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Arrowhead Springs Resort

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"SPECIFIC PLAN"

For the complete 425-page Specific Plan and the Environmental Impact Report go to the following websites of the City of San Bernardino, California:

http://www.ci.san-bernardino.ca.us/pdf/DevSvcs/Arrowhead%20Springs%20SP%2011-05.pdf

http://www.ci.san-bernardino.ca.us/pdf/DevSvcs/FINAL%20EIR.pdf

The following represents a synopsis of the Arrowhead Springs Specific Plan, a 425-page document, prepared for, and adopted by the City of San Bernardino, California, to become a part of the City’s overall General Plan. The City of San Bernardino, at its public hearing on November 1, 2005, submitted the following resolution:

"Resolution of the City of San Bernardino adopting the Facts, Findings and Statement of Overriding Considerations, certifying the Final Program Environmental Impact Report, adopting the Mitigation Monitoring and Reporting Plan, certifying the Traffic Impact Analysis, and adopting the Updated General Plan, University Specific Plan and the Arrowhead Springs Specific Plan."

Excerpts from this Specific Plan include sections from the Executive Summary; in particular, the definition of a Specific Plan. A Reader’s Guide to the Specific Plan contents is included. A complete list of the Specific Plan Table of Contents is also attached which identifies the comprehensive, detailed and extensive approach undertaken in this important document.

Executive Summary

Arrowhead Springs Specific Plan provides the framework for the development of a dynamic and diverse community. The Specific Plan provides the vision for a community based on a mixture of residential neighborhoods focused around a lively community core and a regional resort destination, interconnected with multi-purpose open space features, including public golf course, nature trails for hiking, biking, and equestrian, promenades, botanical gardens, ponds, streams, and environments for viewing wildlife. Additional defining features of the concept include the renewal of historic treasures from Native American heritage and early settlers to Hollywood’s Golden Age. And not to be overlooked are one of the most valuable features of the project: its water resources, both thermal hot springs and fresh, pure cold water canyon springs. Finally, the project offers a mix of residential selections ranging from golf course condominiums, to equestrian estates, to contemporary townhouses, to orchard villas, to upscale retirement communities. The Village Walk commercial center is envisioned as a multi-purpose “promenade” that serves as the focal point of the community and provides its most prominent expression of uniqueness. It is in effect a “main street” in the time-honored tradition of the American small town. Village Walk provides a rich mixture of entertainment, commercial, cultural, educational, and residential uses. Village Walk is intended to be a unique, walkable downtown. Buildings will be located so that views of the mountains, canyons, and lake are maximized. The sidewalks or ‘promenades’ will be filled with pedestrian amenities, such as benches, low planter walls, shaded or trellised areas, public art, and outdoor dining to create an exciting pedestrian experience. Building massing and heights will be varied, encouraging prominent architectural accent buildings. Streets and pedestrian links will be oriented to frame views of natural features and manmade focal points. All of these efforts help to create a strong sense of identity and interest.

Reader’s Guide to this Document
This section is intended to help the reader understand and navigate through this document. The Arrowhead Springs Specific Plan is divided into the following main sections:

Vision: this section provides a summary of the future vision of Arrowhead Springs.
Executive Summary: this section provides a brief summary of the Arrowhead Springs Specific Plan.
Introduction and Background: this section provides a description of what a specific plan is, regulatory authority, the format of the specific plan, and a description of the location of Arrowhead Springs.
Development Concept: this section provides a description of the direction and intent of the land use plan. It is, in essence, the story of what Arrowhead Springs is now and what it will be in the future.
Development Standards: this section provides the detailed descriptions of the land use designations, development guidelines, mobility plan, park plan, and infrastructure plans.
Design Guidelines: this section provides the guidelines directing the type, style, and design of development within Arrowhead Springs.
Phasing and Implementation: this section outlines the various stages of development, including circulation and infrastructure improvements. Maintenance responsibilities, conditions of future entitlements, preservation of habitat and open space easements are also covered in this section.
Administration: this section contains the provisions for development processing, the development administration system, and implementation of the Arrowhead Springs Specific Plan.
Appendices: this section contains additional supporting information regarding the Arrowhead Springs project and the Specific Plan contents.

Table of Contents

Section I: VISION

	Of Hollywood, Hot Springs, and History
	Mapping the Vision
	Access To The Region
	Exceptional Opportunities
	Environmental Ingenuity
	The Nature of the Place
	A Healthy Choice
	Trendsetting Living Environment
	Neighborhoods of Choice
	Conclusion

Section II: EXECUTIVE SUMMARYSection III: INTRODUCTION AND BACKGROUND

Reader’s Guide to this Document

Purpose and Authority

	Regulatory Authority
	Purpose and Intent
	Relationship to General Plan
	Relationship to Zoning Ordinance

Environmental Review

Location and Description

	Location
	Access
	Setting
	Existing Land Use
	Adjacent Land Use

Section IV: DEVELOPMENT CONCEPT

Development Concept

	Multi-Use Open Space
	Residential Neighborhood
	‘Village Walk’ Commercial Center
	Historic Hotel and Spa Resort
	Corporate Office Complex

Section V: DEVELOPMENT PLAN

Land Use Plan

Land Use Designations and Districts

Residential:

	Residential Low (RL)
	Residential Medium-Detached Village (RM-DV)
	Residential Medium-Attached Village (RM-AV)
	Residential Medium-Senior Village (RM-SV)
	Commercial Regional-Village Walk (CR-2)

Commercial:

	Commercial General (CG-1)
	Commercial General-Windy Point (CG-1-WP)
	Commercial General-Hotel/Spa (CG-1-H/S)
	Commercial Regional-Village Walk (CR-2)
	Commercial Regional-Office (CR-2)
	Commercial Regional-Hotel (CR-2)

Public/Commercial Recreation:

18-Hole Public Golf Course (PCR)

Open Space:

Open Space – Watershed (OS/W)

Overlay Districts:

	Foothill Fire (FF)
	Flood Plain (FP)
	Hillside Management (HM)
	Easement Overlays (EO)

General Development Standards

	Determination of Use
	General Standards
	Sign Regulations
	Off-Street Parking Standards
	Design Standards
	Landscaping Standards
	Subdivision Regulations
	Non-Conforming Uses
	Temporary Use Permits
	Technology/Energy Efficiency and Sustainability

Mobility Plan/Circulation

	Vehicular Mobility
	Typical Roadway Standards
	Alternative Fueled-Vehicle Incentives

Parks, Botanical Garden, Open Space and Recreation

Infrastructure Plans

	Domestic Water Plan
	Reclaimed Water Plan
	Sanitary Sewer Plan
	Storm Drainage Plan

Section VI: DESIGN GUIDELINES

Introduction

Format

Community Design Guidelines

Connectivity

Landscape and Streetscape Guidelines

	Arrowhead Springs Community Rights-of-Way
	Roadway Treatment
	Gateway Treatment

Landscape Planting

	Irrigation and Water Conservation
	Preparation and Maintenance

Grading Guidelines

Architectural Design Guidelines

	Residential Site Planning Guidelines
	Non-Residential Site Planning
	Village Walk Site Planning
	Village Walk Architectural Guidelines
	Village Walk Landscape and Streetscape

Walls and Fences Signage GuidelinesLighting Guidelines

Section VII: PHASING AND IMPLEMENTATION

Development Phasing

Circulation PhasingBikeway, Golf Cart and Pathway PhasingInfrastructure ImprovementsMaintenance ResponsibilitiesConditions of Future EntitlementsPreservation of HabitatOpen Space Easements and Recreation Trails

Section VIII: ADMINISTRATION

Responsibility

Development Processing

	Development Review Procedures
	Specific Plan Amendment
	Severability
	Guiding Development Principles

Development Administration System

	Variations in Average Intensity
	Transfer of Intensity
	Land Use Districts

Maintenance of Community Public Use and Open Space FacilitiesFinancing PlanAdministrationDesign ReviewDevelopment AgreementsArrowhead Springs Homeowner’s AssociationArrowhead Water & Power, LLCCompatibility Findings

Section IX: DEFINITIONS

Section X: APPENDICES

Appendix One - General Plan Consistency

Appendix Two - Development Agreement Between City of San Bernardino and American Development Group

Appendix Three – Residential, Commercial, Open Space District Descriptions, per Title 19, Development Code, City of San Bernardino Appendix Four – Landscape Plant Palette

Appendix Five – Arrowhead Springs Analysis Reports

Biological Resources
Geotechnical/Geological Report
Cultural Resources

Appendix Six – Applicable Codes

Chapter 19.64: Specific Plans, City of San Bernardino Development Code, Title 19
California Government Code, Section 65450-65457: Specific Plans

Appendix Seven – Arrowhead Springs Building Square Footage and Parking

Appendix Eight – Contact Information

Appendix Nine – Arrowhead Parkway Study (Under Separate Cover)

Appendix Ten – Environmental Impact Report (Under Separate Cover)

Vision: this section provides a summary of the future vision of Arrowhead Springs.

Executive Summary: this section provides a brief summary of the Arrowhead Springs Specific Plan.

Introduction and Background: this section provides a description of what a specific plan is, regulatory authority, the format of the specific plan, and a description of the location of Arrowhead Springs.

Development Concept: this section provides a description of the direction and intent of the land use plan. It is, in essence, the story of what Arrowhead Springs is now and what it will be in the future.

Development Standards: this section provides the detailed descriptions of the land use designations, development guidelines, mobility plan, park plan, and infrastructure plans.

Design Guidelines: this section provides the guidelines directing the type, style, and design of development within Arrowhead Springs.

Phasing and Implementation: this section outlines the various stages of development, including circulation and infrastructure improvements. Maintenance responsibilities, conditions of future entitlements, preservation of habitat and open space easements are also covered in this section.

Administration: this section contains the provisions for development processing, the development administration system, and implementation of the Arrowhead Springs Specific Plan.

Appendices: this section contains additional supporting information regarding the Arrowhead Springs project and the Specific Plan contents.