San Dimas City Council
November 28, 2023

CITY COUNCIL MEETING AGENDA
TUESDAY NOVEMBER 28, 2023 7:00 PM
SAN DIMAS COUNCIL CHAMBER
245 EAST BONITA AVENUE
A public agenda packet is available for review on the City’s website  www.sandimasca.gov or by contacting the City Clerk’s Office at [email protected].

Members of the public may observe the City Council meeting live on the City of San Dimas website at www.sandimasca.gov or on KWST Channel 3. To view from the website, select the Watch City Council Meetings blue button from the home page.
7:00 PM
CITY COUNCIL
Mayor Emmett Badar, Mayor Pro Tem Ryan A. Vienna, Councilmember John Ebiner, Councilmember Eric Nakano, Councilmember Eric Weber
CALL TO ORDER AND FLAG SALUTE
ORAL COMMUNICATIONS
(Members of the audience are invited to address the City Council on any item on this agenda or not on this agenda. Public comment will not be taken during each individual agenda item, except for public hearing items. Comments on public hearing items will be heard when that item is scheduled for discussion. Under the provisions of the Brown Act, the legislative body is prohibited from engaging in discussion on any item not appearing on the posted agenda. However, your concerns may be referred to staff or set for discussion at a later date. Each speaker will be limited to speaking once for up to (3) three minutes.)
CONSENT CALENDAR
(All items on the Consent Calendar are considered to be routine and will be enacted by one motion unless a member of the City Council requests separate discussion.) CC1. Approve Resolution 2023­70, A Resolution of the City Council of the City of San Dimas, Approving Certain Demands for the November 30, 2023 Warrant Register in the Amount of $819,970.93
CC2. Approve the October 8, 2023 Special Meeting Minutes, October 24, 2023 Study Session Minutes and the October 24, 2023 Regular Meeting Minutes CC3. Receive and File the October 2023 Investment Report CC4. Approve Resolution 2023­71, Authorizing Application and Administration of CalRecycle Grants through December 31, 2028.

CC5. Approve an Increase to Contract Limits for Maintenance Contract (MC) 2018­05 Annual Concrete Maintenance Contract with Grigolla and Sons Company Inc. to $300,000 for FY

Approving Certain Demands for the November 30, 2023 Warrant Register in the Amount of $819,970.93
CC2. Approve the October 8, 2023 Special Meeting Minutes, October 24, 2023 Study Session Minutes and the October 24, 2023 Regular Meeting Minutes CC3. Receive and File the October 2023 Investment Report CC4. Approve Resolution 2023­71, Authorizing Application and Administration of CalRecycle Grants through December 31, 2028.

CC5. Approve an Increase to Contract Limits for Maintenance Contract (MC) 2018­05 Annual Concrete Maintenance Contract with Grigolla and Sons Company Inc. to $300,000 for FY 2023­24.

END OF CONSENT CALENDAR
RECOMMENDATION: Approve consent calendar with recommendations as presented in staff reports.

PUBLIC HEARING ITEMS
PH1. Consideration of Municipal Code Text Amendment 22­0003 to amend Chapter 18.42 MultipleFamily (MF) Zone to Reduce the Required Amount of Open Green Areas/Open Space, and the Required Front and Side Yard Setbacks for Developments in the MF Zone, and Chapter

18.156 Vehicle Parking and Storage with Respect to Vehicle Parking Requirements for MultiFamily Developments Along with Associated Clean Up Items, and Determination of Exemption from CEQA under CEQA Guidelines 15061(b)(3).

RECOMMENDATION:

1.  Staff and the Planning Commission recommend that the City Council open the public hearing, take public testimony, and close the public hearing; and

2.  Introduce Ordinance 1301 (Attachment 1) approving Municipal Code Text Amendment 22­0003, amending Chapter 18.42 Multiple­Family (MF) Zone to reduce the required amount of open green areas/open space, and the required front and side yard setbacks for developments in the MF Zone, and Chapter 18.156 Vehicle Parking and Storage with respect to vehicle parking requirements for multi­family developments along with associated clean up items, and determine the ordinance is exempt from CEQA under CEQA Guidelines 15061(b)(3).

ORAL COMMUNICATIONS
(Members of the Audience (Speakers are limited to (3) minutes or as may be determined by the Chair.) CITY REPORTS
CR1. City Manager
CR2. City Attorney
CR3. Members of the City Council
Councilmembers’ Report on Meetings Attended at the Expense of the Local Agency (Pursuant to AB 1234 – G.C. §53232.3(d)
City Council Requests for Future Items, Comments and Updates

ADJOURNMENT

CR1. City Manager
CR2. City Attorney
CR3. Members of the City Council
Councilmembers’ Report on Meetings Attended at the Expense of the Local Agency (Pursuant to AB 1234 – G.C. §53232.3(d)
City Council Requests for Future Items, Comments and Updates

ADJOURNMENT
Notice Regarding Americans with Disabilities Act: In compliance with the ADA, if you need assistance to participate in a city meeting, please contact the City Clerk’s Office at (909) 394­6216. Early notification before the meeting you wish to attend will make it possible for the City to make reasonable arrangements to ensure accessibility to this meeting [28 CFR 35.102­35.104 ADA Title II].

Copies of documents distributed for the meeting are available in alternative formats upon request. Any writings or documents provided to the City Council regarding any item on this agenda will be made available for public review Monday through Thursday 7:30 a.m. to 5:30 p.m. and on Fridays from 7:30 a.m. to 4:30 p.m. at the Administration Counter at City Hall and San Dimas Library. In addition, most documents are posted on the City’s website at  www.sandimasca.gov.

Posting Statement:  I declare under penalty of perjury that on November 22, 2023, I posted a true and correct copy of this agenda on the bulletin board in the Civic Center Plaza of City Hall at 245 E.

Bonita Ave., San Dimas Library 145 N. Walnut Ave., San Dimas Post Office 300 E. Bonita Ave., Von’s Via Verde Shopping Center 1160 Via Verde Ave., and on the City’s website www.sandimasca.gov/agendas­minutes/ as required by law.

November 22, 2023 Debra Black
Debra Black, City Clerk

RESOLUTION 2023-70

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS,

CALIFORNIA, APPROVING CERTAIN DEMANDS FOR THE MONTH OF
NOVEMBER 30, 2023
WHEREAS, the following listed demands have been audited by the Director of Administrative Services; and
WHEREAS, the Director of Administration Services has certified as to the availability of funds for payment thereto; and
WHEREAS, the register of audited demands has been submitted to the City Council for approval.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of San Dimas does hereby approve the Warrant Register of November 30, 2023, in the amount of $819,970.93.

PASSED, APPROVED AND ADOPTED this 28th, day of November 2023. _____________________________
Emmett G. Badar, Mayor
ATTEST:
_________________________________
Debra Black, City Clerk
I, Debra Black, City Clerk, hereby certify that Resolution 2023-70 was approved by vote of the City Council of the City of San Dimas at its regular meeting of November 28th, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Debra Black, City Clerk

CITY COUNCIL MEETING

ACTION MINUTES
OCTOBER 8, 2023, 6:00 PM

SPECIAL MEETING
Council Members Present: Mayor Emmett Badar, Mayor Pro Tem Ryan A. Vienna, Councilmember John Ebiner, Councilmember Eric Nakano, Councilmember Eric Weber Staff: City Manager Chris Constantin, Assistant City Manager Brad McKinney, City Attorney Jeff Malawy, Human Resources Manager Cecilia Todd
Call to Order: 6:00 PM

CLOSED SESSION ITEMS COMMENTS/RECOMMENDATIONS

1. CONFERENCE WITH LABOR

NEGOTIATORS
Agency Designated Representatives:

Chris Constantin, City Manager; Brad
McKinney, Assistant City Manager; Jeff
Malawy, City Attorney; Cecilia Todd,
Human Resources Manager; Colin
Tanner, Special Counsel.

Unrepresented Employees: All
unrepresented city employees.

2. CONFERENCE WITH LEGAL

COUNSEL-ANTICIPATED LITIGATION
Significant exposure to litigation pursuant
to Government Code Section
54956.9(d)(2): One Case

3. CONFERENCE WITH LEGAL

COUNSEL-ANTICIPATED LITIGATION
Initiation of litigation pursuant to
Government Code Section 54956.9(d)(4):

One Case
Following the closed sessions, the City
Attorney made a public announcement that
the City Council met and discussed the
closed session items listed on the agenda,
that the City Council gave direction to staff on
the items, and that no reportable action was
taken.

Adjourned: 7:40 PM
I, Debra Black, City Clerk attest that these draft minutes are accurate and reflective of the actions taken by the City Council.
________________________________
Debra Black, City Clerk

CITY COUNCIL MEETING

ACTION MINUTES
NOVEMBER 14, 2023, 5:30 PM

STUDY SESSION MEETING
Council Members Present: Mayor Emmett Badar, Councilmember John Ebiner, Councilmember Eric Nakano, Councilmember Eric Weber, Mayor Pro Tem Vienna (arrived at 5:48 PM) Staff: City Manager Chris Constantin, Assistant City Manager Brad McKinney, Director of Public Works Shari Garwick, Acting Director of Community Development Luis Torrico, Director of Administrative Services Michael O’Brien, City Attorney Jeff Malawy, City Clerk Debra Black Call to Order: 5:40 PM

CONSENT ITEMS COMMENTS/RECOMMENDATIONS

1. Discussion and Consideration of the Final
Development Process Performance Audit
Findings and Recommendations Report
No City Council action taken.

Adjourned: 7:01 PM
I, Debra Black, City Clerk attest that these draft minutes are accurate and reflective of the actions taken by the City Council.
________________________________
Debra Black, City Clerk

CITY COUNCIL MEETING

ACTION MINUTES
NOVEMBER 14, 2023, 7:00 PM

REGULAR MEETING
Council Members Present: Mayor Emmett Badar, Mayor Pro Tem Ryan A. Vienna, Councilmember John Ebiner, Councilmember Eric Nakano, Councilmember Eric Weber Staff: City Manager Chris Constantin, Assistant City Manager Brad McKinney, Director of Public Works Shari Garwick, Director of Community Development Henry Noh, Director of Administrative Services Michael O’Brien, Director of Parks and Recreation Scott Wasserman, City Attorney Jeff Malawy, City Clerk Debra Black, Senior Management Analyst Lauren Marshall Call to Order: 7:10 PM

CONSENT ITEMS COMMENTS/RECOMMENDATIONS

1. Approve Resolution 2023-66, A
Resolution of the City Council of the City
of San Dimas, Approving Certain
Demands for the October 31st, 2023
Prepaid Warrant Register in the Amount
of $150,349.11 and the November 15th,
2023 Warrant Register in the Amount of
$1,670,779.76.

2. Approve the October 4, 2023 City Council
Special Meeting Minutes and the October
24, 2023, City Council Regular Minutes

3. Approve Resolution 2023-68
Implementing Street Sweeping Parking
Restrictions on Certain City Streets

4. Approve Resolution 2023-67, Closing City
Hall, Recreation and Senior Centers and
Certain Field Operations, on December
14, 27, 28, and 29, 2023.

5. Authorize the City Manager to Execute a
Three-Year Agreement with Two optional
One-year Extensions with the YWCA for
Elderly Nutrition Program Congregate
Meal Services with an Annual Cost of
$20,004.00 Cash Contribution and an Inkind Contribution of $80,328.20.

6. Authorize an Appropriation of $70,000.00
from General Fund and Approve a 3-Year
Contract Services Agreement with Ocean
Blue Environmental Services, Inc. for an
Amount not to Exceed $210,000.00 (or
MOTION: Motion/seconded by Mayor Pro
Tem Vienna/Councilmember Ebiner to
approve the consent calendar as presented.

The motion carried 5-0.

Yes: Badar, Vienna, Ebiner, Nakano, Weber
No: None

Absent: None
Abstain: None

November 14, 2023 City Council Minutes Page 2
$70,000.00 per year) for Hazardous
Waste Management and Removal
Services.

PUBLIC HEARING ITEMS COMMENTS/RECOMMENDATIONS

1. Discussion, Consideration and Approval
of Proposed Solid Waste Rate Adjustment
and Adoption of Resolution 2023-69
The Mayor opened the public hearing.

Speaker #1 Ruth Luevand commented
overall on rate increases.

The Mayor closed the public hearing.

City Clerk Debra Black announced there
were five protests received in the City Clerk’s
Office.

MOTION: Motion/seconded by Mayor Pro
Tem Vienna/Councilmember Ebiner to adopt
Resolution 2023-69 The motion carried 5-0.

Yes: Badar, Vienna, Ebiner, Nakano, Weber
No: None

Absent: None
Abstain: None

STAFF AND CITY COUNCIL REPORTS COMMENTS/RECOMMENDATIONS a. City Manager A City parking moratorium will begin
November 18 - November 27, 2023.
b. City Attorney City Attorney announced Wednesday,
November 15, 2023 at 5:00 pm in the Senior
Center for a City Commissioners Training.

City Clerk Debra Black announced the
opening of the election nomination period
November 13 – December 8, 2023.

Information can be found on the City’s
website.
c. Members of the City Council
Reports on Meetings Attended AB 1234
(G.C. §53232.3(d))
None

CITY COUNCIL REQUESTS FOR

FUTURE ITEMS

COMMENTS/RECOMMENDATIONS
Mayor Pro Tem Vienna requested, and
Councilmember Weber supported a City
recognition for Gary Enderle as he retires
from the San Dimas Heroes organization.

CLOSED SESSION COMMENTS/RECOMMENDATIONS

1. CONFERENCE WITH REAL PROPERTY

NEGOTIATORS
Property: 1525 Sycamore Canyon Road,
San Dimas, CA, APN: 8665-007-906,
portions of 8665-001-903, and portions of
Following the closed sessions, the City
Attorney made a public announcement that
the City Council met and discussed the
closed session item listed on the agenda, that

November 14, 2023 City Council Minutes Page 3
8665-007-905.

Agency negotiators: Chris Constantin,
City Manager; Scott Wasserman, Parks
and Recreation Director, Jeff Malawy, City
Attorney.

Negotiating parties: Lauree Adair,
Danny Adair, and D&L Ranch
Management Company; Stephen
Jackson, Sharlene Risdon-Jackson, and
S&S Equine LLC; City of San Dimas
Under negotiation: Price and terms of
payment under potential transfer and
assignment of lease.
the City Council gave direction to staff on the
item, and that no reportable action was taken.

Adjourned: 9:00 pm
I, Debra Black, City Clerk attest that these draft minutes are accurate and reflective of the actions taken by the City Council.
________________________________
Debra Black, City Clerk

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of November 28, 2023
From: Chris Constantin, City Manager
Prepared by: Michael O'Brien, Director of Administrative Services Subject: Receive and File the October 2023 Investment Report ____________________________________________________________________________

SUMMARY
Monthly Reporting for the City of San Dimas investment of idle funds and cash condition.

RECOMMENDATION
Staff recommends that the City Council:
• Receive and file Investment and Cash Condition report for the month of October 2023.

FISCAL IMPACT
There is no fiscal impact for the recommended action.

DISCUSSION/ANALYSIS
It is the policy of the City of San Dimas to invest public funds in a manner that will provide an optimal combination of security and investment return while meeting the daily cash flow demands of the City and conforming to all State and local statutes governing the investment of public funds.

The priority objectives of the City’s investment activities are as follows: Safety, liquidity and returns.

The City’s investment portfolio as of October 31, 2023 maintained liquid cash in the amount of $10,739,227.41 held between BMO Harris, the City and LAIF which amounts to 15% of the portfolio to provide the cash flow necessary for City payroll and operating expenditures as well as large capital project expenses and unforeseen emergencies that may occur come up throughout the year.

October 2023 Investment Report Page 2
For the Meeting of November 28, 2023
The following chart displays the total investments and weighted average yield per investment category:

The City’s Banking Services Provider BMO Harris provides a fully collateralized checking account whose funds are used to make cash payments for City payroll and operational expenses. The city performs daily bank reconciliations to assure adequate cash is held in the checking account for upcoming expenditures. Cash held in the account earns income credits that accumulate at a rate of .55% which offsets banking service charges that are charged each quarter to the city.

Petty Cash is held at City facilities for cashiering purposes and to reimburse small dollar expenditures between $0.01 and $50.00.

The Local Agency Investment Fund (LAIF) is considered a Local Agency Investment Pool and acts much like a money market account. Funds can be deposited and withdrawn without penalty.

The pool invests funds in short-term securities and can produce returns at rates like money markets but is considered more secure.

CALTRUST is a public agency that provides investment funds that are liquid, short term, and medium term. The assets held by CALTRUST are managed by State Street Global Advisors.

Since the City first invested with CALTRUST in August of 2010, buying into the Medium-Term Fund. The City has made various contributions throughout the years as well as reinvested any accumulated interest earnings throughout the life of the fund.

In total the weighted average cost of investing in CALTRUST is $9.98. Currently due to increasing interest rates driving market rates down for assets already held, the share price of the fund as of October 31, 2023 was $9.63. Until interest rates decline to the point that the share price increases to $9.98 a share or above, the city would be recognizing a loss on sale. However, the City could pull out funds at any time if liquidity needs arose.

The City Treasurer also utilizes Brokers to purchase investment securities such as Government Sponsored Enterprises (Agency Bonds), Corporate Bonds, U.S. Treasuries and Negotiable CD’s.

The investment policy and California Government Code Section 53600.3 allows the City to invest 30% of its portfolio in Certificates of Deposit and 20% of its portfolio in Corporate Bonds through

October 2023 Investment Report Page 3
For the Meeting of November 28, 2023
Brokers. U.S. Treasuries and Government Sponsored Enterprises (Agency Bonds) have no investment limits; however, it is considered a best practice not to invest more than 5% in a single Government Sponsored Enterprises.

The following is a breakdown of the total invested in each type of investment along with its percentage of the portfolio:

Additionally, per the Investment Policy, the City has an established maturity matrix with the investment ranges as follows:

Maturity Range Guideline Portfolio Percentage
1 Day to 1 Year 30% - 100%
1 Year to 3 Years 5% - 60%
3 Years to 5 Years 0% - 40%
The Cities current investment maturity range is as follows:

Maturity Range Total Amount Portfolio %
1 Day to 1 Year 44,924,441.34 64%
1 Year to 3 Years 13,764,416.52 18%
3 Years to 5 Years 12,897,263.75 18%
Total 71,586,121.61 100%
The weighted average maturity for all City investments is 1.16 years, which is ideal in today’s rising interest rate environment. The short time to maturity of our investments will allow the city to reinvest the matured principal amounts into investments that are likely to be offered at higher yields.

Specific details pertaining to the Cities investment names, CUSIP #’s, coupon and purchase yields, maturity dates, par and book values are included in the Investment and Cash Condition Report attachment.

ENVIRONMENTAL REVIEW
Pursuant to CEQA guidelines Section 15061 (b)(3), CEQA does not apply to this item because there is no potential for causing a significant effect on the environment. Therefore, no additional environmental review is needed at this time.

Respectfully submitted,

October 2023 Investment Report Page 4
For the Meeting of November 28, 2023
Michael O'Brien
Director of Administrative Services
Attachments:

1. Investment and Cash Condition Report

CITY OF SAN DIMAS

MONTHLY CASH BALANCE INVESTMENT REPORT
OCTOBER 2023

ENDING BALANCE
$2,527,842.56
$2,560.00
$8,208,824.85
$13,915,831.86
CUSIP # COUPON
YIELD

PURCHASE

YIELD MATURITY PAR VALUE BOOK VALUE
FEDERAL FARM CR - 5 YEAR BOND 3133ENGF1 0.50% 4.75% 12/1/2023 $275,000.00 $265,126.95 $265,126.95
WELLS FARGO & CO MEDIUM TERM - 3 YEAR BOND 95001DC40 4.50% 4.50% 7/28/2025 $250,000.00 $250,000.00 CFI- 5 YEAR BOND 17298CK64 1.00% 1.00% 8/28/2025 $500,000.00 $500,000.00 BANK OF AMERICA - 5 YEAR BOND 06048WK25 0.75% 0.75% 10/30/2025 $250,000.00 $250,000.00 GOLDMAN SACHS GROUP - 5 YEAR BOND 38150EH4 0.80% 0.80% 11/24/2025 $290,000.00 $290,000.00 JP MORGAN BOND - 5 YEAR BOND 48128G3G3 1.20% 1.20% 4/30/2026 $285,000.00 $285,000.00 EXXON MOBILE CORP - 7 YEAR BOND 30231GBD3 2.28% 0.98% 8/16/2026 $250,000.00 $264,953.75 GOLDMAN SACHS GROUP - 5 YEAR BOND 38150AJ63 1.70% 1.70% 10/29/2026 $210,000.00 $210,000.00 MORGAN STANLEY FIN GLOBAL - 5 YEAR BOND 61766YGT2 1.35% 1.35% 11/18/2026 $250,000.00 $250,000.00 JP MORGAN CHASE BOND - 5 YEAR BOND 48128G5Y2 2.10% 2.10% 1/29/2027 $270,000.00 $270,000.00 BANK OF AMERICA - 5 YEAR BOND 06048WS84 2.75% 2.75% 3/2/2027 $250,000.00 $250,000.00 MORGAN STANLEY-FIN GLOBAL 5 YEAR BOND 61766YJQ5 3.25% 3.25% 4/13/2027 $250,000.00 $250,000.00 INTEL CORP - 5 YEAR BOND 458140BY5 3.75% 4.25% 8/5/2027 $250,000.00 $244,538.75 $3,314,492.50
UNITED STATES TREASURY BILLS - 6 MONTH 912797FV4 5.25% 5.25% 12/21/2023 $512,000.00 $499,205.12 $499,205.12
TEXAS EXCHANGE- 4 YEAR CD 88241THS2 0.65% 0.65% 6/21/2024 $249,000.00 $249,000.00 GENERAL ELECTRIC CU - 2 YEAR CD 369674BT2 3.25% 3.25% 6/28/2024 $249,000.00 $249,000.00 OCEANFIRST BANK - 2 YEAR CD 67523TBE2 3.25% 3.25% 7/1/2024 $246,000.00 $246,000.00 MORGAN STANLEY PRIVATE BANK - 5 YEAR CD 61760AR76 2.20% 2.20% 8/1/2024 $247,000.00 $247,000.00 AMERICAS CR - 2 YEAR CD 03065AAV5 3.65% 3.65% 9/27/2024 $249,000.00 $249,000.00 SYNCHRONY BK RETAIL - 3 YEAR CD 87164WQ68 3.30% 3.30% 8/26/2025 $245,000.00 $245,000.00 CAPITAL ONE BANK - 4 YEAR CD 14042TFH5 2.65% 2.65% 4/13/2026 $246,000.00 $246,000.00 TOYOTA FINANCIAL SAVINGS - 5 YEAR CD 89235MLC3 0.95% 0.95% 7/15/2026 $248,000.00 $248,000.00 GOLDMAN SACHS BANK USA NEW YORK - 5 YEAR CD 38149M4T7 2.65% 2.65% 4/13/2027 $246,000.00 $246,000.00 STATE BANK OF INDIA - 5 YEAR CD 856285N64 3.30% 3.30% 6/1/2027 $245,000.00 $245,000.00 CENTRAL BANK LITTLE ROCK ARK - 5 YEAR CD 152577BS0 5.30% 5.30% 6/30/2028 $248,000.00 $248,000.00 ENVISION C.U- 5 YEAR CD 29415AAQ8 5.40% 5.40% 7/14/2028 $248,000.00 $248,000.00 $2,966,000.00
FEDERAL HOME LOAN - 6 MONTH BOND 3134H1AF0 6.15% 6.15% 2/28/2024 $500,000.00 $500,000.00 FEDERAL HOME LOAN - 6 MONTH BOND 3130AWTX8 6.10% 6.10% 2/28/2024 $500,000.00 $500,000.00 FNMA - FEDL NAT MTG ASSN POOL BALLOON - 5 YEAR BOND 3138L8UV4 2.92% 4.85% 1/1/2025 $300,000.00 $272,755.79 FEDERAL NATIONAL MEETING ASSN- 5 YEAR BOND 3136G4A86 0.50% 0.55% 7/21/2025 $250,000.00 $249,375.00 FEDERAL FARM BANK BOND - 4 YEAR BOND 3133ENEH9 1.13% 1.13% 11/17/2025 $250,000.00 $250,000.00 FEDERAL HOME LOAN BANK -- 5 YEAR BOND 3130AL2G8 0.60% 0.75% 2/18/2026 $250,000.00 $248,250.00 FNMA - DISC BOND - 3YEAR 3138LDPW7 2.68% 4.58% 5/1/2026 $250,000.00 $228,805.98 FEDERAL HOME LOAN BK BD - 5 YEAR BOND 3130ANMH0 1.10% 1.42% 8/20/2026 $250,000.00 $246,400.00 FEDERAL HOME LOAN BK BD - 4 YEAR BOND 3130AUSR6 5.00% 5.03% 2/9/2027 $500,000.00 $499,500.00 FEDERAL FARM CREDIT BANK - 5 YEAR BOND 3133ENSZ4 2.75% 2.75% 4/1/2027 $250,000.00 $250,000.00 FEDERAL HOME LOAN BK (FHLMC) - 5 YEAR BOND 3134GXTZ7 3.25% 3.25% 5/26/2027 $250,000.00 $250,000.00 FEDERAL HOME LOAN BK BD - 5 YEAR BOND 3130ASF53 3.25% 3.41% 6/30/2027 $500,000.00 $499,250.00 FEDERAL HOME LOAN BK BD - 5 YEAR BOND 3130ASZ69 4.05% 4.08% 8/27/2027 $250,000.00 $249,625.00 INVESTMENTS HELD WITH TVI:

INVESTMENT HELD WITH STIFEL:

TVI CD'S INVESTMENTS SUBTOTAL :

TVI CORPORATE BONDS INVESTMENTS SUBTOTAL:

CALTRUST INVESTMENT PROGRAM-MEDIUM TERM-SHARES: $9.63 per share 3.80%

SUMMARY OF BANK BALANCES YIELD

3.67%

BMO HARRIS - GENERAL ACCOUNT

SAN DIMAS PETTY CASH - IMPREST FUNDS

LOCAL AGENCY INVESTMENT FUND (LAIF) CA STATE TREASURER
TVI GOVERNMENT SPONSORED ENTERPRISES (GSE) AGENCY BONDS INVESTMENTS SUBTOTAL:

INVESTMENTS
TVI TRESURY BILLS INVESTMENT SUBTOTAL:

ATTACHMENT 1

FEDERAL HOME LOAN - 5 YEAR BOND 3130AWKC3 6.00% 6.00% 7/24/2028 $500,000.00 $500,000.00 FEDERAL HOME LOAN - 5 YEAR BOND 3130AWMJ6 5.75% 5.75% 7/26/2028 $500,000.00 $500,000.00 FEDERAL HOME LOAN - 5 YEAR BOND 3134GYXS6 6.00% 6.00% 7/27/2028 $500,000.00 $500,000.00 FEDERAL HOME LOAN - 5 YEAR BOND 3133EPZK4 6.22% 6.22% 10/24/2028 $500,000.00 $500,000.00 $6,243,961.77
BANK OF AMERICA - 5 YEAR BOND 06048WP20 1.25% 1.25% 9/24/2026 $250,000.00 $250,000.00 APPLE INC - 10 YEAR CORPORATE BOND 037833CR9 3.20% 3.30% 5/11/2027 $250,000.00 $248,850.00 SADDLEBACK VALLEY - 7.75 YEAR BOND (MUNICIPAL BOND) 786318LF0 2.40% 3.41% 8/1/2027 $250,000.00 $238,500.00 $737,350.00
U.S TREASURY BILL - 3 MONTH 912797HM2 5.30% 5.30% 11/28/2023 $3,500,000.00 $3,450,510.00 U.S TREASURY BILL - 4 MONTH 912797FV4 5.30% 5.30% 12/21/2023 $3,500,000.00 $3,439,240.00 U.S TREASURY BILL - 5 MONTH 912797GD3 5.31% 5.31% 1/18/2024 $3,500,000.00 $3,425,450.00 U.S TREASURY BILL - 6 MONTH 912797GP6 5.47% 5.47% 2/29/2024 $5,100,000.00 $4,964,850.00 $15,280,050.00
EVANSVILLE TEACHERS FCU - 1.5 YEAR CD 299547BB4 3.10% 3.10% 1/8/2024 $249,000.00 $249,000.00 CITY & CNTY CR UN ST PAUL - 1.5 YEAR CD 177517AB5 3.25% 3.25% 2/26/2024 $249,000.00 $249,000.00 UKRAINIAN FCU - 1 YEAR CD 90372WAB6 5.05% 5.05% 5/8/2024 $248,000.00 $248,000.00 LOCAL GOVT FEDRL CR UN- 1 YEAR CD 53955LAC1 5.15% 5.15% 5/17/2024 $248,000.00 $248,000.00 APPLE BANK FOR SVGS NEW YORK - 2 YEAR CD 03784JTK0 3.20% 3.20% 7/22/2024 $246,000.00 $246,000.00 AUSTIN TELCO FED CR - 2 YEAR CD 052392BM8 3.40% 3.40% 8/12/2024 $249,000.00 $249,000.00 AMERICAS CHRISTIAN CR - 2 YEAR CD 03062CAD4 3.40% 3.40% 8/30/2024 $248,000.00 $248,000.00 FIRST TECH FCU - 18 MONTH CD 33715LEX4 5.25% 5.25% 10/15/2024 $248,000.00 $248,000.00 DART BANK - 2.5 YEAR CD 237412AR2 3.00% 3.00% 12/20/2024 $249,000.00 $249,000.00 DIRECT FEDERAL CREDIT UNION - 2.5 YEAR CD 5460FDD5 3.00% 3.00% 12/23/2024 $249,000.00 $249,000.00 TECHNOLOGY CREDIT UNION - 2 YEAR CD 87868YAG8 5.00% 5.00% 1/21/2025 $249,000.00 $249,000.00 VERIDIAN CREDIT UNION - 2 YEAR CD 92348DAB5 4.75% 4.75% 1/21/2025 $249,000.00 $249,000.00 SAFRA NATL BANK OF NY - 3 YEAR CD 78658RHM6 2.00% 2.00% 3/24/2025 $248,000.00 $248,000.00 LIVE OAK BANK- 5 YEAR CD 538036LD4 1.40% 1.40% 3/31/2025 $249,000.00 $249,000.00 MEDALLION BANK - 5 YEAR CD 58404DGR6 1.60% 1.60% 3/31/2025 $248,000.00 $248,000.00 CLEARPATH FEDERAL CU BURBANK- 2 YEAR CD 18507MAA9 5.15% 5.15% 4/28/2025 $248,000.00 $248,000.00 DISCOVER BK - 3 YEAR CD 254673B70 2.80% 2.80% 4/28/2025 $247,000.00 $247,000.00 UTAH COMMUNITY CU - 2 YEAR CD 917352AB2 4.80% 4.80% 4/28/2025 $248,000.00 $248,000.00 FLAGSTAR BANK - 5 YEAR CD 33847E3D7 1.15% 1.17% 4/29/2025 $248,000.00 $247,876.00 HSBC BANK - 5 YEAR CALLABLE CD 44329ME33 1.30% 1.30% 5/7/2025 $248,000.00 $248,000.00 INSTITUTION FOR SVGS - 3 YEAR CD 45780PBL8 3.10% 3.10% 5/20/2025 $249,000.00 $249,000.00 CARTER FEDERAL C.U 3 YEAR CD 14622LAC6 3.00% 3.00% 6/23/2025 $249,000.00 $249,000.00 HUGHES FED CR - 2 YEAR CD 444425AA0 5.25% 5.25% 6/30/2025 $248,000.00 $248,000.00 MID AMERICAN CU - 2 YEAR CD 59522NAE4 5.25% 5.25% 6/30/2025 $248,000.00 $248,000.00 MERITRUST CR UN - 3 YEAR CD 59001PAS8 3.35% 3.35% 7/8/2025 $249,000.00 $249,000.00 CREDIT UNION OF TEXAS - 3 YEAR CD 22551KAB8 3.30% 3.30% 7/22/2025 $246,000.00 $246,000.00 TVA CMNTY CR UN - 3 YEAR CD 87305MAB6 3.25% 3.25% 8/4/2025 $249,000.00 $249,000.00 RESOURCE ONE CR UN - 3 YEAR CD 76124YAE6 3.30% 3.30% 8/18/2025 $249,000.00 $249,000.00 IDEAL CREDIT UNION - 3 YEAR CD 45157PAY6 4.00% 4.00% 8/29/2025 $249,000.00 $249,000.00 ALABAMA CREDIT UNION - 3 YEAR CD 01025RAB5 3.60% 3.60% 9/22/2025 $249,000.00 $249,000.00 UNIVERSITY CREDIT UNION - 3 YEAR CD 914242AA0 4.00% 4.00% 9/26/2025 $249,000.00 $249,000.00 BARCLAYS BANK - 4 YEAR CD 06740KNT0 1.00% 1.00% 12/15/2025 $248,000.00 $248,000.00 US ALLIANCE FED C.U - 4 YEAR CD 90352RCD5 1.35% 1.35% 1/28/2026 $249,000.00 $249,000.00 FARMERS & MERCHANTS BANK- 3.5 YEAR CD 3078115EL9 3.20% 3.20% 2/5/2026 $249,000.00 $249,000.00 CFG COMMUNITY BANK - 3.5 YEAR CD 12527CFL1 3.80% 3.80% 3/11/2026 $245,000.00 $245,000.00 ALASKA US FEDERAL CREDIT UNION - 3 YEAR CD 011852AH3 5.15% 5.15% 3/23/2026 $248,000.00 $248,000.00 CMNTY COMMERCE BANK- 4 YEAR CD 20033A2Z8 2.60% 2.60% 4/14/2026 $249,000.00 $249,000.00 BAXTER CR UN - 4 YEAR CD 07181JAD6 3.05% 3.05% 6/22/2026 $249,000.00 $249,000.00 CATHOLIC & COMMUNITY CR UNION - 3 YEAR CD 14919NAA8 5.30% 5.30% 6/22/2026 $248,000.00 $248,000.00 STIFEL COMMERCIAL & MUNICIPAL BONDS SUBTOTAL:

STIFEL TRESURY BILLS INVESTMENT SUBTOTAL:

STIFEL GOVERNMENT SPONSORED ENTERPRISES (GSE) AGENCY BONDS INVESTMENTS SUBTOTAL:

INSPIRE FEDERAL CREDIT UNION - 3 YEAR CD 457731AQ0 5.00% 5.00% 6/30/2026 $248,000.00 $248,000.00 NEW YORK COMMUNITY BANK - 5 YEAR CD 649447UZ0 0.70% 0.70% 7/1/2026 $249,000.00 $249,000.00 SALLIE MAE BK SALT LAKE CITY UT - 5 YEAR CD 795451AB9 1.00% 1.00% 7/21/2026 $248,000.00 $248,000.00 FIRST STATE BANK - 4 YEAR CD 33650TAH3 3.60% 3.60% 9/16/2026 $249,000.00 $249,000.00 QUORUM FED CR - 4 YEAR CD 74909LAB6 3.85% 3.85% 9/23/2026 $249,000.00 $249,000.00 PENTAGON FEDERAL CR UN - 5 YEAR CD CUSIP #70962LAS1 70962LAS1 0.90% 0.90% 9/29/2026 $249,000.00 $249,000.00 ONPATH FEDERAL CREDIT UN - 4 YEAR CD 68283MAF3 3.25% 3.25% 9/30/2026 $249,000.00 $249,000.00 HAWAII CENTRAL FCU - 3 YEAR CD 419700AG4 5.50% 5.50% 10/27/2026 $248,000.00 $248,000.00 BANK UNITED NA - 5 YEAR CD 066519RW1 1.35% 1.35% 12/8/2026 $248,000.00 $248,000.00 BANK HAPOALIM BM - 5 YEAR CD 06251A3K4 1.35% 1.35% 12/16/2026 $248,000.00 $248,000.00 CONNEXUS CREDIT UNION - 5 YEAR CD 20825WAR1 1.25% 1.25% 12/23/2026 $249,000.00 $249,000.00 AMERANT BANK - 5 YEAR CD 02357QAQ0 1.60% 1.60% 2/16/2027 $248,000.00 $248,000.00 PIMA CREDIT UNION- 4.5 YEAR CD 722000AA4 5.15% 5.15% 2/17/2027 $248,000.00 $248,000.00 METRO CREDIT UNION - 5 YEAR CD 59161YAP1 1.70% 1.70% 2/18/2027 $249,000.00 $249,000.00 BEAL BANK PLANO TEXAS - 5 YEAR CD 07371AZQ9 2.05% 2.05% 3/3/2027 $248,000.00 $248,000.00 BEAL BANK USA LAS VEGAS - 5 YEAR CD 07371CK81 2.05% 2.05% 3/3/2027 $248,000.00 $248,000.00 MORGAN STANLEY- 5 YEAR CD 61773TDN0 3.00% 3.00% 4/29/2027 $246,000.00 $246,000.00 GENERATION BANK ROGERS AR CD - 5 YEAR CD 37149CAV9 3.10% 3.10% 5/6/2027 $249,000.00 $249,000.00 DEPARTMENT OF COMMERCE - 5 YEAR CD 24951TAT2 3.25% 3.25% 5/13/2027 $249,000.00 $249,000.00 TRUSTONE FINL CR UN - 5 YEAR CD 89841MAF4 3.40% 3.40% 7/19/2027 $249,000.00 $249,000.00 BMO HARRIS BANK - 5 YEAR CD 05600XHE3 3.55% 3.55% 7/27/2027 $247,000.00 $247,000.00 THIRD FEDL S&L ASSN - 5 YEAR CD 88413QDM7 3.40% 3.40% 7/27/2027 $245,000.00 $245,000.00 CMNTY COMMERCE BANK CLAREMONT- 5 YEAR CD 20367GBH1 3.30% 3.30% 8/10/2027 $249,000.00 $249,000.00 ST VINCENT MED CTR CR - 5 YEAR CD 85279AAA0 3.50% 3.50% 8/12/2027 $249,000.00 $249,000.00 PITTSBURG CITY HALL FCU - 5 YEAR CD 72500MAA3 3.60% 3.60% 8/16/2027 $249,000.00 $249,000.00 SHARONVIEW FCU - 5 YEAR CD 819866BL7 3.50% 3.50% 8/16/2027 $249,000.00 $249,000.00 GHS FEDERAL CREDIT UNION - 5 YEAR CD 36266LAA4 3.80% 3.80% 9/15/2027 $249,000.00 $249,000.00 ROGUE CREDIT UNION - 5 YEAR CD 77535MAG8 5.20% 5.20% 12/23/2027 $249,000.00 $249,000.00 PACIFIC WESTERN BANK - 5 YEAR CD 69506YXD6 5.65% 5.65% 3/22/2028 $243,000.00 $243,000.00 NEW ORLEANS FIREMANS FCU - 5 YEAR CD 647608AH1 5.00% 5.00% 7/17/2028 $248,000.00 $248,000.00 NUMERICA CREDIT UNION - 5 YEAR CD 67054NBK8 5.10% 5.10% 7/31/2028 $248,000.00 $248,000.00 GREEN STATE CREDIT UNION- 5 YEAR CD 39573LEL8 5.00% 5.00% 8/29/2028 $248,000.00 $248,000.00 $17,624,876.00
$46,931,062.34
$71,586,121.61
Amount % of Portfolio Amount % of Portfolio
$ 2,530,402.56 4% $ 44,924,441.34 64%
$ 8,208,824.85 11% $ 13,764,416.52 18%
$ 13,915,831.86 19% $ 12,897,263.75 18%
$ 6,509,088.72 9% $ 71,586,121.61 100%
$ 4,051,842.50 6%
$ 15,779,255.12 22% 1.16
$ 20,590,876.00 29% 3.82%
$ 71,586,121.61 100%
Michael O'Brien Administrative Services Director/City Treasurer Prepared by: Jennifer Legaspi

INVESTMENTS BY TYPE INVESTMENTS BY MATURITY

CHECKING ACCOUNTS/CASH ON HAND
Type
TOTAL CD's/GSE BONDS/ CORPORATE BONDS/TREASURY BILLS

TOTAL OF ALL INVESTMENTS
STIFEL CD'S INVESTMENT SUBTOTAL:

Maturity Range
1 Day to 1 Yr.
1 Yr. to 3 Yrs.
3 Yrs. to 5 Yrs.

Total
The above investments have met the requirements as stated in the City's Annual Investment Policy.

CALTRUST

GSE AGENCY BONDS

COMMERCIAL BONDS
U.S TREASURY BILLS

NEGOTIABLE CERTIFICATES OF DEPOSIT

LOCAL AGENCY INVESTMENT FUND (LAIF)

TOTAL OF ALL INVESTMENTS
Weighted Average Maturity in Years
Weighted Average Yield

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of November 28, 2023
From: Chris Constantin, City Manager
Prepared by: Grant Garcia, Management Analyst
Subject: Approve Resolution 2023-71, Authorizing Application and Administration of CalRecycle Grants
____________________________________________________________________________

SUMMARY
The Department of Resources Recycling and Recovery (CalRecycle) has been allocated $90 million in funding to assist local jurisdictions in the implementation process for new regulations. The City is able to apply for grant funding through CalRecycle but must have a Resolution in place that has been adopted by the City Council. By approving the Resolution, staff would be able to apply for eligible grants administered by CalRecycle through 2028.

RECOMMENDATION
City Staff recommends that the City Council:
• Approve Resolution 2023-71 that authorizes staff to apply for, accept, and administer grant funding from CalRecycle through December 31, 2028.

FISCAL IMPACT
The only cost associated with this report is the staff time required to apply for grant funding. The City is eligible for $75,000 during the initial round of funding available in FY 2023-24.

BACKGROUND
The California Department of Resources Recycling and Recovery (CalRecycle) has been allocated $90 million to assist local jurisdictions in the implementation process for the new regulations. The Local Assistance Grant Program consists of pre-designated levels of funding in a non-competitive format. The City is eligible for $75,000 during this round of funding. The City has applied and received funding in the past for the implementation of SB 1383 (mandatory organics recycling). Previous years’ grant funding has been put towards purchasing counter top

Resolution 2023-XX Authorizing Application and Administration of CalRecycle Grants Page 2 For the Meeting of November 28, 2023
organics pails for San Dimas residents, educational outreach materials, and inspection fees of Tier 1 Edible Food Generators to offset costs to the businesses.

DISCUSSION/ANALYSIS
CalRecycle requires that the governing body of all local jurisdictions adopt a resolution authorizing staff to apply for and administer CalRecycle grants and funding. The attached resolution authorizes the City of San Dimas to apply for all grants of which the City is eligible for a period ending December 31, 2028. The reason for this date is to allow the City Council to give a onetime approval as opposed to staff requesting Council to ask for approval annually. This will ensure staff maintain adequate time to plan and apply for future grant cycles without requiring annually approvals for grants supporting recycling.

ALTERNATIVES
The City Council can elect to not approve the resolution and staff would not be able to apply for CalRecycle grant funding in the amount ranging from $45,000 to $75,000 per year. The City would not be eligible to apply for grants and would have to use City funds for implementation.

ENVIRONMENTAL REVIEW
Pursuant to CEQA guidelines Section 15061 (b)(3), CEQA does not apply to this item because there is no potential for causing a significant effect on the environment. Therefore, no additional environmental review is needed at this time.

Respectfully submitted,
Grant Garcia
Management Analyst
Attachments:

1. Resolution 2023-71

ATTACHMENT 1
RESOLUTION 2023-71

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS, COUNTY

OF LOS ANGELES, AUTHORIZING SUBMITTAL OF INDIVIDUAL GRANT

APPLICATIONS FOR ALL GRANT PROGRAMS FOR WHICH THE CITY OF SAN

DIMAS IS ELIGIBLE
WHEREAS, Public Resources Code sections 48000 et seq. authorize the Department of Resources Recycling and Recovery (CalRecycle) to administer various grant programs (grants) in furtherance of the State of California’s (state) efforts to reduce, recycle and reuse solid waste generated in the state thereby preserving landfill capacity and protecting public health and safety and the environment; and
WHEREAS, in furtherance of this authority CalRecycle is required to establish procedures governing the application, awarding, and management of the grants; and WHEREAS, CalRecycle grant application procedures require, among other things, an applicant’s governing body to declare by resolution certain authorizations related to the administration of CalRecycle grants.

NOW THEREFORE, BE IT RESOLVED that the City Council of the City of San Dimas does hereby resolve that:

SECTION 1. The City Council authorizes the submittal of applications to CalRecycle for all grants for which the City of San Dimas is eligible; and SECTION 2. The City Manager, or their designee, is hereby authorized and empowered to execute in the name of City of San Dimas all grant documents, including but not limited to, applications, agreements, amendments and requests for payment, necessary to secure grant funds and implement the approved grant project; and
SECTION 3. Therefore these authorizations are effective for five years from the date of adoption.

PASSED, APPROVED AND ADOPTED this 28th day of November, 2023. ____________________________________
Emmett G. Badar, Mayor
ATTEST:
_______________________________
Debra Black, City Clerk

Resolution 2023-71 Page 2
Authorizing Submittal of Application to CalRecyle Grants November 28, 2023
I, Debra Black, City Clerk, hereby certify that Resolution 2023-71 was adopted by the City Council of San Dimas at its regular meeting of November 28, 2023 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Debra Black, City Clerk

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of November 28, 2023
From: Chris Constantin, City Manager
Prepared by: Shari Garwick, Director of Public Works
Subject: Approve an Increase to Contract Limits for Maintenance Contract (MC) 2018- 05 Annual Concrete Maintenance Contract with Grigolla and Sons Company Inc. to $300,000 for FY 2023-24.
____________________________________________________________________________

SUMMARY
The City’s annual Concrete Maintenance Contract was publicly bid in 2018 and was awarded to the lowest bidder Grigolla and Sons Company, Incorporated (Grigolla) for an amount of $115,000 per year with an ability to renew for 6 additional years. The contract is typically used to remove and replace concrete infrastructure found to have some defect during the sidewalk inspection program. As the City increased the frequency of sidewalk inspections, there has been an increase in the amount of concrete repairs needed. The FY 2023-24 budget included additional funds for these repairs, but he contract limit for annual concrete maintenance contract was not adjusted to accommodate the budget increase. This action would increase the contract amount to reflect to total annual repair work anticipated.

RECOMMENDATION
City staff recommends that the City Council:
• Approve a contract limit increase to Maintenance Contract (MC) 2018-05 Annual Concrete Maintenance Contract with Grigolla and Sons Construction Co., Inc. to $300,000 for FY 2023-24.

FISCAL IMPACT
No additional funding is required. Approval of this action will increase the contract limit for MC 2018-05 Annual Concrete Maintenance Contract from $115,000 to $300,000 to match the authorized expenditures that were previously approved as part of the FY 2023-24 budget

BACKGROUND

Increase of Contract Limit for Annual Maintenance Contract Page 2 For the Meeting of November 28, 2023
On September 11, 2018, the City Council awarded Grigolla and Sons Co., Inc. (Grigolla) the Maintenance Contract 2018-05 for the Annual Concrete Maintenance Services citywide. This contract was publicly bid with Grigolla being the lowest responsible bidder.

The contract allows for multiple years of renewals of which the last allowable extensions period ends in 2025. The work in the agreement includes concrete work items such as sidewalk, curb and gutter, drive approaches, and ADA curb ramps.

There are multiple budget line items for concrete work that were approved in the FY 2023-24 budget, including maintenance of concrete in the downtown corridor, City wheelchair ramps, hazardous sidewalks repairs, and Capital Improvement Project work. On occasion, other Departments or Divisions will also utilize the contract to perform work on other City owned properties.

Work from the contractor has been of high quality and the contract was extended on July 1, 2023 through June 30, 2025.

DISCUSSION/ANALYSIS
Many of the concrete repairs are found during the City’s sidewalk inspection program. In previous years the City performed sidewalk inspections of about 1/7th of the City annually. This fiscal year, Staff increased the frequency to approximately 1/4th of the City per year. The inspections are intended to find and schedule the repair of defects in concrete improvements to eliminate trip hazards and to maintain compliance with American with Disability Act Requirements. This promotes a better walkable community and protects the City from liability associated with trip and fall claims.

Recognizing that the increased inspections would result in additional repairs, Staff recommended and Council approved additional funding for these repairs in various line items in the approved FY 2023-24 budget. While some repairs can be ground or saw cut, other defects require removal of existing concrete and replacement. Below is a list of several accounts that are available to pay for the concrete repairs.

Account Name FY 2023-2024 Budget
Special Dept Supplies (concrete)* $195,000
Hazardous Sidewalk Repairs $130,000
Towncore Sidewalk Repair $65,000
WheelChair Ramps $60,000
Billow/Pearlanna (CIP) $10,772
Sidewalk Evaluation** $173,984
Eaton Rd (CIP) $343
Total Available Funding $635,099
* Only portions of this account is used for MC 2018-05 as this account includes asphalt purchases and other supplies. ** This account is typically used for concrete inspections and other types of concrete repairs such as grinding of uneven concrete.

The fiscal year 2023-24 budget provides adequate funding for the estimated increase in repairs; however, Staff should have requested that the contract limit for MC 2018-05 Annual Concrete Maintenance Contract be raised to match the funding level. This oversight was discovered while

Increase of Contract Limit for Annual Maintenance Contract Page 3 For the Meeting of November 28, 2023
reviewing proposed and completed work items for the contract. The expenditures to date in our financial system is $146,329.26 for Maintenance Contract 2018-05 items. Additionally, there is another $70,567 of known repairs that are pending approval. While the previous amounts are within the allowable individual budget items, the total of the combined expenditures is over the contract limit approved by Council for MC 2018-5 Annual Concrete Maintenance Contract in 2018.

This puts the contract out of compliance with the Public Contract Code. Staff requests that Council raise the contract limit to be $300,000 for FY 2023-24 to adjust the contract for the existing overage and anticipated work.

In addition to the costs discussed above, other departments within the City have contracted with Grigolla to perform work in parks or on City owned property. The Parks & Recreation Department had work completed on the sidewalks in Lone Hill Park and the Housing Division had emergency work performed at the city-owned Monte Vista Apartments due to a potential trip hazard.

Additionally, Public Works recently contracted with Grigolla for emergency storm drain repairs.

These items were issued under separate purchase orders or emergency conditions and are not included as part of the Maintenance Contract. The amount for all of these items is $100,411.28.

Staff has worked with Grigolla and Sons for several years and found their work to be of high quality. Grigolla is a contractor in San Dimas and has been extremely responsive to meet the City’s needs. This is important as sidewalk repairs are typically performed expeditiously after defect identification to protect the public from potential safety hazards. The pricing from Grigolla remains competitive even for larger Capital improvement projects. Below is a table showing the cost of similar concrete repair items from a recently bid project CC 2022-06 Via Verde Street Improvements compared to the same items in MC 2018-05 Annual Concrete Maintenance Contract. The current costs shown for MC 2018-05 reflect Consumer Price Index (CPI) increases authorized as part of the contract agreement. Due to the competitive costs of MC 2018-05 Annual Concrete Maintenance Contract, staff has used this contract to complete required concrete improvements for Capital Improvement Pavement projects where there are very limited concrete repairs. Due to the cost of mobilization, it is less expensive for the work to be done by the City’s Maintenance Contractor.

Quantity Unit Item description
CC 2022-06
Via Verde Unit
Cost
MC 2018-05 Annual
Concrete Maint.

Contract Unit Cost
100 SF Remove and Construct 4" Concrete
Sidewalk
$30.00 $11.43
18 EA Remove and Construct Concrete Curb
Ramp
$6,000.00 $5,767.50
As is shown the pricing for MC 2018-05 Annual Concrete Maintenance Contract remains extremely competitive with current concrete prices. As the MC 2018-05 Annual Concrete Maintenance Contract was competitively bid and the contract allows extending the contract limit, Staff recommends that Council extend the contract limit to $300,000 from the $115,000 currently authorized.

ALTERNATIVES
As an alternative, Council could decide to not authorize an increase in the contract amount for MC 2018-05 Annual Concrete Maintenance Contract for FY 2023-24. This would result in the need to bid further concrete work resulting in delays for repairs of identified defects. This would require additional time to remedy the defect and likely increase the cost of these repairs.

Increase of Contract Limit for Annual Maintenance Contract Page 4 For the Meeting of November 28, 2023

ENVIRONMENTAL REVIEW
This item is Categorically Exempt under the California Code of Regulations, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1 operations which consists of the operation, repair, maintenance or minor alteration of existing public or private facilities involving negligible or no expansion of existing or former use.

Respectfully submitted,
Shari Garwick
Director of Public Works
Attachments:

1. MC 2018-05 Annual Concrete Maintenance Contract – Grigolla and Sons

ATTACHMENT 1

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of November 28, 2023
From: Chris Constantin, City Manager
Prepared by: Kenneth Fichtelman, Associate Planner
Subject: Consideration of Municipal Code Text Amendment 22-0003 to amend Chapter

18.42 Multiple-Family (MF) Zone to Reduce the Required Amount of Open Green Areas/Open Space, and the Required Front and Side Yard Setbacks for Developments in the MF Zone, and Chapter 18.156 Vehicle Parking and Storage with Respect to Vehicle Parking Requirements for Multi-Family Developments Along with Associated Clean Up Items, and Determination of Exemption from CEQA under CEQA Guidelines 15061(b)(3).
____________________________________________________________________________

SUMMARY
Chapter 18.42 of the San Dimas Municipal Code implements the development standards within the Multiple-Family (MF) Zone. Included in these development standards are provisions that dictate the amount of open green area / open space and front and side setbacks for new developments. Chapter 18.156 sets the parking standards for all developments within the City, including all parking required for multi-family developments.

Staff has received an application for a Municipal Code Text Amendment to amend Chapter

18.42 Multi-Family (MF) Zone to reduce the amount of useable open space that a new multifamily development must set aside and maintain as part of a new development.

As part of the adopted and certified San Dimas Housing Element, the California State Department of Housing and Community Development (HCD) required the City to add Program 10, which calls for the City to amend the setbacks, open green area / open space and parking requirements in the Multi-Family zone to remove development constraints.

RECOMMENDATION

1. Staff and the Planning Commission recommend that the City Council open the public hearing, take public testimony, and close the public hearing; and

2. Introduce Ordinance 1301 (Attachment 1) approving Municipal Code Text Amendment 22- 0003, amending Chapter 18.42 Multiple-Family (MF) Zone to reduce the required amount

MCTA 22-0003 - Consideration of a Municipal Code Text Amendment Page 2 For the Meeting of November 28, 2023
of open green areas/open space, and the required front and side yard setbacks for developments in the MF Zone, and Chapter 18.156 Vehicle Parking and Storage with respect to vehicle parking requirements for multi-family developments along with associated clean up items, and determine the ordinance is exempt from CEQA under CEQA Guidelines 15061(b)(3).

FISCAL IMPACT
There is no fiscal impact for the recommended action.

BACKGROUND
On April 4, 2022, David Yashar submitted an application to request the initiation of a Municipal Code Text Amendment to reduce the amount of open green areas/open space required for a new multi-family development within the MF Zone, MCTA 22-0003.

On May19, 2022, the Planning Commission considered the request and initiated the Code Text Amendment (Attachment 6). In addition, the Commission directed Staff to explore reducing the required setbacks to provide additional areas where open green areas/open space may be provided and to increase the developable area of parcels within the MF Zone. Subsequently, on September 1, 2022, the Planning Commission held a public hearing and adopted Resolution PC1654, recommending that the City Council approve MCTA 22-0003 to reduce the amount of open green areas/open space, as well as reduce the required front and side setbacks in the MF Zone (Attachment 5).

On September 27,2022 Staff presented the MCTA to the City Council. After Staff’s presentation, Council continued the item to the October 11, 2022, meeting. During this meeting, the Council voted for no action and requested that Staff schedule the item for a future Study Session to further discuss the amendments.

On September 27, 2022, the City Council approved the 6th Cycle Housing Element for San Dimas through Resolution 2022-50. The Housing Element was then certified by the HCD on October 14, 2022. Included within the Housing Element is Program 10, which calls on the City to revise standards, including parking requirements, which constrain development within the MF-30 and MF zones (Attachment 2).

On September 26, 2023, the City Council held a Study Session to discuss the proposed standards and provide feedback to Staff (Attachment 4). The standards were the same that were previously presented to the Commission and the Council, and parking standards as required by the Housing Element. Staff received City Council feedback and made their requested changes to the proposed code text. The information presented to the City Council was the same as had been previously provided to the Planning Commission and City Council for the Public Hearings.

On November 2, 2023, the Planning Commission held a public hearing and voted 5-0 to adopt Resolution PC-1672, recommending that the City Council approve MCTA 22-0003 to reduce the amount of open green areas/open space, the required front and side setbacks and the required number of parking spaces required per unit for new multi-family developments (Attachment 3).

DISCUSSION/ANALYSIS

MCTA 22-0003 - Consideration of a Municipal Code Text Amendment Page 3 For the Meeting of November 28, 2023
The proposed MCTA seeks to amend Section 18.42.050, Multiple-Family (MF) Zone of the San Dimas Municipal Code (SDMC), specifically the sections regarding the amount of open green area required for new multi-family developments and the required front and side yard setbacks, and Section 18.156, Vehicle Parking and Storage, regarding the amount of parking spaces which must be provided for new multi-family developments. To assist in determining proper open space standards, setbacks and parking standards for the City of San Dimas, Staff surveyed nearby and similar cities to understand what standards they currently apply to multi-family zoned properties.

It is important to note that a number of these cities currently have a program in their Housing Element that calls for the city to look at revising the current multi-family standards.

Open Green Areas / Open Space
Currently, the SDMC calls for a minimum of 30% of the total lot area to be set aside and maintained as usable open green areas. This open green area may not include the front setback, which must average 25 feet in depth, and may only include the rear or side yard setbacks through the issuance of a Conditional Use Permit. While providing open space as part of multi-family developments is appropriate, the Code’s current requirement can materially impact buildable area. For example, a 10,000 square foot lot with a proposed four (4) unit development (the maximum number of units that could realistically be developed in the MF zone on a lot of that size) would need to provide 3,000 square feet of usable open green area, or 750 square feet per unit under this example. The 3,000 square feet would not include any of the front yard and the development would still need to provide for driveways and parking, which would significantly limit the amount of buildable area.

The City has also identified the open space requirement in the MF zone as a potential impediment to the development of housing in the City’s Adopted 6th Cycle Housing Element and added a program to the Housing Element Update, Program 10, to revise the open space and setback requirements to ensure that that they are not a constraint to development. Therefore, this amendment would be consistent with the City’s Adopted Housing Element, which was certified by the Department of Housing and Community Development (HCD) on October 14, 2022.

Staff surveyed nearby and similar cities to understand how they approach open green areas/open space within their multi-family zones. As seen in table 1 below, there is a great deal of variation in the amount of open green area/open space that cities require. The City of San Dimas’ current requirement would place it among the cities requiring the most open space per unit, with only Claremont requiring more open space, as their minimum amount is based on number of bedrooms. The City’s amount of required open space limits development in the MF zone and is inconsistent with the average amount of open space required by surrounding cities (See Table 1).

MCTA 22-0003 - Consideration of a Municipal Code Text Amendment Page 4 For the Meeting of November 28, 2023
City Open Space Requirement Private Space Requirement
Claremont 400 sq ft per bedroom Included in open space
Upland 250 sq ft per unit 100 sq ft per unit
Glendora 400 sq ft per unit No additional space required Monrovia 40% (RM Zone), 20% (RH Zone) of
gross unit floor area
At least half of provided space shall
be private space
Arcadia 100 sq ft per unit No additional space required Duarte 200 sq ft per unit 200 sq ft/100 sq ft (Ground/Upper floor) per unit
Covina 120 sq ft per unit 100 sq ft per unit
La Habra 400 sq ft per unit 250 sq ft per unit
La Verne 45% of lot area No additional space required
San Dimas 30 % of lot area No additional space required To remove a constraint to the development of multi-family housing, as identified in the City’s adopted and certified Housing Element, and to be more in line with surrounding cities, Staff is proposing an open space requirement of 400 square feet of common space per unit. Existing Code text requiring that at least 50% of the open green areas be provided as a contiguous space has been maintained in the Code to guarantee that the provided open space is useable for residents. Staff also modified the language regarding the amount of open space that swimming pools, playgrounds, court game facilities and recreational buildings may occupy. The current Code limits these uses to no more than 6% of the required open green space, which severely limits these types of uses to a point where they are not functional or cannot be provided. Staff has therefore increased the amount of open space that may be occupied by such use to 50% for lots up to 15,000 square feet, and 25% for lots over 15,000 square feet. Staff believes this will allow for the development of on-site amenities that are functional and beneficial for residents.

Setbacks
Per the direction of the Planning Commission, Staff also looked at reducing the required setbacks in the MF zone in order to provide additional areas where open green areas/open spaces may be provided and to provide for more developable area on a parcel, leading to better designed projects for both the City and the residents of said developments. Staff surveyed nearby and similar cities to compare their setbacks within their multi-family zones. As seen in table 2 below, there is again a great deal of variation in the required setbacks among nearby cities. San Dimas’ side and street side setbacks would place it among the highest required setbacks, with only the street side setbacks of Glendora and Arcadia equal or greater. San Dimas’ front setback is also above average in comparison to other surrounding cities.

Table 1 – Open Space Requirements of Nearby Cities

MCTA 22-0003 - Consideration of a Municipal Code Text Amendment Page 5 For the Meeting of November 28, 2023
City Front Setback Interior Side
Setback – MF
Adjacent
Interior Side
Setback – SF
Adjacent
Street Side
Setback
Claremont 25’ 8’ 8’ 15’
Upland 20’ 5’ 5’ 5’
Glendora 20’ 4’ for first story/
10’ for two-story
4’ for first story/
10’ for two-story
4’
Monrovia 25’ 10% of lot width,
5’ min & 15’ max
for first story / 5’
or 8’ for every
additional story
10% of lot width,
5’ min & 15’ max
for first story / 5’
or 8’ for every
additional story
10% of lot width,
10’ min & 15’
max
Arcadia 25’ 10’ 10’ 25’
Duarte 30’ 5’ 5’ 10’
Covina 20’ 5’ for first story &
10’ for second or
higher
5’ for first story &
10’ for second or
higher

12.5’ for first
story & 17.5’ for
second or higher
La Habra
15’ 5’ for first two
stories/ 10’ for
third story
5’ for first two
stories/ 10’ for
third story
10’ for first two
stories/ 15’ for
third
La Verne 25’ 5’ & 10’ 5’ and 10’ 10’
San Dimas 25’ 20’ 20’ for single
story, 30’ for two
or more stories
20’
Currently, the SDMC calls for a front yard setback with an average depth of 25 feet and a depth of not less than 15 feet. The required front yard setback may not be used to provide the required open space and must be landscaped. Typically, front yard landscaping includes planters, trees, shrubs and decorative landscaping features, which creates a large area that is generally unused by residents and takes away from the developable area on a lot. Staff is proposing to reduce the front setback to 20 feet. This would be in line with the development standards of surrounding cities and would still provide an area for landscaping, while also improving the development capability and space for open green areas on MF zoned lots. Staff would work with applicants as projects were being developed to ensure that the landscaping improves both the visual aspect of the property and improves the streetscape.

Staff is additionally proposing to reduce the required side yard setback for MF zoned properties.

Currently, the SDMC requires a 25-foot side yard setback when a given property is not adjacent to a single-family zoned property. Staff is proposing to reduce this to 15 feet. When a given property is adjacent to single-family zoned properties, the Code currently requires a 20-foot side yard setback for single-story structures and 30 feet for two (2) or more stories. Staff is proposing to reduce this setback to 15 feet for the first story and 20 feet for the second and third story. This again provides for more developable area on the lot, while still maintaining setbacks that provide for adequate spacing between structures on adjacent properties. When a property has a side property line adjacent to a public street, the code requires a 25-foot setback. As this setback further impacts the development of MF zoned lots, Staff is proposing to reduce the street side setback to 15 feet.

Table 2 – Setback Requirements of Nearby Cities

MCTA 22-0003 - Consideration of a Municipal Code Text Amendment Page 6 For the Meeting of November 28, 2023
Lastly, Staff is proposing to remove language from the SDMC which requires buildings over two (2) stories in height to provide a setback from single family residential zones and public streets that is at least equal to the height of the building. This could create setbacks in excess of 40 feet for any three-story multiple family development, which would be excessive in the opinion of Staff.

All the proposed revisions to Chapter 18.42 Multiple-Family (MF) Zone are provided in Exhibit A to Resolution PC 1672 (Attachment 1). See Table 3 below for a comparison of proposed to existing amendments to MF standards being proposed.

Current Standard Proposed Standard
Open Space 30% of total lot 400 square feet per unit
Front Average of 25 feet, not less
than 15 feet
20 feet
Rear 20 feet 20 feet
Side (SF Adjacent) 20 feet for 1st story, 30 feet
for 2nd and 3rd story
15 feet for 1st story, 20 feet
for 2nd and 3rd story
Side 20 feet 15 feet
Street Side 25 feet 15 feet
Parking Standards
Currently, The San Dimas Municipal Code mandates that new multi-family residences provide “Two covered spaces per unit, plus one noncovered space for each additional bedroom beyond two bedrooms per unit, plus one noncovered guest space for every three units” (SDMC 18.156.050(C)(1)). As identified in the 6th Cycle Housing Element, Program 10, these current standards constrain the development of multi-family projects within the City. In particular, the number of spots required for studio/one-bedroom units and units with 3 or more bedrooms were problematic in regard to achieving maximum density and making it difficult for developers to offer products that would meet the needs of singles/young couples and larger families.

The following chart shows the multi-family parking standards for other nearby cities. It is important to note that these are the current standards and many cities have been or will be tasked with modifying their parking standards as part of the 6th Cycle Housing Element implementation programs.

San
Dimas
(Current)
La Verne Claremont Whittier Monrovia
(Downtown) Arcadia
Studio/1
Bedroom 2 2 1.5 2 1 2
2 Bedroom 2 2 2.25 2 2 2
3+
Bedroom
1 per
bedroom N/A N/A N/A N/A N/A
Guest 1 per 3
units
1 per 2
units
1 per 2
units
1 per 4
units N/A 1 per 2 units
Table 3 – Existing Standards and Proposed Changes
Table 4 – Parking requirements for nearby cities

MCTA 22-0003 - Consideration of a Municipal Code Text Amendment Page 7 For the Meeting of November 28, 2023
Staff is proposing 1.5 covered spaces per studio/one-bedroom unit and 2 covered spaces for units with two or more bedrooms, plus one noncovered guest space for every four units. This reduction provides a meaningful number of parking spaces for residents and guests while allowing that every unit may not require parking for two vehicles.

It is important to note that AB 2097, which went into effect on January 1, 2023, prohibits the City of San Dimas from imposing minimum parking standards on multi-family development projects that develop within a half-mile radius of a major transit stop, which includes the future A-Line, formerly Gold Line, Station. Cities can still enforce requirements for EV charger parking spaces and accessible parking spaces for persons with disabilities, as required by the California Building Code; however, no additional minimum parking standards can be required.

The passage of AB 2097 is one of many recent legislations that demonstrates the State’s aggressive actions to further multi-family development. Therefore, it’s imperative that the City move forward with the parking and other development standard amendments now and not wait for the State to provide direction, which would likely be far less restrictive than the standards that Staff is currently proposing.

ALTERNATIVES
There are no alternatives proposed for this request; however, the City Council may propose alternative standards than those discussed in this report.

ENVIRONMENTAL REVIEW
Pursuant to CEQA guidelines Section 15061 (b)(3), CEQA does not apply to this item because there is no potential for causing a significant effect on the environment. Therefore, no additional environmental review is needed at this time.

Respectfully submitted,
Kenneth Fichtelman
Associate Planner
Attachments:

1. Ordinance 1301

2. 6th Cycle Housing Element Programs

3. Planning Commission Staff Report from November 2, 2023

4. City Council Study Session Staff Report from September 26, 2023

5. Planning Commission Staff Report from September 1, 2022

6. Planning Commission Staff Report from May 19, 2022

ATTACHMENT 1
ORDINANCE 1301

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS,

COUNTY OF LOS ANGELES, CALIFORNIA, APPROVING MUNICIPAL CODE TEXT AMENDMENT 22-0003, AN AMENDMENT TO CHAPTER 18.42

MULTIPLE-FAMILY (MF) ZONE OF THE SAN DIMAS MUNICIPAL CODE TO

REDUCE THE REQUIRED AMOUNT OF OPEN GREEN AREAS/OPEN SPACE AND FRONT AND SIDE YARD SETBACKS AND CHAPTER 18.156 VEHICLE

PARKING AND STORAGE OF THE SAN DIMAS MUNICPAL CODE TO

REDUCE THE REQUIRED AMOUNT OF PARKING FOR MULTI-FAMILY
DEVELOPMENTS ALONG WITH VARIOUS CLEAN UP ITEMS.

WHEREAS, an Amendment to the San Dimas Municipal Code has been duly initiated by the Applicant, David Yashar and further amended by the City of San Dimas; and WHEREAS, the Amendment is described as an amendment to Chapter 18.42 – MultipleFamily (MF) Zone, to reduce the required amount of open green areas/open space, front and side yard setbacks and parking requirements for developments in the MF Zone; and WHEREAS, on May 19, 2022, the Planning Commission approved to initiate the Municipal Code Text Amendment as requested by the Applicant; and
WHEREAS, on September 1, 2022, the Municipal Code Text Amendment was presented to the Planning Commission and recommended approval to the City Council; and WHEREAS, on September 27, 2022, the item was presented to the City Council and continued to the October 11, 2022, meeting, where the City Council voted to take no action and requested that Staff schedule the item for a future Study Session; WHEREAS, on September 27, 2022 the City Council approved the 6th Cycle Housing Element for San Dimas through Resolution 2022-50, which was then certified by the California State Department of Housing and Community Development on October 14, 2022, which contained a program to amend the open space standards, setbacks and parking requirements within all Multi-Family Zones; and
WHEREAS, on September 26, 2023 the City Council held a Study Session and directed Staff to amend the open space, front and side yard setbacks, and the parking requirements for new multi-family developments; and
WHEREAS, on November 2, 2023, the Planning Commission, during a regularly scheduled public hearing, voted 5-0 to recommend approval of Municipal Code Text Amendment 22-0003 to the City Council; and
WHEREAS, the Amendment would affect certain parcels of the City within the MultipleFamily (MF) Zone; and WHEREAS, notice was duly given of the public hearing on the matter and that public hearing was held on November 28, 2023 at the hour of 7:00 p.m., with all testimony received being made a part of the public record; and

Ordinance 1301 Page 2
Municipal Code Text Amendment 22-0003
WHEREAS, the City Council determines that the proposed amendment is exempt from review under the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines, where it can be seen with certainty that the amendment would not have a significant effect on the environment.

NOW, THEREFORE, the CITY COUNCIL of the CITY OF SAN DIMAS, California, does ordain as follows:

A. The proposed Municipal Code Text Amendment will not adversely affect adjoining property as to value, precedent or be detrimental to the area.

The proposed amendments to reduce the required open space, front and side yard setback, and parking requirements for MF zoned parcels would allow for greater development potential on these parcels, without impacting adjoining properties or properties in the general area. The reduced setbacks would still provide for adequate spacing between structures on adjacent properties; therefore, no impact to adjoining properties is anticipated. The proposed parking requirements are still adequate for the needs of the developments and will allow more flexibility in design. In addition, the amendments would relax existing development constraints in the MF zone, which could increase the value of these properties, encourage new development within the City and potentially increase the value of nearby properties in the process. Any new development in the MF zone would still be subject to the high architectural standards that the City expects; therefore, the amendments would not be detrimental to the surrounding area.

B. The proposed Municipal Code Text Amendment will further the public health, safety and general welfare.

The proposed amendments are meant to improve the development capability of MF zoned parcels, which could result in new developments and expansion of existing multi-family developments. This would further the general welfare of San Dimas by increasing the available housing stock for all residents and providing more housing options within the City. New developments and expansion of existing developments would be subject to all City and Building Code requirements to ensure there is no impact to the public health, safety and general welfare.

C. The proposed Municipal Code Text Amendment is consistent with the General Plan and applicable Zoning.

The proposed amendments to reduce the required open space, front and side yard setbacks, and parking requirements for parcels within the MF zone would create more flexible development standards in compliance with the existing Multi-family General Plan land use designation and the MF zoning. The City’s adopted 6th Cycle Housing Element, which was certified by the Department of Housing and Community Development, includes Goal 4, the removal of government constraints, and Program 10, which aims to identify and remove development constraints in the MF zone;

Ordinance 1301 Page 3
Municipal Code Text Amendment 22-0003
therefore, the proposed amendments would be consistent with the General Plan, and MF zoning, as well as with the City’s 6th Cycle Housing Element.

SECTION 1. SEVERABILITY. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdication, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more section, subsection, subdivision, sentence, clause, phrase, or portion thereof be declared invalid or unconstitutional.

SECTION 2. CEQA DETERMINATION. The City Council hereby finds and determines that is can be seen with certainty that there is no possibility that this ordinance may have a significant adverse effect on the environment. Thus, the adoption of this ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines.

SECTION 3. EFFECTIVE DATE AND PUBLICATION. This Ordinance shall take effect 30 days after its final passage. The City Clerk shall certify to the adoption of this Ordinance and cause the same to be posted at the duly designated posting places within the City and published once within 15 days after passage and adoption as may be required by law in a newspaper of general circulation in the City of San Dimas hereby designated for that purpose; or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and certified copy of the text of this Ordinance shall be posted in the Office of the City Clerk five days prior to the date of adoption of this Ordinance; and, within 15 days after adoption, the City Clerk shall cause to be published, the aforementioned summary and shall post a certified copy of this Ordinance, together with the vote for and against the same, in the Office of the City Clerk.

NOW, THEREFORE, BE IT FURTHER RESOLVED, PURSUANT TO THE ABOVE FINDINGS, that the City Council approval of Municipal Code Text Amendment 22-0003 as set forth in Attached Exhibit A.

PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of San Dimas this 28th day of November, 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________________
Emmett G. Badar, Mayor
ATTEST: APPROVED AS TO FORM:

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Municipal Code Text Amendment 22-0003
__________________________ ___________________________
Debra Black, City Clerk Jeff Malawy, City Attorney
I, DEBRA BLACK, CITY CLERK of the City of San Dimas, do hereby certify that Ordinance 1301 was introduced at a regular meeting of the City Council of the City of San Dimas on the 28th day of November, 2023, and thereafter passed, approved and adopted at a regular meeting of said City Council held on the 12 day of December, 2023. ___________________________
Debra Black, City Clerk

Ordinance 1301 Page 5
Municipal Code Text Amendment 22-0003
Exhibit A
New text in blue underlined
Deleted text is in Red and Strikethrough
Existing text moved to new location
Chapter 18.42

MULTIPLE-FAMILY (MF) ZONE
Sections:

18.42.010 Purpose.

18.42.020 Uses permitted.

18.42.030 Uses permitted by conditional use permit.

18.42.040 Density.

18.42.050 Property development standards.

18.42.060 Development plan approval.

18.42.010 Purpose.

The purpose of the MF zone is to provide for the development of medium and high density multiple-family projects, to ensure that such development is compatible with contiguous uses, to encourage well-planned neighborhoods through creative and imaginative site planning and to ensure integrated design and unified control of design. (Ord. 965 § 2, 1992)

18.42.020 Uses permitted.

Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses. All uses shall be subject to the property development standards set forth in this chapter.

A. Primary Uses.

1. Single-family dwelling, when located on lots which comply with the minimum lot area requirements of the SF-7500 zone.

B. Incidental Uses.

1. Home occupations.

2. Household pets as described and regulated in Chapter 18.20 Residential Zones Generally. (Ord. 1226 § 1, 2014; Ord. 965 § 2, 1992)

18.42.030 Uses permitted by conditional use permit.

The following uses shall be permitted pursuant to the provisions of Chapter 18.200:

A. Apartments, condominiums, townhouses and similar multiple-family developments.

B. Churches.

1. Day care centers, day nurseries, and nursery schools as an accessory use only.

C. Convents.

D. Rectories.

E. Public utility substations.

F. Senior citizen housing projects.

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Municipal Code Text Amendment 22-0003
G. Transitional and supportive housing. (Ord. 1223 § 2, 2013; Ord. 1193 § 2, 2010; Ord. 965 § 2, 1992)

18.42.040 Density.

The following density standards shall apply to all land and buildings in the MF zone:

Method of Designation. A number specifying the maximum permitted number of dwelling units per net acre in the MF zone shall be appended to the base zoning district on the official zoning map to designate the density. (Example: a multiple-family zone allowing fourteen units per net acre would show on the official zoning map as MF (14).) (Ord. 1214 § 1, 2013; Ord. 965 § 2, 1992)

18.42.050 Property development standards.

The following property development standards shall apply to all land and buildings in the MF zone:

A. Site Area. There is no minimum site area, except as set forth for single-family dwellings in Section 18.42.020.

B. Ground Coverage. Maximum ground coverage shall not exceed sixty percent of the total lot or parcel area. All land covered by residential structures, parking facilities, including paved areas used for parking and vehicular access, shall be considered when computing ground coverage. Deckways, patios, patio and recreation structures and facilities shall be excluded.

C. Building Height.

1. No building or structure erected in this zone shall have a height greater than thirty feet or two stories, except as provided by the following:
a. Building height may be increased to thirty-five feet and/or three stories with the approval of a conditional use permit pursuant to Chapter 18.200 when each of the following findings is made:
i. The building setback from adjacent single-family residential zones and public streets is increased to be at least equal to the building height;
iii. The architectural and site design of the project is enhanced by allowing the additional height;
iiiii. A sloping or pitched roof design, rather than a flat roof design, is used; iviii. The appearance of height and associated mass and bulk is mitigated by appropriate building and site design features.
b. A steeple, spire or other similar projection above a building used primarily for religious purposes may extend the total height of the structure and steeple, spire or other similar projection as high as forty feet, provided that the height of the steeple, spire or other similar projection shall be harmonious in design with the building or structure and with the surrounding neighborhood.

Such increase in height shall be approved by the development plan review board in accordance with Chapter 18.12.

2. Where a building or structure is erected on sloping terrain having a gradient of twenty-five percent or greater, the height of the building or structure shall be measured from the highest adjoining ground surface level at the base of the building or structure.

D. Yards.

1. Front. There shall be a front yard setback having an average depth of twenty-five feet with a minimum depth of fifteen feet extending across the full width of the lot or parcel There shall be a front yard setback of not less than 20 feet.

2. Side. Side yard setbacks shall be as follows:

Ordinance 1301 Page 7
Municipal Code Text Amendment 22-0003
a. When multifamily structure is adjacent to properties zoned for single-family use: twenty fifteen feet for single story and thirty twenty feet for two or more the second or third story stories. b. When multifamily structure is not adjacent to properties zoned for single-family use: twenty feet fifteen feet.
c. When recreational vehicle parking is provided in a side yard: thirty feet. dc. When side yard is contiguous to a public street: twenty-five fifteen feet. e. In all cases, there shall be a minimum of ten feet of landscaped setback adjacent to side property lines which shall be free from all structures, driveways, parking, trash enclosures and similar facilities. This may be reduced to five feet with the approval of a conditional use permit.

3. Rear. The minimum rear yard shall be twenty feet. Vehicular access, open parking or storage for recreational vehicles may be provided within a rear yard and, in such event, the setback shall be thirty feet; ten feet of such yard nearest the property line shall be landscaped.

Said ten feet may be reduced to not less than five feet with the approval of a conditional use permit.

E. Projections into Rear or Side Yards.

1. Garages or carports may be located on side or rear property lines except when the yard is contiguous to a single-family residential zone or adjacent to a street.

2. Eaves, balconies, patio roofs and exterior stairways may project not more than fifty percent into the required yard.

3. Fireplaces may project not more than twenty-four inches.

F. Distance Between Buildings. The minimum distance between buildings shall be as follows:

1. Front to front: thirty feet.

2. Front to side/rear: twenty feet.

3. Other: fifteen feet.

For the purpose of this section, “front” means that wall which contains the primary entry to the unit.

G. Floor Area of Dwelling Units.

1. The minimum floor area per dwelling unit for apartment, transitional, supportive housing and other types of rental housing shall be:
a. Units with no bedrooms: four hundred fifty square feet. b. Units with one bedroom: six hundred fifty square feet. c. Units with two bedrooms: eight hundred fifty square feet. d. Units with three bedrooms or more, additional area for each bedroom exceeding two: two hundred fifty square feet.

2. The minimum floor area per dwelling unit for condominiums and other types of ownership housing shall be:
a. Units with no bedrooms: not permitted.
b. Units with one bedroom: eight hundred square feet.
c. Units with two bedrooms: one thousand square feet.
d. Units with three bedrooms or more, additional area for each bedroom exceeding two: two hundred fifty square feet.

3. Senior citizen housing developments shall comply with the standards set forth in Section

18.151.090.

HG. Open Green Space Areas. A minimum of thirty percent of the total lot or parcel area shall be maintained as usable open green areas 400 square feet per unit shall be maintained as open space area for common use among residents.

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Municipal Code Text Amendment 22-0003

1. Open green space areas shall be conveniently located and easily accessible from all dwelling units.

2. At least 50 percent of the open green space area must be provided as a contiguous space which must measure at least 10 feet in any given direction.

23. Open green space areas may include swimming pools, putting greens, court game facilities, playground areas and recreational buildings, provided that such buildings improvements do not exceed more than six 50 percent of the required open green area for lots up to 15,000 square feet, and not more than 25 percent for lots over 15,000 square feet. a. Accessory billiard use as defined by Section 10.08.007 of this title, in conjunction with a community recreation building or facility.

34. When a development includes one or more units containing more than two bedrooms, a portion of the open green area required by this chapter shall be improved with playground equipment intended specifically for use by children. The size, location and design of said area shall be established in conjunction with the project approval.

45. Open green areas shall not include streets, vehicle parking areas or accessways; distance between buildings of less than ten feet, or required yard setbacks, except that side and/or rear yard setbacks may be included with the approval of a conditional use permit when the following findings are made:
a. The side and/or rear yards are designed to create usable open green areas. b. The overall site design is enhanced by allowing the use of the setbacks as open green areas.

IH. Utilities.

1. All utility services shall be installed underground.

2. For condominiums and other multiple-family projects with individual ownership, each unit shall have individual water, sewer and utility connections and each utility that is consumed within the unit shall be separately metered and/or have a separate lateral, as appropriate.

JI. Landscaping.

1. All required yards, spaces between buildings, and open green areas shall be landscaped pursuant to an approved landscape plan prepared by a landscape architect. Landscaping shall be maintained by an electric remote control automatic sprinkler system and kept weeded and disease-free.

2. In all cases, there shall be a minimum of ten five feet of landscaped setback adjacent to side property lines which shall be free from all driveways, parking, trash enclosures and similar facilities. This may be reduced to five feet on the interior side yard with the approval of a conditional use permit.

KJ. Refuse Storage. All outdoor trash, garbage and refuse storage shall be screened on all sides from view by a minimum six-foot-high decorative concrete block or masonry wall and the opening provided with a durable wood or metal gate. The inside dimensions of such enclosure shall be eight feet by ten feet determined by Public Works. They shall be provided with hose bibs for maintenance and shall be of adequate number and be conveniently located for all units.

Additional requirements to accommodate recycling facilities may be required.

LK.Building Length. No building shall exceed a length of one hundred fifty feet.

ML. Lighting. All lighting of the buildings, landscape areas and storage areas shall be placed so as to not reflect onto adjoining properties. When necessary, a detailed lighting plan may be required.

Ordinance 1301 Page 9
Municipal Code Text Amendment 22-0003
NM. Mechanical Equipment. All ground mechanical equipment shall be screened behind a permanent structure. All rooftop mechanical equipment shall be completely screened by architectural components integral to the design of the building.

ON. Off-Street Parking. The provisions of Chapter 18.156 shall apply.

PO. Signs. The provisions of Chapter 18.152 shall apply.

QP. Laundry Facilities. When laundry facilities are not provided in each unit, such facilities shall be provided within a totally enclosed permanent building, convenient to all units, and provided with automatic washers and dryers.

RQ. Fences and Walls.

1. Required. Where an MF zone abuts a single-family residential zone, there shall be a decorative masonry wall not less than six feet in height erected along and adjacent to the property line, except that such wall shall be reduced to not more than forty-two inches in height, or may be eliminated, in any required yard abutting a street.

2. Permitted. Fences, walls and retaining walls not greater than six feet in height shall be permitted on or within all rear and side property lines on interior lots and corner lots when abutting a street, on or to the rear of all front setback lines. (Ord. 1193 § 2, 2010; Ord. 1072 § 7, 1997; Ord. 995 § 1, 1993; Ord. 965 § 2, 1992)18.42.050

18.42.060 Development plan approval.

Before any building or structure is erected in this zone, a development plan shall have been submitted and approved in accordance with the provisions of Chapter 18.12. (Ord. 965 § 2, 1992)

Ordinance 1301 Page 10
Municipal Code Text Amendment 22-0003

18.156.050 Automobile parking space required
C. Residential Uses.

1. Single-family residences, including
transitional and support housing when
designed as a single-family residence
Two garage spaces per unit

2. Second units One covered space per unit, plus one
additional covered or noncovered space if
more than one bedroom is provided

3. Duplexes Two garage spaces per unit

4. Apartments 1.5 covered space per each studio or 1-
bedroom unit, Two covered spaces per 2-
bedroom or larger unit, plus one noncovered
space for each additional bedroom beyond
two bedrooms per unit, plus one noncovered
guest space for every three four units

5. Condominiums, townhomes and other
similar complexes
Two garage spaces per unit, plus one
noncovered space for each additional
bedroom beyond two bedrooms per unit, plus
one guest space for each three units

6. Senior citizen housing One covered space per unit and one noncovered space per unit. All spaces shall
be marked with the appropriate unit number
and shall be within 100 feet of the unit they
will serve

7. Mobile homes Two spaces adjoining each mobile home unit, plus one space for every four units for guest
parking

8. Fraternities, sororities, lodging houses,
rooming houses, hostels and similar uses
One space for each sleeping room or one
space for every two beds, whichever is
greater

9. Emergency shelters and year-round
emergency shelters
One space for every five residents in addition
to one space for every employee on the
maximum shift. Shelters within 1,000 feet of
public transportation may reduce the overall
parking requirement by 25 percent

10. Transitional and support housing when
designed as apartments

0.5 space per bedroom plus one guest space
per five units

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-21
D. Housing Programs
Housing programs define the specific actions the City will undertake to achieve the stated goals and policies and are organized around the City’s housing goals. able HE-5.4 at the end of this section summarizes program objectives, funding sources, the agency responsible for implementation, and policy addressed.

Housing and Neighborhood Preservation

1. Housing Code Compliance
The City’s Building Code, Housing Code, Property Maintenance Code, and other regulations establish minimum standards for the construction and maintenance of buildings, property, and structures. The City’s Code Compliance program enforces these regulations to protect the health, safety, and welfare of the public, maintain quality neighborhoods, and improve housing security and safety for all.

To encourage and facilitate code compliance, the City provides information about the ongoing grant program to address code violations. In addition to City codes, homeowners may need to comply with Codes, Covenants, and Restrictions adopted by neighborhoods that are more restrictive than city codes. CC&Rs are enforced by the respective associations and are outside the purview of City staff.

Objective(s):
■ Conduct property inspections and resolve up to 200 cases annually, focusing in broader downtown
■ Require adherence to local property regulations and requirements ■ Inform residents of available resources to address code violations

2. Home Rehabilitation
The City’s Single-Family Rehabilitation Program offers financial assistance for repairing repairs to address conditions that are detrimental to health and safety.

Grants are restricted to lower income households. The maximum repair grant amount is $7,500 under the CDBG program and $3,000 under the Mobile Home Rehabilitation Program. Eligible use of funds includes roofing, electrical, heating/air conditioning, termite fumigation, windows and doors, and other improvement needs. Occupancy restrictions apply. This program helps to improve housing security, reduce potential displacement concerns, address disproportionate housing needs among lower income residents, and address place-based investment needs one home at a time in older areas.

Objective(s):
■ Provide financial assistance for 10 home rehabilitation projects annually ■ Provide financial assistance for 15 mobile home rehabilitation annually ■ Provide financial assistance for 10 mobilehome chair lifts annually Attachment 2

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-22

3. Historic Preservation
San Dimas has a rich history that is reflected in its older downtown core area, bordered generally by Gladstone Street, Walnut Avenue, Arrow Highway, and Amelia Avenue. Approximately 300 properties were identified in a local historic resource survey in the early 1990s, and additional homes may also qualify as historic since then. The City encourages preservation of these structures through state programs; additional incentives to encourage preservation may be available.

One state program, the Mills Act, enables the owner of a structure listed as historically significant by the City to agree with the City to preserve, maintain, and possibly rehabilitate the home. The benefit to the homeowner is a substantial reduction in property taxes for historic properties that qualified after Prop 13. The City implements its Town Core Design Guidelines to guide the construction and alteration of residential structures and preserve the architectural features, and character of historic homes and commercial and mixed-use areas in San Dimas.

Objective(s):
■ Implement Town Core Design Guidelines; make available on the website and with brochures at the planning counter
■ Encourage preservation of historic homes by marketing the Mills Act and by making available brochure on the City's website and planning counter ■ Consider codifying the Mills Act into the Municipal Code to facilitate in the preservation of historic homes

4. Neighborhood Beautification
Maintaining a high quality of life in residential neighborhoods is a high priority for residents and businesses. San Dimas neighborhoods offer a high quality of life, and most of the city’s housing stock is in good condition. Historically, the City provided neighborhood clean-up along with funds for minor housing repairs within targeted neighborhoods that could benefit from focused beautification work. The program, funded by federal CDBG assistance, provided an effective tool to stimulate neighborhood participation and revitalization. With changes in CDBG regulations, however, the beautification program no longer qualified for federal funding and therefore was put on hold until funding is acquired. Still, targeted efforts are needed to improve the quality of life in select neighborhoods, focusing on aging infrastructure, community facilities, and repairing older homes. Neighborhood beautification efforts and a community survey of needs will help to address the need for place-based investment one home at a time.

Objective(s):
■ Consider reestablishment of the Neighborhood Beautification program ■ Identify areas needing improvement through a survey
■ Seek additional sources of funding to reestablish the program

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-23
Balance in Housing Types

5. Housing Sites Inventory
The City will rezone acreage shown in Program 7 to a residential and mixed use zoning, allowing density ranging from 25 to 45 units per acre by June 30, 2024.

Rezoned sites will permit owner-occupied and rental multifamily uses by right per GC §65583.2 (h) and (i) for developments in which 20% or more of the units are affordable to lower income households. Sites will be selected from Appendix A and will have capacity to accommodate at least 16 units and be available for development with infrastructure in the planning period. Site capacity will incorporate density performance standards (See Program #7) and zoning will establish development standards that encourage maximum density.

Objective(s):
■ Maintain an inventory and map of sites available for residential development and provide at the front counter upon request
■ Rezone sites (see Program #7) within two years of adoption of the housing element or upon adoption of the DTSP, whichever is earlier ■ Monitor sites to accommodate the unmet RHNA. If there are insufficient sites, rezone sites within 180 days of findings to ensure needed capacity

6. Accessory Dwellings (ADU)
In 2020, the City adopted Ord No. 1281 to facilitate prouction of ADUs and make its municipal code consistent with recent changes in state law, including removal of the covenant requirement. Based on current trends, 25 ADUs will receive permits annually and be built in higher resource areas, improving housing mobility and integrating affordable housing in higher resource/income neighborhoods.

Objective(s):
■ Monitor and record progress in ADU production and affordability on the housing element APR by April 1 of every calendar year. Monitor and make adjustments if needed at least twice in the planning period, in 2024 and 2027 ■ Adopt ADU incentives (e.g., expedited review and processing, increased marketing, waive permit issuance fees, development standard modification, expanded technical assistance for applicants, and improve/expanded ADU brochure) to encourage production of ADUs per AB671
■ Distribute a flier educating HOAs in north and southern San Dimas about benefits of ADUs, process for securing ADUs + incentives available. Seek to see 40% of new ADUs in those areas.
■ If after 1 year ADU production and affordability is below the projected annual average, staff will market the City’s ADU program in the City’s newsletter for one year, or until the production exceeds the projected annual average. If the deficit persists after 2 years, the City will rezone additional sites if needed

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-24

7. Downtown Specific Plan
San Dimas envisions a downtown that provides a vibrant and pedestrian-oriented environment containing shopping, entertainment, and housing for residents. Such an opportunity would capitalize on the Gold Line extension and the economic activity that accompanies rail construction. To capitalize on these benefits, San Gabriel Valley cities have discovered that specific plans create the integrated design, regulatory, and development contexts that enable vibrant downtowns. To improve housing mobility, provide affordable housing, and improve access to transit and economic opportunity, the City is preparing a downtown specific plan, including broad outreach and engagement effort to residents, that will replace the Creative Growth Area, with completion slated by 2023.

Objective(s):
■ Create general plan residential and mixed use land use/zoning designations and rezone up to 94 acres as follows:
> 12-16 du/ac: 5.5 acres multifamily housing
> 16-25 du/ac: 2.5 acres multifamily housing
> 25-35 du/ac: 5.8 acres multifamily housing; 7.3 acres mixed use > 35-45 du/ac: 5.9 acres multifamily housing; 34.6 acres mixed use > 45-55 du/ac; 21.5 acres for multifamily housing; 11.3 acres mixed use ■ Assign performance standards of 50 to 75% residential uses as specified on sites shown in Appendix B that are needed to accommodate the RHNA ■ As part of zoning designations, establish developments standards that encourage and facilitate achieving maximum densities.

8. Residential Design Guidelines
City staff use SMDC standards and guidelines to ensure well-designed projects.

The City is drafting objective development and design standards (ODDS) to provide greater clarity regarding site planning, building location, relationships to other structures on a property, streetscapes, architectural design, and sustainable site development and design. ODD standards will provide a clear and quantifiable direction to streamline the review process by removing subjective design review processes and providing a clear entitlement path for the applicant/ developer. In addition, these standards will improve development certainty and mitigate cost impacts, as projects can be designed to these standards and not require time consuming and costly revisions. Approval and implementation of ODDS will assist in removing constraints to facilitate multi-family development.

Objective(s):
■ Prepare, adopt, and approve ODDS for projects within the DTSP, and for all other multi-family and mixed-use properties citywide in 2023 ■ Also in 2023, modify approval findings, administrative procedures or other rules to ensure that meeting objective standards satisfies approval findings.

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-25
Market and Regulatory Constraints

9. Density Bonus Law
Last revised in 2013, Chapter 18.22 of the SDMC sets forth the City’s provisions to implement State density bonus law. In summary, applicants of residential projects with five or more units may apply for a density bonus and additional incentive(s) if the project meets one of the following criteria: 1) 10 percent of units affordable to lower income households; 5 percent of units affordable to very low income households, an age-restricted senior citizen housing project or mobile home park., or 10 percent of units in a condo project for moderate income households.

The density bonus varies according to set criteria, but generally ranges from 20 to 35 percent above the General Plan density. In addition to the density bonus, eligible projects may receive one to three additional development incentives, depending on the proportion of affordable units and level of income targeting. In addition to these incentives, developers may receive parking space reductions as prescribed in state law and local regulations.

Objective(s):
■ Review and revise the City’s density bonus regulations to ensure consistency with changes in state law (e.g., AB 2345).

10. MF Development Standards
In 2013, the SDMC Chapter 18.44 created a MF-30 residential zone to allow apartments, condominiums, townhomes, and senior housing by right at a minimum density of 30 du/acre. In 2014, this zone was used to facilitate the development of the Avalon Apartments. However, the frequency of its use has been limited due to standards that preclude achieving maximum project density.

Specifically, the parking space requirement for studio and one-bedroom units, open space along with on-site drainage requirements, and building spacing constrains the ability of the project to achieve maximum density of the zone.

Moreover, in lower density MF Zones, the development of smaller lot projects appears constrained by the open space and setback requirements. As a means to reduce barriers to housing and facilitate quality development, The City will therefore study and propose options for addressing these constraints.

Objective(s):
■ Revise MF-30 parking standards (e.g., studio and 1-bedroom unit parking) and other lot standards that constrain the achievement of maximum density ■ Review and revise open space and setback standards in the MF Zone that constrain the development of smaller multiple-family housing projects

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-26

11. Lot Consolidation
The housing element land inventory contains smaller lots that could be combined to make larger sites with shapes more conducive for development. This is especially the case in the downtown area, where the parcels are generally substandard in terms of width or depth. In these cases, lot consolidation offers the opportunity for property owners to develop projects that generate a higher return on investment and yield projects that have greater communitywide benefits. Lot consolidation involves merging existing parcels into fewer parcels through the elimination or modification of shared property lines to facilitate cohesive projects.

To reduce barriers to improving housing opportunity and choice, the City will draft a lot consolidation ordinance, along with incentives, to encourage the assemblage of sites desired to meet the RHNA. The intent is to use this tool, along with the proposed minor modifications and density bonus ordinances (Program 9 and 12), to facilitate and encourage development of sites to achieve the 2021-2029 RHNA.

Objective(s):
■ Waive lot consolidation planning fees to encourage the consolidation of lots desired to achieve the low and moderate income RHNA.
■ Draft and adopt a lot consolidation ordinance that encourages the development of housing sites to address the RHNA.
■ Review lot consolidation ordinance mid-term and modify or increase incentives if sufficient consolidations have not occurred.

12. Minor Modification Process
Allowing for creative designs in housing can benefit the community. The San Dimas Zoning Code (Chapter 18.24) implements a process for requesting modifications of development standards in the S-F Single Family Residential zone. The purpose is to promote residential amenities beyond those expected in a conventional development, to achieve greater flexibility in design, and to encourage wellplanned neighborhoods through creative and imaginative planning. In a built-out city, offering this type of flexibility can assist in facilitating the development of housing on sites that would otherwise be infeasible to develop, and allow for creativity in housing designs without requiring a variance and the associated findings required of a variance. The community could benefit from adopting a similar process for requesting minor modifications for multiple-family housing. To reduce barriers to housing development and increasing housing opportunity, the City will draft a minor modification ordinance for multiple-family developments.

Objective(s):
■ Extend Chapter 18.24 of the SDMC to include a similar process for granting minor modifications in residential or mixed use zones with either a MF-30 zoning designation or for sites within the DTSP.

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-27

13. Streamlined Permitting
Consistent with SB330, housing developments for which a preliminary application is submitted that complies with applicable general plan and zoning standards are subject only to the development standards and fees that were applicable at the time of submittal. This applies to all projects unless the project square footage or unit count changes by more than 20% after the preliminary application is submitted. The developer must submit a full application for the project within 180 days of submitting the preliminary application. The City offers predevelopment meetings prior to submission of formal applications to define the information needed to review a project, shorten the review process, and facilitate communication between applicants and City departments. The City currently defers to HCD for the required application process. To improve housing opportunity and reduce barriers (and affirmatively further fair housing), the City will adopt a streamlined permitting process.

Objective(s):
■ Establish a written policy or procedure to allow a streamlined approval process and standards for eligible projects, as set forth under Government Code 65913.4
■ Periodically review the process and, if needed, revise features of the process to ensure that statutory timelines are met

14. General Plan Updates
The 2021-2029 Housing Element relies on the preparation of a downtown specific plan and environmental impact report clearance to redesignate housing sites that are anticipated to accommodate the RHNA. However, larger general plan updates will be required to address existing and new changes to state law. As required under Government Code 65454, no specific plan may be adopted or amended unless the proposed plan or amendment is consistent with the general plan. The current general plan has a creative growth designation that allows for limited mixed uses. However, to implement the Downtown Specific Plan, the City will need to prepare a general plan amendment. In addition, new state law requires an update to the safety element and responsive goals to address climate change and resiliency as well as environmental justice. Upon completion of the housing element update, the City will need to commence subsequent focused updates to the general plan. These updates will ensure that the general plan is updated as required by state law and supports the City’s downtown plans.

Objective(s):
■ Amend the general plan, create an overlay, or other suitable tool to allow for the land uses envisioned for the downtown
■ Update the safety element to address, among other topics, climate change and resiliency and environmental justice

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-28
Assist in the Provision of Affordable Housing

15. Housing Choice Voucher (Section 8 or HCV)
The federal HCV program provides rental assistance to extremely low and very low income persons. The program offers a rent “voucher” equal to the difference between the current fair market rent and what a tenant can afford to pay (i.e., 30 percent of their income). A tenant may choose housing that costs above the 30 percent payment standard if they pay the extra rental cost. Housing vouchers can be allocated to specific projects (project-based vouchers) or allocated to renters (tenant-based voucher), who can use the voucher for any home registered with the Housing Authority. Housing vouchers are accepted at Monte Vista, Charter Oaks, and at Sunnyside. As a means for improving housing mobility and security, the City will encourage participation in and market the program to residents.

Objective(s):
■ Participate in federal HCV program, maintain up to 150 vouchers contingent on continued levels of HUD funding, and take actions to obtain 25% increase ■ Augment advertising by posting a web link to the LA County portal of available affordable housing, preparing a housing resource brochure advertising the program, and publicizing at City Hall and on City website ■ Distribute a flier educating apartment properties, landlords, HOAs, and condo associations about source of income protection in north and south San Dimas

16. Mobile Home Preservation
San Dimas has over 900 mobile home units within its five mobile home parks. The City purchased the 186-space Charter Oaks Mobile Home Park in 1998 and offers a space rental credit program to provide affordability for lower income residents.

The Housing Authority dedicates funds to make capital improvements at the park.

All mobile home parks are regulated by the Mobile Home Accord, which establishes maximum rents and provides a fair method for resolving disputes. The current Accord runs from 2021 thru June 2026. In addition, City ordinances govern the conversion of mobile home parks to condominiums, establishing specific noticing and other requirements to reduce the impact of conversions on residents.

As a means to prevent displacement and improve housing security, the City will continue its mobilehome preservation program with the actions below.

Objective(s):
■ Continue to retain affordability of the Charter Oaks Mobile Home Park and regulate space rental credits
■ Renew the Mobile Home Accord every five years to provide stability in space rents for the five mobile home parks
■ Continue to make periodic capital improvements to the Charter Oaks MHP with housing authority funds

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-29

17. Preservation of Assisted Housing
San Dimas has four projects providing 133 rent-restricted units. Sunnyside Apartments will also convert the project to market rents in March 2024. To prevent displacement and improve housing security for lower income residents, the City will work toward preservation of at-risk units as follows:
■ Contact property owners within one year of the affordability expiration date to discuss the City’s desire to preserve the units
■ Coordinate with property owners to ensure notices to tenants are sent out at 3 years, 12 months, and 6 months as required per Govt Code §65863.10 ■ Where property owners express an interest in preservation, conduct an economic analysis to determine the cost of buying-down rents and reach out to qualified entities who might be interested in preservation ■ Coordinate technical assistance to preserve the projects long-term covenants with options for a rent buydown, rehabilitation assistance, and/or mortgage refinance in exchange for affordability controls
■ Work with tenants or contact specialists to provide tenant education regarding tenant rights and conversion procedures
Objective(s):

Initiate discussions with owners of at-risk properties. Based on the outcome, the City will: 1) coordinate with owners to ensure proper noticing; 2) reach out to qualified entities for preservation options; 3) coordinate technical assistance with property owners; and 4) work with contract specialists to educate tenants.

18. Inclusionary Housing
With the enactment of SB 166 (No Net Loss) and loss of redevelopment authority, many cities have explored inclusionary housing ordinances (IHO). This is because as developers use a city’s available sites, originally earmarked for low income units or market rate, cities must find additional sites to replace the sites. Typically, IHOs require 15 percent of new housing units built be available at an affordable housing cost and occupied by households of low (in the case of rental) or moderate (in the case of homeowners) income. In June 2022, the City entered into a contract with SGVCOG to complete: 1) a market evaluation and economic feasibility study; 2) recommendations for IHO programs; and 3) template IHO for the City.

Objective(s):
■ Prepare market evaluation and economic feasibility study of a 15 to 20 percent inclusionary requirement for rental and ownership units ■ Develop options for an in-lieu fee and expenditure policy that includes extremely low and very low income units
■ If inclusionary requirements are deemed feasible, draft an ordinance for consideration and adoption by City Council

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-30

19. Collaborative Partnerships
As a means of further leveraging housing assistance for lower and moderate income households, the City will encourage partnerships with local organizations and other government agencies that offer housing-related services, such as the development of affordable housing and homeless prevention services. These partnerships, among others, will help to provide and augment the financial and administrative resources needed to implement housing programs. These organizations and agencies will include, but not be limited, to the following:
■ Habitat for Humanity
■ San Gabriel Valley Council of Governments
■ San Gabriel Valley Regional Housing Trust (JPA)
■ Regional Center of Orange County
■ San Dimas Community Hospital
■ Southern California Independent Living
Objective(s):
■ Continue to work with current housing partners and, as needed, evaluate expanding partnership to augment administrative and financial resources ■ Evaluate the feasibility of joining the San Gabriel Valley Regional Housing Trust and, if beneficial, pursue membership status

20. Extremely and Very Low Income Households
Extremely and very low income households are one of the greatest need groups given their difficulty in affording housing and services. The City addresses the needs of this group in several ways. The City publicizes the County’s housing choice voucher program that targets rental assistance to this group (Program #15). City housing rehabilitation assistance targets this group (Program #2). The City works to renew the Mobile Home Accord every five years for this group (Program #16).

With respect to new housing, the City is increasing density for residential products to accommodate the lower income RHNA (Program #7) and will be evaluating, and if feasible, adopting an inclusionary ordinance (Program #18).

Objective(s):
■ Implement the County of Los Angeles rental voucher program to improve housing security for extremely low income households
■ Implement housing preservation (Mobile Home Accord and rehabilitation assistance) programs to improve housing security for lower income residents ■ Evaluate and draft IHO program to encourage affordable housing; prioritize programs and in-lieu fees to encourage development of ELI and VLI units; offer regulatory concessions to affordable projects providing ELI and VLI units ■ At least annually and ongoing basis, proactively contact affordable housing developers to identify and pursue opportunities and assist in development, including zoning for a variety of housing types, priority processing, incentives and funding (prioritizing or supporting).

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-31
Fair Housing Opportunity

21. Senior Housing
Senior citizens make up one quarter of San Dimas’ households. Many seniors live in single-family homes or mobile homes. Key housing needs include income support, home accessibility, affordable rent, property maintenance, and transit.

Addressing the needs of seniors requires strategies that foster independent living and provide supportive services. City ownership of the 186-space Charter Oak Mobile Home Estates and Monte Vista Place Apartments provide affordable housing for seniors. Integration of additional mixed-use housing in the Downtown within walking distance of services can also provide housing suitable for seniors.

To continue improving access to opportunities and housing security, the City will continue providing housing and support services to seniors noted below.

Objective(s):
■ Continue to actively pursue a range of housing options to address the diverse needs of senior citizens
■ Continue to offer housing security programs (housing rehabilitation grants, mobilehome preservation, etc.)
■ Continue to provide the senior center and associated health, education, transit, and other support services

22. Homelessness Plan
The City’s Plan to Prevent and Combat Homelessness has five goals with supporting actions—understand the needs of San Dimas’s homeless population, ensure homeless people are entered into the Regional Coordinated Entry System, expand and improve immediate housing solutions, expand opportunities for employment and workforce development, and explore options for preservation of existing affordable housing. Though the City has periodically amended the municipal code in compliance with changing state statutes to allow for emergency shelters, transitional and supportive housing, additional zoning code amendments and actions are needed to address state law requirements.

Objective(s):
■ Amend municipal code to amend definitions as needed and to allow supportive housing and low barrier navigation centers by-right in all zones where multifamily and mixed uses are permitted
■ Amend municipal code to amend definitions and permit transitional and supportive housing in all zones allowing residential uses like any residential use in the same zone in accordance with state law
■ Retain LACDA to provide (bi)weekly street outreach, housing navigation, mental health support, case management, homelessness prevention, and support services to connect clients to health services and housing

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-32

23. Housing for People with Disabilities
San Dimas has a sizable population of people with disabilities: 13 percent of residents living in housing report a disability, and additional residents living in institutional settings report a disability. San Dimas currently supports the provision of housing for its disabled population, including persons with developmental disabilities, through several means, including:
■ By-right zoning for licensed residential care facilities (6 or fewer residents) in all residential zones.
■ Procedures for an individual with a disability to request a reasonable accommodation from zoning and building standards.
■ Enforcement of requirements to improve accessibility in housing through the enforcement of building codes and ADA accessibility requirements. ■ Single-family rehabilitation grants that include funding for mobile home chair lifts to allow disabled residents to access their home.

Objective(s):
■ Implement housing programs to help address the diverse needs of persons living with disabilities, and work with regional service providers to publicize information on available resources for housing and services. ■ Amend zoning and permit procedures to allow group homes for seven or more persons in all residential zones with objectivity to promote approval certainty.

24. Zoning for A Variety of Housing Types
State housing element law requires that local governments have municipal code provisions that zone for a variety of housing types. While virtually all cities allow for conventional types of housing, state laws have additional provisions to address the special housing needs of homeless people, agricultural workers, and people with a disability among others. Following adoption of the housing element, the City will amend the SDMC to permit, consistent with state law, the following uses.

Objective(s):
■ Define and allow employee housing serving six or fewer residents in all zones allowing single-family homes accordance with Health & Safety Code § 17021.5 ■ Define and allow low-barrier navigation centers and supportive housing as a by right use in accordance with Gov't Code §65662 and §65650 ■ Amend zoning and permit procedures to allow group homes for seven or more persons in all residential zones with objectivity to promote approval certainty. ■ Allow transitional and supportive housing in all zones allowing residential uses in accordance with Govt Code §65583 (a)(4)(A); amend emergency shelter parking standards in accordance with AB 139
■ Define and allow single-room occupancy units (SROs) with a conditional use permit in the MF zones in accordance with Gov’t Code §65583 Mobile home chair lift

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-33

25. Fair Housing
AB 686 requires the City to identify meaningful actions to AFH. These actions shall address significant disparities in housing access and needs for all persons regardless of race, color, religion, sex, gender, sexual orientation, marital status, national origin, ancestry, familial status, source of income, or disability, and other characteristics protected by the California Fair Employment and Housing Act, Government Code §65008, and any other state and federal fair housing law.

Objective(s):

Implement actions in Table HE-3.10 that are intended to address the following issues and contributing factors to fair housing. Issues include:
■ Displacement due to housing insecurity (Programs #2, #15, #16, and #17) ■ Barriers to multiple-family housing (Programs #6–#12) ■ Barriers to special needs housing (Programs #22 and #24) ■ Work with HRC or other fair housing agency to provide annual workshops and trainings on fair housing laws, tenants’ rights, and responsibilities ■ Develop educational materials (webpage information) on who affordable housing serves and survey residents on preferred methods of outreach ■ Refer discrimination complaints and landlord tenant issues to the local fair housing provider and publish materials on the website regarding fair housing

26. Greater Downtown Place-based Program
As the oldest area in San Dimas, the Downtown area between Foothill Boulevard and Arrow Highway has the greatest concentration of housing and service needs along with diversity in income levels. In an effort to improve this area an in collaboration with programs #1, #2, #4, and #7, the City will continue to make reinvestments as needed to improve and maintain this area.

Objective(s):
■ Identify areas needing assistance in the broader downtown through a windshield and mail survey.
■ To the extent allowed, prioritize home rehab grants and loans to the greater downtown and areas of need identified by the windshield and mail survey ■ Coordinate with Habitat for Humanity, Life Pacific, and other partners to address minor housing repairs and site improvements and beautification ■ Complete infrastructure improvements to the downtown including Gold Line station, parking, and road improvements (Gladstone, Bonita, and Arrow). ■ Update Bike Master Plan to complement the DTSP and Gold Line transit; complete local projects that support the ESGV Sustainable Multimodal Project ■ Improve local parks (Pioneer and Marchant) and the Senior Center serving downtown and the city.

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-34

27. Affordable Housing in High Opportunity Areas
While the entire City is a high resource opportunity area, the majority of the 2021- 2029 RHNA will be accommodated within the downtown. This strategy is undertaken due not only to the predominant land use patterns, built out nature of the city, topography, and fire hazards present in north and south San Dimas, but also due to the recognition that residents will benefit from the nexus of public services, facilities, employment, and mass transit options in the downtown and VMT reductions and climate benefits. However, in recognition of the need to distribute affordable housing citywide, the City will take the following measures to achieve up to 200 affordable units in north and south San Dimas as follows:

Objective(s):
■ Aggressively market ADUs to HOA and apartments in north/south San Dimas, offer financial and regulatory incentives, and achieve 66% of all ADUs built in both planning areas (see Program #6)
■ Aggressively market HCVs to HOAs for condos and apartment owners in north and south Dimas and implement other actions set forth in Program #15 to increase HCV usage by 25%.
■ Develop urban lot split and small home development ordinance consistent with SB 9/AB 803 and educational fact sheet to expand starter home supply in High Resource Opportunity areas (single-family zones)

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-36
Table HE-5.5 Housing Program Summary
# Housing
Program 2021-2029 Objective Funding Source
Responsibl
e Agency
TimeframePolicy
1 Housing Code
Compliance
Conduct property inspections and resolve up to
200 cases annually
General
Fund
San Dimas
Comm. Dev Annual
HE-1.1
HE-1.5
Require adherence to local property regulations
and requirements Same Same As sites
inspected
Inform residents of available resources to address
code violations Same Same Same
2 Housing
Rehabilitation
Provide financial assistance for 10 home
rehabilitation projects annually CDBG San Dimas
Comm. Dev
As appl’s
submitted
HE-1.2
HE-1.3
Provide financial assistance for 15 mobile home
rehabilitation annually CDBG Same Same
Provide financial assistance for 10 mobile home
chair lifts annually
Housing
Funds Same Same
3 Historic
Preservation
Implement Town Core Design Guidelines; make
available on the website and with brochures at the
planning counter
General
Fund
San Dimas
Comm. Dev Annually
HE-1.4
Encourage preservation of historic homes by
marketing Mills Act and providing brochure on the
City's website and planning counter
Same Same Annually
Consider codifying the Mills Act to assist in the
implementation of historic preservation Same Same 2025
4 Neighborhood
Beautification
Consider reestablishment of the Neighborhood
Beautification program. TBD San Dimas
Comm. Dev FY 23/24 HE-1.3
HE-1.5
Identify areas in the downtown needing
improvement through a survey Same Same FY 23/24
Seek funding and grants to reestablish the
neighborhood beautification program.

Same Same Annual
5 Housing Sites
Inventory
Maintain an inventory and map of sites available
for residential development and provide at the front
counter upon request.

General
Fund
San Dimas
Comm. Dev Annual
HE-2.1
Rezone sites (Program #7) after adoption of the
housing element or the DTSP, whichever is earlier. Same Same Within 2 years of
adopting

DTSP/HE
Annual
Monitor sites to accommodate unmet RHNA. If
there are insufficient sites, rezone sites within 180
days of findings to ensure needed capacity.

Same Same
6 Accessory
Dwelling Units
Monitor and record progress in ADU production
and affordability for the housing element APR by
April 1 every year. Monitor and make adjustments
at least twice in the planning period, 2024 & 2027
Same Same
Annually;
for APR;
2024+’27
HE’-2.5
Adopt ADU incentives (e.g., expedited review and
processing, increased marketing, development
standard modification, waiver of permit issuance
fee, expanded technical assistance, and expanded
brochure to encourage ADU production per AB671
General
Fund
San Dimas
Comm. Dev 2023
Distribute a flier educating HOAs in north and
southern San Dimas about benefits of ADUs,
process for securing ADUs + incentives available.

Seek to see 66% of new ADUs in those areas.

General
Fund
San Dimas
Comm. Dev By 2023
If, after 1 year ADU production and affordability is
below the annual goal, market ADU program in
City newsletter for one year, If the deficit persists
after 2 years, the City will rezone sites if needed.

Same Same After APR
complete

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-37
Table HE-5.5 Housing Program Summary
# Housing
Program 2021-2029 Objective Funding Source
Responsible
Agency Time-frame Policy
7 Downtown
Specific Plan
Create general plan residential and mixed use
land use/zoning designations for the DTSP and
rezone 94 acres as follows:
• 12-16 du/ac: 5.5 ac MFR;
• 16-25 du/ac: 2.5 ac MFR
• 25-35 du/ac: 5.8 ac MFR; 7.3 ac mixed use
• 35-45 du/ac: 5.9 ac MFR; 34.6 ac mixed use
• 45-55 du/ac; 21.5 ac MFR; 11.2 ac mixed use
LEAP;
SCS,
General
Fund;
other
San Dimas
Comm. Dev.

Prepare and
adopt DTSP
by 2023
HE-2.4
Assign performance standards of 50 to 75%
residential uses as specified on sites shown in
Appendix B to accommodate the RHNA
General
Fund
San Dimas
Comm. Dev.

Upon HE
adoption
As part of zoning designations, establish
development standards that encourage and
facilitate achieving maximum densities
General
Fund
San Dimas
Comm. Dev. By 2023
8 Design
Guidelines
Prepare, adopt, and approve objective
development and design standards for projects
within the DTSP, and for all other multi-family
and mixed-use properties City wide in 2023
SB 2
grant
San Dimas
Comm. Dev.

Prepare +
adopt by
end of 2023
HE-2.3
Modify approval findings, administrative
procedures or other rules to ensure that meeting
objective standards satisfies approval findings.

SB 2
grant
San Dimas
Comm. Dev.

Prepare +
adopt by
end of 2023
9 Density Bonus Review and revise the City’s density bonus regulations to ensure consistency with changes
in state law (e.g., AB 2345).

General
Fund
San Dimas
Comm. Dev.

Prepare and
adopt by
end of 2023
HE-3.2
10 MF-30 Zone
Standards
Revise MF-30 parking standards (e.g., studio
and 1-bdm units) and other lot standards that
constrain achievement of maximum density.

General
Fund
San Dimas
Comm. Dev.

Prepare and
adopt by
end of 2023
HE-3.1
Review and revise open space and setback
standards in the MF Zone that constrain the
development of small multiple-family housing.

Same Same
Prepare and
adopt by
end of 2023
11 Lot
Consolidation
Waive lot consolidation planning fees to
encourage the consolidation of lots desired to
achieve the low and moderate income RHNA.

General
Fund
San Dimas
Comm. Dev.

By mid
2023 HE-3.2
Draft and adopt a lot consolidation ordinance
that encourages the development of housing
sites to address the RHNA.

Same Same Draft ord. by
end of 2023
Review lot consolidation ordinance mid-term
and modify or increase incentives if sufficient
consolidations have not occurred.

Same Same
Review &
Evaluate by
2025
12 Minor
Modification
Process
Extend SDMC Chapter 18.24 to include a
similar process for granting minor modifications
in residential or mixed use zones with a MF-30
zone designation or for sites in the DTSP.

General
Fund
San Dimas
Comm. Dev.

Prepare and
adopt by
end of 2023
HE-3.2
13 Streamlined
Permitting
Establish a written policy or procedure to allow a
streamlined approval process and standards for
eligible projects, as set forth under GC 65913.4 General Fund
San Dimas
Comm. Dev.

Prepare and
adopt by
end of 2023
HE-3.4
Periodically review the process and, if needed,
revise features of the process to ensure that
statutory timelines are met.

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-38
Table HE-5.5 Housing Program Summary
# Housing Program 2021-2029 Objective Funding
Source
Responsible
Agency
TimeframePolicy
14 General Plan
updates
Amend the general plan, create an
overlay, or suitable tool to allow land uses
envisioned for the Downtown
General
Fund;
Grants
San Dimas
Comm. Dev.

Adopt
within 2
years
Update safety element to address climate
change, resiliency, and environmental
justice.

Same Same Same
15 Housing Choice
Vouchers
Participate in federal HCV program,
maintain up to 150 vouchers contingent on
continued levels of HUD funding, and take
actions to obtain 25% increase in HCVs
HUD San Dimas
Comm. Dev. Annual HE-4.5
Augment advertising by posting a web link
to the LA County portal of affordable
housing, preparing a housing resource
brochure advertising the program, and
publicizing at City Hall and City website
General
Fund
San Dimas
Comm. Dev. Annual
Distribute a flier educating apartment
properties, landlords, HOAs, and condo
associations about source of income
protection in north and south San Dimas
General
Fund
San Dimas
Comm. Dev. Annual
16 Mobile Home
Preservation
Continue to retain affordability of the
Charter Oaks Mobile Home Park and
regulate space rental credits.

CDBG San Dimas
Comm. Dev. Ongoing
HE-4.3
Renew the Mobile Home Accord to
provide stability in space rents for the five
mobile home parks.

General
Fund Same
Renew
every five
years
Continue to make periodic capital
improvements to the Charter Oaks MHP
with housing authority funds
Housing
Authority Same Annual as
needed
17 Preservation of
Assisted Housing
Initiate discussions with property owners
of at-risk properties. If the property
remains at risk, the City will:
1) Coordinate with property owners to
ensure proper noticing per state law;
2) Reach out to qualified entities for
preservation options;
3) Coordinate technical assistance with
property owners; and
4) Work with tenants or contract
specialists to provide tenant education
General
Fund
San Dimas
Comm. Dev.

As projects
become or
approach
at-risk
status
HE-4.2
18 Inclusionary
Housing
Evaluate feasibility of a 15 to 20%
inclusionary requirement (incl. ELI and
VLI units, for rental and ownership units.

General
Fund
San Dimas
Comm. Dev. Evaluate
and adopt
within 2
years after
housing
element
adoption
HE-4.6
Develop options for an in-lieu fee and
expenditure policy that includes extremely
low and very low income units.

If inclusionary requirements are feasible,
draft an ordinance for consideration and
adoption by City Council

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-39
Table HE-5.5 Housing Program Summary
# Housing
Program 2021-2029 Objective Funding Source
Responsible
Agency Time-frame Policy
19 Collaborative
Partnerships
Work with housing partners and, as needed,
expand partners to augment administrative +
financial resources.

Evaluate feasibility of joining the San Gabriel
Valley Regional Housing Trust and, if beneficial,
pursue membership.

General
Fund
San Dimas
Comm. Dev.

Annual
Within 1
year of
housing
element
adoption
HE-4.4
20 Extremely
Low Income
Housing
Implement the County of Los Angeles rental
voucher program to improve housing security for
extremely low income households
HUD San Dimas
Comm. Dev. Annual
HE 4-2,
2-3, 4-5,
and 4-6
Implement housing preservation (MHP Accord and
rehabilitation assistance) programs to improve
housing security
General
Fund
San Dimas
Comm. Dev.

Annual; and
every five
years
Evaluate and draft inclusionary program to
encourage affordable housing; prioritize program
and in-lieu fees to encourage development of ELI
and VLI units; offer regulatory concessions to
affordable projects that provide ELI and VLI units
General
Fund;
Grant
San Dimas
Comm. Dev.

SGVCOG
Within 2
years of HE
adoption
At least annually and ongoing basis, proactively
contact affordable housing developers to identify
and pursue opportunities and assist in
development, including zoning for a variety of
housing types, priority processing, incentives and
funding (prioritizing or supporting).

General
Fund
San Dimas
Comm. Dev.

As project
proposed
21 Senior
Housing
Continue to actively pursue a range of housing
options to address the diverse needs of senior
citizens.

General
Fund
San Dimas
Comm. Dev. Annual
HE-4.3
Continue to offer housing security programs (rehab
grants, MHP preservation, etc.)
General
Fund
San Dimas
Comm. Dev. Annual
Continue to provide senior center and associated
health, education, transit, and other support
services.

General
Fund
San Dimas
Parks and
Recreation
Annual
22 Homeless
Plan
Amend municipal code to amend definitions to
allow supportive housing and low barrier
navigation centers by-right in all zones where
multifamily and mixed uses are permitted
Gen
Fund;
Measure
H funds
San Dimas
Comm. Dev.

Within one
year of HE
adoption
HE-4.2
Amend municipal code to amend definitions and
permit transitional + supportive housing in all
zones allowing residential uses like any residential
use in the same zone.

General
Fund
San Dimas
Comm. Dev.

Within one
year of HE
adoption
Retain LACDA for street outreach, housing
navigation, mental health support, case management, homelessness prevention, and support to connect clients to health services and housing.

Grants SGVCOG;
LACDA
Ongoing
weekly
Outreach
23 Housing for
Disabled
People
Support a variety of housing types to help address
the diverse needs of persons living with disabilities,
General
Fund
San Dimas
Comm. Dev. Ongoing HE-4.4
Work with regional service providers to publicize
information on available resources for housing and
services
General
Fund
San Dimas
Comm. Dev. Ongoing
Amend zoning and permit procedures to allow
group homes for 7 or more persons in all
residential zones with objectivity to promote
approval certainty.

General
Fund
San Dimas
Comm. Dev.

Within one
year of HE
Adoption

5. HOUSING PLAN
City of San Dimas General Plan
2021 - 2029 Housing Element 5-40
Table HE-5.5 Housing Program Summary
# Housing Program 2021-2029 Objective Funding
Source
Responsible
Agency Time-frame Policy
24 Housing for a
variety of Types
Define + allow employee housing serving
six or fewer residents in all zones allowing
single-family homes (HSC 17021.5)
General
Fund
San Dimas
Comm. Dev.

Within one
year of
housing
element
adoption
HE4.4
Define and allow low-barrier navigation
centers and supportive housing as a by
right use (GC §65662 and §65650
Same Same
Amend zoning and permit procedures to
allow group homes for 7 or more persons
in all residential zones with objectivity to
promote approval certainty.

Same Same
Define and allow SRO units with a
conditional use permit in the MF zones Same Same
Amend emergency shelter parking
standards in accordance with AB 139 Same Same
25 Fair Housing
Implement actions in Table HE-3.10 that
address the following contributing factors
to fair housing. Issues include:

Displacement due to housing insecurity
(Programs #2, #15, #16, #17)
Barriers to multiple-family housing
(Programs #6–#12)
Barriers to special needs housing
(Programs #22 and #24)
General
Fund;
Grants
San Dimas
Comm. Dev.

See timeframes for
each
program
HE5.1
Work with HRC agency to provide
workshops and trainings on fair housing
laws, tenants’ rights, and responsibilities
General
Fund Same publicize
annually
HE5.1
Develop educational materials (webpage)
on who affordable housing serves and
survey residents on preferred outreach
General
Fund Same By end of
2023
HE5.1
Refer discrimination complaints and
landlord tenant issues to the local fair
housing provider and publish materials on
the website regarding fair housing
General
Fund Same
When
complaints
received
HE5.1
26 Greater
Downtown Placebased Program
Identify areas needing assistance in the
downtown via windshield and mail survey.

General
Funds
San Dimas
Comm. Dev.

Within year
of HEU
adoption
HE5.7
To the extent allowed, prioritize rehab
grants and loans to the greater downtown
and areas of need identified by the survey
CDBG/
CalHome
San Dimas
Comm. Dev.

Coordinate with Habitat for Humanity, Life
Pacific, and other to address minor
housing repairs and site improvements
General
Fund
San Dimas
Comm. Dev.

Complete improvements to the downtown
including Gold Line station, parking, and
roads (Gladstone, Bonita, and Arrow).

Federal;
SB1 fund
City and Gold
Line
Authority
1 to 3 years
Update Bike Master Plan to complement
the DTSP and Gold Line transit; and the
ESGV Sustainable Multimodal Project
SB1 funds San Dimas
Comm. Dev.

Within year
of HEU
adoption
Improve local parks (Pioneer and
Marchant) and the Senior Center
General
Fund;
Grants
San Dimas
Comm. Svcs.
2025
2028

5 . HOUSING PLAN
City of San Dimas | General Plan
2021 - 2029 Housing Element 5-41
Table HE-5.5 Housing Program Summary
# Housing
Program 2021-2029 Objective Funding Source
Responsible
Agency Time-frame Policy
27 Affordable
Housing in
High Opp.

Areas
Aggressively market ADUs to HOA and
apartments in north/south San Dimas, offer
financial and regulatory incentives, and
achieve 66% distribution of ADUs in both
planning areas (see Program #6)
General
Fund
San Dimas
Comm. Dev.

Market by
2023 and
monitor
annually
Metric for
affordable
housing in
N/S. San
Dimas
(2021-29)
+ 130 ADUs
+ 30 HCVs
+ 40 small
homes
Total of 200
homes
HE-5.6
Aggressively market HCVs to HOAs for
condos and apartments in north and south
Dimas and implement other actions in
Program #15 to increase HCV usage by 25%.

Same Same
Develop urban lot split and small home
development ordinance consistent with SB
9/AB 803 and educational fact sheet to
expand starter home supply in High Resource
Opportunity and single-family zones
Same Same

Agenda Item Staff Report
To: Honorable Chair and Members of the Planning Commission For the Meeting of November 2, 2023
From: Henry Noh, Director of Community Development
Prepared by: Kenneth Fichtelman, Associate Planner
Subject: MCTA 22-0003 - Consideration of a Municipal Code Text Amendment to amend Chapter 18.42 Multiple-Family (MF) Zone to reduce the required amount of open green areas/open space, and the required front and side yard setbacks for developments in the MF Zone, and Chapter 18.156 Vehicle Parking and Storage with respect to vehicle parking requirements for multi-family developments along with associated clean up items.
____________________________________________________________________________

SUMMARY
Chapter 18.42 of the San Dimas Municipal Code implements the development standards within the Multiple-Family (MF) Zone. Included in these development standards are provisions that dictate the amount of open green area / open space and front and side setbacks for new developments. Chapter 18.156 sets the parking standards for all developments within the City, including all parking required for multi-family developments.

Staff has received an application for a Municipal Code Text Amendment to amend Chapter

18.42 Multi-Family (MF) Zone to reduce the amount of useable open space that a new multifamily development must set aside and maintain as part of a new development.

As part of the adopted and certified San Dimas Housing Element, the California State Department of Housing and Community Development (HCD) required the City to add Program 10, which calls for the City to amend the setbacks, open green area / open space and parking requirements in the Multi-Family zone to remove development constraints.

Staff recommends that the Planning Commission adopt Resolution PC-1672 recommending to the City Council approval of Municipal Code Text Amendment 22-0003 to amend Chapter 18.42 Multiple-Family (MF) Zone to reduce the amount of open green areas/open space, and front and side yard setbacks required for developments in MF zoned properties, and Chapter 18.156, Vehicle Parking and Storage, to reduce the required number of parking spaces required per unit for new multi-family developments.

Attachment 3

MCTA 22-0003 – Multi-Family Zone Standards Page 2
For the Meeting of November 2, 2023

RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution PC-1672 (Attachment 1) recommending to the City Council approval of Municipal Code Text Amendment 22-0003, amending Chapter 18.42 Multiple-Family (MF) Zone to reduce the required amount of open green areas/open space, and the required front and side yard setbacks for developments in the MF Zone, and Chapter 18.156 Vehicle Parking and Storage with respect to vehicle parking requirements for multi-family developments along with associated clean up items.

FISCAL IMPACT
There is no fiscal impact for the recommended action.

BACKGROUND
On April 4, 2022, David Yashar submitted an application to request the initiation of a Municipal Code Text Amendment to reduce the amount of open green areas/open space required for a new multi-family development within the MF Zone, MCTA 22-0003.

On May, 19, 2022, the Planning Commission considered the request and initiated the Code Text Amendment (Attachment 5). In addition, the Commission directed Staff to explore reducing the required setbacks to provide additional areas where open green areas/open space may be provided and to increase the developable area of parcels within the MF Zone. Subsequently, on September 1, 2022, the Planning Commission held a public hearing and adopted Resolution PC1654, recommending that the City Council approve MCTA 22-0003 to reduce the amount of open green areas/open space, as well as reduce the required front and side setbacks in the MF Zone (Attachment 4).

On September 27, 2022 Staff presented the MCTA to the City Council. After Staff’s presentation, Council continued the item to the October 11, 2022 meeting. During this meeting, the Council voted for no action and requested that Staff schedule the item for a future Study Session to further discuss the amendments.

On September 27, 2022, the City Council approved the 6th Cycle Housing Element for San Dimas through Resolution 2022-50. The Housing Element was then certified by the HCD on October 14, 2022. Included within the Housing Element is Program 10, which calls on the City to revise standards, including parking requirements, which constrain development within the MF-30 and MF zones (Attachment 2).

On September 26, 2023, the City Council held a Study Session to discuss the proposed standards and provide feedback to Staff (Attachment 3). The standards were the same that were previously presented to the Commission and the Council, and parking standards as required by the Housing Element. Staff received the feedback and made the requested changes to the proposed code text. The information presented to the City Council was the same as had been previously provided to the Planning Commission and City Council for the Public Hearings.

DISCUSSION/ANALYSIS
The proposed MCTA seeks to amend Section 18.42.050, Multiple-Family (MF) Zone of the San Dimas Municipal Code (SDMC), specifically the sections regarding the amount of open green area required for new multi-family developments and the required front and side yard setbacks, Attachment 3

MCTA 22-0003 – Multi-Family Zone Standards Page 3
For the Meeting of November 2, 2023
Table 1 – Open Space Requirements of Nearby Cities
and Section 18.156, Vehicle Parking and Storage, regarding the amount of parking spaces which must be provided for new multi-family developments. To assist in determining proper open space standards, setbacks and parking standards for the City of San Dimas, Staff surveyed nearby and similar cities to understand what standards they currently apply to multi-family zoned properties.

It is important to note that a number of these cities currently have a program in their Housing Element that calls for the city to look at revising the current multi-family standards.

Open Green Areas / Open Space
Currently, the SDMC calls for a minimum of 30% of the total lot area to be set aside and maintained as usable open green areas. This open green area may not include the front setback, which must average 25 feet in depth, and may only include the rear or side yard setbacks through the issuance of a Conditional Use Permit. While providing open space as part of multi-family developments is appropriate, the Code’s current requirement can be somewhat burdensome. For example, a 10,000 square foot lot with a proposed four (4) unit development (the maximum number of units that could realistically be developed in the MF zone on a lot of that size) would need to provide 3,000 square feet of usable open green area, or 750 square feet per unit under this example. The 3,000 square feet would not include any of the front yard and the development would still need to provide for driveways and parking, which would significantly limit the amount of buildable area.

The City has also identified the open space requirement in the MF zone as a potential impediment to the development of housing in the City’s Adopted 6th Cycle Housing Element and added a program to the Housing Element Update, Program 10, to revise the open space and setback requirements to ensure that that they are not a constraint to development. Therefore, this amendment would be consistent with the City’s Adopted Housing Element, which was certified by the Department of Housing and Community Development (HCD) on October 14, 2022.

Staff surveyed nearby and similar cities to understand how they approach open green areas/open space within their multi-family zones. As seen in table 1 below, there is a great deal of variation in the amount of open green area/open space that cities require. The City of San Dimas’ current requirement would place it among the cities requiring the most open space per unit, with only Claremont requiring more open space, as their minimum amount is based on number of bedrooms. The City’s amount of required open space limits development in the MF zone and is inconsistent with the average amount of open space required by surrounding cities (See Table 1).

City Open Space Requirement Private Space Requirement
Claremont 400 sq ft per bedroom Included in open space
Upland 250 sq ft per unit 100 sq ft per unit
Glendora 400 sq ft per unit No additional space required Monrovia 40% (RM Zone), 20% (RH Zone) of
gross unit floor area
At least half shall be private space
Arcadia 100 sq ft per unit No additional space
Duarte 200 sq ft per unit 200 sq ft/100 sq ft (Lower/upper) Covina 120 sq ft per unit 100 sq ft
La Habra 400 sq ft per unit 250 sq ft
San Dimas 30% of lot area No additional space required
Attachment 3

MCTA 22-0003 – Multi-Family Zone Standards Page 4
For the Meeting of November 2, 2023
To remove a constraint to the development of multi-family housing, as identified in the City’s adopted and certified Housing Element, and to be more in line with surrounding cities, Staff is proposing an open space requirement of 400 square feet of common space per unit. Existing Code text requiring that at least 50% of the open green areas be provided as a contiguous space has been maintained in the Code to guarantee that the provided open space is useable for residents. Staff also modified the language regarding the amount of open space that swimming pools, playgrounds, court game facilities and recreational buildings may occupy. The current Code limits these uses to no more than 6% of the required open green space, which severely limits these types of uses to a point where they are not functional or cannot be provided. Staff has therefore increased the amount of open space that may be occupied by such use to 50% for lots up to 15,000 square feet, and 25% for lots over 15,000 square feet. Staff believes this will allow for the development of on-site amenities that are functional and beneficial for residents.

Setbacks
Per the direction of the Planning Commission, Staff also looked at reducing the required setbacks in the MF zone in order to provide additional areas where open green areas/open spaces may be provided and to provide for more developable area on a parcel, leading to better designed projects for both the City and the residents of said developments. Staff surveyed nearby and similar cities to compare their setbacks within their multi-family zones. As seen in table 2 below, there is again a great deal of variation in the required setbacks among nearby cities. San Dimas’ side and street side setbacks would place it among the highest required setbacks, with only the street side setbacks of Glendora and Arcadia equal or greater. San Dimas’ front setback is also above average in comparison to other surrounding cities.

City
Front
Setback
Interior Side
Setback – MF
Adjacent
Interior Side
Setback – SF
Adjacent
Street Side
Setback
Claremont 25’ 8’ 8’ 15’
Upland 20’ 5’ 5’ 5’
Glendora 20’ 4’ first story/ 10’ for
two-story
4’ first story/ 10’
for two-story
4’
Monrovia
25’ 10% of lot width, 5’
min & 15’ max for
first story / 5’ or 8’ for
every additional story
10% of lot width,
5’ min & 15’ max
for first story / 5’
or 8’ for every
additional story
10% of lot width,
10’ min & 15’
max
Arcadia 25’ 10’ 10’ 25’
Duarte 30’ 5’ 5’ 10’
Covina
20’ 5’ for first story & 10’
for second or higher
5’ for first story &
10’ for second or
higher

12.5’ for first
story & 17.5’ for
second or higher
La Habra
15’ 5’ for first two stories/
10’ for third story
5’ for first two
stories/ 10’ for
third story
10’ for first two
stories/ 15’ for
third
San
Dimas 25’ 20’
20’ for single
story, 30’ for two
or more stories
20’
Table 2 – Setback Requirements of Nearby Cities
Attachment 3

MCTA 22-0003 – Multi-Family Zone Standards Page 5
For the Meeting of November 2, 2023
Table 3 – Existing Code Text and Proposed Changes
Currently, the SDMC calls for a front yard setback with an average depth of 25 feet and a depth of not less than 15 feet. The required front yard setback may not be used to provide the required open space and must be landscaped. Typically, front yard landscaping includes planters, trees, shrubs and decorative landscaping features, which creates a large area that is generally unused by residents and takes away from the developable area on a lot. Staff is proposing to reduce the front setback to 20 feet. This would be in line with the development standards of surrounding cities and would still provide an area for landscaping, while also improving the development capability and space for open green areas on MF zoned lots. Staff would work with applicants as projects were being developed to ensure that the landscaping improves both the visual aspect of the property and improves the streetscape.

Staff is additionally proposing to reduce the required side yard setback for MF zoned properties.

Currently, the SDMC requires a 25 foot side yard setback when a given property is not adjacent to a single-family zoned property. Staff is proposing to reduce this to 15 feet. When a given property is adjacent to single-family zoned properties, the Code currently requires a 20 foot side yard setback for single-story structures and 30 feet for two (2) or more stories. Staff is proposing to reduce this setback to 15 feet for the first story and 20 feet for the second and third story. This again provides for more developable area on the lot, while still maintaining setbacks that provide for adequate spacing between structures on adjacent properties. When a property has a side property line adjacent to a public street, the code requires a 25 foot setback. As this setback further impacts the development of MF zoned lots, Staff is proposing to reduce the street side setback to 15 feet to match the proposed front yard setback.

Lastly, Staff is proposing to remove language from the SDMC which requires buildings over two (2) stories in height to provide a setback from single family residential zones and public streets that is at least equal to the height of the building. This could create setbacks in excess of 40 feet for any three-story multiple family development, which would be excessive in the opinion of Staff.

All the proposed revisions to Chapter 18.42 Multiple-Family (MF) Zone are provided in Exhibit A to Resolution PC 1672 (Attachment 1). See Table 3 below for a comparison of proposed to existing amendments to MF standards being proposed.

Current Standard Proposed Standard
Open Space 30% of total lot 400 square feet per unit
Front Average of 25 feet, not less
than 15 feet
20 feet
Rear 20 feet 20 feet
Side (SF Adjacent) 20 feet for 1st story, 30 feet
for 2nd and 3rd story
15 feet for 1st story, 20 feet for
2nd and 3rd story
Side 20 feet 15 feet
Street Side 25 feet 15 feet

Parking Standards
Currently, The San Dimas Municipal Code mandates that new multi-family residences provide “Two covered spaces per unit, plus one noncovered space for each additional bedroom beyond two bedrooms per unit, plus one noncovered guest space for every three units” (SDMC 18.156.050(C)(1)). As identified in the 6th Cycle Housing Element, Program 10, these current standards constrain the development of multi-family projects within the City. In particular, the number of spots required for studio/one-bedroom units and units with 3 or more bedrooms Attachment 3

MCTA 22-0003 – Multi-Family Zone Standards Page 6
For the Meeting of November 2, 2023
Table 4 – Existing Code Text and Proposed Changes
were problematic in regards to achieving maximum density and makes it difficult for developers to offer products that would meet the needs of singles/young couples and larger families.

The following chart shows the multi-family parking standards for other nearby cities. It is important to note that these are the current standards and many cities have been or will be tasked with modifying their parking standards as part of the 6th Cycle Housing Element implementation programs.

San
Dimas
(Current)
La
Verne
Claremont Whittier Monrovia
(Downtown)
Arcadia
Studio/1
Bed
2 2 1.5 2 1 2
2 Bed 2 2 2.25 2 2 2
3+ Bed 1/Bedroom
per unit

N/A N/A N/A N/A N/A
Guest 1 per 3
units
1 per
2 units
1 per 2
units
1 per 4
units
N/A 1 per 2
units
Staff is proposing 1.5 covered spaces per studio/one-bedroom unit and 2 covered spaces for units with two or more bedrooms, plus one noncovered guest space for every four units. This reduction provides a meaningful number of parking spaces for residents and guests while allowing that every unit may not require parking for two vehicles.

It is important to note that AB 2097, which went into effect on January 1, 2023 prohibits the City of San Dimas from imposing minimum parking standards on multi-family development projects that develop within a half-mile radius of a major transit stop, which includes the future A-Line, formerly Gold Line, Station. Cities can still enforce requirements for EV charger parking spaces and accessible parking spaces for persons with disabilities, as required by the California Building Code; however, no additional minimum parking standards can be required.

The passage of AB 2097 is one of many recent legislations that demonstrates the State’s aggressive actions to further multi-family development. Therefore, it’s imperative that the City move forward with the parking and other development standard amendments now and not wait for the State to provide direction, which would in all likelihood could be far less restrictive than the standards that Staff is currently proposing.

ALTERNATIVES
There are no alternatives proposed for this request; however, the Planning Commission may propose alternative standards than those discussed in this report.

ENVIRONMENTAL REVIEW
Pursuant to CEQA guidelines Section 15061 (b)(3), CEQA does not apply to this item because there is no potential for causing a significant effect on the environment. Therefore, no additional environmental review is needed at this time.

Attachment 3

MCTA 22-0003 – Multi-Family Zone Standards Page 7
For the Meeting of November 2, 2023
Respectfully submitted,
Kenneth Fichtelman,
Associate Planner
Attachments:

1. Resolution PC-1672

2. 6th Cycle Housing Element Programs

3. City Council Study Session Staff Report from September 26, 2023

4. Planning Commission Staff Report from September 1, 2022

5. Planning Commission Staff Report from May 19, 2022
Attachment 3

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of September 26, 2023
From: Chris Constantin, City Manager
Prepared by: Kenneth Fichtelman, Associate Planner
Subject: Discussion, Consideration, and Possible Direction to Implement Amendments to Multiple-Family (MF) Zone Standards Related to Setbacks, Open Space, and Parking Requirements within New Multiple-Family Developments ____________________________________________________________________________

SUMMARY
Chapter 18.42 of the San Dimas Municipal Code implements the development standards within the Multiple-Family (MF) Zone. Included in these development standards are provisions that dictate the amount of open green area / open space and front and side setbacks for new developments. Chapter 18.156 sets the parking standards for all developments within the City, including all parking required for multi-family developments.

As part of the adopted and certified San Dimas Housing Element, the California State Department of Housing and Community Development (HCD) required the City to add Programs 10 and 11, which call for the City to amend the setbacks, open green area / open space and parking requirements in the Multi-Family zone so as not to constrain achievement of maximum residential density.

Staff has reviewed the multi-family development standards in nearby and similar cities to develop setbacks and open green area / open space standards that will not constrain the achievement of maximum density while still upholding the high standards of the City of San Dimas.

RECOMMENDATION
Staff recommends that the City Council
• Provide direction regarding proposed changes to setbacks, open green areas/open space, and parking within the Multiple-Family (MF) Zone.

FISCAL IMPACT
Attachment 4

There is no fiscal impact for the recommended action.

BACKGROUND
On April 4, 2022, David Yashar submitted an application to request the initiation of a Municipal Code Text Amendment to reduce the amount of open green areas/open space required for a new multi-family development within the MF Zone, MCTA 22-0003.

On May, 19, 2022, the Planning Commission considered the request and initiated the Code Text Amendment. In addition, the Commission directed Staff to explore reducing the required setbacks to provide additional areas where open green areas/open space may be provided and to increase the developable area of parcels within the MF Zone. Subsequently, on September 1, 2022, the Planning Commission adopted Resolution PC-1654, recommending that the City Council approve MCTA 22-0003 to reduce the amount of open green areas/open space, as well as reduce the required front and side setbacks in the MF Zone.

On September 27, 2022 Staff presented the MCTA to the City Council (Attachment 2). After Staff’s presentation, Council continued the item to the October 11, 2022 meeting. All of the proposed setbacks and open green area/open space standards proposed below were presented at this time. During this meeting, the Council voted for no action and requested that Staff schedule the item for a future Study Session.

On September 27, 2022, the City Council approved the 6th Cycle Housing Element for San Dimas through Resolution 2022-50. The Housing Element was then certified by the HCD on October 14, 2022. Included within the Housing Element are two programs, Programs 10 and 11, which call on the City to revise standards which constrain development within the MF-30 and MF zones.

DISCUSSION/ANALYSIS
To assist in determining proper open space standards, setbacks and parking standards for the City of San Dimas, Staff surveyed nearby and similar cities to understand what standards they currently apply to multi-family zoned properties. It is important to note that a number of these cities currently have a program in their Housing Element that calls for the city to look at revising the current multi-family standards.

Open Green Areas/Open Space
Staff originally sought to amend the amount of open green area/open space required for new developments within the multiple-family zone, per an application for a Municipal Code Text Amendment filed in April of 2022 (See Attachment 1 – Planning Commission Staff Report from September 1, 2022). Later, during the development and HCD’s review of the 6th Cycle Housing Element, the amount of Open Green Area/Open Space required for new multi-family developments was found to be a constraint on development within the MF Zone. Program 10 in the Housing Element calls for the city to “review and revise the open space standards in the MF Zone that constrain achievement of maximum density (See Attachment 3 – 6th Cycle Housing Element Programs and Attachment 4 – HCD Comment Letter and Matrix).” Currently, the SDMC calls for a minimum of 30% of the total lot area to be set aside and maintained as usable open green areas. This open green area may not include the front setback, which must average 25 feet in depth, and may only include the rear or side yard setbacks through the issuance of a Conditional Use Permit. These standards, when combined with the need to provide for driveways and parking, significantly limits the amount of buildable area on a parcel.

Attachment 4

As seen in table 1 below, there is a great deal of variation in the amount of open green area/open space that cities require. The City of San Dimas’ current requirement would place it among the cities requiring the most open space per unit, with only Claremont requiring more open space, as their minimum amount is based on number of bedrooms. The City’s amount of required open space limits development in the MF zone and is inconsistent with the average amount of open space required by surrounding cities (See Table 1).

Table 1 – Open Space Requirements of Nearby Cities
City Open Space Requirement Private Space Requirement
Claremont 400 sq. ft. per bedroom Included in open space Upland 250 sq. ft. per unit 100 sq. ft. per unit
Glendora 400 sq. ft. per unit No additional space required Monrovia 40% (RM Zone), 20% (RH Zone) of
gross unit floor area
At least half shall be private space
Arcadia 100 sq. ft. per unit No additional space
Duarte 200 sq. ft. per unit 200 sq. ft./100 sq. ft. (Lower/upper) Covina 120 sq. ft. per unit 100 sq. ft.

La Habra 400 sq. ft. per unit 250 sq. ft.

San Dimas 30% of lot area No additional space required
Staff is proposing an open green area/open space requirement of 300 square feet per unit, an amount which could be reduced to 200 square feet if the developer provides a patio or balcony that measures at least 100 square feet for every unit.

In addition, the current standards do not allow developers to claim the full open space credit for interior amenities, like gyms or recreation rooms, or exterior amenities like swimming pools, playgrounds and sport courts, limiting these uses to no more than 6% of the required open green area. This limit minimizes interior recreation options to the point where they are no longer feasible for developments. Staff recommends that these types of interior amenities be allowed to count in full towards any open space requirements, up to a maximum of 50% of required open space for lots up 15,000 square feet and up to 25% for lots over 15,000 square feet. Staff believes this will allow for the development of on-site amenities that are functional and beneficial for residents.

Setbacks
Per the direction given to Staff by the Planning Commission, Staff also looked into reducing the required setbacks in the MF zone. At a later date, Staff and the Housing Element consultant, following comments from HCD, added Programs 10 and 11 into the Housing Element, which call upon the City to “revise lot standards which constrain achievement of maximum density,” and to “revise open space and setback standards in the MF Zone that constrain the development of small multiple-family housing.” Staff surveyed nearby and similar cities to compare their setbacks within their multi-family zones (Table 2). San Dimas’ side and street side setbacks would place it among the highest required setbacks, with only the street side setbacks of Glendora and Arcadia equal or greater. San Dimas’ front setback is also above average in comparison to other surrounding cities.

Attachment 4

Table 2 – Setback Requirements of Nearby Cities
City
Front
Setback
Interior Side
Setback – MF
Adjacent
Interior Side
Setback – SF
Adjacent
Street Side
Setback
Claremont 25’ 8’ 8’ 15’
Upland 20’ 5’ 5’ 5’
Glendora 20’ 4’ first story/ 10’ for
two-story
4’ first story/ 10’
for two-story
20’
Monrovia
25’ 10% of lot width, 5’
min & 15’ max for first
story / 5’ or 8’ for
every additional story
10% of lot width,
5’ min & 15’ max
for first story / 5’
or 8’ for every
additional story
10% of lot width,
10’ min & 15’
max
Arcadia 25’ 10’ 10’ 25’
Duarte 30’ 5’ 5’ 10’
Covina
20’ 5’ for first story & 10’
for second or higher
5’ for first story &
10’ for second or
higher

12.5’ for first
story & 17.5’ for
second or higher
La Habra
15’ 5’ for first two stories/
10’ for third story
5’ for first two
stories/ 10’ for
third story
10’ for first two
stories/ 15’ for
third
San
Dimas 25’ 20’
20’ for single
story, 30’ for two
or more stories
20’
Currently, the SDMC calls for a front yard setback with an average depth of 25 feet and a depth of not less than 15 feet. Per the San Dimas Municipal Code, the required front yard setback may not be used to provide the required open space and must be landscaped. Typically, front yard landscaping includes planters, trees, shrubs and decorative landscaping features. Turf lawns are not generally allowed, as they do not meet the Model Water Efficient Landscape Ordinance (MWELO), which creates a large area that is generally unused by residents and takes away from the developable area on a lot. Staff is proposing to reduce the front setback to 15 feet. This would be slightly less than surrounding cities but would still provide an area for landscaping, while also improving the development capability and space for open green areas on MF zoned lots. Staff would work with applicants as projects were being developed to ensure that the landscaping improves both the visual aspect of the property and improves the streetscape Staff is additionally proposing to reduce the required side yard setback for MF zoned properties.

Currently, the SDMC requires a 25-foot side yard setback when a given property is not adjacent to a single-family zoned property. Staff is proposing to reduce this to 15 feet. When a given property is adjacent to single-family zoned properties, the Code currently requires a 20-foot side yard setback for single-story structures and 30 feet for two (2) or more stories. Staff is proposing Attachment 4

to reduce this setback to 15 feet for the first story and 20 feet for the second and third story. This again provides for more developable area on the lot, while still maintaining setbacks that provide for adequate spacing between structures on adjacent properties. When adjacent to a single-family property, any new multi-family development would be at least 20 feet from the single-family residence; a 15-foot side setback for the multi-family residence plus at least a 5 foot setback for the single-family residence. When a property has a side property line adjacent to a public street, the code requires a 25-foot setback. As this setback further impacts the development of MF zoned lots, Staff is proposing to reduce the street side setback to 15 feet to match the proposed front yard setback.

Staff believes that these setbacks provide ample space between buildings and in front of multifamily properties. As seen in the following images, these setbacks still provide space for landscaping and do not impose upon the public right-of-way.

Figure 1 – Multi-family residence with 12’ front setback Attachment 4

Figure 2 – Multi-family residence with 12’ front setback Figure 3 – Multi-family residence with 15’ street side setback Attachment 4

Figure 4 – Multi-family residence with 15’ street side setback Figure 5 – Multi-family buildings with 15’ separation
Attachment 4

Figure 6 – Multi-family building with 15’ from SFR
Parking Standards
Currently, The San Dimas Municipal Code mandates that new multi-family residences provide “Two covered spaces per unit, plus one noncovered space for each additional bedroom beyond two bedrooms per unit, plus one noncovered guest space for every three units” (SDMC 18.156.050(C)(1)). As identified in the 6th Cycle Housing Element, Program 10, these current standards constrain the development of multi-family projects within the City. In particular, the number of spots required for studio/one-bedroom units and units with 3 or more bedrooms were problematic in regards to achieving maximum density and makes it difficult for developers to offer products that would meet the needs of singles/young couples and larger families.

The following chart shows the multi-family parking standards for other nearby cities. It is important to note that these are the current standards and many cities have been or will be tasked with modifying their parking standards as part of the 6th Cycle Housing Element implementation programs.

Attachment 4

Table 3 – Multi-family Parking Standards for Nearby Cities San
Dimas
(Current)
La
Verne
Claremont Whittier Monrovia
(Downtown)
Arcadia
Studio/1
Bed
2 2 1.5 2 1 2
2 Bed 2 2 2.25 2 2 2
3+ Bed 1/Bedroom
per unit

N/A N/A N/A N/A N/A
Guest 1 per 3
units
1 per
2 units
1 per 2
units
1 per 4
units
N/A 1 per 2
units
Staff is proposing 1.5 covered spaces per studio/one-bedroom unit and 2 covered spaces for units with two or more bedrooms, plus one noncovered guest space for every four units. This reduction provides a meaningful number of parking spaces for residents and guests while allowing that every unit may not require parking for two vehicles.

It is important to note that AB 2097, which went into effect on January 1, 2023 prohibits the City of San Dimas from imposing minimum parking standards on multi-family development projects that develop within a half-mile radius of a major transit stop, which includes the future A-Line, formerly Gold Line, Station. Cities can still enforce requirements for EV charger parking spaces and accessible parking spaces for persons with disabilities, as required by the California Building Code; however, no additional minimum parking standards can be required.

The passage of AB 2097 is one of many recent legislations that demonstrates the State’s aggressive actions to further multi-family development. Therefore, it’s imperative that the City move forward with the parking and other development standard amendments now and not wait for the State to provide direction, which would in all likelihood could be far less restrictive than the standards that Staff is currently proposing.

ALTERNATIVES
Alternatives are not applicable at this time. Staff is requesting that the Council provide direction to Staff.

ENVIRONMENTAL REVIEW
Pursuant to CEQA guidelines Section 15061 (b)(3), CEQA does not apply to this item because there is no potential for causing a significant effect on the environment. Therefore, no additional environmental review is needed at this time.

Respectfully submitted,
Attachment 4

Kenneth Fichtelman
Associate Planner
Attachments:

1. Planning Commission Staff Report from September 1, 2022

2. City Council Staff Report from September 27, 2022

3. 6th Cycle Housing Element Programs
Attachment 4

Planning Commission
Staff Report
To: Honorable Chair and Members of Planning Commission
For the Meeting of September 1, 2022
From: Henry Noh, Director of Community Development
Prepared by: Ken Fichtelman, Associate Planner
Subject: Municipal Code Text Amendment 22-0003; Consideration of a Municipal Code Text Amendment to amend Chapter 18.42 Multiple-Family (MF) Zone to reduce the required amount of open green areas/open space, and the required front and side yard setbacks for developments in the MF Zone.
______________________________________________________________________

RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution PC-1654 recommending to the City Council approval of Municipal Code Text Amendment 22-0003, amending Chapter 18.42 Multiple-Family (MF) Zone to reduce the amount of open green areas/open space, and front and side yard setbacks required for developments in MF zoned properties.

SUMMARY
Chapter 18.42 of the Municipal Code implements the development standards within the Multiple-Family (MF) zone. One of the development standards regulates the amount of useable open space that any new multi-family residential project must provide on-site. Currently, a minimum of 30% of a lot must be set aside and maintained as useable open space.

Staff has received an application for a Municipal Code Text Amendment to amend Chapter 18.42 Multi-Family (MF) Zone to reduce the amount of useable open space that a new multi-family development must set aside and maintain as part of a new development.

Staff recommends that the Planning Commission adopt Resolution PC-1654 recommending to the City Council approval of Municipal Code Text Amendment 22-0003 to amend Chapter 18.42 Multiple-Family (MF) Zone to reduce the amount of open green areas/open space, and front and side yard setbacks required for developments in MF zoned properties.

Attachment 5

FISCAL IMPACT
No fiscal impact to the City is foreseen.

BACKGROUND
Staff has been working with the Applicant, David Yashar, on preliminary plans for a new multi-family development at 912 N. San Dimas Avenue, located within the Multiple-Family (MF) Zone. Initial comments were provided on the preliminary plans, one of which is compliance with the MF zone’s open space requirement, which requires that 30% of the lot be maintained as usable open green areas. The requirement significantly impacts development of the site; therefore, on April 4, 2022, the Applicant submitted an application to request an initiation for a Municipal Code Text Amendment (MCTA) to amend Chapter

18.42 Multiple-Family (MF) Zone, to reduce the amount of open green areas/open space required for a new multi-family development within the MF Zone (See Attachment 2).

On May 19, 2022, the Planning Commission considered the request and approved the initiation for the MCTA (See Attachment 4). In addition, the Commission directed Staff to explore reducing the required setbacks to provide additional areas where open green areas/open spaces may be provided and to increase the developable area of parcels within the MF zone.

DISCUSSION/ANALYSIS
The proposed MCTA seeks to amend Section 18.42.050 of the San Dimas Municipal Code (SDMC), specifically the sections regarding the amount of open green area required for new multi-family developments and the required front and side yard setbacks. Currently, the SDMC calls for a minimum of 30% of the total lot area to be set aside and maintained as usable open green areas. This open green area may not include the front setback, which must average 25 feet in depth, and may only include the rear or side yard setbacks through the issuance of a Conditional Use Permit. While providing open space as part of multi-family developments is appropriate, the Code’s current requirement can be somewhat burdensome. For example, a 10,000 square foot lot with a proposed four (4) unit development (the maximum number of units that could realistically be developed in the MF zone on a lot of that size) would need to provide 3,000 square feet of usable open green area, or 750 square feet per unit under this example. The 3,000 square feet would not include any of the front yard and the development would still need to provide for driveways and parking, which would significantly limit the amount of buildable area.

Staff has also identified the open space requirement in the MF zone as a potential impediment to the development of housing in the City’s Draft Housing Element Update and added a program to the Draft Housing Element Update to review and, if necessary, revise the open space requirements to ensure that that they are not a constraint to development. Therefore, this amendment would be consistent with the City’s Draft Housing Element, which is currently being reviewed by the Department of Housing and Community Development (HCD) for certification.

Staff surveyed nearby and similar cities to understand how they approach open green areas/open space within their multi-family zones. As seen in table 1 below, there is a great deal of variation in the amount of open green area/open space that cities require. The City of San Dimas’ current requirement would place it among the cities requiring the most open Attachment 5

Table 1 – Open Space Requirements of Nearby Cities
space per unit, with only Claremont requiring more open space, as their minimum amount is based on number of bedrooms. The City’s amount of required open space limits development in the MF zone and is inconsistent with the average amount of open space required by surrounding cities (See Table 1).

City Open Space Requirement Private Space Requirement
Claremont 400 sq ft per bedroom Included in open space
Upland 250 sq ft per unit 100 sq ft per unit
Glendora 400 sq ft per unit No additional space required Monrovia 40% (RM Zone), 20% (RH Zone) of
gross unit floor area
At least half shall be private space
Arcadia 100 sq ft per unit No additional space
Duarte 200 sq ft per unit 200 sq ft/100 sq ft (Lower/upper) Covina 120 sq ft per unit 100 sq ft
La Habra 400 sq ft per unit 250 sq ft
San Dimas 30% of lot area No additional space required
To remove a potential impediment to the development of housing, as identified in the City’s Draft Housing Element, and to be more in line with surrounding cities, Staff is proposing an open space requirement of 300 square foot per unit. This amount could be reduced to 200 square feet per unit if the developer provides a private patio or balcony that measures at least 100 square feet for every unit. Staff has incorporated code text to ensure that a private patio or balcony provided for this purpose is useable for the residents; the patio or balcony provided would have to measure at least 8 feet in any given direction. Existing Code text requiring that at least 50% of the open green areas be provided as a contiguous space has been maintained in the Code to guarantee that the provided open space is useable for residents. Staff also modified the language regarding the amount of open space that swimming pools, playgrounds, court game facilities and recreational buildings may occupy. The current Code limits these uses to no more than 6% of the required open green space, which severely limits these types of uses to a point where they are not functional or cannot be provided. Staff has therefore increased the amount of open space that may be occupied by such use to 50% for lots up to 15,000 square feet, and 25% for lots over 15,000 square feet. Staff believes this will allow for the development of on-site amenities that are functional and beneficial for residents.

Per the direction of the Planning Commission, Staff also looked at reducing the required setbacks in the MF zone in order to provide additional areas where open green areas/open spaces may be provided and to provide for more developable area on a parcel, leading to better designed projects for both the City and the residents of said developments. Staff surveyed nearby and similar cities to compare their setbacks within their multi-family zones. As seen in table 2 below, there is again a great deal of variation in the required setbacks among nearby cities. San Dimas’ side and street side setbacks would place it among the highest required setbacks, with only the street side setbacks of Glendora and Arcadia equal or greater. San Dimas’ front setback is also above average in comparison to other surrounding cities.

Attachment 5

City
Front
Setback
Interior Side
Setback – MF
Adjacent
Interior Side
Setback – SF
Adjacent
Street Side
Setback
Claremont 25’ 8’ 8’ 15’
Upland 20’ 5’ 5’ 5’
Glendora 20’ 5’ first story/ 10’ for
two-story
5’ first story/ 10’
for two-story
20’
Monrovia
25’ 10% of lot width, 5’
min & 15’ max for
first story / 5’ or 8’ for
every additional story
10% of lot width,
5’ min & 15’ max
for first story / 5’
or 8’ for every
additional story
10% of lot width,
10’ min & 15’
max
Arcadia 25’ 10’ 10’ 25’
Duarte 30’ 5’ 5’ 10’
Covina
20’ 5’ for first story & 10’
for second or higher
5’ for first story &
10’ for second or
higher

12.5’ for first
story & 17.5’ for
second or higher
La Habra
15’ 5’ for first two stories/
10’ for third story
5’ for first two
stories/ 10’ for
third story
10’ for first two
stories/ 15’ for
third
San
Dimas 25’ 20’
20’ for single
story, 30’ for two
or more stories
20’
Currently, the SDMC calls for a front yard setback with an average depth of 25 feet and a depth of not less than 15 feet. The required front yard setback may not be used to provide the required open space and must be landscaped. Typically front yard landscaping includes planters, trees, shrubs and decorative landscaping features, which creates a large area that is generally unused by residents and takes away from the developable area on a lot. Staff is proposing to reduce the front setback to 15 feet. This would be slightly less than surrounding cities but would still provide an area for landscaping, while also improving the development capability and space for open green areas on MF zoned lots. Staff would work with applicants as projects were being developed to ensure that the landscaping improves both the visual aspect of the property and improves the streetscape.

Staff is additionally proposing to reduce the required side yard setback for MF zoned properties. Currently, the SDMC requires a 25 foot side yard setback when a given property is not adjacent to a single-family zoned property. Staff is proposing to reduce this to 15 feet. When a given property is adjacent to single-family zoned properties, the Code currently requires a 20 foot side yard setback for single-story structures and 30 feet for two (2) or more stories. Staff is proposing to reduce this setback to 15 feet for the first story and 20 feet for the second and third story. This again provides for more developable area on the lot, while still maintaining setbacks that provide for adequate spacing between structures on adjacent properties. When a property has a side property line adjacent to a public street, the code requires a 25 foot setback. As this setback further impacts the development of MF zoned lots, Staff is proposing to reduce the street side setback to 15 feet to match the proposed front yard setback.

Table 2 – Setback Requirements of Nearby Cities
Attachment 5

Table 3 – Existing Code Text and Proposed Changes
Lastly, Staff is proposing to remove language from the SDMC which requires buildings over two (2) stories in height to provide a setback from single family residential zones and public streets that is at least equal to the height of the building. This could create setbacks in excess of 40 feet for any three-story multiple family development, which would be excessive in the opinion of Staff. All the proposed revisions to Chapter 18.42 MultipleFamily (MF) Zone are provided in Exhibit A to the resolution. See Table 3 below for a comparison of proposed to existing amendments being proposed.

Current Standard Proposed Standard
Open Space 30% of total lot 300 square feet per unit (reduced to 200 square feet with a 100
square foot balcony/patio)
Front Average of 25 feet, not less
than 15 feet
15 feet
Rear 20 feet 20 feet
Side (SF Adjacent) 20 feet for 1st story, 30 feet for
2nd and 3rd story
15 feet for 1st story, 20 feet for 2nd
and 3rd story
Side 20 feet 15 feet
Street Side 25 feet 15 feet

ENVIRONMENTAL REVIEW
Per Section 15061(b)(3) of the California Environmental Quality Act and CEQA Guidelines, it has been determined that his action is not a project under CEQA, as there will be no potential for causing a significant effect on the environment.

Respectfully submitted,
Ken Fichtelman,
Associate Planner
Attachments:
1 Resolution PC-1654
2 Applicant’s Letter
3 Planning Commission Staff Report & Minutes from May 19, 2022 Attachment 5

Planning Commission
Staff Report
To: Honorable Chair and Members of Planning Commission
For the meeting of May 19, 2022
From: Henry Noh, Director of Community Development
Prepared by: Ken Fichtelman, Associate Planner
Subject: Initiation of a Municipal Code Text Amendment to amend Chapter 18.42 Multiple-Family (MF) Zone to reduce the required amount of open green areas/open space for new multi-family developments.
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BACKGROUND
Staff has been working with the Applicant, David Yashar, on preliminary plans for a new multi-family development at 912 N. San Dimas Avenue, located within the Multiple-Family (MF) Zone. Initial comments were provided on the preliminary plans, one of which is compliance with the MF zone’s open space requirement, which requires that 30% of the lot be maintained as usable open green areas. The requirement significantly limits development of the site; therefore, on April 4, 2022, the Applicant submitted an application to request an initiation for a Municipal Code Text Amendment (MCTA) to amend Chapter

SUMMARY
Chapter 18.42 of the Municipal Code implements the development standards within the Multiple-Family zone. One of the development standards regulates the amount of useable open space that any new multi-family residential project must provide on-site. Currently, a minimum of 30% of a lot must be set aside and maintained as useable open space.

Staff has received an application to initiate a Municipal Code Text Amendment to amend Chapter 18.42 Multi-Family (MF) Zone to reduce the amount of useable open space that a new multi-family development must set aside and maintain as part of a new development.

Staff recommends that the Planning Commission initiate a Municipal Code Text Amendment to amend Chapter 18.42 Multiple-Family (MF) Zone to allow for a reduction in the amount of open green areas/open space required for new multifamily developments.

Attachment 6

18.42 Multiple-Family (MF) Zone, to reduce the amount of open green areas/open space required for new multi-family developments within the MF Zone.

DISCUSSION/ANALYSIS
The requested initiation is to allow submittal of MCTA application to amend Section

18.42.050(H) of the San Dimas Municipal Code (SDMC). Currently, the SDMC calls for a minimum of 30% of the total lot area to be set aside and maintained as usable open green areas/open space. This open green area may not include the front setback, which must average 25 feet deep, and may only include the rear or side yard setbacks through the issuance of a Conditional Use Permit. While providing open green area as part of multifamily developments is appropriate, the Code’s current requirement can be somewhat burdensome. For example, a 10,000 square foot lot with a proposed four (4) unit development (the maximum number of units that could realistically be developed in the MF zone on a lot of that size) would need to provide 3,000 square feet of usable open green area, or 750 square feet per unit under this example. The 3,000 square feet would not include any of the front yard and the development would still need to provide for driveways and parking, which would significantly limit the amount of buildable area.

The Applicant, is his application letter, is proposing that the City reduce the amount of open green area required for new multi-family developments to 15%. In order to provide the Planning Commission the context needed to determine if a MCTA is warranted, Staff has surveyed nearby and similar cities to understand how they approach open green areas/open space within their multi-family zones (See Table 1).

City Open Space Requirement Private Space Requirement
Claremont 400 sq ft per bedroom Included in open space
Upland 250 sq ft per unit 100 sq ft per unit
Glendora 400 sq ft per unit No additional space required Monrovia 40% (RM Zone), 20% (RH Zone) of
gross unit floor area
At least half shall be private space
Arcadia 100 sq ft per unit No additional space
Duarte 200 sq ft per unit 200 sq ft/100 sq ft (Lower/upper) Covina 120 sq ft per unit 100 sq ft
La Habra 400 sq ft per unit 250 sq ft
San Dimas 30% of lot area No additional space required

As seen in the table above, there is a great deal of variation in the amount of open green area/open space that cities require. The City of San Dimas’ current requirement would place it among the cities requiring the most open space per unit, with only Claremont requiring more open space, as their minimum amount is based on number of bedrooms.

The City’s amount of required open space makes it difficult to adequately develop residential projects in the MF zone, as it significantly reduces the amount of buildable area.

This an example of a residential development constraint that the Department of Housing and Community Development (HCD) is requiring to be addressed in City’s current Housing Element update. One of HCD’s comments on the City’s Draft Housing Element requires Table 1 – Open Space Requirements of Nearby Cities
Attachment 6

Staff to analyze all relevant land use controls and development standards to ensure they do not create constraints on residential developments. Due to this comment, one of the Housing Programs included in the Draft Housing Element Update requires City Staff to review, and if necessary, revise development standards, such as the MF zone’s open space requirement, to ensure it is not an impediment to residential development.

Therefore, this amendment would address one of HCD’s concerns. In addition, Table 1 above demonstrates that the City of San Dimas’ open space in not just inconsistent, but among the highest when compared to surrounding cities. As previously mentioned, providing the appropriate amount of open space to ensure quality multi-family residential developments is acceptable, but it should not negatively impact development.

Should the Planning Commission initiate the MCTA, Staff will perform a comprehensive review of neighboring and similar city’s municipal codes to ensure that any new code text provides for more flexibility for new developments while still maintaining the high standards that San Dimas is known for. Staff would also work to ensure that any new open space requirement still provides for the on-site space and amenities that residents would require.

Furthermore, amending the Code to reduce the City’s current open space requirement would be appropriate, as it would address one of HCD’s development concerns and be consistent with the City’s Draft Housing Element, and would be compatible with majority of the surrounding cities.

ENVIRONMENTAL REVIEW
The request to initiate the MCTA does not count as a project for CEQA purposes, and is therefore not subject to CEQA review.

FISCAL IMPACT
No fiscal impact to the City is foreseen.

RECOMMENDATION
Staff recommends that the Planning Commission initiate a Municipal Code Text Amendment to amend Chapter 18.42 -Multiple-Family (MF) Zone to allow for a reduction in the amount of open green areas/open space required for new multi-family developments.

Respectfully submitted,
Ken Fichtelman, Associate Planner
Attachments:

Exhibit A - Applicant’s Letter
Exhibit B - Chapter 18.42
Attachment 6