HomeMy WebLinkAboutDEIR Ch 03
3. Project Description
3.1 PROJECT LOCATION
3.1.1 San Bernardino General Plan
The City of San Bernardino is located approximately 60 miles east of the City of Los Angeles in the upper
Santa Ana River Valley as shown in Figure 3.1-1. This valley is framed by the San Bernardino Mountains on
the northeast and east, the Blue Mountains and the Box Springs Mountains abutting the Cities of Loma Linda
and Redlands to the south, and the San Gabriel Mountains and the Jurupa Hills to the northwest and
southwest, respectively. San Bernardino is surrounded by the Cities of Rialto to the west, Colton to the
southwest, Loma Linda to the south, Redlands to the southeast, Highland to the east, and the San
Bernardino National Forest to the north. The City encompasses an area that stretches from just south of the
10 Freeway on the south to the Cajon Creek Wash and the San Bernardino Mountains on the north. The
City's total planning area is 45,231 acres, or approximately 71 square miles. This includes 38,402 acres, or
60 square miles, of incorporated territory and 6,829 acres, or 11 square miles, of unincorporated lands within
the City's Sphere of Influence (see Figure 3.1-2). Due to its location, San Bernardino is situated as a gateway
to the mountain resorts and is also a gateway to southern California due to its proximity to the Cajon Pass, a
major natural entry from the high deserts and points east. The University District Specific Plan is located in
the northwestern portion of the City in the foothills of the San Bernardino Mountains.
3.1.2 Arrowhead Springs Specific Plan
Consisting of approximately 1,916 acres, the Arrowhead Springs Specific Plan Area is located at the base of
the San Bernardino Mountains along State Route (SR) 18 at the north end of the City of San Bernardino, as
shown on Figure 3.1-2. It is approximately 1.5 hours from both Los Angeles and San Diego, 45 minutes from
Palm Springs, and 30 minutes from Ontario International Airport. The site is also located within 30-45
minutes from the mountain resorts of Crestline, Lake Arrowhead, and Big Bear.
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3.2 STATEMENT OF OBJECTIVES
3.2.1 San Bernardino General Plan Update
The General Plan is guided by the Vision and Key Strategies, which express the future aspirations and
desires of San Bernardino. The Vision and Key Strategies represent the broadest level of direction in the
General Plan and describes the important characteristics that will define San Bernardino in the future. The
Vision and Key Strategies provide a framework for the policies of the General Plan. The following Key
Strategies summarize the Vision and emphasize the thrust of the General Plan's direction:
. Experience a new era of collaboration with an attitude of entrepreneurship and action;
. Tap into the Inland Empire's dynamic economy;
. Deal with new fiscal realities;
. Develop a distinct personality both at a community wide and a neighborhood level;
. Realize quality housing in safe and attractive neighborhoods;
. Enhance cultural, recreational, and entertainment opportunities,
. Provide quality education at all levels; Maintain a collective sense of community pride; and
. Achieve the Vision.
General Plan Update and Associated Specific Plans EIR
City of San Bernardino - Page 3-1
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3. Project Description
Regional Location
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3. Project Description
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3. Project Description
3.2.2
University District Specific Plan
The guiding vision of this Specific Plan is to collaborate with California State University, San Bernardino
(CSUSB) to fully integrate the campus with the surrounding community. The following objectives were
identified in a joint meeting with the University:
. Pedestrian Focus: Focus on pedestrian-oriented development, such as mixed uses and University
related uses, and less upon auto dependent uses. Develop a walkable University village in the
University District.
. Physical Connectivity: Develop a seamless connection between the community and University
through access, tailored street naming, and physical improvements such as landscaping,
streetscape, signage, and public art.
. Integrated Curriculum: Integrate the curriculum of the University to the needs of the community. For
instance, teaching classes can be linked with area schools or course curriculum can incorporate
community improvement projects.
. Economic Boost: Capitalize upon potential economic connections. For instance, an engineering
program can be connected with the City's industrial/research uses.
. University Town: Market the University and surrounding community with the intention of becoming
recognized as a "University town."
. Positive Marketing: Market the art and cultural facilities that the University and surrounding
community have to offer. Tie the curriculum of the University and the art and cultural programs of the
community together.
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. Trolley Connections: Encourage the development of trolley connections between the University and
downtown and the MetroLink station at the San Bernardino Depot.
. Campus Feel: Maintain the spacious and park-like "campus feel" of the University.
. Open Communications: Maintain and improve open communications between the University and
community and increase opportunities for the University to participate in City-run programs.
. Regional Recreation: Enhance the regional recreational link with the University.
. Efficient Access: Develop efficient vehicular and pedestrian access within the University village.
. Housing Opportunities: Offer a range of housing types in the University District to accommodate a
wide range of population, including University faculty and staff.
. Quality Housing Opportunities: Ensure that quality housing is developed in the surrounding
community.
General Plan Update and Associated Specific Plans EIR
City of San Bernardino - Page 3-7
3. Project Description
3.2.3 Arrowhead Springs Specific Plan
The following objectives for Arrowhead Springs can be found in the content of the Specific Plan itself:
. Create a unique and economically viable mixed-use resort and residential living environment that
utilizes the existing natural and historic resources to the greatest extent possible.
. Preserve and enhance the historic Arrowhead Springs Hotel and Spa and make these the
centerpiece of Arrowhead Springs.
. Develop a unique shopping and entertainment environment.
. Concentrate development in a limited area and maintain the existing environmental conditions to the
greatest extent possible.
. Create a development that is based on sustainable development principles as outlined in the U.S.
Green Building Council's L.E.ED. rating program (Leadership in energy and environmental Design.
. Maximize open space and recreational opportunities.
. Create both passive and active recreational opportunities.
. Create a mixture of housing types and products to appeal to many segments of the housing market.
. Integrate commercial, service, employment, entertainment, and recreational opportunities near
housing and connect with a range of mobility options.
. Develop a comprehensive system of mobility options for vehicular, bicycle, pedestrian, and
equestrian travel.
. Incorporate the existing water and thermal water resources into Arrowhead Springs.
. Create strong development standards and design guidelines to ensure quality development within
Arrowhead Springs that complements the existing historical buildings.
3.3 PROJECT DESCRIPTION
3.3.1 General Plan
The primary goal of the proposed General Plan Update project was to streamline and simplify the existing
General Plan. The basic premise of the project was that the existing General Plan provided strong direction
and policies that would be used as the basis for the update. Accordingly, the existing and proposed General
Plan's share many of the same policies. The text and policies have been updated to reflect actions taken,
changes in direction, and contemporary laws and information.
Like the existing General Plan, the proposed General Plan consists of the same 14 elements, as follows:
. Chapter 1 . Introduction
. Chapter 2. Land Use
. Chapter 3. Housing
. Chapter 4. Economic Development
. Chapter 5. Community Design
. Chapter 6. Circulation
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3. Project Description
. Chapter 7. Public Facilities and Services
. Chapter 8. Parks, Recreation, and Trails
. Chapter 9. Utilities
. Chapter 10. Safety
. Chapter 11 . Historical and Archeological Resources
. Chapter 12. Natural Resources and Conservation
. Chapter 13. Energy and Water Conservation
. Chapter 14. Noise
Goals and policies within these Elements provide policy guidance on a number of topics ranging from air
quality, biological resources, business retention, growth, and attraction, compatibility, connectivity, conser-
vation, design, distinct character and identity, education/schools, emergency response, fire, flood, hillside
development, historical assets/preservation, infrastructure, neighborhood improvement, noise, NPDES,
parks/recreation, police, redevelopment/revitalization, seismic hazards, trails/bikeways, water, and wind to
name a few. The major changes between the existing and proposed General Plans include:
Strategic Policy Areas - This new section of the Land Use Element provides specialized goals and policies
that address specific areas of the City. Together with the other policies and elements of the General Plan, the
policies of the Strategic Areas are intended to help create, preserve, revitalize, and enhance selected areas
of the City. The Strategic Policy Areas include two basic distinctions:
. Urban Conservation and Enhancement Areas: Areas where the goals and policies of the General
Plan focus on preservation and enhancement of existing neighborhoods and where fundamental
changes in the land use pattern are not anticipated or desired. These areas are subject to the goals
and policies of the General Plan.
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. Strategic Areas: Areas where change is either imminent and needs stimulation/guidance or where
change is desired and needs stimulation/guidance.
The Strategic Area Map (Figure 3.3-1) describes the locations of the Strategic Areas. The boundaries on this
map are intended to be general in nature and not precise. Instead, the map depicts general areas where a
desired outcome is sought. Application of the strategies to adjacent parcels is appropriate if that action
contributes to the desired outcome of the Strategic Area commensurate with costs and impacts.
Corridor Improvement Program -Included within the Strategic Policy Areas is the Corridor Improvement
Program. This program applies to the Mount Vernon, E-Street, Baseline, and Highland Strategic Areas, which
all share similar issues as well as solutions. Each corridor is characterized by a pattern of strip commercial,
vacant or underutilized parcels, dilapidated structures, and uncoordinated aesthetics and signage. In
addition, the majority of lots along the corridors are relatively small with individual ownership. This makes
significant redevelopment more complicated and requires participation from a multitude of individuals to
realize change. Another significant hurdle is the perception that commercial property is more valuable. While
this may be true in certain instances, the existing pattern and quality of strip commercial uses along these
corridors is not proving to be viable and the City has determined that a change is necessary.
General Plan Update and Associated Specific Plans EIR
City of San Bernardino - Page 3-9
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Neighborhood Improvement Program - Many areas of the City do not require land use changes but
enhancements and improvements. The proposed Neighborhood Improvement Program offers a system of
programs and incentives that are intended to stimulate redevelopment of local neighborhoods. In this
system, neighborhoods are ranked in terms of physical and social stability and City efforts are focused
according to that need. For instance, a stabilized neighborhood needs few focused programs and efforts
whereas a neighborhood in decline needs a much more concerted effort from all City departments.
3.3.2
Proposed General Plan Land Use
The General Plan Land Use Map (Figure 3.3-2) depicts the proposed distribution of land uses at a parcel
specific level for the entire City and Sphere of Influence. The 33 land use designations shown on this map
contain specific allowable uses and development standards for each land use category. A definition of each
land use category shown on the Land Use Map, the allowable uses, and related policies are contained in
Table LU-2, in Chapter 2 of the proposed General Plan. Land use designations are provided to define the
amount, type, and nature of development that is allowed in a given location on the Land Use Plan.
There is little difference between the existing and proposed General Plan land use maps. The vast majority of
the proposed changes reflect projects approved since the adoption of the existing General Plan, clean-up
items, and the Arrowhead Springs Specific Plan. There are 8 areas of the City where the land use design-
nations in the proposed General Plan differ from the existing General Plan. In total, these eight areas account
for 3,314.7 acres. Arrowhead Springs accounts for 1,916 acres of the changes between the existing and
proposed General Plans. Most of the remaining land use changes are corrections or updates to reflect
actions taken or projects approved since adoption of the existing General Plan. Changes to the existing
General Plan are detailed in Section 5.8, Land Use and Planning.
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Except for Arrowhead Springs, no areas within the Sphere of Influence are proposed to be pre-zoned in
conjunction with this General Plan update. The land use designations in the SOl are not proposed to change
from the existing General Plan except for the Martin Ranch and Arrowhead Springs areas.
Proposed General Plan Build-out
It is impossible to know with any level of certainty the actual number of units, population, square footage, or
jobs that will eventually be created in the City. Accordingly, the build-out of the proposed General Plan is
projected using a set of assumptions based upon the land use category and theoretical build-out (units,
population, square footage, jobs) for each land use category. Key among these is the assumption that both
residential and non-residential development (e.g., commercial, office, industrial) will not occur at the
maximum level, but at a level that is typical for San Bernardino and that accounts for parking, streets,
setbacks, and easements.
The typical build-out levels were determined by analyzing the density of several recent approvals and aerial
photographs and comparing them to the maximum allowable densities. Most development over an acre did
not achieve the maximum allowable under the land use categories; in fact, most were far below the
maximum levels. Accordingly, an average range was used to set a realistic build-out factor for residential,
commercial, and industrial uses.
Dwelling unit projections were estimated by multiplying the number of acres by the maximum density for
each land use designation. This result was then reduced by the typical build-out factor (85 percent). Building
square footage for the non-residential land use designations were calculated by multiplying the acres for
each land use designation by the maximum FAR. This result was then reduced by the typical build-out factor
(60 percent for commercial land uses and 70 percent for industrial land uses). These adjustments account
for the fact that build-out, on average, typically occurs at less than the maximum density.
General Plan Update and Associated Specific Plans EIR
City of San Bernardino . Page 3-13
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3. Project Description
The City's total planning area encompasses 45,231 acres, or approximately 71 square miles. This includes
38,402 acres, or 60 square miles, of incorporated City and 6,829 acres, or 11 square miles, of unincor-
porated lands within the City's SOP. The General Plan update proposes 18,599 total acres of residential land
uses, 10,060 total acres of business related land uses, 3,418 acres of public/quasi-public land uses, and
3,110 acres of open space land use (parks or permanent open space). The City's planning area would also
include 10,044 acres devoted to flood control facilities, road rights-of-way, and railroad rights-of-way.
Assuming build-out of the plan at the adjusted level, the land use plan would accommodate a total of 95,664
total units, which would include 82,714 dwelling units in the incorporated City and 12,950 dwelling units in
the City's sphere of influence. Based on a factor of 3.34<l' persons per household, the projected population
at build-out for the entire planning area would be approximately 319,241 people, which includes 276,264
persons in the City and 42,976 persons in the City's sphere of influence.
Within the total planning area (incorporated plus SOl), the land use plan also provides for a total of 3,995
acres of commercial and office uses, including 257 acres of mixed use development (accommodates a mix
of commercial, office, and higher density residential development), and 6,065 acres of light and general
industrial uses. At build out, the land use plan for the total planning area could generate approximately
355,629 jobs using the adjusted intensity factors (FARs). Build-out statistics are shown in Tables 3.3-1 and
3.3-2 that follow.
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1 Rounding accounts for the one acre difference when incorporated and SOl acreage are added.
2 Based on Department of Finance, City/County Population and Housing Estimates (1/1/2004).
General Plan Update and Associated Specific Plans EIR
City of San Bernardino . Page 3-17
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3. Project Description
Table 3.3-3 provides a comparison of the land use statistical summaries for the proposed and existing
General Plans. The primary differences from the existing land use plan include the addition of the Open
Space (OS) land use designation, Arrowhead Springs, and shifts in designations as detailed in Chapter 5,
Land Use and Planning.
Table 3.3-3
Comparison of Proposed and Existing
General Plan Land Use Distribution
Proposed General Plan
Land Use Designation Acres % of Total
Existing General Plan
Acres % of Total
Residential
Residential Estate (RE) 1,107.6 2.4% 792.91 1.8%
Residential Low (RL) 5,681.2 12.6% 7,044.35 16.2%
Residential Low-3.5 (RL-3.5) 68.0 0.2% 83.05 0.2%
Residential Suburban (RS) 8,152.8 18.0% 8,184.75 18.8%
Subtotal Single-Family Residential 15,009.6 33.2% 16,105.06 36.9%
Residential Urban-1 (RU) 1,724.9 3.8% 1,736.18 4.0%
Residential Medium (RM) 1,387.4 3.1% 1,324.45 3.0%
Residential Medium High (RMH) 331.0 0.7% 326.79 0.7%
Residential Medium High/20 (RMH/20) 19.5 0.0% 1.86 0.0%
Residential High (RH) 126.9 0.3% 181.65 0.4%
Subtotal Multi-Family Residential 3,589.7 7.9% 3,570.93 8.2%
Subtotal all Residential 18,599.3 41.1% 19,675.99 45.1%
Commercial
Commercial Office (CO) 447.9 1.0% 454.11 1.0%
Commercial General (CG-1) 1,907.3 4.2% 1,638.86 3.8%
Commercial General-2 (CG-2) 53.8 0.1% 248.56 0.6%
Commercial General-3 (CG-3) 66.0 0.1% 68.1 0.2%
Central City South-1 (CCS-1) 123.9 0.3% 123.88 0.3%
University Business Park-2 (UBP-2) 28.5 0.1% 28.51 0.1%
University Business Park-3 (UBP-3) 12.2 0.0% 12.15 0.0%
Commercial Regional-1 (CR-1) 78.9 0.2% 123.01 0.3%
Commercial Regional-2 (CR-2) 256.7 0.6% 153.58 0.4%
Commercial Regional-3 (CR-3) 567.3 1.3% 567.69 1.3%
Commercial Regional-4 (CR-4) 46.2 0.1% 46.21 0.1%
Commercial Heavy (CH) 406.3 0.9% 409.32 0.9%
Subtotal Commercial 3,994.8 8.8% 3,873.98 8.9%
Office Industrial Park (DIP) 523.6 1.2% 244.17 0.6%
Industrial Light (IL) 2,587.2 5.7% 4,264.2 9.8%
Industrial Heavy (I H) 1,182.1 2.6% 1,200.88 2.8%
Industrial Extractive (IE) 1,729.4 3.8% 1,769.37 4.1%
University Business Park-1 (UBP-1) 31.3 0.1% 31.28 0.1%
Central City South-2 (CCS-2) 11.7 0.0% 11.69 0.0%
Subtotal Industrial 6,065.3 13.4% 7521.59 17.3%
Subtotal all Business Related Designations 10,060.2 22.2% 11,395.57 26.1%
General Plan Update and Associated Specific Plans EIR
City of San Bernardino . Page 3-23
3. Project Description
Table 3.3-3
Comparison of Proposed and Existing
General Plan Land Use Distribution
Proposed General Plan
Land Use Designation Acres % of Total
Existing General Plan
Acres % of Total
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Public Facilities (PF) 3,410.5 7.5% 1859.47 4.3%
Central City South-3 (CCS-3) 7.1 0.0% 7.08 0.0%
Subtotal 3,417.6 7.6% 1866.55 4.3%
Open Space
Public Parks (PP) 469.0 1.0% 441.87 1.0%
Open Space (OS) 1,929.9 4.3% 0 0.0%
Public/Commercial Recreation (PCR) 711.2 1.6% 641.36 1.5%
Subtotal 3,110.1 6.9% 1083.23 2.5%
Publicly Owned Flood Control (PFC) 3,693.4 8.2% 3452.19 7.9%
Road Right-of-Way 6,343.7 14.0% 6122.5 14.0%
Railroad (RR) 6.5 0.0% 6.7 0.0%
Subtotal 10,043.6 22.2% 9581.39 22.0%
Grand Total for PlalnJing Area 45i2'3018 10010% 43i602'.7 100.0%
Source: City of San Bernardino I
3.3.3 University District Specific Plan
The growth and development of California State University, San Bernardino (CSUSB) and City have occurred
independently and subsequently they are not physically integrated. However, CSUSB represents a major
opportunity to help improve the City's image and the City can capitalize upon the presence of the University
and use it as a catalyst to improve the surrounding community. The purpose of the University District Specific
Plan is to guide the integration of CSUSB with the surrounding community and the City as a whole.
The University District Specific Plan focuses on the aesthetic treatment of the public rights-of-way and other
programs designed to create an identifiable district surrounding the University. The Specific Plan includes
design guidelines addressing the treatment of landscaping, signage, banners, gateways, and pedestrian/
bicycle connections. The Specific Plan also addresses potential name changes to street and public facilities
to reflect the presence of the University and continued cooperation with CSUSB.
There are no unique land uses or circulation system changes or developments proposed as a part of the
University District Specific Plan. The Specific Plan reflects mixed use developments in the area. The Land
Use plan contained in the University District Specific Plan simply reflects the General Plan Land Use map and
land use designations and is included in the build-out statistics documented in the previous tables (see
Figure 3.3-3).
Page 3-24 . The Planning Center
July 2005
3. Project Description
University District Specific Plan
: R1 (},1 Ju/ucl
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UNIVERSITY PARK
-Offices/Tech Park
-Retial
-Residential
UNIVERSITY LINKAGES
-Linkage may be a pedestrian/bicycle connection only
or a ychicular and pedestrian/bicycle connection. A ychicular
roadway would be 2-lanc, rural roadway (no curbs or gutter),
-Col1ycnicnt connection to uniycrsity
-Protect neighborhood and high end housing
-Utilize traffic calming measures to route traffic to Kendall AYe.
MULTI-PURPOSE OPEN SPACE (DEVIL"S CANYON)
Accolllmodates the existing open space area and allows t100dablc
uses such as a golf course, botanic gardens, park and the
planting of mature trees such as Oaks and Sycamores.
CREATE CEREMONIAL ENTRANCE
AT UNIVERSITY PARKWAY
Incorporate enhancements such as public mi,
banners, enhanced landscaping and signage.
VILLAGE
Commercial and Student Housing
RH 06 du/ucl
RSH <20 du/uo
PEDESTRIAN LINKAGES
Create eonneetiyity between Uniyersity and
adjacent neighborl;oods .
co
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, CG-2
, CG-,'
URP-I
ENHANCED CORRIDOR TREATMENTS
Pedestrian walkways, public mi,
customized signage along landscaped areas
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Tb( PL/lm illg Cm/(r . Figure 3.3-3
3. Project Description
This page left intentionally blank.
Page 3-26 . The Planning Center
July 2005
3. Project Description
3.3.4 Arrowhead Springs Specific Plan
The Arrowhead Springs Specific Plan provides the framework for the use and development of a mixed use
community in the foothills of the San Bernardino Mountains. The Arrowhead Springs Specific Plan area
consists of 1,916 acres that are partially within and partially outside of the City of San Bernardino
jurisdictional boundaries. Three hundred sixty-eight acres of the Arrowhead Springs Specific Plan area are
currently located in the incorporated City and the remaining 1,548 acres are located in unincorporated
County of San Bernardino but within the sphere of influence of the City. I ncluded as part of this project, is the
annexation of the 1,548 acres into the City of San Bernardino. The Arrowhead Springs Specific Plan would
dictate the zoning designations, development standards, and design guidelines for this plan area. Upon
annexation, the areas currently designated as State Responsibility for wildland fire protection would be
transferred to the City and the State would no longer have financial responsibility in these areas.
3.3.4. 1
General Development Concept
The developable area would be clustered into 506 acres near existing development which would be
surrounded by 1,400 acres of open space and watershed, which comprise 73 percent of the site. The
Arrowhead Springs Specific Plan would accommodate the following main features:
. The reuse of the historic Arrowhead Springs Hotel and development of a new 115 room annex to the
hotel
. A new 25,000 square foot earth-sheltered conference center extending to the south of the historic
hotel
. Reuse and expansion of the historic Arrowhead Springs spa/resort
. A new 300-room hotel
. 250,000 square feet of new professional office space
. 200,000 square feet of new commercial space
. 1,350 single-family detached and multi-family residential units
. 18-hole public golf course
. Multi-purpose open space
These proposed land uses are shown on Figure 3.3-4. In order to accomplish this plan some of the existing
facilities would be demolished and others would be retained and restored. The existing facilities contain
approximately 320,606 square feet of space of which 84,610 square feet would be demolished. The facilities
to be demolished are primarily maintenance buildings, small, modular steel office buildings and a couple of
the residential bungalows. Table 3.3-4 provides a statistical analysis of the proposed Specific Plan. The
Specific Plan would preserve 235,996 square feet of existing non-residential space and develop 808,650
square feet of new non-residential space. These non-residential uses could result in approximately 2,530
new jobs.
Multi-use open space has been incorporated into the Specific Plan because of the unique opportunities the
site has to offer. Fourteen hundred acres have been established as open space in the Specific Plan. Active
recreation amenities in the developed area would include lighted tennis courts, Olympic sized swimming
pool, lawn bowling or bocci, golf and trails for equestrian, hiking and mountain biking activities. Several trails
would continue into the large open space area to the east of the main development area along existing fire
roads. In addition to passive recreation activities like bird-watching and wildlife observation, the plan would
provide for features such as botanical gardens, ornamental parks, thermal pools, natural waterfalls, steams
caves, mineral pools, mud-baths and outdoor entertainment. A total of 21.0 acres would be developed as
General Plan Update and Associated Specific Plans EIR
City of San Bernardino. Page 3-27
3. Project Description
This page left intentionally blank.
Page 3-28 . The Planning Center
July 2005
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Page 3-30 . The Planning Center
July 2005
3. Project Description
Max. Non-
Max. Residential Estimated
Designation Subarea 1 Acres Units (SF) Population1 &2
Table 3.3-4
Arrowhead Springs Land Use Plan Statistical Analysis
Residential Low (RL) Golf Course Residential North 25 24 80
Golf Course Residential South 8.8 12 40
Residential Medium-Detached Golf Course Residential North 54 429 1 ,433
Village (RM-DV)
Residential Medium-Attached Hilltown Residential 46.3 285 952
Village (RM-AV)
Hilltown Chapel (Existing) Part of 46.3 1,500
Residential Medium-Attached Village Walk Residential 21 266 888
Village (RM-AV)
Residential Medium-Senior Golf Course Residential South 22 300 726
Village (RM-SV) 3
Subtotal 177.1 1,316 1,500 4,119
Commercial/Office Areas
Commercial Regional (CR-2) Village Walk Commercial 46 34 200,000 114
300 Room Hotel 17 200,000
Corporate Office 14 250,000
Commercial General-Windy Windy Point 5 20,000
Point (CG-1-WP)
Commercial General- Historic Hotel (Existing) 25 153,938
Hotel/Spa Resorts (CG-1- Hotel Annex Part of 25 75,000
H/S)
Conference Center Part of 25 25,000
Bungalows (8 Existing) Part of 25 15,955
Spa Resort (Existing) 22 61,936
Spa/Resort Part of 22 8,600
Commercial General-1 (CG-1) Hilltown Shops .7 8,000
Hilltown Spring Home (Existing Part of .7 2,667
Meeting Center)
Subtotal 129.7 34 1,021,096 114
Golf Course
Public/Commercial 18-hole Public Golf Course 199 22,050
Recreation (PCR)
Subtotal 199 22,050
Other
Public Facility (PF) Metropolitan Water District 10.2
Open Space-Watershed (OS- 1 ,400
W)
Subtotal 1,410.2
Totals
Grand Total 1,916 I 4,233
Total Existing Building Area
Total New Building Area
1 Population derived from the Department of Finance (1/1/04), which utilized 3.340 persons per unit.
2 In the Senior Village (RM-SV), it is assumed that 150 units will be restricted to seniors (1.5 persons per unit) and 150 units will not be age restricted
(3.340 persons per unit).
Source: American Development Group
General Plan Update and Associated Specific Plans EIR
City of San Bernardino . Page 3-31
3. Project Description
parks including 13.9 acres for a botanical garden near Lake Vonette and 7.1 acres for neighborhood parks.
The park area is based on the General Plan requirement of 5 acres per 1,000 population. The population is
projected to be approximately 4,233. In addition to the park land, 1,400 acres wound be set aside as open
space. A fuel modification buffer (zone) approximately 100 feet wide would be established where indicated
on Figure 3.3-4 that may be planted as vineyards or orchards and that is included in the open space
calculations. This fuel modification zone would alter up to 27.5 acres of vegetation of the open space land
use at the edge of the developed areas.
3.3.4.2
Circulation Plan
Currently the Arrowhead Springs area has a single point of access from State Road 18 (SR18). To accom-
modate the increase in traffic from the proposed development of Arrowhead Springs, a new circulation plan
has been developed that includes a combination of secondary arterial roads, collector roads, local streets
and a new second access road connecting to 40th Street, south of the property. This additional access road
into the property, to be named Village Parkway, would take advantage of the alignment of an existing access
road developed by the Metropolitan Water District for the Inland Feeder project. The proposed Circulation
Plan can be seen in Figure 3.3-5. The secondary arterials would consist of four lanes of travel and would
have a curb-to-curb width that varies from 48 feet to 56 feet. The collector roads would have two travel lanes
and a curb-to-curb width of 28 feet. Local streets would have two travel lanes and a curb-to-curb width
between 32 feet and 40 feet including parking on one or both sides. Some of these roadways may require
additional right-of-way to accommodate landscaping, sidewalks, etc. Portions of the existing road system
would be removed or upgraded and new roadway segments would be built. New or improved bridges would
be used to span the major drainages. In some locations new or upgraded culverts would be used where
roadways cross drainages. The Circulation Plan has been developed to take advantage of existing road
alignments where possible.
As part of the Arrowhead Springs Specific Plan, a portion of Harrison Street would be improved and
expanded to 4-lanes between 40th Street and Lynwood Drive/30th Street to improve the long-term circulation
system for the City and for Arrowhead Springs. The new roadway would be known as Harrison Parkway. The
portion of Harrison Street south of Lynwood would remain the same and retain the same street name of
Harrison Street.
3.3.4.3
Infrastructure
Implementation of the Arrowhead Springs Specific Plan would require grading within the 506 acres
designated for development on the Land Use Plan. Approximately 7,000,000 cubic yards of earth would be
cut from slopes and used as fill on-site to establish a base grade for development pad sites. An additional
1,000,000 cubic yards of earth may be moved to remediate landslide areas. The conceptual grading plan is
shown in Figure 3.3-6. A public golf course is planned along either or both sides of a long portion of West
Twin Creek in Waterman Canyon. The exact location of the main channel of West Twin Creek has not been
determined but the best available mapping indicates it is located where shown on Figure 3.3-6. All natural
stream courses would be avoided where ever feasible; however, development of the golf course may
substantially encroach into and/or alter the main channel of the West Twin Creek and potentially several
tributary drainages. The hydrologic and wetland function of these drainages would be restored in the
approximate location indicated in Figure 3.3-6. The fairways of the golf course would be designed and
graded to function as over-flow basins as part of a flood control mechanism for West Twin Creek, which has
a history of severe flooding. Habitable structures would be placed a minimum of 100 feet from the 100-year
flood mark or 5 feet above the 1 OO-year flood mark. Other smaller drainages may be affected by the grading
plan for the development in order to establish other infrastructure features, such as roads. However, the
general intent of the development plan is to avoid the major drainages through the use of bridges.
Page 3-32 . The Planning Center
July 2005
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Page 3-34 . The Planning Center
July 2005
3. Project Description
Arrowhead Springs Conceptual Grading Plan
1,..1
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Existing Stream Course
Proposed Stream Course
Source: Transtech
S,/ll B(Itl,mlilll) G,'!h'I;t! PI,1ll Up.ll/( ,mtl ~'lHI)d"fn! SPnijl( PL/ll'i EIR
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Tb( PL/lm illg Cm/(r . Figure 3.3-6
3. Project Description
This page left intentionally blank.
Page 3-36 . The Planning Center
July 2005
3. Project Description
The Arrowhead Springs development proposes to install a complete infrastructure system that would include
provision and distribution of domestic water and irrigation water, wastewater treatment and collection, storm
water collection, and utility systems that are designed to serve the development within Arrowhead Springs
and connect, where appropriate, to the regional/local systems. Arrowhead Water & Power (AWP), a Cali-
fornia limited liability company was formed to be the primary utility company for the development and may
provide all or some of the following services: electric service; heating and cooling, natural gas, telephone, IT
(information technology), drinking and irrigation water, sewer treatment, security, metering of all utilities,
billing, and customer service. The following is a summary ofthe proposed major infrastructure features ofthe
Arrowhead Springs Specific Plan.
It should be noted that major components of the infrastructure system would cross East or West Twin Creeks
where necessary under bridges or otherwise above ground. A detailed description of each of the major
components can be found in Appendix J.
Water
A new domestic water distribution system and a separate irrigation water distribution system would be
installed to specifically accommodate just the Arrowhead Springs development. The domestic water system
would be used primarily for drinking water and irrigation of lawns in residential areas. The secondary
irrigation system would be developed to irrigate non-residential areas such as the golf course and parks. The
design ofthe domestic water system has been designed to provide adequate water service during the peak
hour of the maximum day or during the maximum day plus fire suppression flows. The demand for domestic
water is expected to vary between 1 ,993 acre-feet per year and 2,154 acre-feet per year depending upon
weather. The domestic water distribution system would require multiple water pressure zones to accom-
modate the changing topography in the service area. A series of four aboveground reservoirs (steel welded
tanks) would be required, as well as four booster stations. Pressure regulators would be needed to operate
the system and two surface water treatment plants with a capacity of 0.5 million gallons per day (MGD) and
1.0 MGD. The reservoirs would maintain a capacity of water for fire suppression, daily operational need and
emergency supplies. The treatment process would generate a small quantity of "backwash" or drain water
that would be captured in tanks and allowed to evaporate. The domestic water reservoirs would vary in size
between 500,000 gallons of capacity to 3,200,000 gallons of capacity and are expected to vary in dimension
from up to 50 feet in height and up to 200 feet in diameter. The conceptual domestic water distribution
system is shown in Figure 3.3-7. Pipelines would range in size from 8 inches to 18 inches. Some reservoirs
would be located outside the conceptual grading footprint identified in Figure 3.3-6 and would require a
small access road for maintenance. The reservoirs would be designed to avoid inundation of nearby
neighborhoods in the event of failure through the use of an outer "safety" tank with a two-day holding capa-
city. These tanks would be located such that they would not be visible from nearby of residential areas where
practical. All domestic water system facilities would be designed and constructed in accordance with the
applicable standards and meet the approval of the Public Works Department of the City of San Bernardino.
The water distribution system would be developed in conjunction with the roadway improvements and
contained within the road right-of-way where ever possible.
A separate irrigation system would be developed to irrigate the golf course, parks, selected open space,
streets capes and fuel modification zone. The irrigation system would rely in part on recycled water from the
wastewater treatment plant (discussed below) that has been appropriately treated, stream flows on the
property, on-site wells and new wells in the Bunker Hill (groundwater) Sub-basin, also discussed below.
Water would be diverted from the stream flows and would be allowed to settle or be filtered and then would
be mixed with the recycled water and any supplemented well water. Water from the various sources would
be collected and stored in a series of ponds or open reservoirs that have been lined with a sealant and/or
above ground tanks. Booster stations would also be required in selected locations. Figure 3.3-8 illustrates
the irrigation water system. Pipelines for irrigation water would be located in a utility easement within the
right-of-way of existing or proposed roadways wherever possible. The pipelines carrying recycled water
General Plan Update and Associated Specific Plans EIR
City of San Bernardino . Page 3-37
3. Project Description
This page left intentionally blank.
Page 3-38 . The Planning Center
July 2005
3. Project Description
State Route 18
(To CresUine, Lake
Arrowhead, Big Bear)
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Canyon Rd
Arrowhead Springs Conceptual
lfttter Distribution System
Zone VIII-VII Reservoir
Bottom Elev, = 2810'
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Source: American Development Group
San Bernardino General Plan Update and Associated Specific Plans EIR
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3. Project Description
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Page 3-40 . The Planning Center
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Page 3-42 . The Planning Center
July 2005
3. Project Description
would be colored purple as required by the California Department of Health Services. The average annual
demand for irrigation water would be approximately 2,042 acre-feet.
Water Sources
The Del Rosa Mutual Water Company would provide domestic water and the West Twin Creek Mutual Water
Company would provide water for irrigation water (see Appendix I for complete details). Both water
companies have long standing water rights in East and West Twin Creeks that were declared as appro-
priations prior to the December 19, 1914, State Water Commission Act that established appropriation of
surface waters. The Del Rosa Mutual Water Company primarily would receive water from the East Twin Creek
watershed which includes Strawberry Creek. In the past, drinking water for the Arrowhead Springs Resort
was conveyed from an off-site diversion in East Twin Creek in Coldwater Canyon by a 0.13-mile-long pipeline
over U.S. Forest Service property. A Special Use Permit was previously obtained for this purpose. This water
was discontinued as a source of drinking water but has since been used for irrigation purposes. The water
diversion and conveyance pipeline would be upgraded to State Health Department standards and water
from this source would be delivered to an on-site treatment facility and reservoirs to serve as a primary
source of drinking water for the development. Improvements to the off-site pipeline and diversion may
require additional environmental review by the Forest Service. Records show that there is a continuous flow
of 0.5 million gallons per day (mgd) annually from this source accumulating to 536 acre-feet per year. An
additional source of drinking water for the Del Rosa Mutual Water Company would be from an intake on
Strawberry Creek near its the junction with East Twin Creek within the property boundaries. A new pipeline
would convey water from this source to a treatment facility on-site. It is estimated that an average of 1,059
acre-feet of water can be obtained from Strawberry Creek annually with a maximum flow rate at the diversion
of 1.0 million gallons per day (mgd).
In years of low stream flow it could be necessary for both of the water companies to obtain supplemental
water supplies from the San Bernardino Valley Municipal Water District (SBVMWD). The existing service area
for the Del Rosa Mutual Water Company is also within the SBVMWD. In years of high water flow in the East
Twin Creek watershed, water not captured by the domestic water system would be allowed to flow
unimpeded to the San Bernardino County Flood Control Settling Basin to the south of the project area for
percolation in the basin. This water would be metered to determine quantity and remain under the ownership
of the Del Rosa Mutual Water Company for extraction by wells to supplement stream flow when needed. Two
vertical wells would be constructed off-site (in the vicinity of Harrison Street) connecting to the water delivery
system to retrieve the supplemental water from this source. The property required for these well sites may
not be contiguous with the Arrowhead Springs property; however appropriate easements to connect the
pipelines to the domestic and irrigation water systems would be obtained. The amount of supplemental
water required for domestic purposes would vary but in an average year could be 1,065 acre-feet.
The recycled waste water from the wastewater treatment plant could satisfy approximately 997 acre-feet of
the average annual demand of 2,042 acre-feet per year of irrigation water when the project is fully developed.
The remaining sources of water to satisfy the demand for irrigation would come from an intake on West Twin
Creek via the West Twin Creek Mutual Water Company, an existing well on-site (steam cave well) and the
wells in the San Bernardino Basin in years of low flow, as discussed above. At full build-out, the average
amount of water needed from the wells in the basin for irrigation would be approximately 650 acre-feet with
an average of 600 acre-feet diverted from West Twin Creek. The steam cave well is expected to contribute
approximately 13 acre-feet of water for irrigation. The full amount of recycled water would not be available
initially and in the event of a low water year the maximum amount of supplemental water needed from the
basin could be higher.
General Plan Update and Associated Specific Plans EIR
City of San Bernardino . Page 3-43
3. Project Description
Waste Water Treatment and Collection
A new wastewater treatment facility and waste water collection system would be constructed on-site to
specifically accommodate the proposed development. This service would be provided by the Del Rosa
Water Company. The existing permitted treatment system, which is an Imhoff Tank style system, is not
adequate to handle the planned development and would be dismantled and properly disposed. The new
waste water treatment system would use a micro-filtrate membrane bioreactor process and be designed to
handle 0.90 million gallons a day (mgd) in a completely enclosed facility providing odor control. It would be
approximately 20 feet x 20 feet in size on approximately 0.2 acre of land in the southerly portion of the
property. The treatment plant would have a redundancy system in the event of equipment failure and
standby generator(s) for power failure. Details of the treatment process can be found in Appendix J.
Wastewater would be re-cycled for spray irrigation according the Federal and State regulations, which place
requirements on use of wastewater effluent for irrigation in close proximity of human contact and habitation.
Therefore, tertiary treatment of wastewater would be conducted that has been adequately disinfected,
oxidized, coagulated, clarified and filtered. Open (lined) ponds throughout the golf course area would be
used for required 30 day storage of treated effluent during wet weather until it can be used for irrigation. It
has been estimated that approximately 977 acre-feet of recycled water would be produced by the
wastewater treatment plant. Sludge from the treatment plant would be dried by vacuum press or similar
process and tilled into landscape areas on the property with any excess removed from the site and either
sold for recycling as fertilizer or properly disposed in a solid waste land fill. The Santa Ana Regional Water
Quality Control Board is responsible for enforcing the regulations on wastewater treatment and re-use.
The wastewater collection system would consist of a combination of lateral, main and interceptor lines,
manholes and lift stations, when necessary. The conceptual plan for the wastewater collection system is
shown in Figure 3.3-9. Sewer lines would be constructed within paved roads where available and only within
easements when necessary to provide service to structures when sewers from streets are not practical. The
collection system would be constructed in phases as the development progresses, starting in the southerly
portion of the project area connecting to the treatment plant.
Storm Water Collection System
A new storm water collection system consisting of underground pipe or natural drainage courses would be
constructed to collect drainage from on-site impervious surfaces which would be routed through specially
designed catch basins, inlets, vaults, swales, filters, etc. for entrapment of sediment debris before discharge
to either East Twin or West Twin Creeks (see Figure 3.3-1 0). Energy dissipaters would be provided at storm
drain discharge points as necessary to control erosion. The collection system would be designed to prevent
runoff from areas irrigated with treated wastewater from discharging into streams where drinking water is
supplied.
Other Utilities
A number of existing utilities (see Figure 3.3-11, Property Easements) including overhead electrical lines and
water pipelines may have to be relocated. Where possible these utilities would be placed in new easements
established for utilities and along with new utilities such as natural gas, cable and communication equipment
be placed underground when appropriate.
3.3.4.4
Metropolitan Water District Project
Within the boundaries of the Arrowhead Springs Specific Plan the Metropolitan Water District (MWD) has
been constructing a portion of the Inland Feeder, a project that was approved in 1993. The Inland Feeder is a
pipeline and tunnel water conveyance facility that extends from the existing State of California Department of
Water Resources (DWR) facility in Devil Canyon near Cal State San Bernardino to the junction of the
Page 3-44 . The Planning Center
July 2005
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3. Project Description
This page left intentionally blank.
Page 3-46 . The Planning Center
July 2005
3. Project Description
Arrowhead SPrings Storm water Collection System
I
\
i
i
~ Proposed Storm Drain and Size
Typical Flow Direction
r!J~
Source: Transtech
S,/ll B(TlJ.mlill') G,'J!I'/;t! PI,1ll Up.ll!t' ,mtl ~'lHI)d"fn! Spnij/.. Pi!ll" EIR
Tbl' PL/lmiJlg C'Jlkr . Figure 3.3-10
3. Project Description
This page left intentionally blank.
Page 3-48 . The Planning Center
July 2005
3. Project Description
Arrowhead Springs Property Easements
EASEMENTS
State Route 18
(To Crestline, Lake
Arrowhead, Big Bear)
Old Waterman
Canyon Rd
1 0 ""OW....~ ",d Puman Walor, Ino, plpelln.
...... '11 ..mont lor ,lodTiCIll IIno M""" .. Iho Wal.11l1llJ1 ~yon wno In To.., 01 Arnr/lftead
R~I"'Wir and River C<l.: lecilrded Od 1 '1929
14 p.~fi<: EI<l<!rlc Rali<ood ,...m.nt owned by A"owhlmd aM Puritan IV,I"" Ine,
State Route 18
I a '0,S, F", Roo;
22 Count, 01 San ill1<mlldioo for Oraln.go or; SI\\\!lgo
ZB IJS Fir. ~t'Bd - C>mp Hie
11
29
~s f 1I~ Rollll. ROlle"
31 fa",,",n! III SWlh1arn 'CaJllilrnla 'G1lE Co, fe! pll"'lln,s
:13 iliJn aO,"OIo'no Coumy Flood Conlrol
P p""",,,rlIe/ffillm"llo MeI",jlQllt'" Vi",r OI5\rict
T T €lmpor"'l....n1tl1llo M<ilrop<j!1I311 W.t" 0".:.
31
10
16
~
31
lake 28, 29
Vanette
29
p
T",p
Sierra Way
Arrowhead
Road
33 Wesf
Twin
Creek
33
W.atem'lan A\lOOU'ilI
- Village Parkway
41llh Streel
Source: American Development Group
San Bernardino General Plan Update and Associated Specific Plans EIR
NOT TO SCALE
[IJ
The Planning Center · Figure 3.3-11
3. Project Description
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Page 3-50 . The Planning Center
July 2005
3. Project Description
Colorado River Aqueduct and the San Diego Canal. The buried pipeline enters the Arrowhead Springs
property via the west portal tunnel near the entrance to the Arrowhead Springs property on Old Waterman
Canyon Road, crosses West Twin Creek and continues southeast and south and eventually exits the
property to the east after crossing East Twin Creek (see Figure 3.3-11). The consequence of this project has
been the disruption the both creeks and removal of vegetation, each requiring mitigation, which have been
documented in the Draft Environmental Impact Report and subsequent Addendums. The development plans
for Arrowhead Springs have evolved since the mitigation measures for the MWD project were developed.
Restoration of streambeds and re-vegetation of disturbed areas will now be incorporated into the current
design for those areas.
3.3.4.5
Project Phasing
The major components ofthe infrastructure system including mass grading, on-site roads (except portions of
Village Parkway), wastewater treatment facilities, water distribution and treatment system, storm water
collection system and utilities would be completed in Phase I which is expected to take approximately two
years. Other improvements associated with the project such as improvements to Harrison Street (for the new
Harrison Parkway portion) and the completion of Village Parkway would be implemented according to a
schedule of increased vehicle trips as described in Section VII of the Specific Plan. Full development of the
Arrowhead Springs Specific Plan area is expected to take between five and ten years.
3.4 INTENDED USES OF THE EIR
This is a Program EI R which examines the environmental impacts of the proposed General Plan Update and
Associated Specific Plans. This DEIR is also being prepared to address various actions by the City and
others to adopt and implement the General Plan and Specific Plans. It is the intent of the DEIR to enable the
City of San Bernardino, other responsible agencies, and interested parties to evaluate the environmental
impacts of the proposed project, thereby enabling them to make informed decisions with respect to the
requested entitlements. The anticipated approvals required for this project are as follows:
Responsible Agency Action
City Council of San Bernardino Adoption of the General Plan
City Council of San Bernardino Adoption by Resolution of the Arrowhead Springs
Specific Plan
City Council of San Bernardino Adoption of Section IV, Development Concept,
Section V, Development Standards, and Section
VIII, Administration (of the Arrowhead Springs
Specific Plan) by ordinance
Adoption of University District Specific Plan by
resolution
Local Area Formation Commission (LAFCO) Pre-zone Arrowhead Springs Specific Plan as
"Specific Plan"
Local Area Formation Commission (LAFCO) Annexation of 1 ,548 acres of Arrowhead Springs
into the City of San Bernardino
General Plan Update and Associated Specific Plans EIR
City of San Bernardino. Page 3-51
3.
Project Description
Responsible Agency Action
City San Bernardino Approval of tentative tract maps (Arrowhead
Springs)
U.S. Army Corps of Engineers Section 404 Permit (Arrowhead Springs)
California State Department of Fish and Game Section 1600/1603 Permit (Arrowhead Springs)
Santa Ana Regional Water Quality Control Section 402 Permit (Arrowhead Springs)
Board Wastewater Treatment Permit
California State Department of Health Drinking Water Permit (Arrowhead Springs)
Recycled Water Approval (Arrowhead Springs)
South Coast Regional Air Quality Control Board Wastewater Treatment Air Permit (Arrowhead
Springs)
Page 3-52 . The Planning Center
July 2005