City of Hesperia
STAFF REPORT
DATE: September 11, 2025
TO: Planning Commission
FROM: Nathan R. Freeman, Director of Development Services BY: Ryan Leonard, Principal Planner
Leilani Henry, Associate Planner
SUBJECT: Specific Plan Amendment SPLA2 5-00004; Applicant: City of Hesperia ; Area affected: City-wide
RECOMMENDED ACTION
It is recommended that the Planning Commission adopt Resolution No. PC -2025-11 recommending that the City Council introduce and place on first reading an ordinance approving Specific Plan Amendment SPLA25-00004.
BACKGROUND
Proposal: The proposed Specific Plan Amendment will remove the existing exception to the maximum allowable building height within the Commercial Industrial Business Park (CIBP) zone of the Main Street and Freeway Corridor Specific Plan (MSFCSP). Specifically, this exception allows building height increase at the rate of 1 foot in height for every additional 3 -foot increase in the front yard setback, up to a maximum building height of 150 feet for properties located west of Interstate 15.
In addition, the amendment will increase the standard maximum building height from 60 feet to 65 feet for all properties located within the CIBP zone of the MSFCSP.
The purpose of this amendment is to ensure building height regulations are consistent with City goals, adjacent land uses, and community character, while maintaining adequate functionality for modern industrial operations.
ISSUES/ANALYSIS
Current Maximum Building Height Standards:
The MSFCSP currently allows the following for CIBP: The maximum building height shall be 60 feet, with the following exceptions:
(1) The building height shall be limited to 45 feet within the portion of the lot that falls within 100 feet of an adjacent residential zone.
(2) For properties that are located west of the Interstate 15, building height is limited to 60 feet at the front setback line, thereafter, height may be increased at the rate of 1 foot in height for every additional 3-foot increase in the front yard setback, up to a maximum building height of 150 feet”.
Attachment 3
Staff Report to the Planning Commission
SPLA25-00004
September 11, 2025
In comparison, maximum building height in other zones within the MSFCSP, Hesperia Municipal Codes, and unincorporated San Bernardino County are as listed in the following charts.
Main Street and Freeway Corridor Specific Plan Maximum Allowed Building Height Regional Commercial 65 (45 feet within 100 feet from Residential) Neighborhood, Office and Auto Sales
Commercial
45 Office Park 75 (45 feet within 100 feet from Residential) Very low, Low, Medium and High Density
Residential
35 ( 10-foot increase with an additional 10-foot
setback in HDR)
Maximum Building Height Per the Hesperia Municipal Code Residentisal and Agricultural Zones 30 – 35
Commercial zones (1, 2, & 3) 35
Industrial 50
San Bernardino County
Rural Living and Single Residential 35
Justification:
Over the past several years, the City has experienced an increase in industrial development applications within the CIBP zone, located on the west side of Interstate 15. Staff reviewed these projects and found that the maximum building height proposed in recent years was 51 feet, with an overall average of approximately 47 feet. The proposed Specific Plan amendment is intended to maintain consistency within the CIBP zone and prevent the potential development of a building significantly taller than existing and anticipated future developments.
Environmental:
Approval of the Development Code Amendment and Specific Plan Amendment is exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3), as it can be seen with certainty that there is no significant effect on the environment. The proposed Development Code Amendment and Specific Plan Amendment are also exempt under Section
16.12.415(B)(10) of the City’s CEQA Guidelines, as they do not propose to increase the density or intensity allowed by the General Plan.
Conclusion:
The proposed Specific Plan Amendment will est ablish clear and consistent building height standards within the CIBP zone of the Main Street and Freeway Corridor Specific Plan. By eliminating the current height exception and setting a reasonable maximum of 65 feet, the amendment ensures compatibility with surrounding land uses, preserves the intended character of the area, and prevents future developments from significantly exceeding the scale of existing and anticipated projects. The amendment aligns with the City’s goals for balanced growth while maintaining the flexibility necessary to support industrial operations.
CITY GOAL SUPPORTED BY THIS ITEM
Future Development: Facilitate balanced growth to ensure cohesive community development and pursue economic development.
Staff Report to the Planning Commission
SPLA25-00004
September 11, 2025
FISCAL IMPACT
None.
ALTERNATIVE(S)
1. Provide alternative direction to staff.
ATTACHMENT(S)
1. Main Street and Freeway Corridor Specific Plan Land Uses Map
2. Resolution No. PC-2025-11
3. Exhibit "A"
APPLICANT(S):
CITY OF HESPERIA
FILE NO(S):
SPLA25-00004
LOCATION:
CITY-WIDE
APN(S):
CITY-WIDE
PROPOSAL:
CONSIDERATION OF A SPECIFIC PLAN AMENDMENT TO REMOVE EXISTING PROVISION ALLOWING BUILDING HEIGHT TO INCREASE UP TO 150 FEET BASED ON
ADDITIONAL FRONT YAR D SETBACK FOR PROPER TIES LOCATED WEST OF INTERSTATE 15; AND INCREASING THE MAXIMUM BUILDING HEIGHT FR OM 60 FEET TO 65 FEET.WITHIN THE COMMERCIA L INDUSTRIAL BUSINESS PARK ZONE O F THE MAIN STREET AND FREEWAY CORRIDOR SPECIFIC PLAN.
N
ATTACHMENT 1
MSFCSP LAND USE MAP
“EXHIBIT “A”
SPLA25-00004
The following are modifications to Chapters 9 section G Commercial Induustrial Business Park Zone of the Main Street and Freeway Corridor Specific Plan (additions are in underlined red text and deletions are shown with red and strikethrough):
4. Development Standards
4.3 Maximum Building Height
The maximum building height shall be 60 65 feet, with the following exceptions:
(1) The building height shall be limited to 45 feet within the portion of the lot that falls within 100 feet of an adjacent residential zone.
(2) For properties that are located west of the Interstate 15, building height is limited to 60 feet at the front setback line, thereafter, height may be increased at the rate of 1 foot in height for every additional 3-foot increase in the front yard setback, up to a maximum building height of 150 feet.