwnerous small parcels, and
the face that the Airport has not begun to realize its potential yet.
This area has been identified as an Opportunity Area because of the need to address the area's infrastructure
needs, to help the area to capitalize upon the many economic opportunities, improve the area's aesthetics, and to
encourage the development of vacant and underutilized lands inca their highest potential. There is an
opportunity to capitalize upon the presence of the San Bernardino International Airport, the railroad lines, and
the surrounding industrial and commercial development. This opportunity is beginning to be realized as the
Hillwood industrial development is currently under construction and the airpott begins to gain users. The
thrust of the land uses and policies in this area is to protect this area for future employment generating uses.
The nwnerous. small residential lots in the areas designated for light industrial land uses (south of Mill between
Waterman and Tippecanoe Avenues) are a major hurdle to address in this area. The City has also identified a
potential need to redesignate some of the light industrial areas between the River and yd Street to heavy
industrial. However, at the same time, the City is concerned with minimizing the negative visual and noise
impacts of the industrial areas, so they are not a blight on the City and a nuisance to sensitive receptors.
There are also transportation issues within the Tippecanoe Opportunity Area. Many of the intersections along
Tippecanoe Avenue are among the most congested in the City. There is an option to upgrade Mountain View
A venue (which lies to the east of Tippecanoe and runs north to the Santa Ana River at which point it becomes a
private road) to a majot arterial and make it a publicly owned road running nottheast along the SBrA. The City
is currently planning the Mountain View Avenue Extension Project which will likely consists of street
improvements and a bridge crossing over the Santa Ana River.
The Santa Ana River, which borders the southern portion of this Opportunity Area, is a regional amenity that
can be utilized as an asset for industrial users who may locate in the area. The river can provide trail connections
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City of San Bernardino
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and an open space amenity for the area. Future projects in the area should provide connections co the River and
orient buildings to face the river.
Action SeeDS
1. Create an Infrastructure Improvement Fee for the Tippecanoe Opportunity Area for the purposes of
encouraging the development of industrial projects.
2. Acquire and consolidate unclerucilized parcels through redevelopment efforts to revitalize the Tippecanoe
Area and redesignate as light industrial.
3. Create a landscaping program along major arterials and where industrial uses abut residences to minimize
noise and air quality impacts and improve aesthetics.
4. Synchronize traffic signals along Tippecanoe Avenue.
5. Expand Tippecanoe Avenue from the southern City boundary to Baseline Avenue.
6. Work with the cities ofLoma Linda and Redlands to extend Mountain View Avenue.
7. Purchase and extend Mountain View Avenue north of the Santa Ana River.
8. Coordinate with the City of Highland to ensure the development of an integrated infrastructure system that'
meets the current and future demands of the area.
9. Implement measures contained in the infrastructure analysis conducted by Psomas Associates as part of the
Tippecanoe Baseline Infrastructure Plan.
10. Acknowledge the presence of the Santa Ana River by ensuring that future development does not block
access or turn its back to trus resource.
Eastern Recreation Village Opportunity Area
The Eastern Recreation Village Opportunity Area is located in the eastern portion of the City. The Eastern
Recreation Village Opportunity Area is generally bound by 30 Freeway to the north, Warm Creek and Baseline
Street on the south, Sterling Avenue and the City of HigWand to the west, and the City of Highland on the east.
The Eastern Recreation Village Opportunity Area connects with the Highland Opportunity Area on the
northeastern corner.
As its name denotes, the centerpiece of trus area is the California Youth Soccer Association (CYSA) sports
complex located in Patton Park North. The CYSA facilities are built on 50 acres and include 17 full size soccer
fields of which 4 are lighted championship fields. The Complex is owned by the City of San Bernardino and is
leased to the CYSA-Sourh Soccer Foundation, which is responsible for the maintenance and upkeep. The soccer
complex is a seasonal regional destination. During the peak season, parking is limited and the surrounding
neighborhoods are impacted. Park and recreational space in the area also includes the Spetcher Memorial Park
and a local elementary and high school.
Residential neighborhoods, the San Gorgonio High School, and Emmerton Elementary surround the CYSA
sports complex. In addition to these uses, the northwest portion of the Opportunity Area includes a retail
shopping center (the San Bernardino Plaza) on Highland Avenue. In the southeast corner of the Opportunity
Area, adjacent to Baseline Street is some partially developed land designated for commercial use. The majority of
the remainder of the Opportunity Area is designated for and developed with residential uses varying from
Residential Medium (14 duJac), Residential Urban (9 duJac) and Residential Medium High (24 cluJac).
Immediately south of the 30 Freeway, in the central portion of the Opportunity Area, is an area designated as
Parks Commercial Recreation (PCR) in the existing General Plan. The intent of this designation is to develop
commercially oriented recreational uses, such as golf courses, fairgrounds, sports complexes, or softball/baseball
diamonds, in a manner that does not negatively impact surrounding residential uses. The PCR designation was
created in 1999, and redesignated 21 acres from Residential Medium High. This change was influenced by a
market analysis, which concluded that a sports/park facility had market potential. The Concord Group economic
study prepared for the Arden-Guthrie area found that the area could provide an "attractive setting for several
non-residential land uses." Benefits of the area include proximity to vibrant neighborhoods to the north and
south, proximity to the CYSA complex and access off of Highway 30. The study found a lack of demand for
hotel and retail uses and while office and industrial space is limited in the area, low absorption rates dictate that
these uses are not in demand. The study also concluded that the 21-acre site could benefit from other
recreational facilities such as a skateboard park, roller hockey rink, bowling alley, batting cages or other privately
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owned uses such as a water-oriented gated attraction. These uses would also benefit the CYSA complex if
parking spaces were shared. The current CYSA parking facilities are completely Hlled by early morning, forcing
soccer tournament attendees to park in the surrounding residential neighborhoods.
However, this area is partially developed with multi-family housing (four-plexes). As funds permit, the Economic
Development Agency is purchasing and demolishing these dwelling units. At the preseot time, the dwelling
units cannot be reestablished if they have sat vacant for a period of 12 or more months. The City is attempting
to consolidate the 21 acres through a land swap with residentially zoned land in other areas of the City. The City
has also earmarked money to procure parking on empty lots around Emmerton Elementary.
City Staff is concerned that the PCR designation does not contain adequate development standards in the zoning
code. The PCR designation allows "public and private golf courses, baseball stadiwns, arenas, exhibition,
convention, entertainment, hotels, restaurants, specialty commercial, farmers markets, open space, and similar
uses." The PCR designation applies to a number of sites throughout the City including the National Orange
Show, Patton Hospital, the downtown and regional opportunities corridor, and the Hosp~tality Lane area. Two
options are either to eliminate the PCR designation and reclassify the area or to strengthen the zoning code.
Focusing the PCR designation to the characteristics of a particular site may prove to be the optimal choice as it
allows for the flexibility needed to develop this particular area with an appropriate use.
This area has been designated an Opportunity Area because of the recreational opportunities it presents. Given
the soccer complex, the elementary and high school, park, and Warm Creek, this area can be developed and
marketed as a recreational village (thus the suggest tide of Eastern Recreation Village). Multi-purpose trails and
pedestrian amenities could be provided to link: the village and the major features in the Opportunity Area.
Action SteDs
1. Define an Eastern Recreation Village District comprised of the City, San Gorgonio High School, Emmerton
Elementary, Flood Control District, local residents, and CYSA-South Soccer Foundation. The purpose of the
Eastern Recreation Village District is to:
a. Develop a master plan of development and improvements. The master plan should address allowable
uses, linkage opportunities, multi-purpose trails, design and landscaping themes, and funding and
financing options.
b. Cooperatively address parking issues. Options to address the parking issue include shared off-site
parking, providing a parking structure at the CYSA complex or shared parking facilities at the Arden-
Guthrie area.
L Explore opportunities to implement pedestrian connections.
d. Explore opportunities to redevelop the Arden-Guthrie area in a manner that enhances the recreational
theme of the area.
e. Develop a program to market the features of the area, attract investment, and stimulate redevelopment
of the Arden-Guthrie area and the San Bernardino Plaza.
f. Explore uses that would be appropriate to locate in the area that would compliment the recreational
focus. Uses such as day care, libraries, skate parks, YMCAs, community centers, churches and BMX
bike tracks may be appropriate in the Eastern Recreation Village.
2. Continue consolidation efforts of the 21-acre Arden-Guthrie site. Efforts should include:
a. Relocating current residential tenants.
b. Continue swapping land with property owners for other residentially designated areas in the City.
3. Amend the zoning code to strengthen and focus the PCR designation to the characteristics of a particular
site. The consultant recommends maintaining the PCR designation because it offers the flexibility to pursue
uses that would enhance a recreational theme. Focusing the PCR designation to the characteristics of the
various sites may help clarify appropriate development standards.
4. Develop a linkage program and multi-purpose trail system and implementation program for the
Opportunity Area. Create a program to add landscaping along Warm and Sand Creeks, which run along
the southern and eastern borders of the Opportunity Area.
5. Partner with area colleges to develop recreational programs that can take place in the Opportunity Area.
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Southeast Industrial Opportunity Area
The Southeast Industrial Opportunity Area is located in the southeastern portion of the City, just south of the
San Bernardino International Airport Opportunity Area and north of the Southeast Opportunity Area. The
Southeast Industrial Area is wedge shaped area bounded by the Santa Ana River to the north and west, the BNSF
railroad to the south and Mountain View Avenue and the Ocy of Redlands to the east. Tippecanoe Avenue runs
north to south and generally divides the Opportunity Area into an eastern and western half. The Gage Canal
runs diagonally through the Opportunity Area to the west of Tippecanoe Avenue.
This Opportunity Area is predominantly designated for industrial (heavy and office industrial park) in the
existing General Plan. The exception to these designations is an area east of Richardson Street that is designated
and built with residential uses. These residences are part of the older housing stock of the City, are experiencing
some level of dilapidation. Due to the proximity of the industrial uses, the adjacent residences are impacted by
truck traffic, noise, and odor.
The industrial uses in this Opportunity Area are generally economically healthy and include Reagent Chemical,
Haley, Corp., Pacific Gulf Industrial Park, Coors, Rockwell and Foamex. There are also tracts of undeveloped
industrial land along the boundary with the Santa Ana River.
This area has been identified as an Opportuniry Area because of the need to protect the industrial job base, help
improve residential conditions, and to help mitigate impacts to adjacent residences.
This area would be ideal for clean uses, such as warehousing, research and development, limited manufacturing,
distribution, and offices. Truck traffic should be routed to reduce impacts on nearby residences and to minimize
the costs of street maintenance.
The Santa Ana River, which borders the northern portion of this Opportunity Area, is a regional amenity that
can be utilized as an asset for industrial users who may locate in the area. The river can provide trail connections
and an open space amenity for the area. Future projects in the area should provide connections to the River and
orient buildings to face the river.
Action SteDs
1. Create landscaping and wall barriers between the residential communities and the industrial developments
to the west and north.
2. Utilize Lot Beatification monies to turn vacant lots into pocket parks to provide a buffer between the
residential neighborhood and the industrial area.
3. Utilize redevelopment monies and state and federal grants to revitalize residential area and rehabilitate run-
down units.
4. Encourage the continued developmem of the industrial area by enhancing connections and access to the
railroad and airport.
5. Reference East Valley Truck Study to determine issues and mitigation measures related to the traffic impacts
from the UPS distribution cemer.
6. Utilize Neighborhood Improvement Program and Home Improvement Program funds to rehabilitate older
housing stock.
7. Utilized EDA Mortgage Assistance Program funds to increase homeownership rates thac may chen bring
abouc increased investment in homes and the neighborhoods.
8. Acknowledge the presence of the Santa Ana River by ensuring that future development does not block
access or turn its back to this resource.
Southeast Opportunity Area
As its name implies, the Southeast Opportunity Area is located in the southeast corner of the City. The area is
bounded by the BSNF railroad on the northern edge, the 10 Freeway on the south, Tippecanoe Avenue on the
west, and Mountain View Avenue and the City of Redlands on the east.
The Opportunity Area is predominately designated for and built out with a mixture of low, medium, and high
densities residential uses in the General Plan. An elementary school is located in the northern portion of the
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Opportunity Area, adjacent to the BNSF Railroad. Some of the homes are among the older residential
developments in the City and ace experiencing some level of dilapidation. Residences adjacent to the BNSF
Railroad are impacted by the railroad and industrial uses.
There is some commercially designated property along Tippecanoe Avenue, along the 10 Freeway, and in the
southeast corner adjacent to Mountain View Avenue and the 10 Freeway. The majority of the commercially
designated property is either developed with residencial uses or vacant at this time. This Opportunity Area is
almost an "island of residemial development" surrounded by industrial uses. There may be an opportunity to
provide additional local serving retail uses for these residences; however, due to the limited access to the freeway
and parcel configuration, there is likely limited opportunities for regional serving commercial uses.
This area has been identified as an Opportunity Area because of the need to improve the conditions and
accessibility of its residential neighborhoods. Homes in this opportunity 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.
Action SteDs
1. Utilize redevelopment monies and state and federal grants to revitalize residential area and rehabilitate run-
down units.
2. Create landscaping and wall barriers between the residential communities and the industrial developments
to the north, possibly utilizing Home Improvement Program funds.
3. Utilize Lot Beatification monies to turn vacant lots into pocket parks
4. Increase access to surrounding commercial areas or encourage the development of commercial uses in the
Opportunity Area
5. Utilize Neighborhood Improvement Program and Home Improvement Program funds to rehabilitate older
housing stock.
6. Utilized EDA Mortgage Assistance Program funds to increase homeownership rates that may then bring
about increased investment in homes and the neighborhoods.
San Bernardino International Airport Opportunity Area
The San Bernardino International Airport (SBIA) presents one of the greatest economic growth opportunities for
the City of San Bernardino. The SBIA is situated on the former Norton Air Force Base and is owned by the
Department of Defense and leased to the Inland Valley Development Agency (lVDA). The IVDA, which was
created in 1990 and is comprised of representatives from the County of San Bernardino and the cities of San
Bernardino, Colton and Lorna Linda, is responsible for overseeing the transition of the Former Base to private use
and ownership. The SBIA can accommodate large warehousing and manufacturing companies, and more
importantly, it serves as a transportation hub, providing access to air transpottation and close proximity to major
rail lines. SBlA has the capacity to provide regional air traffic for domestic and international service, both
commercial and cargo along with the necessary support facilities for major and smaller airlines.
The SBIA Opportunity Area is located in the southeastern edge of the City. The Opportunity Area is generally
bound on the north by 3[d and 5th Streets, on the south by Mill Street, on the west by Lena Road, and on the east
by the Cities of Redlands and Highland. The SBIA Opportunity Area is immediately east of the Tippecanoe
Opportunity Area and north of the Southeast Industrial Area.
The Opportunity Area encompasses the SBIA as well as some property to the west of Tippecanoe Avenue. The
Airport itself contains aviation industrial and industrially related uses. The area west of Tippecanoe Avenue and
south of Harry Sheppard Boulevard contains industrial uses while the area north of Sheppard Boulevard contains
residential uses and vacant properties.
The majority of the SBIA Opportunity Area, minus the airport itself, is part of the San Bernardino International
Trade Center Specific Plan (which is in the process of being updated). The property included in the Specific Plan
is owned by the Department of Defense and is leased to the Inland Valley Development Agency (IVDA) and will
ultimately be acquired in fee by the IVDA. The goals of the Specific Plan are to:
. Create job intensive opportunities to replace existing facilities and uses; and
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. Integrate the Norton Air Force site back into the physical structure of the community; and
. Create a development plan, which will have the effect of generating financial reinvestment on-site and
within the community.
In an effort to implement these goals, the City has also established a "Red Team" comprised of City, County and
Airport department heads. The Team works with companies who have an interest in moving to San Bernardino
and specifically, to the SBIA facilities. The Team provides immediate responses to queries and expedites permit
applications. These efforts are starting to become successful as a number of companies have relocate to SBIA,
including Mercy Air Ambulance, Kohl's distribution center, and the home to a retired Air Force One Boeing
707.
There is an opportunity for the uses surrounding the Airport to develop with uses that are related to or can
benefit from the proximity of an airport. For instance, aviation related uses, manufacturing, warehousing, offices,
and travel related business such as hotels, could be attracted by the presence of the Airport. The City can
capitalize upon the fact that the airport is designated as a Foreign Trade Zone, which provides tariff and tax
benefits, to attract users to the airport.
The City must prepare now to facilitate the development of these uses. The infrastructure systems must be
addressed and vacant residentially designated land in the Opportunity Area must be designated to allow for a
variety of airport related uses. Uses that would be negatively impacted by an airport and businesses should be
reclassified and either be buffered or removed. Such is the case with a residential community along Tippecanoe
Avenue.
The existing lntermodal I facility near Mount Vernon Avenue is currently 10% over capacity and a new location
is currently being explored. As mentioned above, there are discussions to locate the intermodel railroad hub at
the Palm Meadows Golf Course, immediately south of the airport. The development of this facility would
require the extension of railroads to the airport. The concept of for the Burlington Northern Sante Fe (BNSF)
Intermodal II facility must be carefully examined by the City to carefully weigh the potential impacts versus the
potential benefits.
An airport is a valuable asset to any community. Regional projects indicate a growing future demand for air
travel and cargo facilities. The thrust of any land uses must be with the goal of maintaining the ability of the
airport to expand should future demand merit the need.
Action Items
1. Implement the San Bernardino International Trade Center Specific Plan.
2. Create a Fast Track permitting process for businesses seeking to locate in the SBIA Opportunity Area.
3. Work with homeowners and renters in the residential neighborhood along Tippecanoe Avenue to voluntarily
move to another part of the City.
4. Redesignate the residential neighborhood along Tippecanoe as with a flexible land category allowing for
industrial or office uses.
5. Capitalize on the Foreign Trade Zone status to market the benefits of locating at the airport.
6. Partner with the SBlAA to create a plan that:
a. Identifies businesses that would benefit from San Bernardino's air transportation system and proximity
to rail and freight related services.
b. Promotes such businesses to relocate to San Bernardino.
c. Identifies a plan to purchase surrounding parcels and develop infrastructure in order to attract the
desired users.
Downtown Opportunity Area
The Downtown Opportunity Area encompasses the historic heart of San Bernardino. The Downtown
Opportunity Area scretches from 9th Street on che north to Mill and Rialto Streecs on the south, and from
Interstare 215 on the west to Waterman Avenue on the ease. Within chese boundaries, are the City Hall,
County Administrative Center, Carousel Mall, Federal building, Scate offices, Municipal Baseball Park and
stadium, California Theater of the Performing Arts, Caltrans, senior citizens center, bus station, Seccombe Lake
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Recreation Area, Pioneer Memorial Cemetery, YWCA, Sturges Auditorium, Radisson Hotel, Meadowbrook
Park, and the Carousel Mall. The National Orange Show is located immediately south of the southern boundary
of trus Opportunity Area.
The Downtown Opportunity Area is located just south of the Baseline Opportunity Area, east of the Santa Fe
Depot, and west of the Tippecanoe Opportunity Areas.
Direct access from Interstate 215 is provided at 2nd, 4'\ 6th, and Mill Street. E Street, a major north-south
connection in the City cuts through the Opportunity Area. Lytle and Warm Creeks cuts across the southern end
of the Opportunity Area. The BNSF railroad runs thorough the Opportunity Area, immediately south of Rialto
Avenue.
The existing General Plan allows a number of uses within the Downtown Opportunity Area. The area north of
j'h Street is primarily designated for residential medium, residential medium-high, and regional commercial with
some areas designated for office and light industrial. The area south of 5th Street is primarily designated for
regional commercial and office uses with some pockets of residential urban, retail and industrial extractive uses.
The very southern end of the Downtown Opportunity Area contains the Central City South designation, which is
divided into three subdistricts. Subdistrict # 1, which covers the majority of the area, allows for the general
retail-type development. Subdistrict #2 is located on the north side of the intersection of Mill and "G" Streets
and allows for limited manufacturing, warehousing, R & D and service commercial. Subdistrict #3 includes the
flood control channels throughout the central south part of the City. Commercial designations generally line
Waterman Avenue and E Street. Development generally follows the pattern of in the General Plan.
The Downtown plays a pivotal role in the City. It is the symbolic center as well as the social and economic heart
of San Bernardino. There is an opportunity to capitalize and improve upon this role. According to the Existing
Economic Conditions and Trends Study prepared for the General Plan Update, "the large cluster of existing
multi-government offices in the Gty, particularly in the downtown, provide a sustained demand for business,
retail and professional services in the City." The study also indicates that some of the office demand in San
Bernardino is likely to be met by infrll development in the Downtown area (approximately 170,000 square feet
annually over the next five years) and with the City's long-term Downtown Revitalization strategy and possible
expansion of the government center. The increased employment in the Downtown will then provide additional
support for rerail and pedestrian oriented retail development. One opportunity for downtown revitalization is
mixed-use residential and/or office development projects, which will justify the addition of new retail space in the
Opportunity Area.
Adjustments are needed to the General Plan land use designations to allow for mixed-use development (there is
currently no General Plan or Zoning mixed-use classification) and additional office space. Additional office and
mixed-use space can be provided by a conversion of part of the Carousal Mall and by iaml development.
Another area of interest is the Municipal Baseball Park. The Baseball Park provides an amenity to residents and
attracts a regional audience. However, the Baseball Park is not physically connected to its surroundings. Efforts
should be made to develop the area surrounding the Baseball Park with complimentary retail services including
sports related uses, restaurants and other pedestrian friendly developments to attract the retail dollars of the
Baseball Park audience. These efforts should include increased landscaping and street furniture treatments ro
enhance the visual appeal and pedestrian-friendly atmosphere.
The San Bernardino Revitalization Plan encompasses the majority of the Downtown Opportunity Area. Critical
to the area, is the development of a design theme that ties the entire downtown together. The Gas Lamp district
in San Diego is an example. Information kiosks, landscape and streetscape would provide identity for the area.
Action Item
1. Implement the San Bernardino Revitalization Plan and adopt the necessary General Plan and Development
Code Amendments to facilitate the development of the plan.
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CORRIDOR OPPORTUNITY AREAS
The corridor opportunity areas, the Mount Vernon, Baseline, and Highland Opportunity Areas, all share similar
issues As well as solutions. A Corridor Improvement Program, included at the end of this section, describes the
policies and actions steps that are proposed to address the corridor issues.
Mount Vernon Avenue Opportunity Area
Moune Vernon Avenue is a major north-south roadway located in the western portion of the Gcy. Mount
Vernon Avenue connects to the 30 and 215 freeways on the northern end, and Interstate 10 to the south.
Historic Route 66 runs north along a portion of Mount Vernon Avenue from Foothill Boulevard north to Cajon
Boulevard, where it continues north through the Cajon Pass. The Opportunity Area itself occupies a limited
portion of the roadway, between HigWand Avenue on the northern end and Mill Street on the southern end
Within the Opportunity Area, Mount Vernon f'\venue is lined with commercial uses. The Burlington Northern
Santa Fe Railroad, Gutierrez and Plaza Parks, and an elementary school are the only breaks in this strip of
commercial land uses. Prior to the opening oflnterstate 215, Mount Vernon Avenue was the major north-south
connector in the area and the commercial uses in the Opportunity Area enjoyed greater exposure. However,
since the opening of Interstate 215, the commercial uses in the Opportunity Area rely largely on nearby
residences for support. Due to this decrease in traffic, many of the business along Mount Vernon Avenue are
suffering and there are many vacant, poorly maintained, and dilapidated structures. In an effort to attract
customers, businesses utilize multiple signs, many of which are hand-painted and which contribute to an overall
blighted appearance.
The General Plan designates this corridor as Commercial General-2 (CG-2) between Highland and 8'h Street.
This designation allows commercial uses at a maximum of. 7 FAR and residential uses with a CUP at either
14(west ofl-2I5) or 24 (east ofl-215) units per net acre.
Mount Vernon Avenue has been identified as an Opportunity Area because of the need to help the businesses in
the area become more economically viable and improve the aesthetics of the street so that it becomes a positive
feature of the west side of the City. To this end, there are opportunities to take advantage of and integrate with
many significant features wirhin or near the Mount Vernon Avenue Opportuniry Area. There is an opportunity
to capitalize upon the presence of the San Bernardino Valley College, which anchors the southern end of the
Mount Vernon Opportunity Area; the historic San Bernardino Railroad Depot, the Burlington Northern Santa
Fe Railroad, and the MetroLink station near the southern end of the Opportunity Area; the Baseline Avenue
Opportunity Area, which divides Mount Vernon Avenue in half; the HigWand Avenue Opportunity Area which
anchors the northern end; the Las Placitas Specific Plan; and the Casa Ramona a historic school structure on the
northwest corner of 7th Street and Vine that is being renovated. There is an opportunity to create themes related
to these significant features that establish distinct identities for sections of the Mount Vernon Opportunity Area
and can be used to help market the commercial uses in the area. For example, there is an opportunity to create a
Hispanic themed area, in the same vein as Olvera Street in Los Angeles that is related to the Las Placitas Specific
Plan. Additionally, a recent opportunity that became available is the $3 million bond issue for improvements
along Me Veroon. These funds can be used to accomplish some of the programs outlined in the Action Steps for
Mount Veroon.
To accomplish this however, there are certain obstacles that must be overcome. Most significant is the fact that
the majority of lots along Mount Vernon Avenue are relatively small with individual owners. This makes
significant redevelopment more complicated and requires participation from a multitude of individuals. Another
significant hurdle is the perception that commercial property is more valuable froming on Mount Veroon
Avenue. In reality, the existing pattern of strip commercial uses reduces the identity of individual businesses and
disperses customers thereby decreasing the viabiLty along the entire street. In some instances, an alternative land
use, such as residential, may actually be more valuable and, by reducing the endless pattern of strip commercial,
may actually increase the economic viability of the remaining commercial uses.
Action Item
1. Implement the Corridor Improvement Program, outlined at the end of this section.
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Baseline Street Opportunity Area
Baseline Street is a major east-west roadway in the region. Baseline Street is located in the central portion of the
City and connects the City of Rialto on the west, the Interstate 215 Freeway, and the City of Highland and the
30 Freeway to the east. The Baseline Street Opportunity Area stretches along Baseline Street between Mount
Vernon Avenue and Waterman Avenue. The Baseline Street Opportunity Area is anchored by the Mount
Veroon Opportunity Area on the west and the Tippecanoe Opportunity Area on the east.
As with the other major corridors in the City. the majority of the Baseline Street frontage is lined with
commercial uses. Within this Opportunity Area, two elementary schools and some industrial uses adjacent to
Interstate 215 offer the only relief in this strip of commercial uses. There are a number of poorly maintained and
dilapidated structures and a proliferation of signage that tend to give this area a blighted appearance, especially
west of Interstate 215. The parcels along this street tend to be smaller, with numerous flag or oddly shaped lots.
This makes significant redevelopment more complicated and requires lot consolidation and participation from
property owners.
The General Plan designates this corridor as Commercial General-2 (CG-2). This designation allows commercial
uses at a maximum of.7 FAR and residential uses with a CUP at either 14 (west of 1-215) or 24 (east ofI-215)
units per net acre. The maximum height is 2 stories or 30 feet.
Baseline Street has been identified as an Opportunity Area because of the need to help the businesses in the area
maintain or increase their economically viable and improve the aesthetics of the street. There are opportunities to
integrate the Baseline Street Opportunity Area with the Mount Veroon A venue and the Tippecanoe Opportunity
Areas. As with the other corridors, there may also be opportunities to create themes on selected sections of this
Opportunity Area to help create a marketing niche and unique identity for the area. The basic premise of the
Action Steps is that the proliferation of strip commercial uses is damaging the City's image, diluting market
potential, and keeping overall values down. A change in the land use pattern is thetefore critical to help the
Baseline Opportunity Area improve.
Action Item
1. Implement the Corridor Improvement Program, outlined at the end of this section.
HigWand Avenue Opportunity Area
Highland Avenue is a major east-west roadway that is located near the northern portion of the City. Highland
Avenue connects four freeways in the City of San Bernardino: the 30, 215, 259, and 330 freeways. The
Opportunity Area stretches along Highland Avenue between Mount Vernon Avenue and Interstate 215 on the
west and Arden Avenue and the 30 Freeway on the east. The Highland Opportunity Area is anchored by the
Maune Veroon Opportunity Area on the west and the California Youch Soccer Association Opportunity Area on
the east.
Within the Opportunity Area, the majority of the Highland Avenue frontage is lined with commercial uses. A
middle school, the Mountain View Cemetery, and the Perris Hill Park offer the only breaks in this strip of
commercial uses. The businesses along Highland Avenue are generally healthy, but there tend to be more
vacant, poorly maintained and dilapidated structures along the western portion of the Opportunity Area. In this
same area, the parcels tend to be smaller under multiple ownerships. This makes significant redevelopment more
complicated and requires participation from a multicude of individuals.
The existing General Pan designates the Highland Avenue frontage for Community Commercial, and allows a
maximum Floor Area Ratio of 1.0 and a maximum height of two stories. The General Plan policies require new
commercial buildings to be designed to enhance pedestrian activity through such means as locating parking in
the rear of buildings and locating buildings near the sidewalks. A program of srreetscape improvements was
required to be developed for Highland Avenue, implemented through development review.
Highland Avenue has been identified as an Opportunity Area because of the need to help the businesses in the
area maintain or increase their economic viability and improve the aesthetics of the street. There are
opportunities to integrate the Highland Avenue Opportunity Area with the Mouor Vernon Avenue Opportunity
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Area and the California Y ourh Soccer Association Opportunity Area. As with the other corridors, there may also
be opportunities to create themes on selected sections of this Opportunity Area co help create a marketing niche
and unique identity for the area. There are many areas along Highland Avenue that offer a potentially charming,
pedestrian friendly atmosphere as the buildings front directly onto the sidewalk and parking is oriented to the
rear. There are also opportunities to capitalize on the presence of the four freeways to provide entry signage and
gateway features that announce entry into the Opportunity Area and market the area. Currently, plans are
underway to plant trees along Highland Avenue to give it a more consistent and aesthetically pleasing look, and
Code Enforcement is now targeting businesses along the corridor asking property owners to properly maintain
their grounds and buildings.
Action Item
1. Implement the Corridor Improvement Program, outlined at the end of trus section.
Corridor Improvement Program
The following describes the proposed policy, regulatory, and incentive programs that are intended to stimulate
private investment and result in projects within the corridor opportunity areas.
1. Develop a Corridor Overlay General Plan land use designation that would be applied to the Baseline,
Highland, and Mount Vernon Opportunity Areas. This land use designation would prioritize desired uses
and their locations into Primary, Secondary, and Tertiary projects. Incentives, in the form of density bonuses
and development standards, would be applied to encourage the development of the Primary and Secondary
projects. The underlying land use designations and relative development standards would apply to the
Tertiary projects but the incentive program would not.
a) Primary projects would be those that develop/improve commercial/mixed uses on the intersections of
arterials and those projects that replace commercial use with residential or improve existing residential
uses between the intersections of arterials.
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Mixed-use projects would be permitted with a maximum total building floor area ratio of 3.0 and
residential density of 36 units per net acre. Commercial only projects would be permitted at a
maximum floor area ratio of 1.0. A maximum height of 5 stories is permitted for projects that combine
residential and commercial uses and 2 stories for commercial only projects. Parking areas would be
required to be located in the rear of the lot with the buildings oriented to the sidewalk. Projects that
comply with the criteria and standards for Primary Projects would be allowed by right.
b) Secondary projects would be those that consolidate parcels, comply with the underlying General Pan
land use designation but do not comply with the Iocational criteria for Primary Projects
(commercial/mixed use at intersections and residential mid-block).
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Mixed-use projects would be permitted with a maximum total building floor area ratio of 1.5 and
residential density of 24 units per net acre. A maximwn density of 24 units per net acre would be
allowed for residential only projects.
Commercial only projects would be permitted at a maximum floor area ratio of 1.0. A maximum
height of 3 stories is permitted for projects that combine residential and commercial uses and 2 stories
for commercial only projects. Parking areas would be required to be located in the rear of the lot with
the buildings oriented to the sidewalk. Projects that comply with the criteria and standards for Primary
Projects would be allowed by right.
c) Tertiary projects would be those that conform to the underlying General Plan land use designation but
do not consolidate parcels or conform to the locational criteria for Primary projects. The development
standards of the underlying General Plan land use designation would apply to Tertiary projects.
2. Develop an incentive program to encourage the consolidation of lots. Projects that combine parcels
would receive a 5% (1.2 units per 24 unit 1.8 units per 36 unit) density bonus and a.25 floor area ratio
bonus for each lot combined.
3. Develop an incentive program to encourage the development of certain types of projects or the
provision of public amenities. The incentive program would be based upon the following:
a) Proximity to transit. Projects with a residential component that are located within 500 feet of a
designated transit stop would receive up to a 15% (5A units per 36 unit max) density bonus.
Mixed-use projects would also receive a 10% increase in floor area ratio to accommodate the
additional residential units.
b) Shared parking. Projects that consolidate and combine parking facilities may receive a 10%
increase in floor area ratio and reduce the overall parking requirement by 25%.
c) Pedestrian building orientation. Projects that orient the parking in the rear of the lot and orient
the main entrance of the building toward the sidewalk may receive an increase of up to 15 % in
floor area ratio.
d) Public plaza. Projects that include a public plaza of at least 625 square feet (no dimension less than
25 feet) adjacent to and accessible from the fronc sidewalk may receive an increase of 1 square foot
in floor area for every square foot of public plaza.
e) Public art. Projects that provide permanent, outdoor art that is viewable by the public from the
front sidewalk may receive an increase of up to 10% in floor are ratio.
f) Design theme. Projects that adhere to the design themes of their area may receive up to a 5%
increase in floor area ratio.
4. Amend the zoning code to incorporate the direction of the Corridor Overlay General Plan land use
designation, the lot consolidation incentive program, and the amenity incentive program.
5. Develop a Corridor Opportunity Area committee for each corridor that is comprised of local property
and business owners, City Council, and Planning Commission representatives, and key City Staff.
6. The purpose of the Corridor Opportunity Area committees are to:
a) Develop themes for each corridor that key off the unique and significant features in and nearby the
Opportunity Areas.
b) Prepare design and landscaping standards for each corridor street frontages that enhance each
theme.
c) Design and implement a marketing campaign for each Corridor Opportunity Area.
d) Develop a signage and entry monumentation program that identifies the features of and near the
each Corridor Opportunity Area.
e) Identify opportunities for commercial intensification, such as at the intersection of arterials, and
areas where an infusion of alternative land uses, such as residential or mixed use, can occur.
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7. Develop an incentive and assistance package thac supports facade improvements and lot consolidation
for property owners in each Corridor Opportunity Area.
8. Focus code enforcement activities on the dilapidated and vacant structures to encourage property
owners to eliminate unsafe conditions and building deficiencies.
9. Utilize the City's existing demolition program to demolish vacant, dangerous and dilapidated buildings.
10. Uncil redevelopment occurs, develop a program to utilize the properties of recently demolished
structures for interim uses that benefit the adjacent residences, such as community gardens, parks, or
recreational areas.
11. Utilize the existing acquisition/rehabilitation/resale program to improve residential properties within
each Opportunity Area.
12. Utilize the Certificate of Occupancy, which is required for every change of ownership, co review site
conditions, compliance with building standards, and to address design and sign standards with property
owners.
13. Utilize Lot Beatification monies to turn vacant lots into community amenities, such as community
gardens, pocket parks or play grounds.
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NEIGHBORHOOD IMPROVEMENT PROGRAM
The following program offers a system of incentives that are intended to stimulate redevelopment of local
neighborhoods.
1. Create a neighborhood improvement team comprised to Department Heads, decision makers, and City
Staff. The neighborhood improvement team will create a program co prioritize and focus neighborhood
improvement efforts. Identify neighborhoods into the following categories:
a) Very sound neighborhood experiencing few, if any, quality ofHfe issues. Infrequent requests
for Police or code Enforcement services.
b) 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.
c) 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. Neighborhood showing evidence of social,
physical and economic problems. Increasing number of calls for police services. Focus is on
revitalizing the neighborhood, upgrading the structures, increasing aesthetics and reducing
crune.
d) 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.
The neighborhood improvement team will develop action plans to address each neighborhood based upon
the need of the neighborhood. The City will then focus the combined efforts of the police, fire, code
enforcement, community development, public works, and other departments as necessary to improve the
livability of San Bernardino's neighborhoods. The City will employ incentives and regulations to address the
issues of each neighborhood. It is recommended that the program start with the category "B"
neighborhoods so that tangible results can be achieved quickly. Prior to City involvement, there should be a
determination of a willingness on the part of the residents and property owners to work with the City to
improve the neighborhood. Subsequently, the City should work with residents and other stakeholders to
create a vision and set of issues to be addressed for the neighborhood.
2. In category "A" neighborhoods, the City should monitor and respond to issues:
a. City responses for class "A" neighborhoods includes:
1. Police: Respond to calls for public safety services. When residents observe potential
problems, the Police department will monitor neighborhood and provide proactive
recommendations.
ii. Code Enforcement: Respond to code violations as they are reported
iii. Community Development: Respond to requests for housing low-interest
rehabilitation loans and second mortgages.
iv. Public Works: Responds with scheduled public improvements. Increased number of
improvements will occur as deficiencies are determined through resident contact or
City inter-departmental consensus.
v. Utilities: Responds to resident requests for street cleaning
3. In category "B" neighborhoods, the City should focus on spot issues, monitor, and respond:
. City responses for class "B" neighborhoods includes;
1. Police: [ncreased proactive enforcement by patrol officers in a coordinated effort.
Varied policing strategies, including bike and foot patrols, are deployed.
ii. Code Enforcement; Responds to citizen's requests for service and devotes additional
resources where staff observes more sever code violations. Initiates proactive
enforcement efforrs to abate spot blight conditions.
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ill. Community Development: Focuses housing rehabilitation mortgage assistance loans
in strategic ways [0 address housing decline. Utilize CDBG or other funds to pair
housing rehabilitation loans with public improvement.
IV. Public Warks: Response with increase number of public improvements as
deficiencies are determined through resident concact or City inter-departmental
consensus.
v. Utilities: Responds to resident requests for street lighting
. Explore the creation of a Pre-Sale Inspection Ordinance that would require a City inspection of
properties to make sure there are no serious Structural defects and zoning compliance issues
prior to the sale, lease or change of occupancy.
. Reorganize the Single Family Maintenance Grant Program to focus on exterior improvements
such as roofing, painting, landscaping. This program currently provides grants up to $5,000
to eligible, owner occupants whose income do not exceed 80% of median income to eliminate
housing code violations or emergency repairs.
4. In Category "c" neighborhoods, the City should perform neighborhood wide improvement actions,
continually monitor, and respond to issues:
a. Ciry responses for class "c" neighborhoods includes:
i. Neighborhood Improvement Team: Develop 10 to 20 year neighborhood vision.
Develop comprehensive Neighborhood Improvement Action Plan. Provide "early
warning system" of conditions progressing towards class "D."
11. Police: Increase proactive enforcement by patrol officers in coordinated effort.
Increased varied police straregies are deployed. Work with City departmems to
create a Neighborhood Improvement Action Plan and assists in the development of a
resident and property owner neighborhood organization.
111. Code Enforcement: Responds to citizen's requests for service and devotes additional
resources where staff observes more sever code violations. Initiates proactive
enforcemem efforts ro abate spot blight conditions. Works will all City departments
in the development of a Neighborhood Improvement Action Plan and assists in the
development of a resident and property owner neighborhood organization.
iv. Community Development: Focuses housing rehabilitation mortgage assistance loans
in strategic ways to address housing decline. Utilize CnBG or other funds to pair
housing rehabilitation loans with public improvement. Work with other City
departments to organize homeowners and apartment owners to discuss long-term
housing revitalization strategies in the neighborhoods. If warranted, initiate
revitalization study in priority neighborhoods areas and select a developer to partner
and prepare study.
v. Public Works: Responds with specialized public improvements as indicated in
Neighborhood Improvement Action Plan.
vi. Utilities: Responds with street lighting improvements as indicated in Neighborhood
Improvement Action Plan.
b. Explore the creation of a Pre-Sale Inspection Ordinance that would require a City inspection of
properties to make sure there are no serious structural defects and zoning compliance issues
prior to the sale, lease or change of occupancy.
c. Implement Project Curb Appeal using Los Padrinos to assist the Ciry with the removal of
weeds, litter, and debris along main thoroughfares.
d. Develop a program to create interim uses and improvements, such as pocket parks, art, and
landscaping, on vacant lots.
e. Reorganize the Single Family Maintenance Grant Program to focus on extetior improvements
such as roofing, painting, landscaping.> This program currently provides grants up to $5,000
to eligible, owner occupants whose income do not exceed 80% of median income to eliminate
housing code violations or emergency repairs
f. Standards would apply to the Tertiary projects bue the incentive program would not.
g. Utilize state and federal funds to increase homeownership and rehabilitate neighborhood.
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City of San Bernardino
General Plan Update
Draft Opportunity Area Summary Report
h. Property manager. Residential projects that provide on-site property management and
participate in a training program are provided with Crime Free Multi-Housing signs for
display on their property and will be granted the use of the program logo in all
advertisements.
I. Explore the use of receiverships on selected properties
J. Implement Neighborhood Watch programs.
5. In category "D" neighborhoods, the City should perform a neighborhood wide salvage operation,
purchase property, demolish unsafe structures, monitor, and respond:
a. City responses for class "C" neighborhoods include:
1. Neighborhood Improvement Team: Develop 10 to 20 year neighborhood vision.
Develop comprehensive Neighborhood Redirection Plan.
ll. Police: Increase proactive enforcement by patrol officers. Coordinate all efforts
within the Police Department in support of the Neighborhood Redirection Plan.
iii. Code Enforcement: Responds to citizen's request for service and increases proactive
enforcing activities to abate code violations. Code Enforcement activities should
support the Neighborhood Redirection Plan.
lV. Community Development: Obtain consensus of Neighborhood Redirection Plan
from neighborhood and receive approval and support of Plan from City Council.
Implement Plan.
v. Public Works: Responds with public improvement as indicated in Neighborhood
Redirection Plan.
Vl. Utilities: Responds with street lighting improvements as indicated in Neighborhood
Redirection Plan.
b. Create a program whereby (he City purchases dilapidated mid-block commercial and
residential structures and develops prototypical residential units that could then be
resold/leased by the City.
c. Implement Project Curb Appeal using Los Padrinos to assist the City with the removal of
weeds, litter, and debris along main thoroughfares.
d. Property manager. Residential projects that provide on-site property management and
participate in a training program are provided with Crime Free Multi-Housing signs for
display on their property and will be granted the use of the program logo in all
advertisements.
e. Explore the use of receiverships on selected properties
f. Explore the creation of a Pre-Sale Inspection Ordinance that would require a City inspection of
properties to make sure there are no serious structural defects and zoning compliance issues
prior to the sale, lease or change of occupancy
g. Implement Project Curb Appeal using Los Padrinos to assist the City with the removal of
weeds, litter, and debris along main thoroughfares.
h. Develop a program to create interim uses and improvements, such as pocket parks, art, and
landscaping, on vacant lots
i. Reorganize the Single Family Maintenance Grant Program to focus on exterior improvements
such as roofing, painting, landscaping. This program currently provides grants up to $5,000
to eligible, owner occupants whose income do not exceed 80% of median income to eliminate
housing code violations or emergency repairs
J. Standards would apply to the Tertiary projects but the incentive program would not.
k. Utilize state and federal funds to increase homeownership and rehabilitate neighborhood.
L Implement the Neighborhood Watch programs.
m. Purchase parcels, either rehabilitate or demolish existing structures, and sell units. The units
should be deed restricted to control maintenance and over crowding.
6. The Crime Free Multi-Housing Program is designed to not only reduce crime rates in multi-family
dwelling units, but to create an incentive for the provision of an on-site property manager. The
program was first successfully developed at the Mesa Arizona Police Department in 1992 and has since
spread to 43 States, 4 Canadian Provinces and 3 additional countries, and is used locally in cities such as
October 21, 2002
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City of San Bernardino
General Plan Update
Draft Opportunity Area Summary Report
Riverside. The Program may also be a benefit to the City of San Bernardino. However, this program
should work in conjunction with other incentives for property owners to provide on-site property
managers. Such incentives can include a density bonus for projects that will provide on-site managers.
The program is designed to be operated through the Police Department and to be attended by property
managers and also any interested tenants and owners. The program takes place in three phases
descr.ibed below.
a. Phase ooe - An eight-hour seminar presented by the police department and other city
agencies. Topics to be covered can include:
1. Methods and benefits of applicant screening
ii. Tips co strengthen rental agreements
iii. How to become a pro-active manager
iv. Crime Prevention through Environmental Design
v. Warning signs of drug activity
vi. Actions you must take if you discover your tenants or their guests are conducting
illegal activities on or about our property
Vll. The role of the police
viii. Crisis resolution and the eviction process
b. Phase two - Certifies that the rental property has met the security requirements for the
tenants safety.
c. Phase three - A tenant Crime prevention meeting will be conducted for full certification.
Managers will be granted the use of Crime Free Multi-Housing signs for display on their
property. Management will also be granted the use of the program logo in all advertisement.
7. Explore the establishment of a business license for all rental properties. The business license fee would
be used to pay for code enforcement, utilized to make property improvements and rehabilitation, and
property management training programs.
8. Promote and assist the development of volunteer neighborhood improvement teams.
October 21, 2002
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Page 21
CITY OF SAN BERNARDINO
University District Specific Plan
Preferred Land Use Plan
Prepared by:
~
The Planning Center
October 21, 2002
City orSan Bernardino
University District Soecific Plan
TABLE OF CONTENTS
INTRODUCTION ...................................................................................................................................................... I
BACKGROUND DAT A............................................................................................................................................. I
Location........................................... ............... ............................................. ..... I
University Background.......... ......................................... ......................................... ................. 4
Opportunities and Constraints.................. .............................. ......................................................................... ...... 4
PROPOSED LAND USE PLAN CONCEPT ......................................................................................................... 12
APPENDICES
APPENDIX ONE: EXISTING GENERAL PLAN POLICIES
APPENDIX TWO: MAJOR PLANNING VALUES AND ASSUMPTIONS
[Source: Master Plan Revision for a Targeted Enrollment of20,000 Full-Time Equivalent
Students (FTE) - California State University, San Bernardino]
LIST OF FIGURES
Figure I
Figure 2
Figure 3
Figure 4
Figure 5
Figure 6
Figure 7
University District Specific Plan Boundaries ........................................................................................... 2
Aerial Photograph of University District .................................................................................................. 3
1 00- Year Flood Hazard Map ....................................................................... ............................................. 7
Major Local Fault Zones.... ...................... ............................................................................... .................. 8
Fire Hazard Areas .............. ............ .............................................. ............................................ ................. 9
Trails.................. ................................. ......................................... ..................................... ...................... 10
Preferred Land Use Plan ......................................................................................................................... 15
October 21, 2002
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Ci!:)!JJi5.an Bernardino
Universitv District '?J2gcdic Plan
INTRODUCTION
The University District Specific Plan is intended ro guide the integration of the California State University at
San Bernardino with the City of San Bernardino. The ultimate goal is to blend the University and community
into a seamless unit and encourage both entities to undertake collaborative projects that benefit the community
as a whole.
Originally, four land use alternatives were developed during a design charette that occurred on December 11,
2001. The land use alternarives were refined based on addirional analysis and inpur from Ciry Sraff. The
alternatives were presented at a joint meeting with University and City staff on August 7,2002. At this
workshop, rhe preferred land use plan was selecred.
This report begins with an overview of the background dara, describes the project goals, and provides an
overview of the preferred land use concept.
BACKGROUND DATA
Location
The University District Specific Plan is located in the northwestern portion of the City in the foothills of the San
Bernardino Mouorains overlooking rhe Cajon Creek Wash and rhe Glen Helen Regional Park. As shown on
Figure I, the boundaries of the Specific Plan encompass the University itself and the surrounding community.
The Specific Plan is generally bounded by rhe Ciry limirs and rhe San Bernardino N ariona! Foresr on rhe norrh,
rhe Devils Canyon flood basins, rhe Easr Branch of rhe California Aqueducr, and Kendall Drive ro rhe wesr and
south, and Little Mountain Drive to the east. Fingers of the Specific Plan fol1ow Campus Parkway to Cajon
Boulevard, Universiry Drive ro rhe Industrial Hallmark Parkway (immediarely wesr oflnrersrare 215), Lirde
Mountain Drive to Blair Park, and Northpark Boulevard to Electric Avenue.
As shown in Figure 2, the Specific Plan encompasses a gently north-south sloping hill at the base of the San
Bernardino Mountains. Devils Canyon and Badger Canyon contain seasonal creeks that flow out of the
mountains and can carry significant volumes of water during the rainy times and during the spring snow melt.
In fact, the northern and western sides of the Campus are lined by significant levees and flood comrol channels
to protect against the threat of flooding.
The California Srare Universiry, San Bernardino (CSUSB) is locared on 430 acres in rhe middle of rhe Universiry
District Specific Plan. The University is directly connected to Interstate 215, which is located a short distance
to the southwest, by University Parkway_
October 21. 2002
Q:\SBC-15.0G\University SP\preferred plan I.doc
Figure 1
University District Specific Plan Boundaries
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University District Specific Plan
City of San Bernardino
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Figure 2
Aerial Photograph of University District
o University District Special Study Area
D Boundary of University District Specific Plan
University District Specific Plan
City of San Bernardino
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CiIV of Son Bernardino
Universitv District Soecific Plan
University Background
California State Univetsity, San Bernardino (CSUSB), which was founded in 1965, is the only state university
serving the Riverside-San Bernardino area. The University's enrollment has been increasing 5% each year and
currendy serves over 16,000 students. At the present rime, the majority of these students commute from
Riverside and San Bernardino Counties. The University offers 42 baccalaureate degree programs, 15 teaching
credentials, and 21 master's degree programs through five colleges: Arts and Leners, Business and Public
Administration, Education, Natural Sciences, and Social and Behavioral Sciences. The University emphasizes
the liberal arts but offers a number of career-oriented programs, both at the undergraduate and at the graduate
levels.
The University is planning CO accommodate its increasing enrollment, and currently anticipates serving between
20,000 and 25,000 students. The University has added 10 new buildings in the last 10 years and is currendy
consnucting additional student housing. The University is projected to provide a rotal of 2,800 on-campus
student-housing units.
Opportunities and Constraints
The Universiey represents a major opportunity to help improve the City's image. The City can capitalize upon
the presence of the University and use it as a catalyst to improve the surrounding community, which in turn
can help improve the image of the University. The intent of this Specific Plan is to lay a fouodation for this
integration of the University into the surrounding community. The following description identifies the issues
that influence the land use alternatives. These issues are mapped on Figure 3, Opportunities and Constraints.
. LAND USES
At the present time, the Universiry and the surrounding community are not integrated. The surrounding
land uses are Dot oriented toward the University and the University is separated from the surrounding
neighborhoods by patking lots and athletic fields. Access to the University is not clearly delineated and
thete is a lack of entey/directional and signage.
Single-family residential housing is located to the west and south of the campus and is interspersed with
more dense urban residential developments that generally service the campus population. A large area
north of campus named the Paradise Hills Specific Plan is designated for resideotial development of
approximately 500 units with densities ranging from 1.03 du/ac to 3.46 du/ac. The temaining area on the
north side of campus and east of the Specific Plan Area is designated as a publicly owned flood coorrol area.
Uses permitted in this area are limited, and as a resuJt, it is challenging to develop in this area.
The southeast corner of University Parkway and Northpark Boulevatd has been designated for commercial
uses that will serve the university and the adjacent community. This commercial project, named Coyote
Center, will be easily accessible by the adjacent residential uses, however, the surface parking areas on
campus do not encourage pedestrian connectivity to the University.
A mixed-use business park, commercial, and residential project is proposed for the property located south
of Northpark Boulevard and west of University Patkway. The mixed-use project will cteate a campus-style
environment for its employees, complementing the existing University uses. A component of the project is
high-end housing along the ridge of the hill adjacent to the ptoperty located along Northpark Boulevard,
which, when completed, could serve as additional housing for professors and/or residents of the City.
. ALQUIST PRlOLO STUDY AREA
The California Division of Mines and Geology has designated certain faults within the San Bernardino
planning area as part of the State of California Alquist-Priolo Special Study zones (Figure 4). The San
Andreas Faulr System extends through a significant portion of the Universiry Disrrict Specific Plan and is
located slighdy north of several existing srruCtures within the University. The San Andreas Fault exrends
the length of the University on the northern border, in the approximare locarion of the proposed loop road.
October 21. 2002
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4
City of San Bernardino
University District Svecific Plan
Any new structures proposed within the Alquist-Priolo Study Areas need to be designed with sensitivity to
their proximity to these acrive faulrs especially since University structures typically have a large number of
occupants, and therefore, could suffer significant impacts as a result of an earchquake in this area.
In addirion, high-occupancy or sensirive faciliries proposed on rhe university campus need to be
incorporated iDeo the City's contingency plans for disaster response and recovery. As identified in the
General Plan, critical, sensicive and high-occupancy facilities should be located in areas with continuous
road access and in a place where utility services can be maintained in the event of an emergency. In order
to maintain approptiate access to the University, it will be ctitical to complete the loop road on the
northern edge of the campus to ensure the most efficient access ioeo and Que of the campus during
emergencies.
. SLOPE STABILITY
The land in the northernmost section of the University District Specific Plan is comprised of properties that
ate categorized as ateas of moderate and high telief and could be susceptible to slope failure. Properties
located in this area of the specific plan in addition ro propetties within the Paradise Hills Specific Plan could
be subject to landslides. Slope failures can be hazardous to buildings, reservoirs, roads, and utilities,
therefore, any new struC[ures proposed within the University District Specific Plan need to be located in
areas that will have the least potential to be impacted by this hazard.
. FIRE HAZARDS
The City of San Bernardino is subject to wildland fires due ro the steep tertain and the highly flammable
chapartal vegetation of the foothills of the San Bernardino Mountains. The high winds that correspond
with seasonal dry petiods also contribute to the potential fot significant wildland fires. Majot fires have
endangered the City on numerous occasions. As shown on Figure 5, the University District Specific Plan
area is designated as an extreme fire hazard in the northern areas and as a high fire hazard in the remaining
properties located in the southern areas, adjacent to Norchpark Boulevard. To minimize the damage
caused by wildfires, any new development in this area should be designed in a manner that utilizes proper
building separation clearances and building materials, provides adequate access ro buildings by fire
equipment, maintains adequate evacuation routes, and ensures the availability of water resources in the
event of a fire.
. CITY DESIGNATED HIGH WIND AREAS
On occasion, the City of San Bernardino has expetienced significant levels of structural damage due ro high
velocity winds. These winds have been known to cause severe damage to the roofs of buildings as well as
utility poles and traffic signals. The majoriry of properties north of Highland Avenue are designated as
"High Wind Areas" due to the high wind velocity and potential for propetty damage that can occur in
these locations. The University is included in the High Wind Area and will need to address this natural
occuttence through unique building design. Buildings should be designed and oriented ro avoid rhe
creation of "wind tunnels" that concentrate gusts in corridors. Wind "breaks" in the form of walls or other
architectural features can be used to give students protection from these strong winds.
. FLOOD ZONES
The central area of the University District Specific Plan is located within a 100-year flood zone (Figure 3).
The Genetal Plan prohibits land use development within a 100-year flood zone unless adequate mitigation
against flood hazards is provided. The General Plan also states that natural drainage courses need to be
kept free of obstructions. The development of new projects inside and adjacent to the University may
require the construction of new flood control facilities to ensure that the hydrology within the University
Disttict Specific Plan is not significantly impacted and to mitigate flooding hazards.
October 21. 2002
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5
CiN of San Bernardino
University District Soecific Plan
. RECREATIONAL TRAILS
Several proposed equesrrian and bicycle trails traverse the Universiry District Specific Plan Area (Figure 6).
The General Plan calls for the development of a masrer plan for equestrian and bicycle facilities, indicating
where faciliries and routes will be developed within rhe City. The development of safe bicycle routes to rhe
University further promotes the accessibility and connectivity between the campus and the surrounding
community. Equestrian trails will also contribute to the value of the University area, as they provide a
valuable recreational resource to the community.
Existing General Plan Policies
The existing General Plan lays the foundation for the direction for this Specific Plan. As shown in Appendix
Ooe, the existing General Plan provides direction for rhe "continuation and expansion of California State University
San Bernardino as a major "'gion-serving educational and cultural facility and adjacent lands for the development of
supporting and ".fated commerrial services, mearrh and development industries and professional offices... " The General
Plan establishes the University area as one of the highest intensity activity nodes/corridors in the City. The
direction established in the General Plan is to develop properries adjacent ro the University wirh uses rhat are
related ro the University in a village-like setting.
October 21. 2002
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6
Figure 3
100 Year Flood Hazard Map
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University District Specific Plan
City of San Bernardino
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Major Local Fault Zones
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University District Specific Plan
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Fire Hazard Areas
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University District Specific Plan
City of San Bernardino
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Figure 6
Trails
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University District Specific Plan
City of San Bernardino
LJ83'"[
. PlANNIl'1G
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City of San Bernardino
University District SDecific Plan
PROJECT GOALS
The basic goal of rhis Specific Plan is rn collabnrare wirh rhe Universiry rn fully inregrare rhe campus wirh rhe
surrounding community. In this spirit, a design charcnc was held with Universiry and City Staff (Q develop
project goals and design alternatives. The following were idemified at the Design Charene as overall project
goals:
. Focus on pedestrian-oriented development, such as mixed uses and University related uses, and less upon
aura dependenr uses. Develop a walkable Universiry village.
. Develop a seamless connection between the c~mmunity and University through access, physical
improvements such as landscaping, stceetscape, signage and art, and street naming.
. Integrate the curriculum of the University with the community. For instance, teaching classes can be
linked with area schools or course curriculum can incorporare community improvement projects.
. Capitalize upon potential economic connections. For instance, an engineering program can be connected
wirh rhe Ciry's industrial/research uses.
. Market the University and surrounding community with the intention of becoming recognized as a
"University town."
o Marker rhe arr and culrural faciliries rhar rhe Universiry and surrounding communiry have rn offer. Tie rhe
curriculum of the University and the art and cultural programs of the community together.
. Encourage the development of tcolley connections between t~e University and downtown and the
MetroLlnk station at the San Bernardino Depot.
o Mainrain rhe spacious and park-like "campus feel" of rhe Universiry.
. Maintain and improve the open communications between university and community and increase
opportunities for the University to participate in City-run programs.
. Enhance the regional recreational link with the University.
. Develop efficient vehicular and pedestrian access within the University village.
. Offer a range of housing types to accommodate a wide range of population, including University facility
and sraff.
. Ensure that quality housing is developed in the surrounding community.
The Universiry esrablished a ser of Campus Planning Values (Appendix Two) as parr of rhe Masrer Plan
Revision For a Targered Enrollmenr of 20,000 Full-Time Equivalenr Studenrs Program. These values were
developed independently from rbe projecr goals prepared as parr of rhis Specific Plan. Ie is imporranr ro nore
that several of (hese values are in concerts with the goals oudined above, which were developed jointly with
City staff. The commonality of these goals and the University's values further reinforces the notion that both
the City and the University can combine forces to facilitate significant change and improvements within this
area.
October 21. 2002
Q:\SBC-15.OG\University SP\preferred plan 1.doc
II
City of San Bernardino
PROPOSED LAND USE PLAN CONCEPT
University District Specific Plan
The focus of the preferred land use plan is to create new and/or enhance existing physical connections and
improvements that will tie the University and surrounding community into a unified village. The proposed
plan incorporates the existing land use plans and commitments for both the City and University and proposes
enhancements and programs that will help unify this community. The major proposals include the following:
. Commercial and office park/high-end housing project
The land use plan accommodates a
commercial-office project like the
proposed Arrowhead Credit Union,
which includes conference facilities,
offices, the credit union, university4
related commercial and executive
style housing on the ridgeline. The
Cicy is currently working with the
owners of the propercy and rhe Board
of Water Commissioners to have the
propercy appraised and sold to the developer.
. Coyote CenterNillage at Northpack
A development application is currently being
processed through the City to develop a
mixed-use commercial center and student
housing on the southwest corner of University
Parkway and Norrhpark Boulevard. The
proposal includes 120 residential units with a
common recreational area and approximately
16,000 square feet of commercial space. The
commercial space would be divided into retail
space (10,000 square feet) and restaurant!bar
(6,000 square feet). A park would be located
on the southeast corner of University
Parkway and Northpark Boulevard.
. Multi-Purpose Open Space
The multi-purpose open space land use designation in Devil's Canyon, located immediately northwest of
the University, provides a functional amenity for the area. The multi-purpose open space designation
accommodates uses that can occasionally be inundated such as a golf course, nature park, nursery, botanical
gardens, or recreational trails.
. Complete the Loop road
The completion of a loop road along the northern portion of the Universicy connecting to Northpark
Boulevard near Devil's Canyon Levee Road on the east and little Mountain Drive on the west can increase
the accessibilicy to the University for students and residents. The loop road would also dectease traffic
along the main entrance into the Universicy, allowing for traffic calming to take place along Norrhpark
Boulevard near Universicy Parkway, which then promotes pedestrian oriented development with
surrounding uses. The loop road would also provide an access point to the developments on the north-end
of the Universicy conceived of in the land use alternatives.
October 21. 2002
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12
City of San Bernardino
Universitv District Svecific Plan
. Extension of Campus Parkway
Currently, University Parkway is rhe primary arterial used by the faculry, sraff and srudenrs of the
University. This has created tremendous traffic congestion not only on University Parkway, bur also on
Interstate 215. With further development likely to occur in Verdemont and increased enrollment in the
Universiry, rraffic congesrion can only ger worse. The City has begun rhe process of identifying funding
sources to extend Campus Parkway ro the Universiry. This extension will ulrimately be used to help evenly
distribute traffic volumes between University Parkway and Little Mountain Drive and minimize traffic
congestion around the University.
. Signage
Efforts to increase the University's visibility and integration into
the community should include additional idenrification and
directional slgnage. Directional signage should include distinCt
signs possibly with the University logo on Interstate 215, other
surrounding freeways, and local Streets such as Campus Parkway
and Little Mountain Drive. Freeway signs should indicate the exits
to take to access the University. Once off the freeway, additional
directional signs on the surface roads should be ptovided.
In addition co directional signage, them cd banners and signage should
be locared throughout rhe University Specific Plan to advertise special
events, sparring events, education and cultural programs and simply to
maintain the University's presence in the community. Informational
kiosks can help strengthen the connection between the University and
the surrounding community.
.
Unified and rich landscaping Ueatments along major arterials such as
University Parkway, Campus Parkway aDd Lirtle Mountain Drive will
create a suong visual link between the community and University. A
seamless transition will encourage residents to identify with and possibly
participate in University activities. It will also encourage faculty, staff and
students to associate with and take a greater interest in the community at
large.
. Transit stops/Community Shuttle
Convenient access to and from the University from surrounding
communities and retail centers for students and residents can playa
viral role in physically and socially linking rhe University to its
surroundings. Providing transit Stops at key locations on the
University campus, nearby residential communities and retail
ceoters can provide these links and at the same time reduce traffic
in an already congested area of the City. Transit routes connecting
Metro-Link at the San Bernardino Depot can help facilitate
accessibility to the University and nearby employment centers.
. Entryway Features
Unique entry fealUres help to identify the districr and create a
common identify between the University and the surrounding
community. Unique entry features distinguish the "University
District") providing a reminder to residents, businesses and visitors
October 21. 2002
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13
City or San Bernardino
University District Soecific Plan
of the important role the University plays in the broader community. Several entry features are proposed
at strategic points around the University. An enhanced entry feature is proposed at the main entrance CO
the University. This entry could accommodate a significant statement, such as unique public an or
signage, co identify the main entrance.
. Enhanced Pedestrian Linkages
Pedestrian crossings between the University and
adjacent developments are a simple yet effective mechod
of encouraging interaction between the faculty, staff and
students of the University and the community. Without
crosswalks, residents and employees of surrounding
businesses are forced to drive and park in restricted
University spaces, and University members mUSt drive
across the street co patronize local businesses or go to
local residential neighborhoods. Pedestrian linkages in
rhe form of signaled pedestrian crosswalks and panerned
or colored pavement treatments can increase social
interaction, benefit local businesses and reduce traffic
congestion. The crossings are ideal locations in which to
place lush landscaping, informarion kiosks, and
dlreccional signage.
A linkage ro Verdemont is also proposed. The linkage could follow the levees and join Nonhpark
Boulevard with Belmont A venue in Verdemont. This linkage could either be a pedestrian/bicycle
connection only Ot could be a vehiculat linkage as well. A vehicular linkage would be twO lanes and
designed to rutal road standards (no curbs and guners) and would be periodically flooded. Once in
Verdemont, the vehicular linkage would have co be designed to minimize traffic passing through the
residential neighborhoods and direct it ro Kendall Avenue down Pine Avenue. Directional signage, traffic
islands, speed bumps, and street neck~downs are some devises thac can be employed co minimize encourage
the use of Pine A venue.
. Renaming of Streets and Public Facilities
To reinforce the presence of the University within this area, the City can pursue the renaming of nearby
public facilities and local streers with a University theme. University High, Campus Lane, and Research
Drive are all examples of names chat could be used co distinguish this area as a unique and unified
community within the City of San Bernardino.
. Coordination with University Master.Planning Efforts
Since the buildings located on the University Campus playa large role in lhe SlreelSCape and pedestrian
experience, it wilJ be important to ensure that future campus planning efforts rake this into consideration.
New University strucrures should be oriented to the street, and should be consrrucred at a scale that is not
intimidating to the pedeslrian. QualilY architeclUre and carefully placed pathways belween the buildings
to the street can contribute significandy co the active environment rhat the University and the City desire
co create.
October 21. 2002
Q:\SBC-15.OG\University SP\preferred plan l.doc
14
City o(San Bernardino
University District Svecific Plan
APPENDICES
9/2312002
City of San Bernardino
University District SDecific Plan
APPENDIX ONE:
EXISTING GENERAL PLAN POLICIES
9/23/2002
City of San Bernardino
Universitv District Svecific Plan
Appendix One: Existing General Plan Policies
Issue One: What types and amounts of land use should be occommodated in the City?
Policy
1.3.7
Allow for the continuation and expansion of California State University San Bernardino as a major
region-serving educational and culrural facility and adjacent lands for the development of
supporcing and related commercial services, research and development induscries, and professional
offices in areas designated as "General Commercial-University (CG-3)" (11.1,11.2, and 11.4)
Issue Two: How should land uses be distributed throughout the City?
Policv
1.7 .11
Establish the following as the principal and highest intensity activity nodes/ corridor's of the City, as
depicted in Figure 6.
a. Downtown (CR-I and CR-2)
b. Tri-City/Commercenter and Club areas (CR-2)
c. "Regional Opportunities" Corridor linking downtown with Tri City; including the Inland
Center and National Orange Show nodes (CR-l, CG-l, and adjacent IL)
d. Norron Air Force Base and aburring commercial (CG-I) and indusrriallands (lL)
8. California State University San Bernardino (PFC) and abutting commercial lands (CG-3)
(11.1).
f. Santa Fe railroad yards (I H) and aburting commercial (CG-4) and industrial lands (IL and IH)
g. Waterman Avenue Corridor, between the Santa Ana River and 3rd Street (alP)
h. Auto Center (CR-4) (11.1,11.4, and 11.12)
i. Community Commercial: University Village
Obiective
1.23
Develop ptoperties adjacent to California State University at San Bernatdino along North Park
Boulevard, Kendall Drive, and Scare University Parkway for commercial and personal service uses
[Q meet the needs of students, faculty, and visitors.
Pennitted Uses
1.23.10 Permit commercial, personal service, entertainment, earing establishments, food stores and other
uses which serve the needs of students, faculty, and visitors (e.g., bookstores, art stores, grocery
scores, restaurants, theaters, cleaning escablishments, shoe repair, hair scyling/ cuning, banks and
savings and loans, and similar uses) and university-related professional offices and research and
development facilities in areas designated as "General Commercial-Universityll (CG-3) (H.t).
1.23.11
Allow for the nighttime use of university-related commercial uses, provided that they do not
adversely impact adjacent residential uses (11.1, 11.6, 11.7, and 11.8).
DensirvlIntensirv and Height
1.23.20 Permit a maximum /loor area ratio of 0.7 and height of two stories (30 feet) for commercial, office,
and research and development uses (11.1).
Design and Develooment Guidelines
1.23.30 Require that commercial, personal service, entertainment, dining, office, and research and
development uses be designed to convey a "village-like" environment in accordance with Policy
1.19.30 (11.1,11.6, and 11.9).
1.23.31
Require that commercial and office buildings be designed to enhance pedestrian activity at their
street elevation in accordance with Policy 1.15.34 (11.1,11.6, and 11.9).
October 21, 2002
Q:\SBC. t S.OG\University SP\preFerred plan I.doc
I-I
City orSan Bernardino
Universitv District SDecific Plan
1.23.32
Encourage that a minimum of 30 percent of the property frontage be developed for structures
(within 25 feet) for parcels 150 feet wide and greatedll.l).
1.23.33
Require that Srtucrures sited along Kendall Drive northwest of State Univetsity Parkway be no
higher than the elevation of the adjacent slope (ll.l).
Pennitted Uses
1.37.12 Coordinate with the State Univetsity the development of educational, cultural, recteational, srudent
housing, and other related uses at the Cat State campus, designated as "Public Facilities" (PF)
(1l.18).
Issue Seven: What should be the physical and visual quality of development?
Pennitted Uses
1.45.6 Prohibir the development of pole signs at the key entries to the City (as identified in the Urban
Design for Public Spaces Policy 5.1.2) and in key activity districts, including the downrown, Tri.
Ciry/Commercencer, Mouot Vernon Theme Center, Highland Avenue "Core", 5ama Fe Railroad
Depot Specialty Center, Watetman Avenue Office Industrial Park, California State University atea,
Verdemont commercial "village", and ocher peninent areas (11.1).
Policy
3.3.7
Encourage the involvement of San Bernatdino City Unified School District, ptivate schools, adult
education classes, California State University at San Bernardino, the San Bernardino County
Museum, San Bernardino Valley College in pteservation programs and activities (13.13,13.14).
Issue Five: Quality of life/regional auraetions
Policy
4.19.2
Continue and expand educational, cultural, recreational, and supporting uses at California State
University, San Bernardino (14.37).
9.5.2
Maintain and expand cooperative arrangements with the San Bernardino Unified School District,
City Municipal Water Departmenr, Cal State San Bernardino and San Bernardino Valley College
for afrer hour and summertime use of parks, pools, concert halls, and orher faciliries (/9.12).
Ocrober 21, 2002
Q:\SBC-15.OG\University SP\prc.ferred plant.doc
1-2
OFFICE/INDUSTRIAL PARK
'OIliees
-financial Institutions
'Tech Park Uses
Proposed Land Use Plan
Wedding
Rcceptione
Facili!)'
UNIVERSITY LINKAGES
'Linkage may be a pedestrianlbicycle connection only
or a vehicular and pedestrianlbicycle connection. A vehicular
roadway would be 2-lane, rural roadway (no curbs or guuer).
'Convienent connection to university
'Protect neighborhood and high end housing
'Utilize traffic calming measures to route traffic to Kendall Ave.
MULTI-PURPOSE OPEN SPACE
Accomodates the existing open space area and allows floodable
uses such as a golf course, botanic gardens, park and the
planting of mature trees such as Oaks and Sycamores.
Yerdemom
Heights
CREATE CEREMONIAL ENTRANCE
AT UNIVERSITY PARKWAY
ENHANCED CORRIDOR TREATMENTS
Pedestrian walkways, public an,
customized signage along landscaped areas
D RL (3, I du/ac)
D RS (4.5 du/ac)
D RU (9 du/ac)
D RM (14 du/ac)
_ &\1H-20 (20 du/ac)
_ RH (36 du/ac)
_ RSH (20 du/ac)
r .~ , CO
_CG-I
_ UBP-2
_PCR
_alP
OIL
IIiIllH
_ UBP-I
DpFC
.pp
.PF
.OS
PEDESTRIAN LINKAGES
Create connectivity between University and
adjacent neighborhoods
[ill Focus Areas for Future Campus Planning
~ Landscape/Streetscape Improvements
a Major Roadways
:- - -, Proposed Roadways
I~ ->1 Pedestrian Linkages
[TI] Entry Features/Directional Signage
~ Alquist Priolo Study Area
D University District Special Study Area
University District Specific Plan
City of San Bernardino
[!] QfI"\ THE
~PLANNING
10/16/02 ~CENTER
CITY OF SAN BERNARDINO
Draft Verdemont Heights Area Plan
~
Prepared by:
The Planning Center
October 21,2002
City of San Bernardino
General Plan Update
Draft Verdemont Heights Area Plan
VERDEMONT HEIGHTS AREA PLAN
Introduction and Background
Verdemom Heights is a residential community located in the northwestern most
corner of the City, nestled in the foothills of the San Bernardino Mountains and
overlooking the Cajon Creek Wash and the Glen Helen Regional Park. Verdcmont
Heights is bordered on the north by the San Bernardino National Forest, on the
southwest by Kendall Drive, Incerstare 215, and the Cajon Creek, and on the
southeast by the DeviI's Canyon Flood Control Basins and the East Branch of the
California Aqueduct. Immediately southeast of these flood camrol basins is the
California State University at San Bernardino.
V cedemom Heights encompasses a gently north-south sloping hill at the base of the
San Bernardino Mountains. Several seasonal creeks flow out of the mountains and
can carry significant volumes of water during the rainy times and during the spring
snow melt. The most significant is the Cable Creek, which is fed by the Meyers
Canyon, and Mecham Canyon creeks.
Verdemont Heights is accessed from Incerstate 215 by an interchange at Palm
Avenue, which is a major north-south street in the area, and besides Little League
Drive, provides the only access across the freeway. Kendall Drive, which parallels
Interstate 215, is the major arterial in the area. A series of collector and local streets
form a distinct grid pattern over the southern end ofVerdemont Heights.
The existing General Plan designates Verdemonc Heights primarily for lower density
residential uses with some commercial designations near Interstate 215. Generally,
residential densities increase moving from north to south. Residential densities vary
from Residential Estate (1 du/acre) on the northern end, to Residential Low (3.1
du/acre), Residencial Suburban (4.5 du/acre), and Residential Urban (9 du/acre) on
the southern end of Verdemont Heights. General Plan policies encourage the
development of neighborhood serving commercial uses in the area that convey a
rural village character.
Generally, the area east of Palm Avenue is cunently being developed with residential
neighborhoods. Several new tracts are under construction in this area. A drainage
basin occupies the northern portion of this half of V erdemont Heighrs. The area
generally west of Palm Avenue is mostly undeveloped and rural in character.
Commercially designated lands are predominantly located along Kendall Drive,
directly east and west of Palm Avenue, and east of Magnolia Avenue. These areas
are currently undeveloped, but are expected to provide retail services for the
Verdemonc Heights community as the population expands. Additionally, there are
two elementary schools and three parks in Verdemont Heights.
Verdemonc Heights contains a number of development constraints, chiefly fire,
flood, seismic, and wind hazards, archaeological sensitivities, a lack of an urban level
of infrastructure, and slope. In terms of the hazards, much of Verdemont Heights is
subject to extreme and moderate fire hazards and high winds. The southwestern
portion of the community is also subject to 100 and 500-year flooding. The San
Andreas Fault runs along the northern edge ofVerdemont Heights and the southern
edge is subject to liquefaction.
An urban level of infrastructure does not serve the majority of Verdemont Heights.
New development is required to extend services into the area, which raises the costs
of development. The City coordinates the development of required infrastructure
October 21, 2002
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Page 1
City of San Bernardino
General Plan Update
Draft Verdemont Heights Area Plan
systems, funded by development fees. There are currently three major development
fees in Verdemont Heights: the Verdemom Heights Infrastructure fee which was
reduced from a range of $ 5,900-$7 ,000 to a flat fee of $1,500; the Ches(nuc
Drainage Fee ($0.172 per square fooc not to exceed $2,545); and the Palm Box
Culverffraffic Signals fee ($.02 per square foot of land). Development fees in
Verdemonc Heights range from 11.8% to 13% of the average sales price of a home,
which is less than most surrounding cities except for Ontario and Rancho
Cucamonga. Some have argued thac the combination of development fees and the
requirement for larger lots and reduced densities make the development of certain
properties cost prohibitive. However, the analysis of fees has not borne this
argwnent out.
Finally, because of its location on the foothills of the San Bernardino Mountains,
portions ofVerdcmont Heights are subject to the Hillside Management Overlay
District. The purpose of the Hillside Management Overlay is to regulate
development in the hillsides to protect the hills topographic character and
environmental sensitivities, reduce cutting and scaring, and ensure high quality
design that "fits" with the project's surroundings. This is accomplished through the
enforcement of policies that limit densities based upon the percentage of slope: the
steeper the slope, the less the residential density allowed. Projects located at the base
of the foothills on slopes of 15% or less are not subject to the provisions of the
Overlay. The clustering of units is encouraged to help preserve natural formations.
The Verdemont Heights Opportunity Area will also in need of additional parkland.
There are currently three parks in the area that total 23.8 acres. Based upon the
City's park land requirement of 5 acres of parkland per 1,000 population and the
existing General Plan person per household estimate of 2.5, another 30.5 acres of
parkland would be required at the buildout of Verdemone Heights. If the current
citywide average of 3.2 (2000 Census) persons per household is used instead, a total
of 45.8 acres are needed.
There are several options available to help ease the impacc of this requirement in
Verdemont Heights. For instance, the Gty can offer developers an opportunity to
build at higher densities in return for parkland set-asides. A Transfer of
Development Rights program may be established to secure parkland while allowing
developers to build at higher densities elsewhere in San Bernardino. Another option
is to utilize the public flood control areas within Verdemonr Heights as park or open
space areas. Projects would be credited for either funding or improving these facilities
for recreational purposes.
Area Plan Concept
The goal of the proposed Area Plan for Verdemonr Heights is to create a village that
is identifiable and unique and includes a range of services and activities to serve the
residents of the area. The attached map identifies the land uses within the
Verderoont Heights Area Plan boundaries.
The land use plan identifies four distinct subareas within Verdemone Heights that
are connected by an integrated signage and landscaping program. The first subarea
is Verdemont Estates, which is located on the slopes and hills in the northern portion
of the area basically north of Lit de League Drive and Ohio Avenue. Verdemont
Estates has a rural character and consists of the larger lot residential uses.
Verdemont Estates is designated as Residential Estate on the proposed General Plan
land use map. Rural road standards (narrow lanes with no curbs and gutters) and
large, lush trees lining the roads help idemify and screen Verdemone Estates. This
reflects the existing land uses and land use designations.
October 21, 2002
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Page 2
City of San Bernardino
General Plan Update
Draft Verdemont Heights Area Plan
The second subarea is the Verdemont Hills, which is located a collection of suburban
subdivisions located in the southern portion of the plan between Ohio Avenue,
Interstate 215, Devils Canyon and Little League Drive. This area is designated as
Residencial Low on the proposed General Plan land use map. Unified landscaping
and signage help identify this area. This reflects the existing land uses and land use
designations.
The third subarea is Verdemont Plaza, which is located adjacent co Interstate 215
near Palm Avenue and Cable Creek. This subarea contains commercial properties
that are oriented coward the freeway and mainly serve travelers. This area includes
gas stations and eateries. This reAeers the existing land uses and land use
designations.
The fourth subarea is the Verdemonr Village. This is the commercial, social, and
entertainment hub ofVerdemont Heights and is intended to serve the residents of
the area. This is the feature rhat will help to make this area unique and become the
gathering place and activity center for its residents. Verdemont Village is bounded
by Irvingston, Magnolia, Chestnut, and Kendall Avenues.
Verdemont Village is envisioned as a pedestrian oriented, walkable commercial area.
To stimulate pedestrian activity, this area contains vibtant uses that invite
exploration, such as cafes and outdoor dining. Buildings and business are locared on
and oriented toward the street. The sidewalk is wide and contains pedestrian
amenities, such as benches, low planter walls, (hemed streetlights, public art,
textured paving, and tasteful signage. Building massing and height vary and
prominent architectural accent buildings identify significant intersections and public
spaces. Verdemont Village is designed around a network of paseos, providing a
unique open space experience that ties the village co the surrounding community.
The paseos can create a pedestrian experience that accommodates amphitheaters,
gazebos, fountains, and seating areas that foster activity.
The streets in this area are calmed, that is vehicular speeds are reduced by the use of
traffic circles, curb bulb-outs, narrow lanes, and textured paving at pedescrian
crossings. The majority of vehicular parking is accommodated in shared parking
facilities and located in the rear of the buildings, or in areas that are not higWy
visible from the street. Minimal on-street parking is provided for convenience on the
main street, but it is not intended to satisfy the parking demand for the area.
Alternatively, there are two additional options for how the 43-acre area between
Cable Creek and Belmont Avenue could develop. Alternative One, which is a mixed
use core with alley loaded smaller lot residential uses, or Alternative Two, which is a
mixed use core with larger lot residential uses arranged on a paseo system.
In Alternative One, smaller lot residential units and rownhomes, which have an
overall density of 7.3 units per acre, are suggested to provide an adjacent population
within walking distance that would help support the uses within the core. A total of
198,3,600 square foot, alley-loaded lots and 13 9-unit courtyard townhomes are
suggested in this alternative. A system of pass-throughs and paseos help connect
each residential block and alleyway. In Alternative Two, large lot residential, which
has an overall density of 2.1 units per acre, are suggested to heIp support the core
and transition to the surrounding density. In this alternative, 91 alley loaded lots
that are approximately 12,000 square feet in size are suggested. A paseo system that
interconnects each unit with a Village Green provides a unique feature to help
identify the area. In both alternatives, the Village Green would be extended to
provide a direct connection ro the village core itself.
October 21, 2002
Q:\SBC-IS.OG\Verdemont Area Plan\Draft\Verdemont Area Plan Draft 10-21-02.doc
Page 3
City of San Bernardino
General Plan Update
Draft Verdemont Heights Area Plan
Cable Creek would be integrated with both the commercial village core and adjacent
residential uses and would provide a pleasing open space break between the
commercial areas and adjacent residential uses. The creek would also accommodate
a backbone trail system that would provide direcr access to V crdemont Village by
the residents in Verdemonr Hills and Verdemonr Estates. Interconnecting (fails and
bikeways would connect into the creek and provide a complete access system.
There is an opportunity to help increase Vcrclcmont Heights's marketability and
attractiveness by capitalizing upon its proximity to the California State University
San Bernardino campus, which is located immediately east. A direct linkage is
suggested to help make the University an integral part of the Verdemonr Heights
living experience. It is suggested that the linkage connect at Belmont Avenue. Two
options ate provided for this connection: either a pedestrian/bicycle trail and/or a
rural two-lane road. This connection would be periodically closed and flooded. If
the vehicular option is selected, traffic calming measures, such as speed bumps,
necked-down intersections, dear signage, and landscaped islands would be necessary
to direct traffic directly to Kendall Avenue via Pine Avenue and out of adjacent
residential areas.
Due to its cenrrallocation and interconnection with the trail system, Verdemont
Village would be an ideallocatioo for a transit stop providing difea cooneaions to
the University.
Integrated landscaping and signage that are unique to the Verdemonr Heights
would be located throughout Verdemont Heights. Developer fees would help pay
for these improvements. Landscaped and signed gateway features at Kendall and
Palm, Kendall and Pine, Kendall and Little League, and Kendall and Campus
Parkway will further identify the area.
The following action steps may be utilized to implement the Verdemonr Heights
Area Plan:
1. Collaborate with the University and Flood Control District to create a trail
or perhaps a two-lane road connecting Ohio Street to Dcvil's Canyon Levee
Road or W. Northpark Boulevard.
2. Dcvelop a landscaping, gateway, and signage program to be implemented
by developer fees.
3. Collaborate with the University to create a transit system connecting
Verdemonr Heights to the University and surrounding communities.
Future transit StOpS should be planned in existing and future communities.
4. Promote the development of higher end housing. This may include the
creation of a University housing community for CSUSB professors and staff.
5. Develop a program to market the Verdemonr Heights area for high
residential development.
6. Explore amending the park ordinance to allow flexibility in the provision of
required parkland acreage, through such means as:
a. Permic higher densicies then the underlying land use designacions allows in
return for parkland set-asides.
b. Develop a Transfer of Developmenr Rights program to secure parkland
while allowing developers to build at higher densities elsewhere in San
Bernardino.
c. Pursue the ability to utilize public flood control areas as park or open space
areas with che San Bernardino Flood Control District.
October 2\, 2002
Q:\SBC~15.OG\Verdemont Area Plan\DraftWerdemont Area Plan Draft 1O-21.Q2.doc
Page 4
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A Guide to Planning in California
~"- Of P14NNI.
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""E Or C~l\\\l'?' J N C A L ] lOR !\ I . \
STATE OF CALIFORNIA
Pete Wilson, Governor
GOVERNOR'S OFFICE OF PLANNING AND RESEARCH
1400 Tenth Street
Sacramento, CA 95814
(916) 445-0613
Lee Grissom, Director, Office of Planning and Research
Robert Cervantes, Chief, Planning Unit
Antero Rivasplata, Chief, State Clearinghouse
March 1988, Revised August 1990
Table of Contents
Introduction
Statc Law and Local Planning
Thc Cicncral Plan
Zoning
Subdivisions
Othcr Ordinanccs and Regulations
Anne,ation and Incorporation
Thc CaliriJrllia Lll\ironlllcntal Quality Act (CEQA)
CiI ossa ry
Bibliography
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Page I of 15
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A Guide to Planning in California
Page 2 of 15
Introduction
This is a citizen's guide to land use planning as it is practiced in California. Its purpose is to explain, in
general terms, how local communities regulate land use and to define some commonly used planning
terms. The booklet covers the following topics:
. State Law and Local Planning
. The General Plan
. Zoning
. Subdivisions
. Other Ordinances and Regulations
. Annexation and Incorporation
. The California Environmental Quality Act
. A Glossary of Planning Terms
. Bibliography
Cities and counties "plan" in order to identify important community issues (such as new growth, housing
needs, and environmental protection), project future demand for services (such as sewer, water, roads,
etc.), anticipate potential problems (such as overloaded sewer facilities or crowded roads), and establish
goals and policies for directing and managing growth. Local governments use a variety of tools in the
planning process including the general plan, specific plans, zoning, and the subdivision ordinance.
The examples to be discussed here represent common procedures or methods, but are by no means the
only way of doing things. State law establishes a framework for local planning procedures, but cities and
counties adopt their own unique responses to the issues they face. The reader is encouraged to consult
the bibliography for more information on planning in general and to contact your local planning
department for information on planning in your community.
Return to COI1lcnts
STATE LAW AND LOCAL PLANNING
State law is the foundation for local planning in California. The California Government Code (Sections
65000 et seq.) contains many of the laws pertaining to the regulation ofland uses by local governments
including: the general plan requirement, specific plans, subdivisions, and zoning.
However, the State is seldom involved in local land use and development decisions; these have been
delegated to the city councils and boards of supervisors of the individual cities and counties. Local
decisionmakers have adopted their own sets of land use policies and regulations based upon the state
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A Guide to Planning in California
Page 3 of 15
laws.
Plan and Ordinances
There are currently 456 incorporated cities and 58 counties in California. State law requires that each of
these jurisdictions adopt "a comprehensive, long-term general plan for [its] physical development." This
general plan is the official city or county policy regarding the location of housing, business, industry,
roads, parks, and other land uses, protection of the public from noise and other environmental hazards,
and for the conservation of natural resources. The legislative body of each city (the city council) and
each county (the board of supervisors) adopts zoning, subdivision and other ordinances to regulate land
uses and to carry out the policies of its general plan.
There is no requirement that adjoining cities or cities and counties have identical, or even similar, plans
and ordinances. Cities and counties are distinct and independent political units. Each city, through its
council and each county, through its supervisors, adopts its own general plan and development
regulations. In turn, each of these governments is responsible for the planning decisions made within its
jurisdiction.
Hearing Bodies
In most communities, the city councilor board of supervisors has appointed one or more hearing bodies
to assist them with planning matters. The titles and responsibilities of these groups vary from place-to-
place, so check with your local planning department regarding regulations in your area. Here are some
of the more common types of hearing bodies and their usual responsibilities:
. The Planning Commission: considers general plan and specific plan amendments, zone changes,
and major subdivisions.
. The Zoning Adjustment Board: considers conditional use permits, variances, and other minor
permits.
. Architectural Review or Design Review Board: reviews projects to ensure that they meet
community aesthetic standards.
In some cities and counties, these bodies simply advise the legislative body on the proposals that come
before them, leaving actual approval to the councilor board of supervisors. More commonly, these
bodies have the power to approve proposals, subject to appeal to the councilor board of supervisors.
These hearing bodies, however, do not have final say on matters of policy such as zone changes and
general or specific plan amendments.
Hearings
State law requires that local governments hold public hearings prior to most planning actions. At the
hearing, the councilor supervisors or advisory commission will explain the proposal, consider it in light
of local regulations and environmental effects, and listen to testimony from interested parties. The
council, board, or commission will vote on the proposal at the conclusion of the hearing.
Depending upon each jurisdiction's local ordinance, public hearings are not always required for minor
land subdivisions, architectural or design review or ordinance interpretations. The method of advertising
hearings may vary. Counties and general law cities publish notice of general plan adoption and
amendment in the newspaper. Notice of zone change, conditional use permit, variance, and subdivision
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A Guide to Planning in California
Page 4 of 15
tracts is published in the newpaper and mailed to nearby property owners. Charter cities may have other
notification procedures.
Return to Contents
THE GENERAL PLAN
The Blueprint
The local general plan can be described as the city's or county's "blueprint" for future development. It
represents the community's view of its future; a constitution made up of the goals and policies upon
which the city council, board of supervisors, or planning commission will base their land use decisions.
To illustrate its importance, all subdivisions, public works projects, and zoning decisions (except in
charter cities other than Los Angeles) must be consistent with the general plan. If inconsistent, they must
not be approved.
Long-Range Emphasis
The general plan is not the same as zoning. Although both designate how land may be developed, they
do so in different ways. The general plan and its diagrams have a long-term outlook, identifying the
types of development that will be allowed, the spatial relationships among land uses, and the general
pattern of future development. Zoning regulates present development through specific standards such as
lot size, building setback, and a list of allowable uses. In counties and general law cities, the land uses
shown on the general plan diagrams will usually be reflected in the local zoning maps as well.
Development must not only meet the specific requirements of the zoning ordinance, but also the broader
policies set forth in the local general plan.
Contents
State law requires that each city and each county adopt a general plan containing the following seven
components or "elements": land use, circulation, housing, conservation, open-space, noise, and safety
(Government Code Sections 65300 et seq.). At the same time, each jurisdiction is free to adopt a wide
variety of additional elements covering subjects of particular interest to that jurisdiction such as
recreation, urban design, or public facilities.
Most general plans consist of: (1) a written text discussing the community's goals, objectives, policies,
and programs for the distribution of land use; and, (2) one or more diagrams or maps illustrating the
general location of existing and future land uses. Figure I is an example of a general plan diagram.
Each local government chooses its own general plan format. The plan may be relatively short or long,
one volume or ten volumes, depending upon local needs. Some communities, such as the City of San
Jose, have combined the required elements into one document and most communities have adopted
plans which consolidate the elements to some extent. State law requires that local governments make
copies of their plans available to the public for the cost of reproduction.
Planning Issues
Although state law establishes a set of basic issues for consideration in local general plans, each city and
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A Guide to Planning in California
Page 5 of 15
county determines the relative importance of each issue to local planning and decides how they are to be
addressed in the general plan. As a result, no two cities or counties have plans which are exactly alike in
form or content. Here is a summary of the basic issues, by element:
. The land use element designates the general location and intensity of housing, business, industry,
open space, education, public buildings and grounds, waste disposal facilities, and other land uses.
. The circulation element identifies the general location and extent of existing and proposed major
roads, transportation routes, terminals, and public utilities and facilities. It must be correlated with
the land use element.
. The housing element is a comprehensive assessment of current and projected housing needs for
all economic segments of the community and region. It sets forth local housing policies and
programs to implement those policies.
. The conservation element addresses the conservation, development, and use of natural resources
including water, forests, soils, rivers, and mineral deposits.
. The open-space element details plans and measures for preserving open-space for natural
resources, the managed production ofresources, outdoor recreation, public health and safety, and
the identification of agricultural land.
. The noise elemellt identifies and appraises noise problems within the community and forms the
basis for distributing new noise-sensitive land uses.
. The safety element establishes policies and programs to protect the community from risks
associated with seismic, geologic, flood, and wildfire hazards.
Approving the Plan
The process of adopting or amending a general plan encourages public participation. Cities and counties
must hold public hearings for such proposals. Advance notice of the place and time of the hearing must
be published in the newspaper or posted in the vicinity of the site proposed for change. Prior to
approval, hearings will be held by the planning commission and the city councilor board of supervisors.
Community and Specific Plans
"Community plans" and "specific plans" are often used by cities and counties to plan the future of a
particular area at a finer level of detail than that provided by the general plan. A community plan is a
portion of the local general plan focusing on the issues pertinent to a particular area or community
within the city or county. It supplements the policies of the general plan.
Specific plans describe allowable land uses, identify open space, and detail infrastructure availability
and financing for a portion of the community. Specific plans implement, but are not technically a part of
the local general plan. In some jurisdictions, specific plans take the place of zoning. Zoning,
subdivision, and public works decisions must be in accordance with the specific plan.
Return to Contents
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A Guide to Planning in California
Page 6 of 15
ZONING
The general plan is a long-range look at the future of the community. A zoning ordinance is the local
law that spells out the immediate, allowable uses for each piece of property within the community. In all
counties, general law cities, and the city of Los Angeles, zoning must comply with the general plan.
The purpose of zoning is to implement the policies of the general plan.
Zones
Under the concept of zoning, various kinds ofland uses are grouped into general categories or "zones"
such as single-family residential, multi-family residential, neighborhood commercial, light industrial,
agricultural, etc. A typical zoning ordinance describes 20 or more different zones which may be applied
to land within the community. Each piece of property in the community is assigned a zone listing the
kinds of uses that will be allowed on that land and setting standards such as minimum lot size, maximum
building height, and minimum front yard depth. The distribution of residential, commercial, industrial,
and other zones will be based on the pattern of land uses established in the community's general plan.
Maps are used to keep track of the zoning for each piece ofland.
Zoning is adopted by ordinance and carries the weight of local law. Land may be put only to those uses
listed in the zone assigned to it. For example, if a commercial zone does not allow five-story office
buildings, then no such building could be built on the lands which have been assigned that zone. A
zoning ordinance has two parts: (I) a precise map or maps illustrating the distribution of zones within
the community; and, (2) a text which both identifies the specific land uses allowed within each of those
zones and sets forth development standards.
Rezoning
The particular zone determines the uses to which land may be put. If a landowner proposes a use that is
not allowed in the zone, the city or county must approve a rezoning (change in zone) before
development of that use can begin. The local planning commission and the city councilor county board
of supervisors must hold public hearings before property may be rezoned. The hearings must be
advertised in advance. The councilor board is not obligated to approve requests for rezoning and, except
in charter cities, must deny such requests when the proposed zone conflicts with the general plan.
Overlay Zones
In addition to the zoning applied to each parcel ofland, many cities and counties use "overlay zones" to
further regulate development in areas of special concern. Lands in historic districts, downtowns,
floodplains, near earthquake faults or on steep slopes are often subject to having additional regulations
"overlain" upon the basic zoning requirements. For example, a lot that is within a single-family
residential zone and also subject to a steep-slope overlay zone, must meet the requirements of both
zones when it is developed.
Prezoning
Cities may "prezone" lands located within the surrounding county in the same way that they approve
zoning. Prezoning is usually done before annexation of the land to the city in order to facilitate its
transition into the city boundaries. Prezoning does not change the allowable uses of the land nor the
development standards until such time as the site is officially annexed to the city. Likewise, land that has
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.A Guide to Planning in California
Page 7 of 15
been prezoned continues to be subject to county zoning regulations until annexation is completed.
Variances
A variance is a limited waiver of development standards. The city or county may grant a variance in
special cases where: (I) application of the zoning regulations would deprive property of the uses
enjoyed by nearby, similarly zoned lands; and (2) restrictions have been imposed to ensure that the
variance will not be a grant of special privilege. A city or county may not grant a variance that would
permit a use that is not otherwise allowed in that zone (for example, a commercial use could not be
approved in a residential zone by variance). Typically, variances are considered when the physical
characteristics of the property make it difficult to develop. For instance, in a situation where the rear half
of a lot is a steep slope, a variance might be approved to allow the house being built to be closer to the
street than usually allowed. Variance requests require a public hearing and neighbors are given the
opportunity to testify. The local hearing body then decides whether to approve or deny the variance.
Conditional Use Permits
Most zoning ordinances identify certain land uses which do not precisely fit into existing zones, but
which may be allowed upon approval ofa conditional use permit (sometimes called a special use permit
or a CUP) at a public hearing. These might include community facilities (such as hospitals or schools),
public buildings or grounds (such as fire stations or parks), temporary or hard-to-classify uses (such as
Christmas tree sales or small engine repair), or land uses with potentially significant environmental
impacts (hazardous chemical storage or building a house in a floodplain). The local zoning ordinance
specifies those uses for which a conditional use permit may be requested, which zones they may be
requested in, and the public hearing procedure. If the local planning commission or zoning board
approves the use, it will usually do so subject to certain conditions being met by the permit applicant.
Alternatively, it may deny uses which do not meet local standards.
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SUBDIVISIONS
In general, land cannot be divided in California without local government approval. Dividing land for
sale, lease or financing is regulated by local ordinances based on the State Subdivision Map Act
(commencing with Government Code Section 66410). The local general plan, zoning, subdivision, and
other ordinances govern the design of the subdivision, the size of its lots, and the types of improvements
(street construction, sewer lines, drainage facilities, etc.). In addition, the city or county may impose a
variety of fees upon the subdivision, depending upon local and regional needs, such as school impact
fees, park dedications, etc. Contact your local planning department for information on local
requirements and procedures.
Subdivision Types
There are basically two types of subdivisions: parcel maps, which are limited to divisions resulting in
fewer than five lots (with certain exceptions), and final map subdivisions (also called tract maps), which
apply to divisions resulting in five or more lots. Applications for both types of subdivisions must be
submitted to the local government for consideration in accordance with the local subdivision ordinance
and the Subdivision Map Act.
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Processing
Upon receiving an application for a subdivision map, the city or county staff will examine the design of
the subdivision to ensure that it meets the requirements of the general plan, the zoning ordinance, and
the subdivision ordinance. An environmental impact analysis must be prepared and a public hearing held
prior to approval of a tentative tract map. Parcel maps may also be subject to a public hearing,
depending upon the requirements of the local subdivision ordinance.
Final Approval
Approval of a subdivision map generally means that the subdivider will be responsible for installing
improvements such as streets, drainage facilities or sewer lines to serve the subdivision. These
improvements must be installed or secured by bond before the city or county will grant final approval of
the map and allow the subdivision to be recorded in the county recorder's office. Lots within the
subdivision cannot be sold until the map has been recorded. The subdivider has at least two years (and
depending upon local ordinance, usually more) in which to comply with the improvement requirements,
gain final administrative approval, and record the final map. Parcel map requirements may vary
dependent upon local ordinance requirements.
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OTHER ORDINANCES AND REGULATIONS
Cities and counties often adopt other ordinances besides zoning and subdivision to protect the general
health, safety, and welfare of their inhabitants. Contact your local planning department for information
on the particular ordinances in effect in your area. Common types include: flood protection, historic
preservation, design review, hillside development control, growth management, impact fees, traffic
management, and sign control.
Local ordinances may also be adopted in response to state requirements. Examples include: Local
Coastal Programs (California Coastal Act); surface mining regulations (Surface Mining and
Reclamation Act); earthquake hazard standards (Alquist-Priolo Special Studies Zone Act); and
hazardous material disclosure requirements. These regulations are generally based on the applicable
state law.
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ANNEXA TION AND INCORPORATION
The LAFCO
Annexation (the addition of territory to an existing city) and incorporation (creation ofa new city) are
controlled by the Local Agency Formation Commission (LAFCO) established in each county by the
state's Cortese-Knox Act (commencing with Government Code Section 56000). The commission is
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made up of elected officials from the county, cities, and, in some cases, special districts. LAFCO duties
include: establishing the "spheres of influence" that designate the ultimate service areas of cities and
special districts; studying and approving requests for city annexations; and, studying and approving
proposals for city incorporations. Below is a very general discussion of annexation and incorporation
procedures. For detailed information on this complex subject, contact your county LAFCO.
Annexation
When the LAFCO receives an annexation request, it will convene a hearing to determine the worthiness
ofthe proposal and may deny or conditionally approve the request based on the policies of the LAFCO
and state law. Annexation requests which receive tentative approval are delegated to the affected city for
hearings and, if necessary, an election. Annexations which have been passed by vote of the inhabitants
or which have not been defeated by protest (in cases where no election was required) must be certified
by the LAFCO as to meeting all its conditions before they become final. It is the LAFCO, not the city,
that is ultimately responsible for the annexation process.
Incorporation
When the formation ofa new city is proposed, the LAFCO studies the economic feasibility of the
proposed city, its impact on county and special districts, and the provision of public services. If the
feasibility of the proposed city cannot be shown, the LAFCO can terminate the proceedings. If the
proposed city appears to be feasible, LAFCO will refer the proposal to the county board of supervisors
for hearing along with a set of conditions to be met upon to incorporation. If the supervisors do not
receive protests from a majority of the involved voters, an election will be held to create the city and
elect city officials.
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THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA)
The California Environmental Quality Act (commencing with Public Resources Code Section 21000)
requires local and state governments to consider the potential environmental effects of a project before
deciding whether to approve it or not. CEQA's purpose is to disclose the potential impacts of a project,
suggest methods to minimize those impacts, and discuss alternatives to the project so that decision
makers will have full information upon which to base their decision. CEQA is a complex law with a
great deal of subtlety and local variation.
The following discussion is extremely general. The basic requirements and administrative framework for
local governments' CEQA responsibilities are described in the California Environmental Quality Act:
Law and Guidelines. For more information, readers should contact their local planning department or
refer to the CEQA listings in the bibliography.
Lead Agency
The "lead agency" is responsible for seeing that environmental review is done in accordance with CEQA
and that environmental analyses are prepared when necessary. The agency with the principal
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responsibility for issuing permits to a project (or for carrying out the project) is deemed to be the "lead
agency". As lead agency, it may prepare the environmental analysis itself or it may contract for the work
to be done under its direction. In practically all local planning matters (such as rezoning, conditional use
permits, and specific plans) the planning department is the lead agency.
Analysis
Analyzing a project's potential environmental effect is a multistep process. Many minor projects are
exempt from the CEQA requirements. These include single-family homes, remodeling, accessory
structures, and some lot divisions (for a complete list refer to California Environmental Quality Act:
Law and Guidelines). No environmental review is required when a project is exempt from CEQA.
When a project is subject to review under CEQA, the lead agency prepares an "initial study" to assess
the potential adverse physical impacts of the proposal. When the project will not cause a "significant"
impact on the environment or when it has been revised to eliminate all such impacts, a "negative
declaration" is prepared. The negative declaration describes why the project will not have a significant
impact and may require that the project incorporate a number of measures ensuring that there will be no
such impact. If significant environmental effects are identified, then an Environmental Impact Report
(EIR) must be written before the project can be considered by decision makers.
The EIR
An EIR discusses the proposed project, its environmental setting, its probable impacts, realistic means of
reducing or eliminating those impacts, its cumulative effects, and alternatives to the project. CEQA
requires that Negative Declarations and EIRs be made available for review by the public and other
agencies prior to consideration of the project. The review period allows concerned citizens and agencies
to comment on the completeness and adequacy of the environmental review prior to its completion.
When the decision making body (the city council, board of supervisors, or other board or commission)
approves a project, it must certify the adequacy of the environmental review. Ifits decision to approve a
project will result in unavoidable significant impacts, the decision making body must state, in writing,
its overriding reasons for granting the approval and how the impacts are to be addressed.
An EIR is an informational document. It does not, in itself, approve or deny a project. Environmental
analysis must be done as early as possible in the process of considering a project and must address the
entire project. There are several different types of EIRs that may be prepared, depending upon the
project. They are described in the California Environmental Quality Act: Law and Guidelines written by
the Governor's Office of Planning and Research and the Resources Agency.
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_0
f>1I r/ 10 Ii r
Glossan' of Common Planning '{erms
. "
Accessory Use
An activity or structure that is incidental to the main use of a site.
Building Envelope
The space remaining on a site for structures after all building setback, height limit, and bulk
requirements have been met.
Capital Improvement Program
A timetable for the installation of permanent public structures, facilities, roads, and other
improvements based upon budget projections.
CEQA
The California Environmental Quality Act (see Public Resources Code section 21000). CEQA
requires that private and public projects' potential adverse effects upon the environment be
reviewed by decision-makers.
Charter City
A city which has been incorporated under its own charter rather than under the general laws of the
state. Charter cities have broader powers than do general law cities.
Cluster Development
Development which is clustered in a portion of a site, leaving the remainder in open-space. The
amount of development allowed equals the amount that would have otherwise been allowed on
the entire site.
COG
Council of Governments. California's 25 COGs are regional planning agencies concerned
primarily with transportation planning and housing; they do not directly regulate land use. Elected
officials from each of the cities and counties belonging to the COG make up its governing board.
Community Plan
A portion of the local general plan that focuses on a particular area or community within the city
or county. Community plans supplement the contents ofthe general plan.
Conditional Use Permit (CUP)
A permit authorizing a use not routinely allowed on a particular site, subject to a public hearing. If
approval is granted, the developer must meet certain conditions to harmonize the project with its
surroundings.
Dedication
A grant of private land to a public agency for public use. Dedications are often used to obtain
roads and parkland needed to serve a project.
Density Bonus
An increase in the allowable number of residences granted by the city or county in return for the
project's providing low- or moderate-income housing. (see Government Code section 65915)
Density Averaging (or Transfer)
The density of development on a portion of a site is allowed to exceed usual limits provided that
the overall density of the site does not do so. Density increases in one area are offset by a
corresponding decrease in allowable density in another part of the site.
Design Review Committee
A group appointed by the city council to consider the design and aesthetics of development within
all or a portion of the community.
Development Agreement
A binding contract between a developcr and a city or county establishing the conditions under
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which a particular development may occur. The local government "freezes" the regulations
applicable to the site for an agreed upon period of time. (see Government Code section 65864)
Development Fees
Fees charged as a precondition to construction or development approval. The most common are:
(1) impact fees (such as parkland acquisition fees, school facilities fees, or street construction
fees) related to funding public improvements necessitated in part or in whole by the development;
(2) connection fees (such as water fees) to cover the cost of installing public services to the
development; (3) permit fees (such as building permits or grading permits) for the administrative
costs of processing development plans; and, (4) application fees (rezoning, variance, etc.) for the
administrative costs of reviewing and hearing development proposals.
Downzone
A change of zoning to a more restrictive zone (for example, from multi-family residential to
single-family residential).
EIR
Environmental Impact Report. A detailed review of a proposed project, its potential adverse
impacts upon the environment, measures that may avoid or reduce those impacts, and alternatives
to the project.
Easement
The right to use property owned by another for a specific purpose. Power line easements are a
common example.
Eminent Domain
The right of government to take private property for public use upon the payment of just
compensation to the owner. This is also called condemnation (condemnation can also mean the
closing of an unsafe structure by a public agency to protect the community safety).
Exaction
A fee or dedication required as a condition of development permit approval.
Final Map Subdivision (also, tract map or major subdivision)
Land divisions creating 5 or more lots. They are generally subject to stricter standards than parcel
maps. Requirements may include road improvements, the construction of drainage and sewer
facilities, park land dedications, and more.
Findings
The legal "footprints" which an agency must leave to bridge the analytical gap between the raw
data considered by the agency and its ultimate decision. They expose its mode of analysis of facts,
regulations, and policies.
Floor Area Ratio (FAR)
A measure of development intensity. FAR is the ratio of the floor area of a building to the area of
its site. For instance, both a two-story building that covers an entire lot and a four-story building
that covers 1/2 of a lot have F ARs of 2.
General Law City
A city incorporated under and subject to the general laws of the state.
General Plan
A statement of policies, including text and diagrams, setting forth objectives, principles,
standards, and plan proposals, for the future physical development of the city or county. (see
Government Code section 65300)
"Granny" Housing
An accessory dwelling for one or more elderly persons that is attached to or separate from a main
residence. Government Code section 65852.1 allows cities and counties to approve such units in
single-family neighborhoods.
Growth Management
A local program limiting the rate of community growth. Growth management strategies vary, but
they can include capping the annual number of building permits, relating allowable development
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intensity to certain levels of infrastructure service or limiting the location of new development.
Impact Fees
See Development Fees.
Infrastructure
A general term for public and quasi-public utilities and facilities such as roads, bridges, sewer
plants, water lines, power lines, fire stations, etc.
Initial Study
An analysis of a project's potential environmental effects and their relative significance. An initial
study is preliminary to deciding whether to prepare a negative declaration or an E1R.
Initiative
A ballot measure which has qualified for election as a result of voter petition. At the local level,
initiatives usually focus on changes or additions to the general plan and zoning ordinance. The
initiative power is reserved for the public by the California Constitution.
Inverse Condemnation
The illegal removal of property value through excessive government regulation. Legal advice
should be sought before proceeding in cases of potential inverse condemnation.
LAFCO
The Cortese/Knox Act (see Government Code section 56000) establishes a Local Agency
Formation Commission in each county. A LAFCO is made up of elected officials from the county,
cities, and, in some cases, special districts. It administers the state law governing city
incorporation and annexation proposals.
Mitigation Measure
The California Environmental Quality Act requires that when an environmental impact or
potential impact will occur, measures must be proposed that will eliminate, avoid, rectify,
compensate for or reduce that effect.
Moratorium
A halt to new development or the issuance of permits. Moratoria are often imposed while a new
general plan or zoning ordinance is written or when sewer or water facilities are inadequate to
serve additional development. (See Government Code section 65858)
Negative Declaration
A negative declaration is written when a project is subject to CEQA, but will not have a
significant effect upon the environment. The negative declaration describes why the project will
not have a significant effect and may propose measures that avoid all possible effects.
Nonconforming Use
A land use which does not meet current zoning requirements.
Overlay Zone
A zone which is superimposed upon other zoning. Overlay zones are used in areas which need
special protection (as in a historic preservation district) or have special problems (such as steep
slopes or flooding). Development of land subject to an overlay must comply with the regulations
of both zones.
Parcel Map
A minor subdivision resulting in fewer than 5 lots.
Planned Unit Development (PUD)
Land use zoning which allows the adoption of a set of development standards that are specific to a
particular project. PUD zones usually do not contain detailed development standards; those are
established during the process of considering proposals and adopted by ordinance upon project
approval.
Referendum
A voter challenge to legislative action taken by a city councilor county board of supervisors. If
enough voters' signatures are filed before the legislative action becomes final, the councilor board
must either rescind its decision or call an election on the issue. The California Constitution
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guarantees the public's power ofreferendum.
School Impact Fees
Fees imposed on new developments to offset their impacts on area schools.
Setback
The minimum distance required by zoning to be maintained between two structures or between a
structure and a property line.
Specific Plan
A plan addressing land use distribution, open space availability, infrastructure, and infrastructure
financing for a portion of the community. Specific plans put the provisions of the local general
plan into action (see Government Code section 65450).
Sphere ofInfluence
A plan for the "probable physical boundary and service area of a local agency" as approved by the
LAFCO. It identifies the area available to a city for future annexation. However, unless another
arrangement has been made, the city has no actual authority over land outside its city limits.
Spot Zoning
The zoning of an isolated parcel in a manner which is inconsistent or incompatible with
surrounding zoning or land uses, particularly if done to favor a particular landowner. A
conditional use permit is not a spot zone.
Strip Development
Commercial and high-density residential development located adjacent to major streets. This type
of development is characterized by its shallow depth, street-oriented layout, lack of unified design
theme, and numerous points of street access. It impedes smooth traffic flow.
Tentative Map
The map or drawing illustrating a subdivision proposal. The city or county will conditionally
approve or deny the proposed subdivision based upon the design depicted on the tentative map.
Traet Map
See final map subdivision.
Transportation Systems Management (TSM)
A program coordinating many forms of transportation (car, bus, carpool, rapid transit, bicycle,
etc.) in order to distribute the traffic impacts of new development. Instead of emphasizing road
expansion or construction, TSM examines methods of increasing road efficiency.
Variance
A limited waiver from the requirements of the zoning ordinance. Variance requests are subject to
public hearing and may only be granted under special circumstances.
Zoning
Local codes regulating the use and development of property. The zoning ordinance divides the
city or county into land use districts or "zones", illustrated on zoning maps, and specifies the
allowable uses within each such zone. It establishes development standards such as minimum lot
size, maximum structure height, building setbacks, and yard size.
Back to Table of Contents
Next: For Further Reference
State of California
Governor's Office of Planning and Research
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10/17/2002
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