San Bernardino has taken a major step toward turning one of city’s largest vacant properties into a new commercial economic development, officials announced Wednesday.
At the Aug. 19 City Council meeting, Mayor Helen Tran and council members selected Upland-based Panorama Development to lead the transformation of the more than 17.6-acre Arden Guthrie site near the intersection of Highland Avenue and the 210 Freeway. Bordering the site are 20th Street, Arden Avenue and Guthrie Street.
“The development of the Arden Guthrie property represents a significant opportunity to attract new private investment, create jobs, expand commercial amenities and generate additional tax revenue for San Bernardino,” Tran said in a statement. “We look forward to working with Panorama Development.”
Panorama Development has extensive experience developing and managing commercial properties in the Inland Empire, with recent projects that include the 31-acre Shops at Jurupa Valley and the Day Creek Square in Rancho Cucamonga.
Part of the city’s pitch attract future retailers is the Arden Guthrie property’s proximity to Yaamava’ Resort & Casino, which officials said attracts approximately 14 million visitors each year. The site is also near the San Bernardino Soccer Complex, which hosts regional tournaments and attracts hundreds of thousands of visitors annually, while being adjacent to the 210 Freeway provides significant visibility and regional access.
“San Bernardino is open for business and is ready to move forward with this project. It is always exciting when development comes to San Bernardino,” Mayor Pro Tem Kim Knaus said in a statement.
Officials said the city and Panorama Development expect to enter into a short-term “exclusive negotiating agreement” in the coming month that allows for negotiation on a proposed project and establish a framework for developing a final agreement.
During the ENA process, the city officials and Panorama will “develop and refine the project’s concept, conduct due diligence and engage with community stakeholders,” according to the city. Panorama also expects to initiate efforts to draw prospective businesses to the development.
The city and Panorama will also continue discussions with Caltrans about possibly providing additional access to the future development from the 210 Freeway off-ramp.
The developer’s conceptual plans presented during the city’s competitive selection process are preliminary and subject to change, officials said. The final development will come to fruition via “negotiations, due diligence, environmental review, engineering, community input and the city’s entitlement process.”
Panorama owner Wes Fifield expects the development project to take about three to five years to complete.
Long-vacant property
The Arden Guthrie property has been vacant for two decades and has a spotty development history. In 2006 the city acquired the site — which was a crime-plagued neighborhood — and through 2009 it was cleared and prepared for development as former residents were relocated.
Attempts to develop the property in 2010 and 2024 failed because of “market forces at the time prevented potential projects from moving forward,” according to the city.
In September 2025, the San Bernardino Economic Development Department called for developers interested in revamping the property. Panorama and St. Louis-based Schneider Commercial Real Estate submitted proposals. After city officials interviewed the applicants and evaluated each proposal, both companies presented their concepts to the mayor and City Council.
“This is an important milestone for the Arden Guthrie property,” Economic Development Project Manager Stephanie Castro said in a statement. “The partnership with a top-notch developer like Panorama will attract new businesses and investment to a prime property that provides prominent freeway visibility and close proximity to major destinations.”
Businesses sought for the development project:
- big-name, or “anchor” retail stores and junior-anchor retailers;
- grocery and specialty food concepts;
- full-service and fast casual restaurants;
- drive-through and pad opportunities;
- fitness, health, and wellness uses;
- entertainment and family-oriented concepts; and
- personal and professional services.
More information about the Arden Guthrie development is on a city webpage, sanbernardino.gov/1649/Arden-Guthrie-Retail-Opportunity.