San Dimas City Council
September 24, 2024

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 SPOKANE TEACHERS CR 849061AF3 4.75% 4.75% 3/25/2027 $249,000.00 $249,000.00 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 WELLS FARGO SIOUX FALLS - 3 YEAR CD 949764PA6 4.85% 4.85% 5/28/2027 $249,000.00 $249,000.00 CREDIT UNION NEW JERSEY - 3 YEAR CD 22552BAA9 5.40% 5.40% 7/9/2027 $248,000.00 $248,000.00 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 NEW ORLEANS FIREMANS FCU - 5 YEAR CD 647608AH1 5.00% 5.00% 7/17/2028 $248,000.00 $248,000.00 FIRST FOUNDATION BANK - 4 YEAR D 32026U5R3 4.70% 4.70% 5/10/2028 $244,000.00 $244,000.00 FIRST FED SVGS - 3 YEAR CD 32023HBT4 5.25% 5.25% 6/28/2027 $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 ALLIANT CREDIT UNION- 5 YEAR CD 01882MAH5 5.35% 5.35% 11/15/2028 $248,000.00 $248,000.00 $18,623,876.00
$46,401,563.94
$79,213,624.29
Amount % of Portfolio Amount % of Portfolio
$3,719,737.77 5% $ 43,968,702.67 57%
$9,443,965.90 12% $ 20,380,242.99 25%
$19,648,356.68 25% $ 14,864,678.63 18%
$15,567,709.31 18% $ 79,213,624.29 100%
$5,811,343.10 9%
$4,423,635.53 6% 1.41
$20,598,876.00 26% 4.20%
$79,213,624.29 100%
Michael O'Brien Administrative Services Director/City Treasurer Prepared by: Jennifer Legaspi

INVESTMENTS BY TYPE INVESTMENTS BY MATURITY

CHECKING & MONEY MARKET 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

Attachment 2

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of September 24, 2024.

From: Chris Constantin, City Manager
Prepared by: Daniel Ford, Facilities Manager
Subject: Approve Resolution 2024-67 Authorizing an Emergency Exception to Procurement Regulations, Authorizing the City Manager or Designee to Execute Agreements for the Replacement of the Hot Water Holding Tank at the Recreation Center, and Approving an Expenditure Not to Exceed $100,000 ____________________________________________________________________________

SUMMARY
This staff report requests the City Council’s approval of a resolution to declare an emergency for the immediate replacement of a 320-gallon hot water holding tank at the Recreation Center, which is leaking due to corrosion and poses a significant risk of failure. The tank is critical to the facility’s operations, and its rupture could result in the loss of hot water service and damage to nearby electrical infrastructure. In accordance with California Public Contract Code Sections 1102, 22035, and 22050, as well as San Dimas Municipal Code Section

3.30.100, the resolution authorizes an emergency exception to procurement regulations, permits the City Manager or designee to execute necessary agreements, and approves an expenditure of up to $100,000 to ensure the safety and continued operation of the facility.

RECOMMENDATION
The City Manager recommends the City Council to
• Adopt Resolution 2024-67 authorizing an emergency exception to the procurement regulations in accordance with California Public Contract Code Sections 1102, 22035, and 22050, as well as San Dimas Municipal Code Section 3.30.100. This will authorize the City Manager or designee to execute agreements for the immediate replacement of the hot water holding tank at the City’s Recreation Center and approve an expenditure not to exceed $100,000.

FISCAL IMPACT

Resolution 2024-67 Emergency Exception and Authorization for Purchase Page 2 For the Meeting of September 24, 2024
Not to exceed $100.000. The 2024-25 Operating budget includes an allocation of $400,000 for Recreation Center improvements in account 021.4430.430.005. Given the emergency nature of this item, staff developed the scope of work and identified multiple replacement tanks that meet the parameters of the location to be considered for price comparison. Requests for quotes have been placed and staff are awaiting responses. Current estimates indicate this project will be between $60,000-$70,000; however, to ensure authorization is appropriate to not delay the emergency replacement, a higher authorization is requested.

BACKGROUND
The City’s Recreation Center relies on a 320-gallon hot water holding tank located in the facility’s utility room to provide hot water to showers, sinks, and janitorial closets. Recently, staff discovered that the bottom of the tank has corroded and is leaking. The location and condition of defect can lead to imminent failure releasing a high volume of water into a small utility room. The tank’s failure poses a near-term risk not only to the loss of hot water service, which is essential for continued operations, but also to critical equipment located near the tank in the utility room. If the tank ruptures, the resulting water damage could affect electrical infrastructure and pumps, causing significant operational disruption.

California Public Contract Code Section 1102 defines an emergency as a “sudden, unexpected occurrence” requiring immediate action to safeguard life, health, property, or essential public services. This situation qualifies as such an emergency. Furthermore, Section 22035 allows for emergency expenditures without compliance with the usual procurement processes pursuant to the procedures set forth in Section 22050. Section 22050, requires that the City Council find that the emergency will not permit a delay for a formal bidding process and adopt a resolution by four fifths vote in order to proceed with repairs and related actions without a competitive bidding process.

DISCUSSION/ANALYSIS
The corrosion and leak in the hot water holding tank present a serious and immediate risk. The tank is essential to the facility's operations, and failure could cause further damage to the facility’s electrical and mechanical infrastructure, creating additional safety hazards and operational downtime. Given the urgency, it is critical that the City proceeds with replacing the tank immediately to prevent further damage and maintain the safe operation of the Recreation Center.

Immediate action is necessary to avoid potential facility damage and service disruption. The estimated cost for replacing the tank, including labor, materials, and any incidental repairs, is projected to be under $100,000.

This staff report recommends the City Council declare this situation an emergency, approve the expenditure, and authorize the City Manager to execute the necessary agreements. Staff are working to obtain quotes for several vendors. Thus, the specific vendor is not known and will be determined when a competitive price is solidified. Currently, staff estimate the cost of the replacement is around $65,000-$75,000; however, the actual cost will not be only known once a quote is received. The intent of this action is to authorize the staff to proceed once a quote is received.

ENVIRONMENTAL REVIEW

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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.

CONCLUSION
The threat to health and safety as well as the facility necessitate an immediate response.

Respectfully submitted,
Daniel Ford
Facilities Manager
Attachments:

1. Resolution 2024-67 Emergency Exception to Procurement Regulations and Authorizing Contracting

ATTACHMENT 1
01079.0001/675880.1
RESOLUTION 2024-67

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

OF LOS ANGELES, AUTHORIZING AN EMERGENCY EXCEPTION TO

PROCUREMENT REGULATIONS, AUTHORIZING THE CITY MANAGER OR

DESIGNEE TO EXECUTE AGREEMENTS FOR THE REPLACEMENT OF THE

HOT WATER HOLDING TANK AT THE RECREATION CENTER, AND
APPROVING AN EXPENDITURE NOT TO EXCEED $100,000
WHEREAS, the City of San Dimas operates a Recreation Center that is essential to the community in providing a multifunctional, recreational facility; and WHEREAS, a 320-gallon hot water holding tank at the facility has been determined to be leaking due to corrosion, posing a risk of failure and potential damage to surrounding infrastructure; and
WHEREAS, the tank supplies hot water necessary for the operation of showers and sinks, and its failure would significantly disrupt the facility's operations; and WHEREAS, the risk of failure could cause further damage to electrical infrastructure, pumps, and other equipment in the utility room; and
WHEREAS, California Public Contract Code Section 1102 defines an emergency as a sudden occurrence requiring immediate action to prevent the impairment of life, health, property, or essential public services; and
WHEREAS, California Public Contract Code Sections 22035 and 22050 authorize the expenditure of public money without a formal bidding process during an emergency, provided the governing body declares by a four-fifths vote that the situation requires immediate action; and WHEREAS, San Dimas Municipal Code Section 3.30.100 authorizes the City Manager to approve emergency purchases when public health, safety, or welfare is at risk, and such purchases must be ratified by the City Council at its next regular meeting; and WHEREAS, the imminent nature of potential failure threatens health and safety and a critical facility constituting an emergency.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Dimas as follows:

SECTION 1. The City Council finds the recitals set forth above to be true and incorporates each and every one into the findings in support of this Resolution.

SECTION 2. The City Council hereby declares an emergency under California Public Contract Code Sections 1102, 22035, and 22050 due to the imminent failure of the hot water holding tank at the Recreation Center.

SECTION 3. The City Council hereby finds that the emergency will not permit a delay resulting from a competitive solicitation for bids, and that the action is necessary to respond to the emergency.

SECTION 4. The City Council authorizes the City Manager or designee to execute all

Resolution 2024-67 Page 2
Emergency Replacement of Hot Holding Tank at the Recreation Center September 24, 2024
01171.0006/1016959.2
necessary agreements for the emergency replacement of the hot water holding tank without adhering to standard procurement procedures.

SECTION 5. The City Council approves the expenditure of funds not to exceed $100,000 for the replacement of the tank, including installation, labor, and any incidental repairs.

SECTION 6. The City Council shall review this emergency action at its next regularly scheduled meeting and at every regularly scheduled meeting thereafter until the action is terminated, to determine, by a four-fifths vote, that there is a need to continue the action.

SECTION 7. The City Clerk shall attest and certify the adoption of this resolution.

PASSED, APPROVED AND ADOPTED this 24thday of September 2024. __________________________
Emmett G. Badar, Mayor
ATTEST:
_____________________________
Debra Black, City Clerk
I, Debra Black, City Clerk, hereby certify that Resolution 2024-67 was approved by vote of the City Council of the City of San Dimas at its regular meeting of September 24, 2024 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 September 24, 2024
From: Chris Constantin, City Manager
Prepared by: Marco Espinoza, Planning Manager
Subject: Discussion and Consideration of Urgency Ordinance 1314, Regular Ordinance 1315 and Resolution 2024-70 for General Plan Amendment 24-03, Zone Change 24-03 and Municipal Code Text Amendment 24-08 to Amend the General Plan Land Use Designation of Three Parcels (The Trails At San Dimas Apartments) from Medium Residential (8.1 - 12 Dua) and Commercial to a Newly Created Land Use Designation of High II (16.1 – 25 Dua), and Amend the General Plan Land Use Designation of the Various Parcels within Specific Plan 23 from Industrial to a Newly Created Land Use Designation of Mixed-Use Residential/Industrial; Change the Zoning Designation from MF-15 To MF-25 of Three Parcels (The Trails At San Dimas Apartments); and (2) Amend Title 18 to Allow Multi-Family Residential (12-16 Dua) in Specific Plan 23 and Reflect the Proposed Land Use and Zoning Designation Changes, and Associated Code Clean-Ups as Required.
____________________________________________________________________________

SUMMARY
In California, every city is required to have a General Plan; a long-range document which guides future development and policy for a jurisdiction. One of the elements within a General Plan is the Housing Element. The Housing Element contains the goals, policies and programs that guide decision making with regards to housing within the jurisdiction. The Housing Element is currently updated every eight years to address changing conditions within the city and local housing challenges.

On September 27, 2022, the City Council approved the 6th Cycle Housing Element update for the City of San Dimas. The next month, on October 14, 2022, the Housing Element update was certified by the Department of Housing and Community Development, meaning it was found by the state to be in compliance with State Housing Element Law. This approval is conditional and contingent on the City implementing programs that were included within the element and changing the zoning and General Plan Land Use designation, when required, for properties that the City has designated for housing.

The majority of the required rezoning and General Plan amendments will be accomplished through the upcoming Downtown Specific Plan. However, three (3) sites addressed in the

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For the Meeting of September 24, 2024
Housing Element Sites Inventory are outside of the Downtown Specific Plan boundaries and require separate action to implement.

On September 5, 2024, the Planning Commission considered and voted 5-0 to recommend approval to the City Council of General Plan Amendment 24-03, Zone Change 24-03 and Municipal Code Text Amendment 24-08.

RECOMMENDATION
Staff and the Planning Commission recommend the City Council:

1. Conduct a Public Hearing to receive public input.

2. Adopt Urgency Ordinance 1314, approving the following:
a. Zone Change 24-03, To change the zoning designation from MF-15 to MF-25 for three parcels (The Trails at San Dimas Apartments; APN’s: 8386-006-015, 8386- 010-040 & 8386-006-029).
b. Municipal Code Text Amendment 24-08, Amend Title 18 to allow multi-family residential (12-16 DUA) in Specific Plan 23 and reflect the proposed land use and zoning designation changes, and associated code clean-ups as required.

3. Adopt Resolution 2024-70, General Plan Amendment 24-03:
a. To amend the General Plan land use designation of three parcels (The Trails at San Dimas Apartments) from Medium Residential (8.1 - 12 DUA) and Commercial to a newly created land use designation of High II (16.1 – 25 DUA). b. Amend the General Plan land use designation of the various parcels within Specific Plan 23 from Industrial to a newly created land use designation of Mixed-Use Residential/Industrial

4. Introduce Ordinance 1315, approving the following:
a. Zone Change 24-03, To change the zoning designation from MF-15 to MF-25 for three parcels (The Trails at San Dimas Apartments; APN’s: 8386-006-015, 8386- 010-040 & 8386-006-029).
b. Municipal Code Text Amendment 24-08, Amend Title 18 to allow multi-family residential (12-16 DUA) in Specific Plan 23 and reflect the proposed land use and zoning designation changes, and associated code clean-ups as required.

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

BACKGROUND
The State of California requires an update to all local governments General Plan Housing Element every eight (8) years and includes the requirement to develop housing programs to meet the jurisdictional "fair share" of existing and future housing needs for all income groups. The housing element must contain proactive goals, policies, and programs to facilitate the development, improvement, and preservation of housing to meet the jurisdictions housing need, or Regional Housing Needs Assessment (RHNA), a state-mandated process that determines the amount of future housing growth that each city must plan for during the required housing element update cycle.

The RHNA process begins with a projection of regional estimates of housing needs made by the California Department of Housing and Community Development (HCD) based on population

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For the Meeting of September 24, 2024
projections generated by the California Department of Finance. HCD then sends the statewide housing need projections to the Regional Councils of Governments (COG). The Southern California Association of Governments (SCAG) is southern California’s designated COG and will use the HCD statewide projections to develop a methodology to allocate the region’s share of statewide housing needs, by income level, to each city in its region. SCAG determines each city’s RHNA allocation by considering market demand for housing, employment opportunities, availability of suitable sites and public facilities, commuting patterns, type and tenure of housing, loss of units in assisted housing development, and over-concentration of lower income households within individual communities. San Dimas was allocated a planning goal of 1,248 housing units for the 2021-2029 planning period.

During the last Housing Element update (2021-2029) also referred to as the 6th cycle Housing Element update, San Dimas was tasked with ensuring the availability of adequate sites within the City to meet its projected 2021-2029 RHNA allocation of 1,248 units spread across all income levels. This was a multi-year process and required coordination with the community of San Dimas.

Significant public outreach was conducted throughout the 6th Cycle Housing Element update process in compliance with State law and consisted of a variety of engagement methods to provide as many opportunities for public participation as possible. These methods included surveys and other online tools and messaging, committees, consultations, study sessions and public hearings.

On September 5, 2024, the Planning Commission considered the project applications to rezone Housing Element Housing Sites No’s 1, 2, & 14 as required by the City’s Housing Element. During the public hearing, two (2) residents spoke on the matter; with one (1) speaking in favor of the project and one (1) speaking against the project raising concerns with parking, traffic and noise.

Staff is unaware if any of the property owners attended the Planning Commission meeting because none spoke at the meeting if they attended. However, Staff reached out to all the property owners to inform them of the public hearing and to answer any questions they may have. Staff was able to contact three (3) of four (4) property owners and all were agreeable to the changes.

During the discussion, the Commission asked about Site #14 and whether the rezoning would only apply to the southern portion of the site, as highlighted in yellow in Figure 1, or to the entire Site. While the intent was to rezone the entire Site, the yellow portion was highlighted as part of the Housing Element process to show HCD where the Site could support additional units, since a majority of the Site is already developed. The Commission had concerns if the entire site was to be developed at 25 units per acre, which could yield up to 446 units. The Trails apartments consist of 288 existing units; therefore, if the entire Site was to be redeveloped, it could yield an additional 178 units. While this is a possibility, the likelihood that the property owners would demolish 288 units that are in good livable condition is very low. In addition, a full redevelopment of the site would require environment review to analyze impacts. After further discussions, the Commission recommended to the City Council that the rezoning only apply to the southern portion of Site #14, as shown in Figure 1.

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For the Meeting of September 24, 2024
Figure 1, Site 14 – Trails Apartments southern portion highlighted.

While the Housing Element requires that the rezoning applies to the entire Site, the number of units in the Housing Element Sites Inventory for this Site are derived from the development potential of the southern portion of the Site. Therefore, should the City Council agree with the Commission’s recommendation of only rezoning the southern portion, Staff would apply a Zoning and General Plan overlay over the southern portion of Site #14 that will allow a density of 25 units per acre, while the remainder of the Site would remain at 15 units per acre. Staff believes that the overlays will still allow for the number of units as identified in the Housing Element, thus staying in compliance with the Housing Element. The Commission had no other concerns with the other changes and recommended approval to the City Council with the change to Site #14 as discussed above. The Planning Commission Staff report, resolution and draft minutes are included as Attachment 5 in this report.

DISCUSSION/ANALYSIS
During the 6th Cycle Housing Element update, the City analyzed the existing and projected housing needs and developed goals, policies, quantified objectives, and programs to address the identified housing needs. The analysis included the following sections:
• Introduction. An overview of the statutory requirements, related planning efforts, general plan consistency, and public outreach process.
• Needs Assessment. Demographic, social, housing characteristics, and special housing needs analysis that includes projections for population growth with a focus on fair housing practices.
• Constraints Analysis. An account of governmental and nongovernmental constraints impacting development, maintenance, and improvement of housing for all income levels, including people with disabilities and includes a fair housing assessment as required by State law.

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For the Meeting of September 24, 2024
• Housing Resources. Outline of City housing needs resources including available lands, fiscal and administrative capacity, and includes a Housing Sites Inventory, which includes land the City has identified as areas capable of supporting new housing or increased housing density.
• Housing Plan. Explanation of the plan to address the City’s housing needs including the goals, policies, and programs support development, improvement, and conservation of housing focusing of fair housing opportunities, and summarizes past successes.

In choosing the specific sites for the Housing Sites Inventory (Attachment 4), the City was careful to consider properties that were centrally located, either vacant or underutilized, and would not be difficult to develop with high density residential uses. The City focused on sites that are 1) free of environmental hazards and have adequate access to required utilities and infrastructure, 2) have received interest from potential developers or have existing conditions that positively affect financial viability, 3) properties that would not require demolition of existing residential uses that would result in population displacement, 4) proximity to the downtown and particularly the Gold Line extension for improved accessibility, and 5) have or will have adequate general plan, zoning, density, and by-right permitting for consistency with state density thresholds. This project entails the changes necessary to meet the general plan, zoning, density and by-right permitting necessary to the City’s RHNA allocation.

The Housing Sites Inventory completed for the Housing Resources section and compiled in Appendices A and B of the Housing Element identified a total of 14 sites capable of supporting new housing units or increased density of existing housing developments for the purpose of meeting the City’s Regional Housing Needs Assessment (RHNA). Of the 14 sites, all but three (3) of them are located in the proposed Downtown Specific Plan (DTSP) area which is undergoing separate review. The three (3) remaining sites (sites 1, 2 and 14) for review under GPA 24-03, ZC 24-03 and MCTA 24-08 are shown in Figure 2 below.

Figure 2 – Housing Element Sites No. 1, 2 and 14 (outlined in yellow)

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For the Meeting of September 24, 2024
The 2021-2029 Housing Element further identifies these sites as SP-23a (Site #1), SP-23b (Site #2), and San Dimas Trails (Site #14) and provides additional information about the sites concerning proximity to the Gold Line rail extension, existing on-site uses, current zoning, number of property owners, whether there are existing infrastructure or environmental contaminant constraints, and marketability and developer interest in increasing housing capacity on the sites.

Site #1, identified as SP-23a is located at 155 N. Eucla Avenue, as shown below, is currently occupied by a construction yard, and consists of five (5) parcels (APNs: 8386-006-010, -025, - 026, -027, and -028) under single ownership (Figure 3). The site has generated developer interest with a previous proposal to develop the site with townhomes. Site #1 is bounded by existing single-family residential uses to the north, the Gold Line Extension to the south, Site # 14 San Dimas Trails site to the west, and Eucla Avenue and Site #2 SP-23b to the east. Site #2, identified as SP-23b is located at 159 N. Acacia Street, as shown in Figure 3 below, is currently occupied by a pump company and truck dispatch yard, and consists of ten (10) parcels (APNs: 8386-015- 014, -019, -020, -021, -022, -023, -024, -814, -815, and 8386-016-035) with three (3) owners. The site is noted as having high developer interest. Site #2 is bounded by existing single-family residential uses to the north, the Gold Line Extension to the south, Site # 1 SP-23a site and Eucla Avenue to the west, and Acacia Street and existing single-family residential uses to the east.

Figure 3 - Housing Inventory Site #1 SP-23a & Site 2 SP-23b Both sites will require a General Plan Amendment to change the land use designation from Industrial (Figure 4) to a newly created land use designation of Mixed Use – Residential/Industrial (Figure 5), which would allow the property to be developed with either low impact light industrial uses or multi-family residential uses. The new land use designation will allow multi-family uses at a density of 12-16 dwelling units per acre to comply with the density designation in the Housing Element. Both sites are located within Specific Plan No. 23 Planning Area I – Business Park district which allows for various light industrial and warehousing uses. Residential uses are not currently permitted within the Business Park district of Specific Plan No. 23. A Municipal Code Text Amendment is needed to allow multi-family residential uses to occur separately from the light industrial uses currently existing on these sites. The MCTA would also compliment the proposed Site 1- 23a
Site 2 - 23b

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For the Meeting of September 24, 2024
General Plan Amendment that would change the underlying land use designation from Industrial to Industrial-Mixed Use and would achieve the City’s RHNA allocation for these two sites. Lastly, new multi-family development will be subject to the development standards of the MF zone.

Figure 4 - Existing Land Use Designation

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For the Meeting of September 24, 2024
Figure 5 - Proposed Land Use Designation
Site #14, identified as San Dimas Trails is located at 444 N. Amelia Avenue, as shown in Figure 6 below, is currently occupied by a 288-unit apartment complex and at-grade parking areas, and consists of three (3) parcels (APNs: 8386-006-015, -029, and 8386-010-040) with two (2) owners.

The apartment complex owner has contacted the City about developing the southern portion of the site currently developed with at-grade parking and replacing with approximately 80 additional units stacked over structured parking. Site #2 is bounded by existing single-family residential uses to the north, west, and single-family residential uses and Site # 1 SP-23a site to the east, and the Gold Line Extension to the south.

Figure 6 – Housing Inventory Site 14 (potential density increase area in yellow) Site #14 requires a General Plan Amendment to change the land use designation of this site from Medium Residential with a density of 8.1 – 12 units per acre, to a newly created land use designation of High II with a density of 16.1 – 25 units per acre, which would allow the additional units needed to meet the City’s RHNA allocation for the site. The amendment will also apply to a separate parcel south of Site#14, which will have its land use designation from Commercial to the newly created land use. See Figures 7 and 8 below for the existing and proposed land use designations. As part of this amendment, the existing High (12.1 – 16) land use designation will be changed to High I (12.1 – 16) to differentiate it from the proposed High II land use designation.

In addition, the site requires a zone change to change the zone from MF-15 to MF-25, with the

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For the Meeting of September 24, 2024
number following the MF zone identifying the maximum density allowed, see Figures 9 and 10 below for the existing and proposed zone changes.

Figure 7 - Existing land use designation
Figure 8 - Proposed land use designation

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For the Meeting of September 24, 2024
Figure 9 - Existing zoning designation
Figure 10 - Proposed zoning designation

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For the Meeting of September 24, 2024
Urgency Ordinance
Site’s 1, 2 and 14 are identified in the City’s Housing Element Site Inventory, which must be rezoned in accordance with the deadlines set forth in the Housing Element. In order to stay in compliance with the Housing Element, the rezoning must be complete by September 27, 2024.

Pursuant to the California Housing Accountability Act, cities that are found to be out of compliance with their Housing Element are subject to Builder's Remedy, amongst other penalties, which allows developers to build certain residential and mixed-use projects, even if they conflict with the City’s zoning standards. Density, height, parking, and other standards that regulate the development would not be applicable. In addition, these residential developments would not be limited to residential zones; they could also be developed on properties zoned for commercial and offices uses. Builders Remedy projects will lead to various negative impacts including, but not limited to, loss of local control, sprawl development, disruption of established neighborhoods, and development that is not compatible with the high level of architectural quality that San Dimas is known for.

Typically, the approval process of zone changes and municipal code text amendments consist of introducing the ordinance, followed by a second reading, and the ordinance goes into effect 30 days after the second reading. pursuant to Government Code § 36937, subdivision (b), any ordinance for the immediate preservation of the public peace, health, or safety, containing a declaration of the facts constituting the urgency, that is passed by a four-fifths (4/5) vote of the City Council, shall take effect immediately upon its adoption. Adopting an urgency ordinance is for the immediate preservation of the public peace, health, safety, and welfare of the residents of the City of San Dimas as it ensures that the City stays in compliance with the Housing Element and State law, and avoids falling into situation where Builder’s Remedy projects would be allowed.

Lastly, in addition to the urgency ordinance, Staff also recommends that the City Council introduce Ordinance 1315 for the approval of the zone change and municipal code text amendment. In the event the urgency ordinance and the findings therein are challenged, and the application approvals are deemed not valid, Ordinance 1315 will be backup and still approve the zone change and municipal code text amendment applications. This ordinance will require a second reading and subsequently go into effect 30 days after the second reading.

Approval of the proposed amendments will rezone three (3) Housing Element Housing Sites, which will allow the development of multi-family developments consistent with the City’s Housing Element for the 2021-2029 Planning Period, and also keep the City in compliance with the Housing Element.

ALTERNATIVES
There are no alternatives proposed for this request. The proposed amendments are required to achieve the City’s identified RHNA allocation for these three (3) sites, and to stay in compliance with HCD and the City’s Housing Element.

ENVIRONMENTAL REVIEW
Pursuant to CEQA, the City prepared an Initial Study/Negative Declaration (IS/ND) for the Draft Housing Element update, which included the City’s rezoning program, and circulated the IS/ND for a 30-day public comment period from March 16, 2022 to April 18, 2022. On September 27, 2022, the City Council adopted the IS/ND and the Housing Element for the 2021-2029 planning

GPA 24-03, ZC 24-03 and MCTA 24-08 Page 12
For the Meeting of September 24, 2024
period. The proposed amendments are in compliance with Housing Element, which was previously analyzed in the IS/ND; therefore, no further CEQA action is required.

Respectfully submitted,
Marco Espinoza
Planning Manager
Attachments:

1. Urgency Ordinance 1314, Zone Change 24-03 and Municipal Code Text Amendment 24- 08 2. Resolution 2024-70 General Plan Amendment 24-03

3. Ordinance 1315, Zone Change 24-03 and Municipal Code Text Amendment 24-08

4. 2021-2029 Housing Element Housing Sites Inventory

5. September 5, 2024, Planning Commission Staff Report, PC Resolution 1684 and Draft Minutes

ATTACHMENT 1
URGENCY ORDINANCE 1314

AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN

DIMAS, COUNTY OF LOS ANGELES, CALIFORNIA, APPROVING ZONE CHANGE 24-03, AND MUNICIPAL CODE TEXT AMENDMENT 24-08, A

REQUEST TO CHANGE THE ZONING DESIGNATION OF HOUSING ELEMENT SITE #14 (THREE PARCELS) FROM MF-15 TO MF-25, AND AMEND TITLE 18 TO ALLOW MULTI-FAMILY RESIDENTIAL IN SPECIFIC PLAN 23 TO REFLECT

THE PROPOSED ZONING DESIGNATION CHANGES, AND ASSOCIATED

CODE CLEAN-UPS AS REQUIRED TO BRING THE CODE INTO COMPLIANCE WITH THE CITY’S HOUSING ELEMENT AND STATE LAW.

WHEREAS, a Zone Change and Municipal Code Text Amendment (Amendments) have been duly initiated by the City of San Dimas; and
WHEREAS, the Amendments are described as a request to change the zoning designation of Housing Element Site #14 (three parcels) from MF-15 to MF-25, and amend Title 18 to allow multi-family residential in Specific Plan 23 and reflect the proposed land use and zoning designation changes, and associated code clean-ups as required; and WHEREAS, the Amendment would affect Housing Elements Sites #1 (APNs : 8386-006- 010, 025, 026, 027, 028), #2 (APNs: 8386-015-014, 814, 815, 8386-015-019, 015, 019, 020, 021, 023, 022, 024 & 8386-016-035), Site #14 (APNs: 8386-010-040, 8386-006-015, 029); and WHEREAS, the City, pursuant to State Housing Law, is required to update the Housing Element of the City’s General Plan every eight years and to comply with the stated housing plan programs, as required by the Housing Element; and
WHEREAS, on September 1, 2022, the Planning Commission recommended approval of the Housing Element, which included the Housing Sites Inventory to meet the City’s Regional Housing Needs Assessment (RHNA), to the City Council, and on September 27, 2022, the City Council voted 5-0 to adopt the Housing Element; and
WHEREAS, the Housing Sites Inventory consists of 14 Housing Sites, and the proposed amendments will change the zoning and land use designation of three of the 14 Housing Sites to be in compliance with the Housing Element, and the remaining 11 Housing Sites will be addressed as part of the City’s Downtown Specific Plan under a separate action; and WHEREAS, the Planning Commission, at a special and noticed public hearing on September 5, 2024, heard evidence and voted 5-0 to recommend approval to the City Council of Zone Change 24-03, and Municipal Code Text Amendment 24-08, along with General Plan Amendment 24-03; and
WHEREAS, notice was duly given of the public hearing on the matter and that public hearing was held on September 24, 2024, at the hour of 7:00 p.m. with all testimony received being made part of the public record; and
WHEREAS, pursuant to Government Code § 36937, subdivision (b), any ordinance for the immediate preservation of the public peace, health, or safety, containing a declaration of the

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facts constituting the urgency, that is passed by a four-fifths (4/5) vote of the City Council, shall take effect immediately upon its adoption; and
WHEREAS, the City Council seeks and intends to protect the health, safety, and welfare of the residents of the City of San Dimas by adopting the Amendments which will facilitate the approval and implementation of the Downtown Specific Plan (DTSP), and allow the City to stay in compliance with the City’s Housing Element and State law.

NOW, THEREFORE, in consideration of the evidence received at the hearing, and for the reasons discussed by the City Council at the hearing, including written or oral staff reports, together with public testimony, the City Council now finds as follows:

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

The proposed amendments will allow additional housing opportunities centrally located near the Downtown and town core areas of the City and adjacent to the Gold Line extension, a high-quality transit facility. Development of this area will require review and approval by the City ensuring the quality proposed multi-family opportunities that will meet the needs of the City’s residents and will likely increase property values. As with all developments, maintenance of the site will ensure property values are not negatively impacted. To further mitigate any impacts to adjoining properties, development and operational standards have been included to prior code amendments that regulate all multi-family development options including senior citizen housing, and transitional and supportive housing.

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

The proposed amendments, which are required by the City’s Housing Element to be in compliance with State law will further the public health, safety and general welfare by providing residents and the general public with increased housing opportunities. In addition, the amendments will encourage the development of housing sites that require assembly, which may lead to additional housing units and allow the City to meet its RHNA allocation. Lastly, the proposed amendments were previously analyzed as part of the Housing Element update, and future development will be subject to existing regulations and may require additional environmental analysis to mitigate any potential impacts.

C. The proposed Zone Change and Municipal Code Text Amendment is consistent with the General Plan.

The proposed amendments are consistent with the City’s Housing Element for the 2021- 2029 planning period. Specifically, the Housing Element includes the City’s Housing Plan which identifies the City’s goals and policies required to address the housing needs of the community, and the and Housing Sites Inventory which identified parcels to accommodate the City’s RHNA allocation for the 2021-2029 planning period. In addition, the proposed amendments will be consistent with the following General Plan goals and policies:

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Land Use Element
Policy LU-6.1: Give priority for redevelopment activities to declining areas within the City, particularly the Town Core and Puddingstone Center.

Housing Element
Policy HE-2.1: Adequate Sites. Provide opportunities for new housing that responds to community needs in terms of housing type, cost, and location by providing appropriate zoning and development standards.

Policy HE-2.4: Downtown Housing. Provide and actively facilitate opportunities for the development of mixed use and infill housing in downtown San Dimas as part of the City’s ongoing revitalization strategy for the area.

Policy HE-3.3: Flexibility in Standards. Provide flexibility in development and design standards to accommodate new models and approaches to encourage mixed uses, live/work, accessory dwellings, and other types of housing.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN DIMAS DOES ORDAIN AS FOLLOWS:

SECTION 1. ADOPTION. Zone Change 24-03 amending the zoning designations as set forth in Exhibit A, and Municipal Code Text Amendment 24-08 amending Title 18 as set forth in Exhibit B, attached hereto and incorporated herein, are hereby adopted.

SECTION 2. 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 3. CEQA DETERMINATION. The City Council hereby finds and determines pursuant to the California Environmental Quality Act (CEQA), that the City prepared an Initial Study/Negative Declaration (IS/ND) for the Draft Housing Element update and circulated the IS/ND for a 30-day public comment period from March 16, 2022 to April 18, 2022. On September 27, 2022, the City Council adopted the IS/ND and the Housing Element for the 2021-2029 planning period. The proposed amendments are in compliance with Housing Element’s housing programs, which were previously analyzed in the IS/ND; therefore, no further CEQA action is required.

SECTION 4. URGENCY FINDINGS
A. San Dimas, along with all local governments in California, must prepare a housing element to meet its local housing needs, and provide proactive goals, policies, and programs to

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facilitate the development, improvement, and preservation of housing commensurate with the housing need established by the city, regional government, and the State of California.

In addition, California law requires that all local governments develop housing programs, as part of their Housing Element, to meet their "fair share" of existing and future housing needs for all income groups.

B. According to SCAG, San Dimas’s housing stock is expected to increase to 14,051 units by 2030, consistent with the city’s share of the regional housing need for 2021-2029. The majority of growth is anticipated to be multiple-family developments around the downtown and infill single-family developments. Rezoning of the subject sites, as required by the Housing Element, will allow for the development of multi-family development and provide a means to meet the City’s RHNA allocation for the 2021-2029 planning period.

C. The City’s housing stock is primarily single-family homes with a shortage of apartments and other housing types that serve low and/or moderate income city residents. The proposed Amendments will facilitate the development of additional housing to assist in alleviating City and regional needs.

D. Adoption of the urgency ordinance allows the zone changes and municipal code text amendments to be effective immediately which will put in place the zoning and development standards to develop multi-family residential units, as required by the Housing Element. In addition, adoption of the urgency ordinance will allow the City to meet deadlines set forth in the City’s Housing Element and stay in compliance with the Housing Element and State law. The deadline stated in the City’s Housing Element for adoption of the necessary zoning map and text amendments is September 27, 2024.

E. Pursuant to the California Housing Accountability Act, cities that are found to be out of compliance with their Housing Element are subject to Builder's Remedy, amongst other penalties, which allows developers to build certain residential and mixed-use projects, even if they conflict with the City’s zoning standards. Density, height, parking, and other standards that regulate the development would not be applicable. In addition, these residential developments would not be limited to residential zones; they could also be developed on properties zoned for commercial and offices uses. Builders Remedy projects will lead to various negative impacts including, but not limited to, loss of local control, sprawl development, disruption of established neighborhoods, and development that is not compatible with the high level of architectural quality that San Dimas is known for.

Thus, adopting the urgency ordinance will prohibit this from happening.

F. Adopting the urgency ordinance is for the immediate preservation of the public peace, health, or safety of the residents of the City of San Dimas, as it ensures the City stays in compliance with the Housing Element and State law, and avoids falling into situation where Builder’s Remedy projects would be allowed.

SECTION 5. POSTING. The City Clerk shall certify the passage and adoption of this Ordinance by the City Council and shall cause this ordinance to be published or posted in accordance with Government Code section 36933 or as required by law.

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SECTION 6. EFFECTIVE DATE. Pursuant to Government Code section 36937, this Urgency Ordinance shall take effective immediately upon approval of the same by a four fifths (4/5) affirmative vote of the City Council.

PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of San Dimas this 24th day of September, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________________
Emmett G. Badar, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ ___________________________
Debra Black, City Clerk Jeff Malawy, City Attorney
I, DEBRA BLACK, CITY CLERK of the City of San Dimas, do hereby certify that Ordinance 1314 was approved and adopted at a regular meeting of said City Council held on the 24 day of September, 2024.
___________________________
Debra Black, City Clerk

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Exhibit A
Zone Changes
Existing Zoning Designation
Proposed Zoning Designation

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Exhibit B
Code Amendments
New text is in blue underlined
Deleted text is in red and strikethrough
Chapter 18.538
SPECIFIC PLAN NO. 23*
Sections:

Article I. General

18.538.010 Purpose and intent.

18.538.020 Authority.

18.538.030 Location.

18.538.040 General provisions.

18.538.050 Definitions.

Article II. Development Plan

18.538.060 Neighborhood setting.

18.538.070 Site specific conditions.

18.538.080 Existing improvements.

18.538.090 Circulation.

18.538.100 Planning areas—Purpose and intent.

Article III. Development Standards

18.538.110 Planning area I—Business park district Mixed use – residential/industrial.

18.538.120 Planning Area II—Village plaza.

18.538.130 Provisions for existing improvements.

Article IV. General Development Standards

18.538.140 Streetscape design standards.

18.538.150 General provisions.

Article V. Plan Review and Disposition

18.538.160 Review requirements.

18.538.170 Minor modifications.

18.538.180 Appeal provisions.
* Editor’s Note: Exhibits and appendices relating to Specific Plan No. 23 areis located at the end of this chapter.

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Article I
General
§ 18.538.010 Purpose and intent.

A. The size, shape and location of Specific Plan No. 23 presents a unique development opportunity within the city. The site encompasses three two blocks north of a railroad rightof-way and south of an established residential neighborhood referred to as the San Dimas towncore (see Exhibit A). The easterly project boundary is North Acacia Street and the westerly project boundary is just east of the Trails Apartment Complex located at 444 N.

Amelia Avenue adjacent to the San Dimas downtown area which is known as "Frontier Village." The easterly boundary also has visibility to Bonita Avenue.

B. Specific Plan No. 23 provides the best mechanism for comprehensive, high quality, and sensitive development for the project area. The purpose of Specific Plan No. 23 includes the following:

1. To ensure that the development of the project area is compatible to adjacent uses;

2. To minimize the negative adverse impact of traffic generated by any development by directing traffic away from the residential neighborhood;

3. To incorporate creative and sensitive planning, architecture, landscape architecture, and engineering to develop a project that will enhance the existing adjacent uses and promote the existing and future appearance of San Dimas; and

4. To provide provisions for the continued use and maintenance of existing improvements as the project areas recycle into development consistent with the provisions of the design standards within this specific plan;.

5. To provide home ownership opportunities responsive to the needs of the community;

6. To reclaim the currently underutilized site and transform it into a vibrant living environment;

7. To provide a desirable, high-quality residential community where people will want to purchase/live a new home within the City of San Dimas; and

8. To stimulate revitalization efforts in nearby underutilized properties. (Ord. 938 § 1 (I (A)), 1990)
§ 18.538.020 Authority.

The adoption of Specific Plan No. 23 by the city is authorized by and pursuant to sections 65450 through 65457 of the California Government Code.
(Ord. 938 § 1 (I (B)), 1990)
§ 18.538.030 Location.

Specific Plan No. 23 encompasses land area which totals approximately 8.846.1 acres. The project area is assembled into threetwo land areas roughly resembling city blocks. Each "block"

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is adjacent to the railroad right-of-way which runs in a diagonal manner when compared to a traditional north, south, east, west grid street system. Each "block" has street frontage, however, visibility from Bonita Avenue is limited. The project boundaries are indicated on the attached Exhibit A.
(Ord. 938 § 1 (I (C)), 1990)
§ 18.538.040 General provisions.

The project area of Specific Plan No. 23 is designated as industrialMixed Use – Residential/Industrial by the cCity’s gGeneral pPlan. All development, uses and activity shall be subject to, but not limited to, the following general provisions:

A. Unless otherwise specified, all development, uses and activity within Specific Plan No. 23 shall comply with this code. Terms used in this chapter shall have the same meaning as defined elsewhere in this code unless otherwise provided; B. Any details or issues not specifically covered by this specific plan shall be subject to the regulations of this code;
C. The review and approval of development within the specific plan area shall be subject to Section 65450 et seq. of the state Government Code;
D. All construction within the boundaries of the specific plan area shall comply with all provisions of the UniformCalifornia Building Code and the various mechanical, electrical and plumbing codes as applicable and adopted by the city.

E. Minor modifications to Specific Plan No. 23 which do not alter the intent of this specific plan pursuant to the provisions of Section 18.538.170 of this chapter; F. If any regulation, condition, program or portion thereof of this specific plan is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and the invalidity of such provision shall not affect the validity of the remaining provisions herein; and G. Any land use designation, permitted use, or conditionally permitted use not specifically provided by Specific Plan No. 23 shall not be permitted without a determination of use by the development plan review board approving body pursuant to provisions of Chapter

18.19212 of this Title.
(Ord. 938 § 1 (I (D)), 1990)
§ 18.538.050 Definitions.

Unless the context otherwise requires, or unless different definitions are set forth in individual titles, chapters, or sections of this title, the words or phrases defined in this specific plan shall have the meaning and construction ascribed to them in this section. When not inconsistent with the context, words in the singular shall include the plural and words in the plural shall include the singular. The word "shall" is mandatory and the word "may" is permissive. Words and phrases not defined in this chapter shall be defined in the following sources by the following order; (1) other chapters of this code; (2) definitions contained in the city adopted chapters of the UniformCalifornia Building Code; (3) definitions contained in legislation of the state; and (4) Webster's Dictionary.

1. "Abut" means contiguous to. For example, two adjoining lots with a common property

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line are considered to be abutting.

2. "Accessory structure" means a structure located on the same lot or parcel as the primary structure. Said structure would serve an incidental or accessory use secondary to the principal use of the land.

3. "Accessory use" means a use which is incidental or secondary to the primary use of the lot or parcel. Such use is devoted exclusively to the primary land use.

4. "Adjacent" means the same as abutting; however, public rights-of-way and major utility easements shall not be considered as separating "adjacent" uses.

5. "Architectural feature" means a part, portion, projection, or treatment that contributes to the visual beauty, elegance, historical consistency, or design integrity of a building or structure, and is not necessary for the structural integrity of the building or structure or to make said structure or building habitable. Said architectural feature does not include signs or other forms of use identification.

6. "Automobile parking" means parking of operational and street legal motor vehicles on a temporary basis within an improved off-street parking area.

7. "Berm" means a man-made mound(s) of earth incorporated into a landscape design used for the purpose of visual screening, decorative features, and landscape design enhancement.

8. "Buffer area" means an area of land used to visibly and physically separate one use from another. Such a buffer area would typically be devoid of structures and landscaped in a manner to shield noise, glare and other nuisances from neighboring uses.

9. "Building" means any structure built or maintained for the support, enclosure and protection of persons, equipment, animals, chattels or property of any kind. The word "building" as used in this title includes the word "structure."

10. Building, Accessory. "Accessory building" means the same as "accessory structure."

11. "Building coverage" means the gross area of a lot or parcel of land occupied by all of the ground floor, or building footprint, of a building or structure which is under roof.

12. "Building height" means the maximum vertical distance as measured from the interior floor level to the top of the uppermost part of the structure through any vertical section.

13. Building, Main. "Main building" means a building within which the principal primary use of the lot or parcel is conducted, as provided by this specific plan.

14. 13. Building, Non-conforming. "Non-conforming building" means a building or portion thereof, lawfully existing pursuant to the ordinance in effect at the time of construction or subsequent alteration, but which does not comply with any development criteria adopted at a later date.

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15. 14."Business" means the purchase, sale or other transaction or place thereof involving the handling, disposition or transaction of any article, substance, product, service or commodity for livelihood or profit. Such activity includes an addition, operation, or provision of any service or service establishment, office building, outdoor advertising sign and/or structure, recreational and/or amusement enterprise conducted for livelihood or profit.

16.15. "Business frontage" means the lineal footage of any side of a business building facing an adjacent street or the unit's designated automobile parking area and upon which a sign may be located as provided by this specific plan.

17.16. "City" means the city of San Dimas.

18.17. "Commercial use" means a business, normally involving office, retail, sales, or service uses.

18. “Common open space” means land in a development held in common and is/or single ownership and not reserved for the exclusive use of benefit of an individual tenant or owner.

19.19 Council, City. "City council" means the city council of the city.

20. "Courtyard" means an open, unoccupied space, other than a required yard, on the same lot or parcel with a building or buildings. Such courtyard is typically bounded on two or more sides by such building(s).

21. “Density” shall be determined by dividing the total number of homes by the net area of the parcel.

21. 22. "Design review" means the process of city review and approval of development proposals as required by Chapter 18.12 of this title.

22.23. "Display frontage" means the lineal footage of the front of an area used for display and sale of merchandise located outdoors. Such display area typically faces a street or automobile parking area.

23. "Drive-in" means an establishment which provides parking facilities and service to those facilities in order that patrons may utilize on-site goods and/or services without leaving their vehicles. Said drive-in service may be in conjunction with, or exclusive of, any other form of service, including drive-through or conventional seating.

24.24. "Driveway" means an unobstructed paved area which provides access to vehicle parking, loading, or maneuvering area.

25.25. "Enclosed building" or "enclosed structure" means a building or structure with a permanent roof and enclosed on all sides by solid exterior walls. Such solid exterior walls may feature windows, loading doors, and customary entrance and exit doors.

26.26. "Enclosed space" means an area enclosed on all sides by a solid physical barrier such as a fence or wall.

27.27. "Existing improvements" means any improvements which exist at the time of the adoption of this specific plan. Such existing improvements must have been legally constructed in compliance with all building and zoning codes in effect at the time the improvements were constructed.

28.28. "Exterior boundary" means the perimeter of any lot or parcel of land or assembly of lots or parcels to be developed in an integrated, comprehensive manner.

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29.29. "Fence" for industrial use properties means any device forming a physical barrier between two areas/parcels. Such barrier may be constructed of chain-link, louver, wood stake, decorative masonry (i.e. slump stone, split face, stucco, stone veneer, brick, etc. plane CMU is not considered decorative masonry), dog ear lumber, or other similar material in accordance with adopted city standards.

30. "Fence" for residential use properties means any device forming a physical barrier between two areas/parcels. Such barrier may be constructed of decorative masonry (i.e. slump stone, split face, stucco, stone veneer, brick, etc. plane CMU is not considered decorative masonry).

Gates maybe constructed of dog ear lumber, tubular iron, vinyl, or other similar material in accordance with adopted city standards.

30. 31. Floor Area, Gross. "Gross floor area" means the total floor area of a building under roof measured in square feet. Such measurement would include each horizontal plane which constitutes a floor as measured to the outside of the exterior walls of all floors.

31. 32. "Frontage" means, with regards to a lot, that side of a lot abutting on a street, typically the front lot line. With regards to a building, see "business frontage."

33. Garages, private. “private garage” means a portion of a building, used primarily for automobile parking, garages shall not be for habitation.

34. “Height” means the vertical distance from the lowest finish grade to the highest point of the coping of a flat or pitched roof ridge.

35. “Homeowner Association or HOA” means a community association which is organized within a development in which individual owners share common interests and responsibilities for open space, landscaping and facilities.

32.36. "Industry" means the manufacture, fabrication, processing or reduction of any article, substance or commodity or any other treatment thereof in such a manner as to change the form, character or appearance thereof. In addition, it shall include trucking facilities, warehousing, storage facilities, business facilities serving primarily industry, and similar enterprises.

33. 37. "Institutional use" means a non-profit or quasi-public use or institution, such as a church, library, public or private school, utility, hospital, or municipally owned or operated building, structure or land used for public purpose.

34. 38. "Landscaping" means the planting and maintenance of a combination of trees, shrubs, vines, ground cover, flowers and lawn. In addition, such landscaping may include design features such as rock and stone, garden-type fencing and decorative structures. Such design features may also include water elements, art works, decorative walks, benches, and decorative paving.

35. 39. "Loading area" means the portion of a site developed to accommodate loading spaces including the related aisles, access drives and buffers.

36. 40. "Loading space" means an off-street space or berth on the same lot and contiguous with the building it is intended to serve for temporary parking of commercial transport vehicles while loading and unloading merchandise, materials, supplies, manufactured products and similar items.

41. “Lot” means any numbered or lettered parcel shown on a recorded tract map.

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37. 42. "Main building" or "main structure," also referred to as principal and primary building or structure. Such building and structure would contain and enclose the activity which is the main use of the lot or parcel of land upon which the building is situated.

38. 43. "Main use" means any use of a building, structure, or land which is the primary feature of the activity conducted on the lot or parcel of land.

39. "Mixed use" means any multiple use of a building, structure, or land which promotes varying forms of activity at various times of the day. Such combinations of uses would include, but not be limited to, retail commercial, light industrial, office, and cultural and gathering uses.

40. 44. "Mound" means a raised embankment of earth intended as a landscaping feature to visually obscure an area or provide design enhancement. Also see "berm."

41. 45. "Multi-phase development" means a development project which is constructed in increments. Each increment would be capable of existing independent of the others, but the completed project would be a comprehensive design.

42. 46. "Off-street parking space" means a temporary storage area for a motor vehicle that is not located on a dedicated street right-of-way. Such right-of-way may be public or private.

43. 47. "Parking area" or "parking lot" means a portion of a site devoted to the temporary parking of motor vehicles, including actual parking spaces, aisles, access drives, and related landscaping.

48. “Permitted use” means any use allowed within the planning area regulations and subject to the restrictions applicable to that planning areas.

49. “Pet, household” means as described and regulated in Chapter 18.20 Residential Zone Generally.

50. “Planning Commission” means the Planning Commission of the City.

51. “Private open space” means a fenced or otherwise screened are designated for a specific tenant or resident intended for landscape, recreation, or leisure purposes.

44. 52. "Public utility installation" means building(s) or other structure(s) and equipment owned and operated by a public or private utility company subject to regulation by the state Public Utilities Commission.

45. 53. "Quasi-public" means a use which involves as its primary purpose, the administration of a required government program or a government regulatory program.

46. 54. "Retail" means the selling of goods, wares or merchandise directly to the ultimate consumer or persons without a resale license.

47. "Service station" means a motor fuel dispensing establishment offering for sale various grades of motor fuel, oil, engine lubricants, and automobile related accessories, such an establishment may also repair services including but not limited to painting, body work, restoration, auto wrecking, engine repair and motor vehicle maintenance.

48. 55. "Service" means an act, or any result of useful labor, which does not in itself produce a tangible commodity.

49. 56. "Setback" means the area between the building line and the nearest property line.

50. 57. "Sign" means any device, or part thereof, capable of visual communication or attraction including any announcement, declaration, demonstration, display, illustration, insignia or symbol used to advertise or promote the interest of any person, partnership, association, corporation,

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institution, organization, product, service, event, location or other business entity by any means, including words, letters, figures, designs, symbols, fixtures, colors, illumination or projected images. "Sign" shall not include any official notice, declaration, warning, or information sign or structures issued by any federal, state, county or municipal authority.

51. 58. "Storage area" means an area used or intended for the storage of materials, refuse, or vehicles and equipment not in service.

59. “Story” means that portion of the building between the upper surface of any floor and the upper surface of the floor next above except that if there is no floor above, then the space between such floor and the ceiling or roof above.

52. 60. "Street furniture" means man-made, above ground items that are usually found in a street right-of-way such as benches, bus stops/enclosures, newspaper racks, hydrants, traffic lights, signs, utility poles and the like.

53. 61. "Temporary structure" means a structure which is permitted within a land use district without a permanent foundation or footing and which is removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.

54. 62. "Temporary use" means a use permitted within a designated land use district and established for a fixed period of time with the intent of terminating such use upon the expiration of the time period.

63. "Unique natural feature" means that part of the natural environment which adds character to a location which is not readily found in other locations, and if altered or damaged cannot be replaced.

56. 64. "Use" means, the purpose for which land or a building is occupied, arranged, designed or intended, or for which either land or building is, or may be occupied or maintained. A use may be passive, such as parking and/or storage.

57. 65. "Yard" means an open space that lies between the principal building and the nearest lot line. Such yard is unoccupied and unobstructed from the ground upward, except as may be specifically provided in the specific plan. Unless otherwise specified, a yard is fully landscaped.

58. 66. Yard, Required. "Required yard" means a yard, as defined in this section, that occupies the area of a required setback.
(Ord. 938 § 1 (I (E)), 1990)
Article II
Development Plan
§ 18.538.060 Neighborhood setting.

Specific Plan No. 23, is uniquely located. The project area is predominantly adjacent to the established towncore residential neighborhood. This neighborhood has a rich historical significance to the city in that the first homes built in the city were/are located in this area. To the easteast and south, the project area joins the Ddowntown Specific Plan areaFrontier Village of San Dimas. This area is of considerable historical and cultural significance to city residents. The project area abuts the railroad right-of-way along the southerly project boundary. Beyond the railroad is the commercial area of Bonita Avenue. Development proposed within the project area should reflect the unique neighborhood setting surrounding the specific plan. (Ord. 938 § 1 (II (A)), 1990)

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§ 18.538.070 Site specific conditions.

A. The site has several inherent development challenges. The most significant is the unusual parcel size and property configuration. The proximity of the residential neighborhood, the diagonal approach of the railroad, and limited street frontage are also significant design challenges. The project area is divided into three two separate blocks. Thus, development alternatives are reduced because of the divided project area.

B. The proximity of the residential neighborhood is an influential factor on the ultimate site and architectural design of a development proposal. It is important to the city that the towncore neighborhood retain its integrity. Therefore, a site design which is sensitive to the adjoining residential property is extremely important. Also, architecture which reflects a residential character is desirable. The final design consideration is the relationship the project area has with the downtown commercial and residential historic core.Frontier Village. The easterly most "block" has a direct visual and boundary relationship with the downtown area. This "block" also has visibility to Bonita Avenue. This creates additional opportunities as well as further design challenges.
(Ord. 938 § 1 (II (B)), 1990)
§ 18.538.080 Existing improvements.

Each of the "blocks" contain existing improvements and land uses. It is recognized that the existing activities within the boundaries of Specific Plan No. 23 are important to the city. The existing improvements which do not conform to the development standards provided within Specific Plan No. 23 shall be allowed to remain and be maintained as long as the existing improvements are not physically expanded beyond their present size, scope or intensity. (Ord. 938 § 1 (II (C)), 1990)
§ 18.538.090 Circulation.

A. Block 1 has street frontage on only one side, along its eastern boundary line facing N.

Eucla Avenue. Two of the three "blocks"Block 2 hasve street frontage on threetwo sides facing east and west, this block also has alley access on along the northern boundary line.

The third "block" has street frontage on only one side. The third "block" is the most westerly within the project area. All threethe "blocks" have the railroad right-of-way bordering their southerly project boundary. Project circulation design is very important. Traffic generation shall be monitored, planned and observed. Potential development should be sensitive to the surrounding neighborhood. Non-residential cCirculation access points should be as far away from the residential neighborhood as possible and located where deemed safe by the City Engineer and the Public Works Department. Also, the number of access points from the street should be limited to one, or two at the most, for each "block."; multiple access points are allowed from an alley for residential garages.

B. The access points should be designed to accommodate all forms of project generated traffic. Therefore, the entry design is important from both a functional and aesthetic perspective. To ensure that access points are limited, on-site circulation should be efficiently designed. The long-term parking (for employees) for non-residential uses should be placed in a manner not to conflict with the higher turnover parking demands, such as visitor parking and loading areas. Residential parking should be onsite and convenient for residents and visitors.
(Ord. 938 § 1 (II (D)), 1990)

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§ 18.538.100 Planning areas—Purpose and intent.

A. The incorporation of the planning area concept into this specific plan creates the opportunity for flexible project design and land uses relative to the unique project characteristics of the specific plan. The creation of the planning areas acknowledges that portions of the project area have varying design and use opportunities because of visibility, street frontage, adjoining land uses and location. In this respect, development within the project area would be sensitive to adjoining land uses while maximizing the appropriate development potential within the specific plan.

B. The configuration of the project area creates twoa logical planning areas (see Exhibit A) within the threetwo "blocks." The westerly two "blocks" have the most direct relationship with the residential neighborhood. These two "blocks" also have almost no direct visibility to Bonita Avenue. Also, the railroad and a portion of the A-line bridge creates a physical separation between Bonita Avenue land uses and the project area. Therefore, specialized uses not dependent upon drive-by, impulse patronage are the most appropriate uses for this planning area if developed with industrial uses. If developed with multi-family residential uses, the building can serve as a buffer from the non-residential more intense uses south of the railroad from the single-family residences in the Town Core. The multifamily developments are also a transition point from the single-family detached developments to the multi-family development and to the commercial uses’ south of the railroad. These types of developments will provide the existing community an opportunity to live in an alternative housing type with less maintenance within a close-knit living environment, without having to leave their existing community.

C. The second planning area consists of the "block" closest to the downtown Frontier Village.

In addition to its proximity to downtown, the direct visibility and the physical relationship with the downtown are two important considerations. The railroad does not separate this "block" from Bonita Avenue in the same manner as the other two "blocks." Although many of the residential relationship concerns are the same as the first planning area, the location of this planning area creates an opportunity for unique design application and land uses. (Ord. 938 § 1 (II (E)), 1990)
Article III
Development Standards
§ 18.538.110 Planning area I—Business park district Mixed Use – Residential/Industrial.

The business park districtMixed Use – Residential/Industrial area is uniquely suited for residential, specialized light industrial and business uses. The business park district Mixed Use area is intended to allow for the residential projects and careful combination of high quality light industrial, warehousing, passive commercial, office and business uses, developed separately on each block. The minimum parcel size for residential development shall be three (3) acres and shall not be combined with industrial uses. The industrial development of the business park district may be a single, high quality user, or as a high quality, amenity oriented, architecturally sophisticated business park.

The following and industrial uses have their own development standards as follows:

A. Permitted Uses. The business park district permits certain Llimited light industrial, general business, office, and passive commercial, and multi-family residential uses as set forth below. Each use shall be evaluated in terms of its operational characteristics and

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development plan in respect to the potential relationship with the adjoining residential neighborhood.

Buildings, structures, and land shall be used, and buildings and structures shall be altered or enlarged only for those uses specified herein. In addition, those uses the development plan review boardapproving body may deem as similar but not more obnoxious or detrimental to the public health, safety and general welfare as those listed below may be permitted pursuant to the provisions of Chapter 18.12 of this title. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit.

1. Those uses permitted in the I-P Zone.

2. Upholstery shop.

3. Packaging business.

4. Electrical or neon sign manufacturing and maintenance.

5. Ice and cold storage plants.

6. Machinery and shops: Cabinet or carpentry shops, machine shops, sheet metal shops, tinsmiths, welding shops.

7. Garment manufacturing, including silk screen.

8. Manufacturing, compounding, processing, packaging, or treatment of products such as:
bakery goods, candy, cosmetics, dairy products, pharmaceutical drugs, food products (excluding sauerkraut, vinegar, yeast, and rendering of fats and oils), perfumes and toiletries.

9. Manufacturing, compounding, assembly or merchandise from the following previously prepared materials: Bone, canvas, cellophane, cloth, cork, feathers, felt, fiber, fur, glass, hair, horns, leather, metals, paper, plasters, precious and semi-precious stones and metals, shells, textiles, tobacco, wood, yarns, rubber and metal stamps, shoes, stone monuments works.

10. Processing: Laboratories, blueprinting or photocopying, laundries, carpet rug cleaning plants, dry cleaning and dyeing plants.

11. Fabrication: Fabrication of products made from finished rubber and plastics.

12. Wholesaling and warehousing: Wholesaling and warehousing facilities, storage and distribution agencies, janitorial supplies, service/building maintenance, TV repair and service, athletic supply.

13. Office and related uses: Business and administrative offices, bookkeeping service, catalog store, data processing; employment agency, finance office, import-export offices and wholesale warehouse, mail-order; office machines sales and service, stock and commodity brokerage, telephone answering and exchange.

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14. Other uses incidental and directly related to the service and operation of a permitted use:

On-site employee recreational facilities, on-site medical clinics, industrial and business training facilities, conference and meeting rooms.

15. Other similar uses which the development plan review board finds compatible and similar to the permitted uses described herein, subject to a determination of use pursuant to Chapter 18.12 of this title.

16. Apartments, condominiums, townhouses, senior citizen housing, and similar multiple-family developments.

17. Incidental uses for residential developments only.
a. Home based businesses per. Section 18.184;
b. Household pets as descried and regulated in Chapter 18.20 Residential Zones Generally; and
c. Other uses similar to those stated in this section which the Director of Community Development finds consistent with the sprit and intent of this Specific Plan.

19. Accessory structures. The following structures are permitted when they are accessory to the primary permitted uses listed under No. 16 in this Section:
a. Community recreation facilities;
b. Security gating structures at the vehicular entrance; and c. Other accessory structures of a similar nature which the Director of Community Development finds consistent with the spirit and intent of this specific plan.

B. Uses Subject to a Conditional Use Permit. Any use listed in subsection A of this section which because of operational characteristics specific to that particular business is found by the director of community development to have the potential to impact negatively adjoining properties, businesses or residences, and is therefore, appropriate to receive additional review and consideration. Said impacts may be related to, but not necessarily limited to impacts of traffic, hours of operation, assemblages of people, noise, or site location. The following uses may be permitted subject to a conditional use permit pursuant to Chapter

18.200 of this title:

1. Manufacturing plants which manufacture or process chemicals.

2. Outdoor storage incidental to and directly related to those uses permitted in subsection A.

3. Ceramic products using only previously pulverized clay and fired in kilns using only electricity or gas.

4. Bottling plants.

5. Contractor equipment storage yards provided such storage is incidental and directly related to an office or administrative facility as permitted in subsection A.

6. Machinery and shops, paint shops, punch presses.

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7. Manufacturing, compounding, assembly or treatment of articles or merchandise from the following previously prepared materials: paints not employing a boiling process, plastics and synthetics, petroleum and petroleum products.

8. Processing: Creameries.

The following residential and industrial uses have their own development standards as follows:

C. Development Standards. The following standards shall apply to all improvements, structures and uses within pPlanning aArea I for industrial uses:

1. Building setbacks.
a. Property Lines Adjacent to Streets. Minimum of thirty feet for structures of building height of up to twenty-six feet. For structures greater than twenty-six feet, the minimum setback shall be forty feet. A minimum of fifty percent of the area created by the building setback shall be maintained as landscaping exclusive of parking, driveways and access aisles pursuant to subsection (C)(4)(b).
b. Interior Property Lines. Interior property lines which abut residential property shall maintain a minimum fifteen foot setback. Where an interior property line abuts a non-residential use, no setback is required. However, each project shall be required to submit illustrative line-ofsite drawings to demonstrate that the project is designed sufficiently to accommodate the type of uses permitted in accordance with the development standards in this section. The development plan review board may require greater setbacks as deemed appropriate pursuant to Chapter 18.12 of this title.

2. Maximum Building Coverage. None Required. Permitted maximum coverage shall be a secondary consideration subordinate to compliance with all other design regulations contained in this specific plan.

3. Maximum Building Height. The maximum building height shall be thirty-five feet. Buildings shall be designed in such a manner so that no vertical plane greater than twenty-six feet shall compromise more than fifty percent of any elevation visible to a street or residential property.

4. Landscaping. The following areas shall be fully landscaped and irrigated, maintained in good appearance and kept in a weed and disease free manner:
a. Adjacent to Streets. A minimum twenty foot deep landscape area is required adjacent to all property lines abutting a street. Said twenty foot deep landscape area shall not be required at points of drive-way access, however decorative paving a minimum of twenty feet deep shall be applied in lieu of the landscape area.
b. Within required building setbacks adjacent to streets. A minimum of fifty percent of the area created from the setback required in subsection (C)(1)(a) shall be maintained as landscaping exclusive of drive aisles, parking and driveways. c. Buffer landscape a minimum of fifteen feet deep shall be provided where an area abuts residential property.

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d. All landscaping required in this Section shall be contained within planters of raised concrete curbing six inches in height.
e. All interior side and rear setbacks shall be fully landscaped, except where paved for parking or enclosed as a storage yard.

5. Signage. The provisions of Chapter 18.152 apply, except as provided below. a. Center identification or single user freestanding signs permitted pursuant to Chapter

18.152 shall be a maximum of four feet in height, as measured from the sign base to the top of sign.
b. Wall mounted and facade signs permitted pursuant to Chapter 18.152 shall be constructed of individual mounted letters and symbols.
c. Signs which are illuminated shall not produce glare or unnecessary light as to create a nuisance for the nearby residential neighborhood. This shall be accomplished by using low wattage illumination and muted colors. Exposed neon lighting is prohibited. d. A sign program is required for all multitenant complexes pursuant to Chapter 18.152.

6. Off-Street Parking and Loading. The provisions of Chapter 18.156 shall apply.

7. Architecture. Building and structural architecture shall be compatible with the surrounding towncore residential area and shall be approved by the development plan review board pursuant to Chapter 18.12 of this title. Architecture shall be high quality using textures, materials, colors and architectural treatments and fixtures to accomplish the following goals:
a. Compatibility with the surrounding residential neighborhood: This neighborhood is primarily single-family residences constructed with wood siding. Architectural features which employ, reflect and is sensitive to the predominately woodsided residences shall be incorporated into any architectural design.
b. Roof features which reflect the full roofs of residential structures. All architectural designs shall incorporate roof features which either functions as or appear as a full roof. Full roof features may be employed to conceal roof mounted equipment pursuant to Section IV (B)(2) of this specific plan.
c. Innovative architectural features and design treatments: Features and treatments such as staggered planes, decorative piers and decorative treatment of exposed concrete shall be incorporated into any architectural design. Such design features are intended to create light and shadow pockets, reduce mass and create an interesting entrance to the residential neighborhood.
d. Sensitive Use of Colors. Colors which complement the surrounding residences and enhances architectural features shall be used.
(Ord. 938 § 1 (III (A)), 1990)

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D. Development Standards. The following standards shall apply to all improvements, structures and uses within Planning Area I for residential uses, distance requirements shall be minimums unless noted otherwise:

1. Density. The density for Specific Plan 23, Mixed-Use Residential/Industrial zone shall be 12 to 16 units per net acre.

2. Site area. The minimum site area for development of shall be three (3) gross acres.

3. Building height. No building or structure shall exceed three stories or thirty-nine feet in height, whichever is less. Buildings adjacent to the northern boundary line, Eucla Avenue, and Acacia Street, shall not exceed two-stories with a maximum height of twenty-eight feet. The predominate roof design shall be sloping or pitched, rather than a flat roof design.

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

5. Yard & building separation setbacks.
a.Twenty feet from property boundary along Eucla Avenue for Block 1 and for Block 2 facing Acacia Street. Fifteen feet from property boundary for Block 2 along Eucla Avenue. b.Block 1: Fifteen feet from the northern property boundaries and five feet from the southern property boundary;
c.Block 2: Ten feet along the northern property boundary unless the parking garages are facing the alley, in that case a three (3) or twenty-foot setback is allowed. Five-feet from the southern property boundary.
d.Twenty-five feet between buildings front/entrance to front/entrance; e.Twenty-eight feet between buildings from rear/garage to rear/garage; f. Fifteen feet for all other setbacks between buildings. g.Five feet for accessory structures from both buildings and property boundaries/lines.

6. Projections into northern and southern property line boundaries. Fireplaces may project not more than twenty-four inches.

7. Architecture. All building elevations shall reflect a historic architectural style found in the Downtown and representative of the Town Core Residential Design Guidelines. All developments shall have street facing units on N. Eucla Avenue and N. Acacia Street with front porches to blend into the downtown street scape.

8. Open Space Areas. A minimum of five hundred square feet per unit shall be maintained as open space area for common use among residents.
a. Open space areas shall be conveniently located and easily accessible from all dwelling units.
b. At least fifty percent of the open space area must be provided as a contiguous space which must measure at least fifteen feet in any given direction. c. Open space areas may include swimming pools, putting greens, court game facilities, playground areas and recreational buildings, provided that such improvements do not exceed more than fifty percent of the required open green area for lots up to fifteen thousand square feet, and not more than twenty-five percent for lots over fifteen thousand square feet.
d. 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. e. Open green areas shall not include streets, vehicle parking areas or accessways;

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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:
i. The side and/or rear yards are designed to create usable open green areas. ii. The overall site design is enhanced by allowing the use of the setbacks as open green areas.

9. 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.

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

11. Fences and Walls.
a. Block 1: A six-foot high decorative (i.e. double-sided slump stone or split-face) block wall with decorative finish cap shall be required along the north, west and south boundary lines. Decorative pilasters shall be placed at every corner layout and every fifty feet of a solid wall plane. Patio/court yard walls shall also be decorative. Side and rear yard patios shall be boarded by a six-foot high decorative wall. Such walls within the first twenty feet from the boundary lines on N. Eucla Avenue shall be reduced to not more than forty-two inches in height, or may be eliminated.
a.b. Block 2: A six-foot high decorative (i.e. double-sided slump stone or split-face) block wall with decorative finish cap shall be required along the north and south boundary lines. The wall requirement along the northern boundary line may be avoided if the garages are directly facing and accessed off the ally. Decorative pilasters shall be placed at every corner layout and every fifty feet of a solid wall plane. Patio/court yard walls shall also be decorative. Side and rear yard patios shall be boarded by a six-foot high decorative wall.

Such walls within the first twenty feet from the boundary lines on N. Eucla Avenue and N.

Acacia Street shall be reduced to not more than forty-two inches in height, or may be eliminated.

12. 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.

13. Refuse Storage. Communal refuse storage facilities shall comply with the City’s standard.

14. Circulation. Vehicular access designs shall be in accordance with the city. a. Modifications to the standards in this section shall be as approved by the city engineer. b.Driveways and drives shall be designed to provide the maximum of safety and convenience for vehicular, emergency and pedestrian uses and in a manner which will not interfere with drainage or public use of the sidewalks and/or drive areas. c.All drives shall be provided with a level of street lighting designed to protect the health, safety and welfare of those living within the development. Street lights shall be mounted on city standard electroliers.
d.The development shall have internal walkways that are a minimum five feet in width and connect with all the units and buildings within the complex and to the public street.

15. Exterior lighting. All exterior lighting of the building, landscape areas, parking, refuse and storage areas shall be placed so as to not reflect onto adjoining properties; a detailed lighting plan will be required for review and approval.

16. Utilities.

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a. All utility services shall be installed underground. b. 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.

17. Landscaping.
a. All required yards, spaces between buildings, and open green areas shall be landscaped pursuant to an approved landscape plan prepared by a landscape architect and comply with Chapter 18.14 Water Efficient Landscapes. Landscaping shall be maintained by an electric remote-control automatic sprinkler system and kept weeded and disease-free. a.b. In all cases, there shall be a minimum of five feet of landscaped setback adjacent to side property lines which shall be free from all driveways, parking, trash enclosures and similar facilities.

18. Signs. The provisions of Chapter 18.152 shall apply. § 18.538.120 Planning Area II—Village plaza.

The village plaza is uniquely suited for specialized commercial, industrial, administrative, and cultural uses. The village plaza location at the westerly edge of the downtown Frontier Village, with visibility to Bonita Avenue, creates an opportunity for an innovative and unique mixed use development. The location of the village plaza offers the opportunity to create a development which invites, generates and enhances pedestrian use of the village plaza, Frontier Village and the adjoining Bonita Avenue commercial uses. The village plaza has historical significance in that it is the location of a fruit packing house; a use which influenced the character of the city.

The village plaza is intended to allow for the careful combination of high quality specialty retail, commercial, office, business industrial and cultural uses.

A. Permitted Uses. The village plaza permits certain retail, commercial, general business, office, light industrial and cultural uses as set forth below. Each use shall be evaluated in terms of its operational characteristics and specific plan location, and in respect to the potential relationship with the adjoining residential neighborhood.

Buildings, structures, and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for those uses specified in this chapter. In addition, those uses the development plan review board may deem as similar but not more obnoxious or detrimental to the public health, safety and general welfare as those listed below, may be permitted pursuant to the provisions of Chapter 18.12 of this title. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit.

1. Those uses permitted in planning area I.

2. Office and Related Uses. Business and administrative offices, bookkeeping service, catalog store, data processing, employment agency; finance office, import-export office and wholesale warehouse, mail-order, office machines sales and service, stock and commodity brokerage, telephone answering and exchange.

3. Processing. Laboratories, blueprinting or photocopying, laundries, carpet and rug cleaning plants, dry cleaning and dyeing plants.

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4. Eating places, including take-out service businesses, but not including drive-through or drive-in facilities.

5. Convenience goods and service businesses, including food markets, pharmacies, barber or beauty shops, cleaners and laundries, small appliances repair businesses and similar uses.

6. Specialty commercial uses, such as antique shops, jewelry stores, music stores, bicycle repair and sales, and similar uses.

7. Art galleries, meeting facilities, and similar civic and cultural uses.

8. Semi-mobile or quasi-permanent specialty retail and food vendor uses such as flower sales, jewelry sales, clothing and apparel sales and food and beverage sales pursuant to the provisions of this specific plan.

9. Transit stations which provide transportation facilities for rail, bus and automobile services.

Such facilities may include multiple uses as provided in Section 18.538.120 (A) and (B).

10. Other similar uses which the development plan review board finds compatible and similar to the permitted uses described in this section, subject to a determination of use pursuant to Chapter 18.12 of this title.

11. Accessory massage permitted with the following primary businesses: barbershop, beauty salon and similar uses.

B. Uses Subject to a Conditional Use Permit. Any use listed in subsection A, which because of operational characteristics specific to that particular business is found by the director of community development to have the potential to impact negatively on adjoining properties and would be appropriate to receive additional consideration. Said impacts may be related to, but not necessarily limited to, impacts of traffic, hours of operation, assemblages of people, noise or site location. The following uses may be permitted subject to a conditional use permit pursuant to Chapter 18.200:

1. On-sale alcoholic beverages, provided such use is incidental and secondary to another permitted use in this section.

2. Off-sale alcoholic beverages.

3. Outdoor sale, storage and display of merchandise and/or provisions of services, other than those permitted pursuant to subsection (A)(8), provided that such uses are in conjunction with, and are related to, a permitted use within a structure on the same premises.

C. Development Standards. Planning area II, is intended to have a strong relationship with the adjoining Frontier Village in both architectural design and land uses. The following standards shall apply to all improvements, structures and uses within planning area II:

1. Building Setbacks. The following design standards shall apply:

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a. Property Lines Adjacent to Streets—General. Minimum of thirty feet for structures of building height of up to twenty-six feet. For structures greater than twenty-six feet, the minimum setback shall be forty feet. A minimum of fifty percent of the area created by the building setback shall be maintained as landscaping exclusive of parking, driveways and access aisles pursuant to subsection (C)(4)(b).
b. Property Lines Adjacent to Streets—Cataract Avenue. An average minimum setback of thirty feet, with no setback less than twenty feet for all structures regardless of height. A minimum of eighty percent of the area created by the building setback shall be maintained as landscaping or hardscape, exclusive of parking, driveways and drive aisles pursuant to subsection (C)(4)(b).
c. Interior Property Lines. No setback required. However, each project shall be required to submit line-of-sight drawings to demonstrate that the project is designed sufficiently to accommodate the types of uses permitted in accordance with the development standards in this section. The development plan review board may require greater setbacks as deemed appropriate pursuant to Chapter 18.12 of this title.

2. Maximum Building Coverage. None required. Permitted maximum coverage shall be a secondary consideration subordinate to compliance with all other design regulations contained in this specific plan.

3. Maximum Building Height. The maximum building height shall be thirty-five feet. Building height in excess of thirty-five feet shall be permitted with the approval of a conditional use permit pursuant to Chapter 18.200 of this title and the following provisions:
a. Architectural Consideration. Architectural features which are historically related to the original fruit packing house use and the adjoining Frontier Village. b. Design Amenities. Design amenities such as flags and decorative pennants which are fully integrated into a design concept may be considered in the portion of planning area II, indicated by an asterisk on Exhibit D.
c. Every elevation shall have design elements which are so arranged that there is no continuous vertical plane greater than twenty-six feet in height which comprises more than thirty percent of any elevation.
d. Each elevation shall receive full architectural design treatment.

4. Landscaping. The following landscaping provisions shall apply. All landscaped areas shall be maintained in good appearance and kept in a weed and disease free manner. a. Adjacent to Cataract Street. The area created from the building setback as required in subsection (C)(1)(b), shall receive hardscape and landscape treatment in such a manner as to encourage the pedestrian use of this area. Such treatments may include, decorative paving and patterns, landscaped planters, tree wells, and water features. b. Adjacent to First Street. A minimum twenty foot deep landscape area is required adjacent to First Street. Said twenty foot deep landscape area shall not be required at points of

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Amend Title 18 in Specific Plan 23
drive-way access, however decorative paving a minimum of twenty feet deep shall be applied in lieu of the landscape area.
c. All landscaping required in this section shall be contained within planters of raised concrete curbing six inches in height.
d. All interior side and rear setbacks shall be fully landscaped, except where paved for parking or enclosed as a storage yard.

5. Signage. The provisions of Chapter 18.152 shall apply, except as provided below. a. Center identification free-standing signs permitted pursuant to Chapter 18.152. Such signs shall be a maximum of five feet in height, as measured from the sign base to the top of sign.
b. Wall mounted and facade signs permitted pursuant to Chapter 18.152 shall be constructed of routed or sandblasted wood. Such signs may be displayed as a "blade" or "flush" mounted sign.
c. A sign program is required for all multitenant complexes pursuant to Chapter 18.152.

6. Off-Street Parking and Loading. The provisions of Chapter 18.156 shall apply.

7. Architecture. Building and structural architecture shall be compatible with the adjoining downtown Frontier Village and incorporate the fruit packing house design and shall be approved by the development plan review board pursuant to Chapter 18.12 of this title.

Architecture shall be high quality using textures, materials, colors and architectural treatments and features to accomplish the following goals:
a. Compatibility with Adjoining Frontier Village. The downtown area is the focal point of San Dimas reflecting the western heritage of the community. The fruit packing house has historical significance in that the fruit packing industry played an influential role in the development of early San Dimas. The architectural uniqueness of the fruit packing house should be reflected in the site development.
b. Roof features should reflect the western parapet design theme and be sensitive to the full roof treatments of the nearby residential area. All architectural designs shall incorporate roof features which either function as, or appear as, a full roof. Full roof features may be employed to conceal roof mounted equipment pursuant to Section 18.538.150 (B). c. Innovative Architectural Features and Design Treatments. Features and design treatments shall reflect the wood sided, Early California style of architecture. Such features may include rough sawn wood sidings, posted roof overhangs, and wood railings. d. Sensitive Use of Colors. Colors which are natural or earth toned and reflect the Early California image shall be used. Accent colors to provide interest and liveliness may be used.
(Ord. 938 § 1 (III (B)), 1990; Ord. 1185 § 25, 2008)

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§ 18.538.130 Industrial Pprovisions for existing improvements.

Existing improvements built in conformance to all building and zoning codes in effect at the time of construction may be maintained as currently existing, pursuant to the following provisions:

A. Such existing improvements and site conditions may be maintained, repainted, repaired, and landscaping upgraded, without the requirements to conform with Sections 18.538.110 and 18.538.120 of Article III of this chapter.

B. Review and approval of such repairs, repainting and similar actions is required pursuant to Article V of this chapter.

C. All proposed additions, enlargements and improvements shall conform to the development standards as applicable in Sections 18.538.110 and 18.538.120 Article III of this chapter. (Ord. 938 § 1 (III (C)), 1990)
Article IV
General Development Standards
§ 18.538.140 Streetscape design standards.

This section of identifies three streetscape concepts to be applied along designated street frontages within the specific plan project boundaries. Each concept is intended to address a specific design concern.

A. Acacia Street and Eucla Avenue. These streets are the entrances into the towncore residential area as well as the entrance into the business park districtMixed Use – Residential/Industrial area. The landscaping concept along these street frontages should appear residential. Such landscaping techniques would include use of lawn for groundcover and ornamental trees. The entrances into the business park should be treated with low level monument style signage and subdued groundcover.

B. First Street. This street runs adjacent to planning areas I and II along the north property line. On the north side of this street are residences. Therefore the landscape treatment along this street frontage should be high quality with an emphasis on a residential appearance. Such treatment would include lawn for groundcover and ornamental trees.

Also planting areas for flowering groundcover would be appropriate.

C. Cataract Avenue. This street adjoins both the western edge of the downtown Frontier Village and the easterly edge of planning area II, village plaza. This portion of the specific plan is intended to encourage the pedestrian use of this area and create a physical link with the downtown area. Appropriate landscape treatments would include raised planters containing ornamental trees and flowering plants. The plaza area should contain a creative hardscape design identified by the thoughtfully located planter areas.

D.B. General Landscape Design Standards. The following general guidelines are intended to promote a consistent and careful treatment of street tree plantings and landscaping programs.

1. Unless a formal design is recommended during the design review process, street tree planting should generally consist of random patterns. Interesting tree massings with random spacings are encouraged to provide an undulating and varied streetscape, with view "windows" created at selected points. In some cases, often depending on adjacent

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architectural styles, a more formal "on-center" spacing of a single tree species may be more appropriate. Whether a formal or informal design concept is used, the selected design concept should be reflected along the entire length or substantial continuous segment of the street.

2. Street trees along Acacia Street, and Eucla Avenue, and First Street should be planted in mounded areas of turf, groundcover, or low shrubs. Mounded areas of turf should not exceed a 3:1 slope condition.

3. Landscaping should be intensified to emphasize entries, transitions and destinations.

Entriesy monuments should be enhanced with tree, shrub and groundcover plantings.

4. All community-wide and common area landscape plantings shall be adequately irrigated and maintained. Automatic irrigation systems should be utilized to insure the continued growth of plant materials.

5. Landscaping should be used to accentuate view windows into commercial office and residential neighborhoods. Trees and shrubs can be planted to frame or screen views selectively.

6. Vegetation of varying heights, textures, and colors should be used in conjunction with walls and fences to define discreet boundaries.

7. Walls and fences should be designed as an integral element of the streetscape design concept, enhancing and complementing the landscaped setback areas.

8. Primary landscape elements should be "mature" specimen, long-lived trees, with perennial shrubs and/or groundcover included where appropriate. Annual flower beds can serve as attractive accent elements, particularly at entry monument locations.

9. Landscape elements should complement architectural design elements. Expansive horizontal and vertical surfaces, comprised of singular materials should be modulated or, interrupted by foliage masses.

10. Within individual projects, trees should be used to define and enclose exterior spaces intended for different activities.

11. Landscaping and architectural features should be used to screen from view certain visually undesirable elements such as parking, storage, loading, refuse containers, utilities and irrigation controls.
(Ord. 938 § 1 (IV (A)), 1990)
§ 18.538.150 Industrial Ggeneral provisions.

The following standards shall apply to all developments/improvements within Specific Plan No.

23. A. Utilities. All utilities within the project boundaries to serve the uses and buildings therein shall be installed underground.

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B. Mechanical Equipment. Roof mounted mechanical equipment including, but not limited to, air conditioning, heating, and ventilating and exhaust ducts, shall be screened from view from any surrounding property, street or highway. Said screening shall be designed in such manner as to appear to be an integral component of the overall building architecture. This can be accomplished by full roof treatments, equipment wells, and architectural design features. Line-of-sight drawings shall be required as a component of all design review submittals to verify equipment screening. Wall or ground mounted equipment shall be enclosed in a manner which incorporates the same materials used in the building.

C. Trash Storage. Enclosed trash storage area(s) built to the city's standard specifications shall be provided in appropriate locations pursuant to city standards.

D. Walls/Fences. Walls shall be permitted and/or required pursuant to the following provisions. All walls shall be constructed of decorative concrete tilt-up or masonry as described in Definitions in this section.

1. Required Walls. Walls shall be required to screen truck and storage areas where allowed by this specific plan. Interior walls may be required by the development plan review board as a component of the design review process. All screening walls shall be architecturally compatible with the buildings within the project and shall incorporate vertical landscaping such as vines, trees and shrubbery. The vertical landscaping elements shall be located on the public right-of-way side to provide visual relief from the horizontal expanse. The height of the screening walls shall be governed by the view shed from the surrounding areas which shall take into consideration the height of equipment and/or trucks to be stored behind said walls.

2. Permitted Walls. Walls shall be permitted on or within all property lines not abutting streets and on or to the rear of all required yard setback lines abutting streets. The height of such walls shall be set by the director of community development after giving reasonable due consideration to alternative screening techniques and devices. Walls not over forty-two inches in height may be permitted within the required setback areas.

3. Corner Cutback Areas. The cutback line shall be in a horizontal plane, making an angle of forty-five degrees with the side, front, or rear property line. It shall pass through a point not less than ten feet from the intersection of the front, side, or rear property line; or ten feet from the edges of a driveway where it intersects the street or alley, as the case may be. a. Streets and Alleys. There shall be a corner cutback area at all intersecting or intercepting streets and/or alleys.
b. Driveways. There shall be a corner cutback area on each side of any private driveway intersecting a street or alley.
(Ord. 938 § 1 (IV (B)), 1990)
Article V
Plan Review and Disposition
§ 18.538.160 Industrial Rreview requirements.

A development plan review shall be required. No person shall construct any building or structure, or relocate, rebuild, alter, enlarge, or modify any existing building or structure, until a

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development plan has been reviewed and approved in accordance to the provisions of Chapter

18.12 of this title, or until a minor modification has been approved by the director of community development in accordance with the provisions of Section 18.538.170. Prior to the submittal of a formal application to the development plan review board, the applicant may request that the board review and approve a conceptual design plan for the project. An application for conceptual design review shall be accompanied by the following materials:

A. A scaled site plan.

B. Conceptual architectural floor plans and building elevations.

C. A preliminary grading plan.

D. A conceptual landscape plan.

E. Breakdown of land uses, i.e., parking (compact vs. standard), floor area(s), building coverage(s), landscape coverages, etc.

F. Written description of all proposed uses.

Prior to any submittal to the development plan review board, applicants shall submit the above items to city staff for informal review and comments regarding city development standards and policies. Such meetings will serve to reduce expenditures of time and money through the development process. (Ord. 938 § 1 (V (A)), 1990)
§ 18.538.170 Industrial Mminor modifications.

Minor modifications to the provisions of this specific plan are intended to provide for the reasonable deviation of review and/or development requirements pursuant to the provisions of this section.

A. The director of community development without public hearing, may grant a variance allowing a minor modification from the requirements of this specific plan limited to the following:

1. Reduction of open areas by permitting portions of a building to extend into and occupy not more than ten percent of the area of a required yard.

2. Waive the development review requirement for minor alterations to existing structures which conform to the following:
a. Repainting of an existing structure the same or similar color hue which currently exists on the site.
b. Minor alterations in location of landscape features or plant materials from an approved landscape plan.
c. Minor alterations to approved plans which would not create a noticeable difference in the building design. Such minor alterations would not include the elimination of approved building materials.

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B. In granting a minor modification, the director of community development shall make the findings in accordance with Section 18.204.020 of this title.

C. The determination of the director of community development may be appealed to the planning commission pursuant to the provisions of this chapter. (Ord. 938 § 1 (V (B)), 1990)
§ 18.538.180 Appeal provisions.

The determinations of the director of community development, development plan review board and/or the planning commission as applicable, may be appealed to the city council pursuant to the provisions of Chapter 18.212 of this title.

EXHIBIT A

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Amend Title 18 in Specific Plan 23

EXHIBIT B

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Zone Change 24-03, Municipal Code Text Amendment 24-08
Zone Designation Change to Housing Element Site #14
Amend Title 18 in Specific Plan 23

EXHIBIT C

ATTACHMENT 2
RESOLUTION 2024-70

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

COUNTY OF LOS ANGELES, APPROVING GENERAL PLAN AMENDMENT 24-03, A REQUEST TO AMEND THE LAND USE DESIGNATION OF HOUSING ELEMENT SITE #14 (THREE PARCELS) FROM MEDIUM RESIDENTIAL (8.1 - 12 DUA) AND COMMERCIAL TO A NEWLY CREATED LAND USE
DESIGNATION OF HIGH II (16.1 – 25 DUA), AMEND THE LAND USE DESIGNATION OF HOUSING ELEMENT SITES #1 & #2 (VARIOUS PARCELS)

FROM INDUSTRIAL TO A NEWLY CREATED LAND USE DESIGNATION OF MIXED-USE RESIDENTIAL/INDUSTRIAL TO COMPLY WITH THE CITY’S HOUSING ELEMENT AND STATE LAW.

WHEREAS, an Amendment to the San Dimas General Plan has been duly initiated by the City of San Dimas; and
WHEREAS, the Amendments are described as a request to amend the land use designation of Housing Element Site #14 (three parcels) from Medium Residential (8.1 - 12 DUA) and Commercial to a newly created land use designation of High II (16.1 – 25 DUA) and amend the land use designation of Housing Element Sites #1 & #2 (various parcels) from Industrial to a newly created land use designation of Mixed Use Residential/Industrial; and WHEREAS, the Amendments would affect Housing Element Site #1 (APNs : 8386-006- 010, 025, 026, 027, 028), Site #2 (APNs: 8386-015-014, 814, 815, 8386-015-019, 015, 019, 020, 021, 023, 022, 024 & 8386-016-035), and Site #14 (APNs: 8386-010-040 and 8386-006-015, 029); and
WHEREAS, the City, pursuant to State Housing Law, is required to update the Housing Element of the City’s General Plan every eight years and to comply with the stated housing plan programs, as required by the Housing Element; and
WHEREAS, on September 1, 2022 the Planning Commission recommended approval of the Housing Element, which included the Housing Sites Inventory to meet the City’s Regional Housing Needs Assessment (RHNA), to the City Council, and on September 27, 2022 the City Council voted 5-0 to adopt the Housing Element; and
WHEREAS, the Housing Sites Inventory consists of 14 Housing Sites, and the proposed amendments will change the zoning and land use designation of three of the 14 Housing Sites to be in compliance with the Housing Element, and the remaining 11 Housing Sites will be addressed as part of the City’s Downtown Specific Plan under a separate action; and WHEREAS, the Planning Commission, at a special and noticed public hearing on September 5, 2024, heard evidence and voted 5-0 to recommend that the City Council approve General Plan Amendment 24-03, along with Zone Change 24-03, and Municipal Code Text Amendment 24-08; and
WHEREAS, notice was duly given of the public hearing on the matter and that public hearing was held on September 24, 2024 at the hour of 7:00 p.m.; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the City prepared an Initial Study/Negative Declaration (IS/ND) for the Draft Housing Element update and circulated the IS/ND for a 30-day public comment period from March 16, 2022 to April 18, 2022.

Resolution 2024-70 Page 2
General Plan Amendment 24-03
September 24, 2024
On September 27, 2022, the City Council adopted the IS/ND and the Housing Element for the 2021-2029 planning period. The proposed amendments are in compliance with Housing Element’s housing programs, which were previously analyzed in the IS/ND; therefore, no further CEQA action is required.

NOW, THEREFORE, in consideration of the evidence received at the hearing, and for the reasons discussed by the City Council at the hearing, the City Council now finds as follows:

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

The proposed amendment will allow additional housing opportunities centrally located near the Downtown and town core areas of the City and adjacent to the Gold Line extension, a high-quality transit facility. Development of this area will require review and approval by the City ensuring the quality proposed multi-family opportunities that will meet the needs of the City’s residents and will likely increase property values. As with all developments, maintenance of the site will ensure property values are not negatively impacted. To further mitigate any impacts to adjoining properties, development and operational standards have been included to prior code amendments that regulate all multi-family development options including senior citizen housing, and transitional and supportive housing.

B. The proposed General Plan Amendment will further the public health, safety and general welfare.

The proposed amendment, which is required by the City’s Housing Element to be in compliance with State law will further the public health, safety and general welfare by providing residents and the general public with increased housing opportunities. In addition, the amendment will encourage the development of housing sites that require assembly, which may lead to additional housing units and allow the City to meet its RHNA allocation. Lastly, the proposed amendment was previously analyzed as part of the Housing Element update, and future development will be subject to existing regulations and may require additional environmental analysis to mitigate any potential impacts.

C. The proposed General Plan Amendment is consistent with the General Plan.

The proposed amendment is consistent with the City’s Housing Element for the 2021- 2029 planning period. Specifically, the Housing Element includes the City’s Housing Plan which identifies the City’s goals and policies required to address the housing needs of the community, and the and Housing Sites Inventory which identified parcels to accommodate the City’s RHNA allocation for the 2021-2029 planning period. In addition, the proposed amendments will be consistent with the following General Plan goals and policies:

Land Use Element
Policy LU-6.1: Give priority for redevelopment activities to declining areas within the City, particularly the Town Core and Puddingstone Center.

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General Plan Amendment 24-03
September 24, 2024
Housing Element
Policy HE-2.1: Adequate Sites. Provide opportunities for new housing that responds to community needs in terms of housing type, cost, and location by providing appropriate zoning and development standards.

Policy HE-2.4: Downtown Housing. Provide and actively facilitate opportunities for the development of mixed use and infill housing in downtown San Dimas as part of the City’s ongoing revitalization strategy for the area.

Policy HE-3.3: Flexibility in Standards. Provide flexibility in development and design standards to accommodate new models and approaches to encourage mixed uses, live/work, accessory dwellings, and other types of housing.

NOW, THEREFORE, BE IT FURTHER RESOLVED, PURSUANT TO THE ABOVE FINDINGS, that the City Council approves General Plan Amendment 24-03 amending land use designations as set forth in attached Exhibit A.

PASSED, APPROVED AND ADOPTED this 24th day of September, 2024. ____________________________
Emmett G. Badar, Mayor
ATTEST:
______________________________________
Debra Black, City Clerk
I, Debra Black, City Clerk, hereby certify that Resolution 2024-70 was adopted by the City Council of San Dimas at its regular meeting of September 24, 2024 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Resolution 2024-70 Page 4
General Plan Amendment 24-03
September 24, 2024
______________________________
Debra Black, City Clerk

Resolution 2024-70 Page 5
General Plan Amendment 24-03
September 24, 2024
Exhibit A
General Plan Land Use Changes
Housing Element Sites #1 & #2

Resolution 2024-70 Page 6
General Plan Amendment 24-03
September 24, 2024
New text is in blue underlined
Deleted text is in red and strikethrough
Proposed Mixed Use Residential/Industrial Land Use
Mixed Use Residential/Industrial
Intent: The Mixed Use – Residential / Industrial (MU-R/I) designation is a new land use designation in the General Plan amendment. The intent of the IMU designation it to provide flexible land uses in certain Industrial areas near the downtown area and residential area to provide the ability for mixed use development to strength the City of San Dimas by allowing the existing industrial uses to remain and naturally phase out to allow the sites to be eventually redeveloped for residential uses.

Desired Character and Uses: The MU-R/I designation encompasses land area which totals approximately 6.1 acres. The project area is assembled into two land areas roughly resembling city blocks. Each “block” is adjacent to the railroad right-of-way which runs in a diagonal manner when compared to a traditional north, south, east, west grid street-system. Each “block” has a street frontage, however, visibility from Bonita Avenue is limited. With the establishment of a new transit station in this area, the intent is to provide for new residential and commercial uses to be added to the existing industrial uses.

Density/ Intensity: The MU-R/I designation allows for a density of 12 – 16 dwelling units per acre (du/acre). Density can be accomplished through use of multi-family dwellings including apartments, and multi-family residential developments.

Zoning: The applicable zoning for the MU-R/I designation shall be SP-23, which shall be amended to allow multi-family as a permitted use.

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General Plan Amendment 24-03
September 24, 2024
Housing Element Site #14
Existing Land Use Designation

Resolution 2024-70 Page 8
General Plan Amendment 24-03
September 24, 2024
Proposed Land Use Designation
New text is in blue underlined
Deleted text is in red and strikethrough
Proposed General Plan Land Use Changes
High: Density uses are typically multi-family dwellings including apartments, and multi-story residential developments.

Residential High I
Intent: The Residential High I (RH-I) designation is a reclassification of the existing residential High land use designation in the San Dimas General Plan. The intent of the Residential High I (RH-I) designation is to provide greater flexibility, by increasing the allowable density of properties located adjacent to high quality public transit, to responsibly meet the City’s future development needs.

Desired Character and Uses: The Residential High I (RH-I) designation provides the opportunity for the development of high-density multi-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.

Resolution 2024-70 Page 9
General Plan Amendment 24-03
September 24, 2024
Density/ Intensity: The Residential High I (RH-I) designation allows for a density of 12.1 – 16 dwelling units per acre (du/acre). Density can be accomplished through use of multi-family dwellings including apartments, and multi-family residential developments.

Zoning: The zoning for the Residential High I (RH-I) designation shall be designated as MF with a number appended to the base zoning which will designate the maximum permitted number of units per net acre. (Example: a multiple-family zone allowing fourteen units per net acre would show on the official zoning map as MF-14).

Residential High II
Intent: The Residential High II (RH-II) designation is a new land use designation in the San Dimas General Plan. The intent of the Residential High II (RH-II) designation is to provide greater flexibility, by increasing the allowable density of properties located adjacent to high quality public transit, to responsibly meet the City’s future development needs.

Desired Character and Uses: The Residential High II (RH-II) designation provides the opportunity for the development of high-density multi-family projects, to ensure that such development is compatible with contiguous uses, to encourage well-planned neighborhoods through creative and imaginative site planning, to provide opportunities at a density deemed appropriate to accommodate lower income households pursuant to Section 65583.2(c)(3)(B)(iv) of the California Government Code and to ensure integrated design and unified control of design.

Density/ Intensity: The Residential High II (RH-II) designation allows for a density of 16.1 – 25 dwelling units per acre (du/acre). Density can be accomplished through use of multi-family dwellings including apartments, and multi-family residential developments.

Zoning: The zoning for the Residential High II (RH-II) designation shall be accomplished through the zone amendment process, to ensure integrated and well-designed projects. The new zone shall be designated as MF with a number appended to the base zoning which will designate the maximum permitted number of units per net acre. (Example: a multiple-family zone allowing 25 units per net acre would show on the official zoning map as MF-25).

ATTACHMENT 3
ORDINANCE 1315

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS, COUNTY OF LOS ANGELES, CALIFORNIA, APPROVING ZONE CHANGE 24- 03, AND MUNICIPAL CODE TEXT AMENDMENT 24-08, A REQUEST TO CHANGE THE ZONING DESIGNATION OF HOUSING ELEMENT SITE #14 (THREE PARCELS) FROM MF-15 TO MF-25, AND AMEND TITLE 18 TO ALLOW MULTI-FAMILY RESIDENTIAL IN SPECIFIC PLAN 23 TO REFLECT

THE PROPOSED ZONING DESIGNATION CHANGES, AND ASSOCIATED

CODE CLEAN-UPS AS REQUIRED TO BRING THE CODE INTO COMPLIANCE WITH THE CITY’S HOUSING ELEMENT AND STATE LAW.

WHEREAS, a Zone Change and Municipal Code Text Amendment (Amendments) have been duly initiated by the City of San Dimas; and
WHEREAS, the Amendments are described as a request to change the zoning designation of Housing Element Site #14 (three parcels) from MF-15 to MF-25, and amend Title 18 to allow multi-family residential in Specific Plan 23 and reflect the proposed land use and zoning designation changes, and associated code clean-ups as required; and WHEREAS, the Amendment would affect Housing Elements Sites #1 (APNs : 8386-006- 010, 025, 026, 027, 028), #2 (APNs: 8386-015-014, 814, 815, 8386-015-019, 015, 019, 020, 021, 023, 022, 024 & 8386-016-035), Site #14 (APNs: 8386-010-040, 8386-006-015, 029); and WHEREAS, the City, pursuant to State Housing Law, is required to update the Housing Element of the City’s General Plan every eight years and to comply with the stated housing plan programs, as required by the Housing Element; and
WHEREAS, on September 1, 2022 the Planning Commission recommended approval of the Housing Element, which included the Housing Sites Inventory to meet the City’s Regional Housing Needs Assessment (RHNA), to the City Council, and on September 27, 2022 the City Council voted 5-0 to adopt the Housing Element; and
WHEREAS, the Housing Sites Inventory consists of 14 Housing Sites, and the proposed amendments will change the zoning and land use designation of three of the 14 Housing Sites to be in compliance with the Housing Element, and the remaining 11 Housing Sites will be addressed as part of the City’s Downtown Specific Plan under a separate action; and WHEREAS, the Planning Commission, at a special and noticed public hearing on September 5, 2024, heard evidence and voted 5-0 to recommend approval to the City Council of Zone Change 24-03, and Municipal Code Text Amendment 24-08, along with General Plan Amendment 24-03; and
WHEREAS, notice was duly given of the public hearing on the matter and that public hearing was held on September 24, 2024 at the hour of 7:00 p.m. with all testimony received being made part of the public record.

NOW, THEREFORE, in consideration of the evidence received at the hearing, and for the reasons discussed by the City Council at the hearing, including written or oral staff reports, together with public testimony, the City Council now finds as follows:

Ordinance 1315 Page 2
Zone Change 24-03, Municipal Code Text Amendment 24-08
Zone Change Designation of Housing Element Site #14
Amend Title 18 for Specific Plan 23
A. The proposed Zone Change and Municipal Code Text Amendment will not adversely affect adjoining property as to value, precedent or be detrimental to the area.

The proposed amendments will allow additional housing opportunities centrally located near the Downtown and town core areas of the City and adjacent to the Gold Line extension, a high-quality transit facility. Development of this area will require review and approval by the City ensuring the quality proposed multi-family opportunities that will meet the needs of the City’s residents and will likely increase property values. As with all developments, maintenance of the site will ensure property values are not negatively impacted. To further mitigate any impacts to adjoining properties, development and operational standards have been included to prior code amendments that regulate all multi-family development options including senior citizen housing, and transitional and supportive housing.

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

The proposed amendments, which are required by the City’s Housing Element to be in compliance with State law will further the public health, safety and general welfare by providing residents and the general public with increased housing opportunities. In addition, the amendments will encourage the development of housing sites that require assembly, which may lead to additional housing units and allow the City to meet its RHNA allocation. Lastly, the proposed amendments were previously analyzed as part of the Housing Element update, and future development will be subject to existing regulations and may require additional environmental analysis to mitigate any potential impacts.

C. The proposed Zone Change and Municipal Code Text Amendment is consistent with the General Plan.

The proposed amendments are consistent with the City’s Housing Element for the 2021- 2029 planning period. Specifically, the Housing Element includes the City’s Housing Plan which identifies the City’s goals and policies required to address the housing needs of the community, and the and Housing Sites Inventory which identified parcels to accommodate the City’s RHNA allocation for the 2021-2029 planning period. In addition, the proposed amendments will be consistent with the following General Plan goals and policies:

Land Use Element
Policy LU-6.1: Give priority for redevelopment activities to declining areas within the City, particularly the Town Core and Puddingstone Center.

Housing Element
Policy HE-2.1: Adequate Sites. Provide opportunities for new housing that responds to community needs in terms of housing type, cost, and location by providing appropriate zoning and development standards.

Policy HE-2.4: Downtown Housing. Provide and actively facilitate opportunities for the development of mixed use and infill housing in downtown San Dimas as part of the City’s ongoing revitalization strategy for the area.

Ordinance 1315 Page 3
Zone Change 24-03, Municipal Code Text Amendment 24-08
Zone Change Designation of Housing Element Site #14
Amend Title 18 for Specific Plan 23
Policy HE-3.3: Flexibility in Standards. Provide flexibility in development and design standards to accommodate new models and approaches to encourage mixed uses, live/work, accessory dwellings, and other types of housing.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN DIMAS DOES ORDAIN AS FOLLOWS:

SECTION 1. ADOPTION. Zone Change 24-03 amending the zoning designations as set forth in Exhibit A, and Municipal Code Text Amendment 24-08 amending Title 18 as set forth in Exhibit B, attached hereto and incorporated herein, are hereby adopted.

SECTION 2. 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 3. CEQA DETERMINATION. The City Council hereby finds and determines pursuant to the California Environmental Quality Act (CEQA), that the City prepared an Initial Study/Negative Declaration (IS/ND) for the Draft Housing Element update and circulated the IS/ND for a 30-day public comment period from March 16, 2022 to April 18, 2022. On September 27, 2022, the City Council adopted the IS/ND and the Housing Element for the 2021-2029 planning period. The proposed amendments are in compliance with Housing Element’s housing programs, which were previously analyzed in the IS/ND; therefore, no further CEQA action is required.

SECTION 4. 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.

PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of San Dimas this 24th day of September, 2024, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

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__________________________________
Emmett G. Badar, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ ___________________________
Debra Black, City Clerk Jeff Malawy, City Attorney
I, DEBRA BLACK, CITY CLERK of the City of San Dimas, do hereby certify that Ordinance 1315 was introduced at a regular meeting of said City Council held on the 24 day of September, 2024, and thereafter passed, approved and adopted at a regular meeting of said City Council held on the 8th day of October, 2024.
___________________________
Debra Black, City Clerk

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Exhibit A
Zone Changes
Existing Zoning Designation
Proposed Zoning Designation

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Exhibit B
Code Amendments
New text is in blue underlined
Deleted text is in red and strikethrough
Chapter 18.538
SPECIFIC PLAN NO. 23*
Sections:

Article I. General

18.538.010 Purpose and intent.

18.538.020 Authority.

18.538.030 Location.

18.538.040 General provisions.

18.538.050 Definitions.

Article II. Development Plan

18.538.060 Neighborhood setting.

18.538.070 Site specific conditions.

18.538.080 Existing improvements.

18.538.090 Circulation.

18.538.100 Planning areas—Purpose and intent.

Article III. Development Standards

18.538.110 Planning area I—Business park district Mixed use – residential/industrial.

18.538.120 Planning Area II—Village plaza.

18.538.130 Provisions for existing improvements.

Article IV. General Development Standards

18.538.140 Streetscape design standards.

18.538.150 General provisions.

Article V. Plan Review and Disposition

18.538.160 Review requirements.

18.538.170 Minor modifications.

18.538.180 Appeal provisions.
* Editor’s Note: Exhibits and appendices relating to Specific Plan No. 23 areis located at the end of this chapter.

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Article I
General
§ 18.538.010 Purpose and intent.

A. The size, shape and location of Specific Plan No. 23 presents a unique development opportunity within the city. The site encompasses three two blocks north of a railroad rightof-way and south of an established residential neighborhood referred to as the San Dimas towncore (see Exhibit A). The easterly project boundary is North Acacia Street and the westerly project boundary is just east of the Trails Apartment Complex located at 444 N.

Amelia Avenue adjacent to the San Dimas downtown area which is known as "Frontier Village." The easterly boundary also has visibility to Bonita Avenue.

B. Specific Plan No. 23 provides the best mechanism for comprehensive, high quality, and sensitive development for the project area. The purpose of Specific Plan No. 23 includes the following:

1. To ensure that the development of the project area is compatible to adjacent uses;

2. To minimize the negative adverse impact of traffic generated by any development by directing traffic away from the residential neighborhood;

3. To incorporate creative and sensitive planning, architecture, landscape architecture, and engineering to develop a project that will enhance the existing adjacent uses and promote the existing and future appearance of San Dimas; and

4. To provide provisions for the continued use and maintenance of existing improvements as the project areas recycle into development consistent with the provisions of the design standards within this specific plan;.

5. To provide home ownership opportunities responsive to the needs of the community;

6. To reclaim the currently underutilized site and transform it into a vibrant living environment;

7. To provide a desirable, high-quality residential community where people will want to purchase/live a new home within the City of San Dimas; and

8. To stimulate revitalization efforts in nearby underutilized properties. (Ord. 938 § 1 (I (A)), 1990)
§ 18.538.020 Authority.

The adoption of Specific Plan No. 23 by the city is authorized by and pursuant to sections 65450 through 65457 of the California Government Code.
(Ord. 938 § 1 (I (B)), 1990)
§ 18.538.030 Location.

Specific Plan No. 23 encompasses land area which totals approximately 8.846.1 acres. The project area is assembled into threetwo land areas roughly resembling city blocks. Each "block"

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is adjacent to the railroad right-of-way which runs in a diagonal manner when compared to a traditional north, south, east, west grid street system. Each "block" has street frontage, however, visibility from Bonita Avenue is limited. The project boundaries are indicated on the attached Exhibit A.
(Ord. 938 § 1 (I (C)), 1990)
§ 18.538.040 General provisions.

The project area of Specific Plan No. 23 is designated as industrialMixed Use – Residential/Industrial by the cCity’s gGeneral pPlan. All development, uses and activity shall be subject to, but not limited to, the following general provisions:

A. Unless otherwise specified, all development, uses and activity within Specific Plan No. 23 shall comply with this code. Terms used in this chapter shall have the same meaning as defined elsewhere in this code unless otherwise provided; B. Any details or issues not specifically covered by this specific plan shall be subject to the regulations of this code;
C. The review and approval of development within the specific plan area shall be subject to Section 65450 et seq. of the state Government Code;
D. All construction within the boundaries of the specific plan area shall comply with all provisions of the UniformCalifornia Building Code and the various mechanical, electrical and plumbing codes as applicable and adopted by the city.

E. Minor modifications to Specific Plan No. 23 which do not alter the intent of this specific plan pursuant to the provisions of Section 18.538.170 of this chapter; F. If any regulation, condition, program or portion thereof of this specific plan is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and the invalidity of such provision shall not affect the validity of the remaining provisions herein; and G. Any land use designation, permitted use, or conditionally permitted use not specifically provided by Specific Plan No. 23 shall not be permitted without a determination of use by the development plan review board approving body pursuant to provisions of Chapter

18.19212 of this Title.
(Ord. 938 § 1 (I (D)), 1990)
§ 18.538.050 Definitions.

Unless the context otherwise requires, or unless different definitions are set forth in individual titles, chapters, or sections of this title, the words or phrases defined in this specific plan shall have the meaning and construction ascribed to them in this section. When not inconsistent with the context, words in the singular shall include the plural and words in the plural shall include the singular. The word "shall" is mandatory and the word "may" is permissive. Words and phrases not defined in this chapter shall be defined in the following sources by the following order; (1) other chapters of this code; (2) definitions contained in the city adopted chapters of the UniformCalifornia Building Code; (3) definitions contained in legislation of the state; and (4) Webster's Dictionary.

1. "Abut" means contiguous to. For example, two adjoining lots with a common property

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line are considered to be abutting.

2. "Accessory structure" means a structure located on the same lot or parcel as the primary structure. Said structure would serve an incidental or accessory use secondary to the principal use of the land.

3. "Accessory use" means a use which is incidental or secondary to the primary use of the lot or parcel. Such use is devoted exclusively to the primary land use.

4. "Adjacent" means the same as abutting; however, public rights-of-way and major utility easements shall not be considered as separating "adjacent" uses.

5. "Architectural feature" means a part, portion, projection, or treatment that contributes to the visual beauty, elegance, historical consistency, or design integrity of a building or structure, and is not necessary for the structural integrity of the building or structure or to make said structure or building habitable. Said architectural feature does not include signs or other forms of use identification.

6. "Automobile parking" means parking of operational and street legal motor vehicles on a temporary basis within an improved off-street parking area.

7. "Berm" means a man-made mound(s) of earth incorporated into a landscape design used for the purpose of visual screening, decorative features, and landscape design enhancement.

8. "Buffer area" means an area of land used to visibly and physically separate one use from another. Such a buffer area would typically be devoid of structures and landscaped in a manner to shield noise, glare and other nuisances from neighboring uses.

9. "Building" means any structure built or maintained for the support, enclosure and protection of persons, equipment, animals, chattels or property of any kind. The word "building" as used in this title includes the word "structure."

10. Building, Accessory. "Accessory building" means the same as "accessory structure."

11. "Building coverage" means the gross area of a lot or parcel of land occupied by all of the ground floor, or building footprint, of a building or structure which is under roof.

12. "Building height" means the maximum vertical distance as measured from the interior floor level to the top of the uppermost part of the structure through any vertical section.

13. Building, Main. "Main building" means a building within which the principal primary use of the lot or parcel is conducted, as provided by this specific plan.

14. 13. Building, Non-conforming. "Non-conforming building" means a building or portion thereof, lawfully existing pursuant to the ordinance in effect at the time of construction or subsequent alteration, but which does not comply with any development criteria adopted at a later date.

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15. 14."Business" means the purchase, sale or other transaction or place thereof involving the handling, disposition or transaction of any article, substance, product, service or commodity for livelihood or profit. Such activity includes an addition, operation, or provision of any service or service establishment, office building, outdoor advertising sign and/or structure, recreational and/or amusement enterprise conducted for livelihood or profit.

16.15. "Business frontage" means the lineal footage of any side of a business building facing an adjacent street or the unit's designated automobile parking area and upon which a sign may be located as provided by this specific plan.

17.16. "City" means the city of San Dimas.

18.17. "Commercial use" means a business, normally involving office, retail, sales, or service uses.

18. “Common open space” means land in a development held in common and is/or single ownership and not reserved for the exclusive use of benefit of an individual tenant or owner.

19.19 Council, City. "City council" means the city council of the city.

20. "Courtyard" means an open, unoccupied space, other than a required yard, on the same lot or parcel with a building or buildings. Such courtyard is typically bounded on two or more sides by such building(s).

21. “Density” shall be determined by dividing the total number of homes by the net area of the parcel.

21. 22. "Design review" means the process of city review and approval of development proposals as required by Chapter 18.12 of this title.

22.23. "Display frontage" means the lineal footage of the front of an area used for display and sale of merchandise located outdoors. Such display area typically faces a street or automobile parking area.

23. "Drive-in" means an establishment which provides parking facilities and service to those facilities in order that patrons may utilize on-site goods and/or services without leaving their vehicles. Said drive-in service may be in conjunction with, or exclusive of, any other form of service, including drive-through or conventional seating.

24.24. "Driveway" means an unobstructed paved area which provides access to vehicle parking, loading, or maneuvering area.

25.25. "Enclosed building" or "enclosed structure" means a building or structure with a permanent roof and enclosed on all sides by solid exterior walls. Such solid exterior walls may feature windows, loading doors, and customary entrance and exit doors.

26.26. "Enclosed space" means an area enclosed on all sides by a solid physical barrier such as a fence or wall.

27.27. "Existing improvements" means any improvements which exist at the time of the adoption of this specific plan. Such existing improvements must have been legally constructed in compliance with all building and zoning codes in effect at the time the improvements were constructed.

28.28. "Exterior boundary" means the perimeter of any lot or parcel of land or assembly of lots or parcels to be developed in an integrated, comprehensive manner.

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29.29. "Fence" for industrial use properties means any device forming a physical barrier between two areas/parcels. Such barrier may be constructed of chain-link, louver, wood stake, decorative masonry (i.e. slump stone, split face, stucco, stone veneer, brick, etc. plane CMU is not considered decorative masonry), dog ear lumber, or other similar material in accordance with adopted city standards.

30. "Fence" for residential use properties means any device forming a physical barrier between two areas/parcels. Such barrier may be constructed of decorative masonry (i.e. slump stone, split face, stucco, stone veneer, brick, etc. plane CMU is not considered decorative masonry).

Gates maybe constructed of dog ear lumber, tubular iron, vinyl, or other similar material in accordance with adopted city standards.

30. 31. Floor Area, Gross. "Gross floor area" means the total floor area of a building under roof measured in square feet. Such measurement would include each horizontal plane which constitutes a floor as measured to the outside of the exterior walls of all floors.

31. 32. "Frontage" means, with regards to a lot, that side of a lot abutting on a street, typically the front lot line. With regards to a building, see "business frontage."

33. Garages, private. “private garage” means a portion of a building, used primarily for automobile parking, garages shall not be for habitation.

34. “Height” means the vertical distance from the lowest finish grade to the highest point of the coping of a flat or pitched roof ridge.

35. “Homeowner Association or HOA” means a community association which is organized within a development in which individual owners share common interests and responsibilities for open space, landscaping and facilities.

32.36. "Industry" means the manufacture, fabrication, processing or reduction of any article, substance or commodity or any other treatment thereof in such a manner as to change the form, character or appearance thereof. In addition, it shall include trucking facilities, warehousing, storage facilities, business facilities serving primarily industry, and similar enterprises.

33. 37. "Institutional use" means a non-profit or quasi-public use or institution, such as a church, library, public or private school, utility, hospital, or municipally owned or operated building, structure or land used for public purpose.

34. 38. "Landscaping" means the planting and maintenance of a combination of trees, shrubs, vines, ground cover, flowers and lawn. In addition, such landscaping may include design features such as rock and stone, garden-type fencing and decorative structures. Such design features may also include water elements, art works, decorative walks, benches, and decorative paving.

35. 39. "Loading area" means the portion of a site developed to accommodate loading spaces including the related aisles, access drives and buffers.

36. 40. "Loading space" means an off-street space or berth on the same lot and contiguous with the building it is intended to serve for temporary parking of commercial transport vehicles while loading and unloading merchandise, materials, supplies, manufactured products and similar items.

41. “Lot” means any numbered or lettered parcel shown on a recorded tract map.

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37. 42. "Main building" or "main structure," also referred to as principal and primary building or structure. Such building and structure would contain and enclose the activity which is the main use of the lot or parcel of land upon which the building is situated.

38. 43. "Main use" means any use of a building, structure, or land which is the primary feature of the activity conducted on the lot or parcel of land.

39. "Mixed use" means any multiple use of a building, structure, or land which promotes varying forms of activity at various times of the day. Such combinations of uses would include, but not be limited to, retail commercial, light industrial, office, and cultural and gathering uses.

40. 44. "Mound" means a raised embankment of earth intended as a landscaping feature to visually obscure an area or provide design enhancement. Also see "berm."

41. 45. "Multi-phase development" means a development project which is constructed in increments. Each increment would be capable of existing independent of the others, but the completed project would be a comprehensive design.

42. 46. "Off-street parking space" means a temporary storage area for a motor vehicle that is not located on a dedicated street right-of-way. Such right-of-way may be public or private.

43. 47. "Parking area" or "parking lot" means a portion of a site devoted to the temporary parking of motor vehicles, including actual parking spaces, aisles, access drives, and related landscaping.

48. “Permitted use” means any use allowed within the planning area regulations and subject to the restrictions applicable to that planning areas.

49. “Pet, household” means as described and regulated in Chapter 18.20 Residential Zone Generally.

50. “Planning Commission” means the Planning Commission of the City.

51. “Private open space” means a fenced or otherwise screened are designated for a specific tenant or resident intended for landscape, recreation, or leisure purposes.

44. 52. "Public utility installation" means building(s) or other structure(s) and equipment owned and operated by a public or private utility company subject to regulation by the state Public Utilities Commission.

45. 53. "Quasi-public" means a use which involves as its primary purpose, the administration of a required government program or a government regulatory program.

46. 54. "Retail" means the selling of goods, wares or merchandise directly to the ultimate consumer or persons without a resale license.

47. "Service station" means a motor fuel dispensing establishment offering for sale various grades of motor fuel, oil, engine lubricants, and automobile related accessories, such an establishment may also repair services including but not limited to painting, body work, restoration, auto wrecking, engine repair and motor vehicle maintenance.

48. 55. "Service" means an act, or any result of useful labor, which does not in itself produce a tangible commodity.

49. 56. "Setback" means the area between the building line and the nearest property line.

50. 57. "Sign" means any device, or part thereof, capable of visual communication or attraction including any announcement, declaration, demonstration, display, illustration, insignia or symbol used to advertise or promote the interest of any person, partnership, association, corporation,

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institution, organization, product, service, event, location or other business entity by any means, including words, letters, figures, designs, symbols, fixtures, colors, illumination or projected images. "Sign" shall not include any official notice, declaration, warning, or information sign or structures issued by any federal, state, county or municipal authority.

51. 58. "Storage area" means an area used or intended for the storage of materials, refuse, or vehicles and equipment not in service.

59. “Story” means that portion of the building between the upper surface of any floor and the upper surface of the floor next above except that if there is no floor above, then the space between such floor and the ceiling or roof above.

52. 60. "Street furniture" means man-made, above ground items that are usually found in a street right-of-way such as benches, bus stops/enclosures, newspaper racks, hydrants, traffic lights, signs, utility poles and the like.

53. 61. "Temporary structure" means a structure which is permitted within a land use district without a permanent foundation or footing and which is removed when the designated time period, activity, or use for which the temporary structure was erected has ceased.

54. 62. "Temporary use" means a use permitted within a designated land use district and established for a fixed period of time with the intent of terminating such use upon the expiration of the time period.

63. "Unique natural feature" means that part of the natural environment which adds character to a location which is not readily found in other locations, and if altered or damaged cannot be replaced.

56. 64. "Use" means, the purpose for which land or a building is occupied, arranged, designed or intended, or for which either land or building is, or may be occupied or maintained. A use may be passive, such as parking and/or storage.

57. 65. "Yard" means an open space that lies between the principal building and the nearest lot line. Such yard is unoccupied and unobstructed from the ground upward, except as may be specifically provided in the specific plan. Unless otherwise specified, a yard is fully landscaped.

58. 66. Yard, Required. "Required yard" means a yard, as defined in this section, that occupies the area of a required setback.
(Ord. 938 § 1 (I (E)), 1990)
Article II
Development Plan
§ 18.538.060 Neighborhood setting.

Specific Plan No. 23, is uniquely located. The project area is predominantly adjacent to the established towncore residential neighborhood. This neighborhood has a rich historical significance to the city in that the first homes built in the city were/are located in this area. To the easteast and south, the project area joins the Ddowntown Specific Plan areaFrontier Village of San Dimas. This area is of considerable historical and cultural significance to city residents. The project area abuts the railroad right-of-way along the southerly project boundary. Beyond the railroad is the commercial area of Bonita Avenue. Development proposed within the project area should reflect the unique neighborhood setting surrounding the specific plan. (Ord. 938 § 1 (II (A)), 1990)

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§ 18.538.070 Site specific conditions.

A. The site has several inherent development challenges. The most significant is the unusual parcel size and property configuration. The proximity of the residential neighborhood, the diagonal approach of the railroad, and limited street frontage are also significant design challenges. The project area is divided into three two separate blocks. Thus, development alternatives are reduced because of the divided project area.

B. The proximity of the residential neighborhood is an influential factor on the ultimate site and architectural design of a development proposal. It is important to the city that the towncore neighborhood retain its integrity. Therefore, a site design which is sensitive to the adjoining residential property is extremely important. Also, architecture which reflects a residential character is desirable. The final design consideration is the relationship the project area has with the downtown commercial and residential historic core.Frontier Village. The easterly most "block" has a direct visual and boundary relationship with the downtown area. This "block" also has visibility to Bonita Avenue. This creates additional opportunities as well as further design challenges.
(Ord. 938 § 1 (II (B)), 1990)
§ 18.538.080 Existing improvements.

Each of the "blocks" contain existing improvements and land uses. It is recognized that the existing activities within the boundaries of Specific Plan No. 23 are important to the city. The existing improvements which do not conform to the development standards provided within Specific Plan No. 23 shall be allowed to remain and be maintained as long as the existing improvements are not physically expanded beyond their present size, scope or intensity. (Ord. 938 § 1 (II (C)), 1990)
§ 18.538.090 Circulation.

A. Block 1 has street frontage on only one side, along its eastern boundary line facing N.

Eucla Avenue. Two of the three "blocks"Block 2 hasve street frontage on threetwo sides facing east and west, this block also has alley access on along the northern boundary line.

The third "block" has street frontage on only one side. The third "block" is the most westerly within the project area. All threethe "blocks" have the railroad right-of-way bordering their southerly project boundary. Project circulation design is very important. Traffic generation shall be monitored, planned and observed. Potential development should be sensitive to the surrounding neighborhood. Non-residential cCirculation access points should be as far away from the residential neighborhood as possible and located where deemed safe by the City Engineer and the Public Works Department. Also, the number of access points from the street should be limited to one, or two at the most, for each "block."; multiple access points are allowed from an alley for residential garages.

B. The access points should be designed to accommodate all forms of project generated traffic. Therefore, the entry design is important from both a functional and aesthetic perspective. To ensure that access points are limited, on-site circulation should be efficiently designed. The long-term parking (for employees) for non-residential uses should be placed in a manner not to conflict with the higher turnover parking demands, such as visitor parking and loading areas. Residential parking should be onsite and convenient for residents and visitors.
(Ord. 938 § 1 (II (D)), 1990)

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§ 18.538.100 Planning areas—Purpose and intent.

A. The incorporation of the planning area concept into this specific plan creates the opportunity for flexible project design and land uses relative to the unique project characteristics of the specific plan. The creation of the planning areas acknowledges that portions of the project area have varying design and use opportunities because of visibility, street frontage, adjoining land uses and location. In this respect, development within the project area would be sensitive to adjoining land uses while maximizing the appropriate development potential within the specific plan.

B. The configuration of the project area creates twoa logical planning areas (see Exhibit A) within the threetwo "blocks." The westerly two "blocks" have the most direct relationship with the residential neighborhood. These two "blocks" also have almost no direct visibility to Bonita Avenue. Also, the railroad and a portion of the A-line bridge creates a physical separation between Bonita Avenue land uses and the project area. Therefore, specialized uses not dependent upon drive-by, impulse patronage are the most appropriate uses for this planning area if developed with industrial uses. If developed with multi-family residential uses, the building can serve as a buffer from the non-residential more intense uses south of the railroad from the single-family residences in the Town Core. The multifamily developments are also a transition point from the single-family detached developments to the multi-family development and to the commercial uses’ south of the railroad. These types of developments will provide the existing community an opportunity to live in an alternative housing type with less maintenance within a close-knit living environment, without having to leave their existing community.

C. The second planning area consists of the "block" closest to the downtown Frontier Village.

In addition to its proximity to downtown, the direct visibility and the physical relationship with the downtown are two important considerations. The railroad does not separate this "block" from Bonita Avenue in the same manner as the other two "blocks." Although many of the residential relationship concerns are the same as the first planning area, the location of this planning area creates an opportunity for unique design application and land uses. (Ord. 938 § 1 (II (E)), 1990)
Article III
Development Standards
§ 18.538.110 Planning area I—Business park district Mixed Use – Residential/Industrial.

The business park districtMixed Use – Residential/Industrial area is uniquely suited for residential, specialized light industrial and business uses. The business park district Mixed Use area is intended to allow for the residential projects and careful combination of high quality light industrial, warehousing, passive commercial, office and business uses, developed separately on each block. The minimum parcel size for residential development shall be three (3) acres and shall not be combined with industrial uses. The industrial development of the business park district may be a single, high quality user, or as a high quality, amenity oriented, architecturally sophisticated business park.

The following and industrial uses have their own development standards as follows:

A. Permitted Uses. The business park district permits certain Llimited light industrial, general business, office, and passive commercial, and multi-family residential uses as set forth below. Each use shall be evaluated in terms of its operational characteristics and

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development plan in respect to the potential relationship with the adjoining residential neighborhood.

Buildings, structures, and land shall be used, and buildings and structures shall be altered or enlarged only for those uses specified herein. In addition, those uses the development plan review boardapproving body may deem as similar but not more obnoxious or detrimental to the public health, safety and general welfare as those listed below may be permitted pursuant to the provisions of Chapter 18.12 of this title. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit.

1. Those uses permitted in the I-P Zone.

2. Upholstery shop.

3. Packaging business.

4. Electrical or neon sign manufacturing and maintenance.

5. Ice and cold storage plants.

6. Machinery and shops: Cabinet or carpentry shops, machine shops, sheet metal shops, tinsmiths, welding shops.

7. Garment manufacturing, including silk screen.

8. Manufacturing, compounding, processing, packaging, or treatment of products such as:
bakery goods, candy, cosmetics, dairy products, pharmaceutical drugs, food products (excluding sauerkraut, vinegar, yeast, and rendering of fats and oils), perfumes and toiletries.

9. Manufacturing, compounding, assembly or merchandise from the following previously prepared materials: Bone, canvas, cellophane, cloth, cork, feathers, felt, fiber, fur, glass, hair, horns, leather, metals, paper, plasters, precious and semi-precious stones and metals, shells, textiles, tobacco, wood, yarns, rubber and metal stamps, shoes, stone monuments works.

10. Processing: Laboratories, blueprinting or photocopying, laundries, carpet rug cleaning plants, dry cleaning and dyeing plants.

11. Fabrication: Fabrication of products made from finished rubber and plastics.

12. Wholesaling and warehousing: Wholesaling and warehousing facilities, storage and distribution agencies, janitorial supplies, service/building maintenance, TV repair and service, athletic supply.

13. Office and related uses: Business and administrative offices, bookkeeping service, catalog store, data processing; employment agency, finance office, import-export offices and wholesale warehouse, mail-order; office machines sales and service, stock and commodity brokerage, telephone answering and exchange.

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14. Other uses incidental and directly related to the service and operation of a permitted use:

On-site employee recreational facilities, on-site medical clinics, industrial and business training facilities, conference and meeting rooms.

15. Other similar uses which the development plan review board finds compatible and similar to the permitted uses described herein, subject to a determination of use pursuant to Chapter 18.12 of this title.

16. Apartments, condominiums, townhouses, senior citizen housing, and similar multiple-family developments.

17. Incidental uses for residential developments only.
a. Home based businesses per. Section 18.184;
b. Household pets as descried and regulated in Chapter 18.20 Residential Zones Generally; and
c. Other uses similar to those stated in this section which the Director of Community Development finds consistent with the sprit and intent of this Specific Plan.

19. Accessory structures. The following structures are permitted when they are accessory to the primary permitted uses listed under No. 16 in this Section:
a. Community recreation facilities;
b. Security gating structures at the vehicular entrance; and c. Other accessory structures of a similar nature which the Director of Community Development finds consistent with the spirit and intent of this specific plan.

B. Uses Subject to a Conditional Use Permit. Any use listed in subsection A of this section which because of operational characteristics specific to that particular business is found by the director of community development to have the potential to impact negatively adjoining properties, businesses or residences, and is therefore, appropriate to receive additional review and consideration. Said impacts may be related to, but not necessarily limited to impacts of traffic, hours of operation, assemblages of people, noise, or site location. The following uses may be permitted subject to a conditional use permit pursuant to Chapter

18.200 of this title:

1. Manufacturing plants which manufacture or process chemicals.

2. Outdoor storage incidental to and directly related to those uses permitted in subsection A.

3. Ceramic products using only previously pulverized clay and fired in kilns using only electricity or gas.

4. Bottling plants.

5. Contractor equipment storage yards provided such storage is incidental and directly related to an office or administrative facility as permitted in subsection A.

6. Machinery and shops, paint shops, punch presses.

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7. Manufacturing, compounding, assembly or treatment of articles or merchandise from the following previously prepared materials: paints not employing a boiling process, plastics and synthetics, petroleum and petroleum products.

8. Processing: Creameries.

The following residential and industrial uses have their own development standards as follows:

C. Development Standards. The following standards shall apply to all improvements, structures and uses within pPlanning aArea I for industrial uses:

1. Building setbacks.
a. Property Lines Adjacent to Streets. Minimum of thirty feet for structures of building height of up to twenty-six feet. For structures greater than twenty-six feet, the minimum setback shall be forty feet. A minimum of fifty percent of the area created by the building setback shall be maintained as landscaping exclusive of parking, driveways and access aisles pursuant to subsection (C)(4)(b).
b. Interior Property Lines. Interior property lines which abut residential property shall maintain a minimum fifteen foot setback. Where an interior property line abuts a non-residential use, no setback is required. However, each project shall be required to submit illustrative line-ofsite drawings to demonstrate that the project is designed sufficiently to accommodate the type of uses permitted in accordance with the development standards in this section. The development plan review board may require greater setbacks as deemed appropriate pursuant to Chapter 18.12 of this title.

2. Maximum Building Coverage. None Required. Permitted maximum coverage shall be a secondary consideration subordinate to compliance with all other design regulations contained in this specific plan.

3. Maximum Building Height. The maximum building height shall be thirty-five feet. Buildings shall be designed in such a manner so that no vertical plane greater than twenty-six feet shall compromise more than fifty percent of any elevation visible to a street or residential property.

4. Landscaping. The following areas shall be fully landscaped and irrigated, maintained in good appearance and kept in a weed and disease free manner:
a. Adjacent to Streets. A minimum twenty foot deep landscape area is required adjacent to all property lines abutting a street. Said twenty foot deep landscape area shall not be required at points of drive-way access, however decorative paving a minimum of twenty feet deep shall be applied in lieu of the landscape area.
b. Within required building setbacks adjacent to streets. A minimum of fifty percent of the area created from the setback required in subsection (C)(1)(a) shall be maintained as landscaping exclusive of drive aisles, parking and driveways. c. Buffer landscape a minimum of fifteen feet deep shall be provided where an area abuts residential property.

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d. All landscaping required in this Section shall be contained within planters of raised concrete curbing six inches in height.
e. All interior side and rear setbacks shall be fully landscaped, except where paved for parking or enclosed as a storage yard.

5. Signage. The provisions of Chapter 18.152 apply, except as provided below. a. Center identification or single user freestanding signs permitted pursuant to Chapter

18.152 shall be a maximum of four feet in height, as measured from the sign base to the top of sign.
b. Wall mounted and facade signs permitted pursuant to Chapter 18.152 shall be constructed of individual mounted letters and symbols.
c. Signs which are illuminated shall not produce glare or unnecessary light as to create a nuisance for the nearby residential neighborhood. This shall be accomplished by using low wattage illumination and muted colors. Exposed neon lighting is prohibited. d. A sign program is required for all multitenant complexes pursuant to Chapter 18.152.

6. Off-Street Parking and Loading. The provisions of Chapter 18.156 shall apply.

7. Architecture. Building and structural architecture shall be compatible with the surrounding towncore residential area and shall be approved by the development plan review board pursuant to Chapter 18.12 of this title. Architecture shall be high quality using textures, materials, colors and architectural treatments and fixtures to accomplish the following goals:
a. Compatibility with the surrounding residential neighborhood: This neighborhood is primarily single-family residences constructed with wood siding. Architectural features which employ, reflect and is sensitive to the predominately woodsided residences shall be incorporated into any architectural design.
b. Roof features which reflect the full roofs of residential structures. All architectural designs shall incorporate roof features which either functions as or appear as a full roof. Full roof features may be employed to conceal roof mounted equipment pursuant to Section IV (B)(2) of this specific plan.
c. Innovative architectural features and design treatments: Features and treatments such as staggered planes, decorative piers and decorative treatment of exposed concrete shall be incorporated into any architectural design. Such design features are intended to create light and shadow pockets, reduce mass and create an interesting entrance to the residential neighborhood.
d. Sensitive Use of Colors. Colors which complement the surrounding residences and enhances architectural features shall be used.
(Ord. 938 § 1 (III (A)), 1990)

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D. Development Standards. The following standards shall apply to all improvements, structures and uses within Planning Area I for residential uses, distance requirements shall be minimums unless noted otherwise:

1. Density. The density for Specific Plan 23, Mixed-Use Residential/Industrial zone shall be 12 to 16 units per net acre.

2. Site area. The minimum site area for development of shall be three (3) gross acres.

3. Building height. No building or structure shall exceed three stories or thirty-nine feet in height, whichever is less. Buildings adjacent to the northern boundary line, Eucla Avenue, and Acacia Street, shall not exceed two-stories with a maximum height of twenty-eight feet. The predominate roof design shall be sloping or pitched, rather than a flat roof design.

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

5. Yard & building separation setbacks.
a.Twenty feet from property boundary along Eucla Avenue for Block 1 and for Block 2 facing Acacia Street. Fifteen feet from property boundary for Block 2 along Eucla Avenue. b.Block 1: Fifteen feet from the northern property boundaries and five feet from the southern property boundary;
c.Block 2: Ten feet along the northern property boundary unless the parking garages are facing the alley, in that case a three (3) or twenty-foot setback is allowed. Five-feet from the southern property boundary.
d.Twenty-five feet between buildings front/entrance to front/entrance; e.Twenty-eight feet between buildings from rear/garage to rear/garage; f. Fifteen feet for all other setbacks between buildings. g.Five feet for accessory structures from both buildings and property boundaries/lines.

6. Projections into northern and southern property line boundaries. Fireplaces may project not more than twenty-four inches.

7. Architecture. All building elevations shall reflect a historic architectural style found in the Downtown and representative of the Town Core Residential Design Guidelines. All developments shall have street facing units on N. Eucla Avenue and N. Acacia Street with front porches to blend into the downtown street scape.

8. Open Space Areas. A minimum of five hundred square feet per unit shall be maintained as open space area for common use among residents.
a. Open space areas shall be conveniently located and easily accessible from all dwelling units.
b. At least fifty percent of the open space area must be provided as a contiguous space which must measure at least fifteen feet in any given direction. c. Open space areas may include swimming pools, putting greens, court game facilities, playground areas and recreational buildings, provided that such improvements do not exceed more than fifty percent of the required open green area for lots up to fifteen thousand square feet, and not more than twenty-five percent for lots over fifteen thousand square feet.
d. 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. e. Open green areas shall not include streets, vehicle parking areas or accessways;

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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:
i. The side and/or rear yards are designed to create usable open green areas. ii. The overall site design is enhanced by allowing the use of the setbacks as open green areas.

9. 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.

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

11. Fences and Walls.
a. Block 1: A six-foot high decorative (i.e. double-sided slump stone or split-face) block wall with decorative finish cap shall be required along the north, west and south boundary lines. Decorative pilasters shall be placed at every corner layout and every fifty feet of a solid wall plane. Patio/court yard walls shall also be decorative. Side and rear yard patios shall be boarded by a six-foot high decorative wall. Such walls within the first twenty feet from the boundary lines on N. Eucla Avenue shall be reduced to not more than forty-two inches in height, or may be eliminated.
a.b. Block 2: A six-foot high decorative (i.e. double-sided slump stone or split-face) block wall with decorative finish cap shall be required along the north and south boundary lines. The wall requirement along the northern boundary line may be avoided if the garages are directly facing and accessed off the ally. Decorative pilasters shall be placed at every corner layout and every fifty feet of a solid wall plane. Patio/court yard walls shall also be decorative. Side and rear yard patios shall be boarded by a six-foot high decorative wall.

Such walls within the first twenty feet from the boundary lines on N. Eucla Avenue and N.

Acacia Street shall be reduced to not more than forty-two inches in height, or may be eliminated.

12. 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.

13. Refuse Storage. Communal refuse storage facilities shall comply with the City’s standard.

14. Circulation. Vehicular access designs shall be in accordance with the city. a. Modifications to the standards in this section shall be as approved by the city engineer. b.Driveways and drives shall be designed to provide the maximum of safety and convenience for vehicular, emergency and pedestrian uses and in a manner which will not interfere with drainage or public use of the sidewalks and/or drive areas. c.All drives shall be provided with a level of street lighting designed to protect the health, safety and welfare of those living within the development. Street lights shall be mounted on city standard electroliers.
d.The development shall have internal walkways that are a minimum five feet in width and connect with all the units and buildings within the complex and to the public street.

15. Exterior lighting. All exterior lighting of the building, landscape areas, parking, refuse and storage areas shall be placed so as to not reflect onto adjoining properties; a detailed lighting plan will be required for review and approval.

16. Utilities.

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a. All utility services shall be installed underground. b. 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.

17. Landscaping.
a. All required yards, spaces between buildings, and open green areas shall be landscaped pursuant to an approved landscape plan prepared by a landscape architect and comply with Chapter 18.14 Water Efficient Landscapes. Landscaping shall be maintained by an electric remote-control automatic sprinkler system and kept weeded and disease-free. a.b. In all cases, there shall be a minimum of five feet of landscaped setback adjacent to side property lines which shall be free from all driveways, parking, trash enclosures and similar facilities.

18. Signs. The provisions of Chapter 18.152 shall apply. § 18.538.120 Planning Area II—Village plaza.

The village plaza is uniquely suited for specialized commercial, industrial, administrative, and cultural uses. The village plaza location at the westerly edge of the downtown Frontier Village, with visibility to Bonita Avenue, creates an opportunity for an innovative and unique mixed use development. The location of the village plaza offers the opportunity to create a development which invites, generates and enhances pedestrian use of the village plaza, Frontier Village and the adjoining Bonita Avenue commercial uses. The village plaza has historical significance in that it is the location of a fruit packing house; a use which influenced the character of the city.

The village plaza is intended to allow for the careful combination of high quality specialty retail, commercial, office, business industrial and cultural uses.

A. Permitted Uses. The village plaza permits certain retail, commercial, general business, office, light industrial and cultural uses as set forth below. Each use shall be evaluated in terms of its operational characteristics and specific plan location, and in respect to the potential relationship with the adjoining residential neighborhood.

Buildings, structures, and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for those uses specified in this chapter. In addition, those uses the development plan review board may deem as similar but not more obnoxious or detrimental to the public health, safety and general welfare as those listed below, may be permitted pursuant to the provisions of Chapter 18.12 of this title. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit.

1. Those uses permitted in planning area I.

2. Office and Related Uses. Business and administrative offices, bookkeeping service, catalog store, data processing, employment agency; finance office, import-export office and wholesale warehouse, mail-order, office machines sales and service, stock and commodity brokerage, telephone answering and exchange.

3. Processing. Laboratories, blueprinting or photocopying, laundries, carpet and rug cleaning plants, dry cleaning and dyeing plants.

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4. Eating places, including take-out service businesses, but not including drive-through or drive-in facilities.

5. Convenience goods and service businesses, including food markets, pharmacies, barber or beauty shops, cleaners and laundries, small appliances repair businesses and similar uses.

6. Specialty commercial uses, such as antique shops, jewelry stores, music stores, bicycle repair and sales, and similar uses.

7. Art galleries, meeting facilities, and similar civic and cultural uses.

8. Semi-mobile or quasi-permanent specialty retail and food vendor uses such as flower sales, jewelry sales, clothing and apparel sales and food and beverage sales pursuant to the provisions of this specific plan.

9. Transit stations which provide transportation facilities for rail, bus and automobile services.

Such facilities may include multiple uses as provided in Section 18.538.120 (A) and (B).

10. Other similar uses which the development plan review board finds compatible and similar to the permitted uses described in this section, subject to a determination of use pursuant to Chapter 18.12 of this title.

11. Accessory massage permitted with the following primary businesses: barbershop, beauty salon and similar uses.

B. Uses Subject to a Conditional Use Permit. Any use listed in subsection A, which because of operational characteristics specific to that particular business is found by the director of community development to have the potential to impact negatively on adjoining properties and would be appropriate to receive additional consideration. Said impacts may be related to, but not necessarily limited to, impacts of traffic, hours of operation, assemblages of people, noise or site location. The following uses may be permitted subject to a conditional use permit pursuant to Chapter 18.200:

1. On-sale alcoholic beverages, provided such use is incidental and secondary to another permitted use in this section.

2. Off-sale alcoholic beverages.

3. Outdoor sale, storage and display of merchandise and/or provisions of services, other than those permitted pursuant to subsection (A)(8), provided that such uses are in conjunction with, and are related to, a permitted use within a structure on the same premises.

C. Development Standards. Planning area II, is intended to have a strong relationship with the adjoining Frontier Village in both architectural design and land uses. The following standards shall apply to all improvements, structures and uses within planning area II:

1. Building Setbacks. The following design standards shall apply:

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a. Property Lines Adjacent to Streets—General. Minimum of thirty feet for structures of building height of up to twenty-six feet. For structures greater than twenty-six feet, the minimum setback shall be forty feet. A minimum of fifty percent of the area created by the building setback shall be maintained as landscaping exclusive of parking, driveways and access aisles pursuant to subsection (C)(4)(b).
b. Property Lines Adjacent to Streets—Cataract Avenue. An average minimum setback of thirty feet, with no setback less than twenty feet for all structures regardless of height. A minimum of eighty percent of the area created by the building setback shall be maintained as landscaping or hardscape, exclusive of parking, driveways and drive aisles pursuant to subsection (C)(4)(b).
c. Interior Property Lines. No setback required. However, each project shall be required to submit line-of-sight drawings to demonstrate that the project is designed sufficiently to accommodate the types of uses permitted in accordance with the development standards in this section. The development plan review board may require greater setbacks as deemed appropriate pursuant to Chapter 18.12 of this title.

2. Maximum Building Coverage. None required. Permitted maximum coverage shall be a secondary consideration subordinate to compliance with all other design regulations contained in this specific plan.

3. Maximum Building Height. The maximum building height shall be thirty-five feet. Building height in excess of thirty-five feet shall be permitted with the approval of a conditional use permit pursuant to Chapter 18.200 of this title and the following provisions:
a. Architectural Consideration. Architectural features which are historically related to the original fruit packing house use and the adjoining Frontier Village. b. Design Amenities. Design amenities such as flags and decorative pennants which are fully integrated into a design concept may be considered in the portion of planning area II, indicated by an asterisk on Exhibit D.
c. Every elevation shall have design elements which are so arranged that there is no continuous vertical plane greater than twenty-six feet in height which comprises more than thirty percent of any elevation.
d. Each elevation shall receive full architectural design treatment.

4. Landscaping. The following landscaping provisions shall apply. All landscaped areas shall be maintained in good appearance and kept in a weed and disease free manner. a. Adjacent to Cataract Street. The area created from the building setback as required in subsection (C)(1)(b), shall receive hardscape and landscape treatment in such a manner as to encourage the pedestrian use of this area. Such treatments may include, decorative paving and patterns, landscaped planters, tree wells, and water features. b. Adjacent to First Street. A minimum twenty foot deep landscape area is required adjacent to First Street. Said twenty foot deep landscape area shall not be required at points of

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drive-way access, however decorative paving a minimum of twenty feet deep shall be applied in lieu of the landscape area.
c. All landscaping required in this section shall be contained within planters of raised concrete curbing six inches in height.
d. All interior side and rear setbacks shall be fully landscaped, except where paved for parking or enclosed as a storage yard.

5. Signage. The provisions of Chapter 18.152 shall apply, except as provided below. a. Center identification free-standing signs permitted pursuant to Chapter 18.152. Such signs shall be a maximum of five feet in height, as measured from the sign base to the top of sign.
b. Wall mounted and facade signs permitted pursuant to Chapter 18.152 shall be constructed of routed or sandblasted wood. Such signs may be displayed as a "blade" or "flush" mounted sign.
c. A sign program is required for all multitenant complexes pursuant to Chapter 18.152.

6. Off-Street Parking and Loading. The provisions of Chapter 18.156 shall apply.

7. Architecture. Building and structural architecture shall be compatible with the adjoining downtown Frontier Village and incorporate the fruit packing house design and shall be approved by the development plan review board pursuant to Chapter 18.12 of this title.

Architecture shall be high quality using textures, materials, colors and architectural treatments and features to accomplish the following goals:
a. Compatibility with Adjoining Frontier Village. The downtown area is the focal point of San Dimas reflecting the western heritage of the community. The fruit packing house has historical significance in that the fruit packing industry played an influential role in the development of early San Dimas. The architectural uniqueness of the fruit packing house should be reflected in the site development.
b. Roof features should reflect the western parapet design theme and be sensitive to the full roof treatments of the nearby residential area. All architectural designs shall incorporate roof features which either function as, or appear as, a full roof. Full roof features may be employed to conceal roof mounted equipment pursuant to Section 18.538.150 (B). c. Innovative Architectural Features and Design Treatments. Features and design treatments shall reflect the wood sided, Early California style of architecture. Such features may include rough sawn wood sidings, posted roof overhangs, and wood railings. d. Sensitive Use of Colors. Colors which are natural or earth toned and reflect the Early California image shall be used. Accent colors to provide interest and liveliness may be used.
(Ord. 938 § 1 (III (B)), 1990; Ord. 1185 § 25, 2008)

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§ 18.538.130 Industrial Pprovisions for existing improvements.

Existing improvements built in conformance to all building and zoning codes in effect at the time of construction may be maintained as currently existing, pursuant to the following provisions:

A. Such existing improvements and site conditions may be maintained, repainted, repaired, and landscaping upgraded, without the requirements to conform with Sections 18.538.110 and 18.538.120 of Article III of this chapter.

B. Review and approval of such repairs, repainting and similar actions is required pursuant to Article V of this chapter.

C. All proposed additions, enlargements and improvements shall conform to the development standards as applicable in Sections 18.538.110 and 18.538.120 Article III of this chapter. (Ord. 938 § 1 (III (C)), 1990)
Article IV
General Development Standards
§ 18.538.140 Streetscape design standards.

This section of identifies three streetscape concepts to be applied along designated street frontages within the specific plan project boundaries. Each concept is intended to address a specific design concern.

A. Acacia Street and Eucla Avenue. These streets are the entrances into the towncore residential area as well as the entrance into the business park districtMixed Use – Residential/Industrial area. The landscaping concept along these street frontages should appear residential. Such landscaping techniques would include use of lawn for groundcover and ornamental trees. The entrances into the business park should be treated with low level monument style signage and subdued groundcover.

B. First Street. This street runs adjacent to planning areas I and II along the north property line. On the north side of this street are residences. Therefore the landscape treatment along this street frontage should be high quality with an emphasis on a residential appearance. Such treatment would include lawn for groundcover and ornamental trees.

Also planting areas for flowering groundcover would be appropriate.

C. Cataract Avenue. This street adjoins both the western edge of the downtown Frontier Village and the easterly edge of planning area II, village plaza. This portion of the specific plan is intended to encourage the pedestrian use of this area and create a physical link with the downtown area. Appropriate landscape treatments would include raised planters containing ornamental trees and flowering plants. The plaza area should contain a creative hardscape design identified by the thoughtfully located planter areas.

D.B. General Landscape Design Standards. The following general guidelines are intended to promote a consistent and careful treatment of street tree plantings and landscaping programs.

1. Unless a formal design is recommended during the design review process, street tree planting should generally consist of random patterns. Interesting tree massings with random spacings are encouraged to provide an undulating and varied streetscape, with view "windows" created at selected points. In some cases, often depending on adjacent

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architectural styles, a more formal "on-center" spacing of a single tree species may be more appropriate. Whether a formal or informal design concept is used, the selected design concept should be reflected along the entire length or substantial continuous segment of the street.

2. Street trees along Acacia Street, and Eucla Avenue, and First Street should be planted in mounded areas of turf, groundcover, or low shrubs. Mounded areas of turf should not exceed a 3:1 slope condition.

3. Landscaping should be intensified to emphasize entries, transitions and destinations.

Entriesy monuments should be enhanced with tree, shrub and groundcover plantings.

4. All community-wide and common area landscape plantings shall be adequately irrigated and maintained. Automatic irrigation systems should be utilized to insure the continued growth of plant materials.

5. Landscaping should be used to accentuate view windows into commercial office and residential neighborhoods. Trees and shrubs can be planted to frame or screen views selectively.

6. Vegetation of varying heights, textures, and colors should be used in conjunction with walls and fences to define discreet boundaries.

7. Walls and fences should be designed as an integral element of the streetscape design concept, enhancing and complementing the landscaped setback areas.

8. Primary landscape elements should be "mature" specimen, long-lived trees, with perennial shrubs and/or groundcover included where appropriate. Annual flower beds can serve as attractive accent elements, particularly at entry monument locations.

9. Landscape elements should complement architectural design elements. Expansive horizontal and vertical surfaces, comprised of singular materials should be modulated or, interrupted by foliage masses.

10. Within individual projects, trees should be used to define and enclose exterior spaces intended for different activities.

11. Landscaping and architectural features should be used to screen from view certain visually undesirable elements such as parking, storage, loading, refuse containers, utilities and irrigation controls.
(Ord. 938 § 1 (IV (A)), 1990)
§ 18.538.150 Industrial Ggeneral provisions.

The following standards shall apply to all developments/improvements within Specific Plan No.

23. A. Utilities. All utilities within the project boundaries to serve the uses and buildings therein shall be installed underground.

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B. Mechanical Equipment. Roof mounted mechanical equipment including, but not limited to, air conditioning, heating, and ventilating and exhaust ducts, shall be screened from view from any surrounding property, street or highway. Said screening shall be designed in such manner as to appear to be an integral component of the overall building architecture. This can be accomplished by full roof treatments, equipment wells, and architectural design features. Line-of-sight drawings shall be required as a component of all design review submittals to verify equipment screening. Wall or ground mounted equipment shall be enclosed in a manner which incorporates the same materials used in the building.

C. Trash Storage. Enclosed trash storage area(s) built to the city's standard specifications shall be provided in appropriate locations pursuant to city standards.

D. Walls/Fences. Walls shall be permitted and/or required pursuant to the following provisions. All walls shall be constructed of decorative concrete tilt-up or masonry as described in Definitions in this section.

1. Required Walls. Walls shall be required to screen truck and storage areas where allowed by this specific plan. Interior walls may be required by the development plan review board as a component of the design review process. All screening walls shall be architecturally compatible with the buildings within the project and shall incorporate vertical landscaping such as vines, trees and shrubbery. The vertical landscaping elements shall be located on the public right-of-way side to provide visual relief from the horizontal expanse. The height of the screening walls shall be governed by the view shed from the surrounding areas which shall take into consideration the height of equipment and/or trucks to be stored behind said walls.

2. Permitted Walls. Walls shall be permitted on or within all property lines not abutting streets and on or to the rear of all required yard setback lines abutting streets. The height of such walls shall be set by the director of community development after giving reasonable due consideration to alternative screening techniques and devices. Walls not over forty-two inches in height may be permitted within the required setback areas.

3. Corner Cutback Areas. The cutback line shall be in a horizontal plane, making an angle of forty-five degrees with the side, front, or rear property line. It shall pass through a point not less than ten feet from the intersection of the front, side, or rear property line; or ten feet from the edges of a driveway where it intersects the street or alley, as the case may be. a. Streets and Alleys. There shall be a corner cutback area at all intersecting or intercepting streets and/or alleys.
b. Driveways. There shall be a corner cutback area on each side of any private driveway intersecting a street or alley.
(Ord. 938 § 1 (IV (B)), 1990)
Article V
Plan Review and Disposition
§ 18.538.160 Industrial Rreview requirements.

A development plan review shall be required. No person shall construct any building or structure, or relocate, rebuild, alter, enlarge, or modify any existing building or structure, until a

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development plan has been reviewed and approved in accordance to the provisions of Chapter

18.12 of this title, or until a minor modification has been approved by the director of community development in accordance with the provisions of Section 18.538.170. Prior to the submittal of a formal application to the development plan review board, the applicant may request that the board review and approve a conceptual design plan for the project. An application for conceptual design review shall be accompanied by the following materials:

A. A scaled site plan.

B. Conceptual architectural floor plans and building elevations.

C. A preliminary grading plan.

D. A conceptual landscape plan.

E. Breakdown of land uses, i.e., parking (compact vs. standard), floor area(s), building coverage(s), landscape coverages, etc.

F. Written description of all proposed uses.

Prior to any submittal to the development plan review board, applicants shall submit the above items to city staff for informal review and comments regarding city development standards and policies. Such meetings will serve to reduce expenditures of time and money through the development process. (Ord. 938 § 1 (V (A)), 1990)
§ 18.538.170 Industrial Mminor modifications.

Minor modifications to the provisions of this specific plan are intended to provide for the reasonable deviation of review and/or development requirements pursuant to the provisions of this section.

A. The director of community development without public hearing, may grant a variance allowing a minor modification from the requirements of this specific plan limited to the following:

1. Reduction of open areas by permitting portions of a building to extend into and occupy not more than ten percent of the area of a required yard.

2. Waive the development review requirement for minor alterations to existing structures which conform to the following:
a. Repainting of an existing structure the same or similar color hue which currently exists on the site.
b. Minor alterations in location of landscape features or plant materials from an approved landscape plan.
c. Minor alterations to approved plans which would not create a noticeable difference in the building design. Such minor alterations would not include the elimination of approved building materials.

Ordinance 1315 Page 30
Zone Change 24-03, Municipal Code Text Amendment 24-08
Zone Change Designation of Housing Element Site #14
Amend Title 18 for Specific Plan 23
B. In granting a minor modification, the director of community development shall make the findings in accordance with Section 18.204.020 of this title.

C. The determination of the director of community development may be appealed to the planning commission pursuant to the provisions of this chapter. (Ord. 938 § 1 (V (B)), 1990)
§ 18.538.180 Appeal provisions.

The determinations of the director of community development, development plan review board and/or the planning commission as applicable, may be appealed to the city council pursuant to the provisions of Chapter 18.212 of this title.

EXHIBIT A

Ordinance 1315 Page 31
Zone Change 24-03, Municipal Code Text Amendment 24-08
Zone Change Designation of Housing Element Site #14
Amend Title 18 for Specific Plan 23

EXHIBIT B

Ordinance 1315 Page 32
Zone Change 24-03, Municipal Code Text Amendment 24-08
Zone Change Designation of Housing Element Site #14
Amend Title 18 for Specific Plan 23

EXHIBIT C

CITY OF SAN DIMAS

HOUSING ELEMENT
2021–2029 UPDATE

HOUSING SITES INVENTORY
Adopted September 27, 2022
Resolution No. 2022-50
ATTACHMENT 4

APPENDIX A. HOUSING SITES
City of San Dimas | General Plan
2021 - 2029 Housing Element A-1
Site #1: SP-23a
Site #1 is a 3.2-acre parcel, with one owner, occupied by a construction yard. It is located directly adjacent to the Gold Line rail extension and residential neighborhoods. Existing uses include a metal shed, small business, and limited improvements. The site is underutilized given its significant land value, aging and obsolete structures, and exceptinally low improvement-land value ratio. The site has generated developer interest and was once proposed for townhomes. All five parcels have the same owner, so lot consolidation only requires an application.

There are no infrastructure constraints nor environmental site contaminants that would preclude or delay development. To facilitate recycling, the City will rezone the site for 12-16 du/ac and anticipates it will recycle into 31 ownership condos or townhomes. This site matches the site criteria cited during the City’s interviews with developers and is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Industrial Building constructed: 1961
Current Zoning: SP-23 Building/Lot Ratio: . 14
Assess. Parcel: 8386-006-010 (primary)
-025, -026, -027, -028 Improvement/Land Ratio: <0.1
Parcel Acreage: 3.2 Developer Interest: High
Ownership: Single Owner Anticipated Use: Townhomes
Condition: Aging structure Proposed Density: 12-16 du/acre Figure A-1 SP-23a

APPENDIX A. HOUSING SITES
City of San Dimas General Plan
2021 - 2029 Housing Element A-2
Site #2: SP-23b
Site #2 is a 2.9-acre site occupied by a pump company and truck dispatch yard. It is adjacent to the Gold Line and residential neighborhoods. The site is underused given its land value, aging structures, and high improvement-land value ratio. The primary owner owns 5 adjacent parcels (80% of the site as shown in rent tint in the graphic below), except for a sliver in the southside which includes two RRowned fragment parcels of .25 acres total, and two parcels of 0.35 acres total (one owner) on the northeast corner. The site could be developed at any time, though it is most desired to achieve lot consolidation. There are no infrastructure constraints nor are there environmental site contaminants that would preclude or delay development.To facilitate recycling, the City will rezone the site for 12-16 dus/ac to accommodate 22 housing units. This site also matches the site criteria cited during the City’s interviews with residential developers and is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Industrial Building constructed: 1945
Current Zoning: SP-23 Building/Lot Ratio: 8%
Assess. Parcel: 8386-015-014, -814, -815
8386-015-019 to - 024; 8386-016-035 Improvement/Land Ratio: 44% Parcel Acreage: 2.9 (2.3 acres main) Developer Interest: High Ownership: 3 Owner (incl RR) Anticipated Use: Townhomes Existing Use: Aging structure Proposed Density: 12-16 du/acre Figure A-2 SP-23b

APPENDIX A. HOUSING SITES
City of San Dimas | General Plan
2021 - 2029 Housing Element A-3
`Site #3: SP-23c
Site #3 is a 2.9-acre site occupied by a contactor sales and storage yard. It is adjacent to the Gold Line and neighborhoods. The site is underused given its high land value, low improvement values, and aging structures in poorer condition.

Two buildings on the site are included within the City’s historic survey, however, and may lend themselves to repurposing as a mixed use project. The housing site contains two parcels, both owned by the same owner, so consolidation is not required, although it would be desirable and only require an application and fee.

The site has received repeated developer interest, so the site is considered highly developable. There are no infrastructure constraints on site nor are there environmental site contaminants that would preclude or delay the site from being developed. To facilitate recycling, the City will rezone the site for 25-35 dus/ac with an anticipaed yield of 29 units. This site matches criteria cited by developers and is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Industrial Building constructed: 1908
Current Zoning: SP-23 Building/Lot Ratio: 7%
Assess. Parcel: 8386-016-002 & -084 Improvement/Land Ratio: <0.13% Parcel Acreage: 2.87 Developer Interest: High
Ownership: Single owner Anticipated Use: Mixed Use
Condition: Poor condition Proposed Density: 25-35 du/acre Figure A-3 SP-23c

APPENDIX A. HOUSING SITES
City of San Dimas General Plan
2021 - 2029 Housing Element A-4
Site #4: San Dimas Town Center
Site #4 consists of 5.2-acres (seven parcels) on a commercial shopping center. The site consists of the western portion of the shopping center; the Albertson center on the east side is not included. CVS’ lease, the primary anchor, is due in 2025. All other tenants are on three year leases, except for the Starbucks on the northwest corner which could easily relocate to the east parcel. The site is underused due to its surplus parking, property owner interest, and location near the Gold Line. Four of the parcels (almost 60 percent of the site) are owned by one owner; however, consolidation is still needed with three owners to achieve a cohesive project.

There are no environmental or infrastructure constraints on this site. To facilitate development, the City will adopt a mixed land use designation, allow for densities of 35-45 dus/ac, and 110 units. This site matches the site selection criteria cited by residential developers and is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: 1963/2003 Current Zoning: CG-2 Building/Lot Ratio: 42%
Assess. Parcel: 8390-017-029 to -031
8390-017-041 to -045 Improvement/Land Ratio: <0.58
Parcel Acreage: 5.2 total Developer Interest: Some Interest Ownership: 5 owners Anticipated Use: Mixed Uses
Condition: Functioning center Proposed Density: 35-45 du/acre Figure A-4 San Dimas Town Center Site

APPENDIX A. HOUSING SITES
City of San Dimas | General Plan
2021 - 2029 Housing Element A-5
Figure A-5 Walnut/Arrow Site
Site #5: Walnut/Arrow
Site #5 is a 11.5-acre group of 10 parcels located directly adjacent to the Gold Line station, currently under construction. The site includes a pet service, offices, storage, auto repair, and 2.3-acre city yard. The site is underutilized given its modest improvement-land value ratio and Metro interest in the site. There are no known environmental or infrastructure constraints at the site. The site is primed for mixed use; two mixed use projects are within 300 feet of the subject site. To facilitate development, the City will redesignate the site for mixed uses, allow a density of 35-45 dus/ac, and accommodate 242 units. The prior housing element included this site under the Affordable Housing Overlay. The City owns 20% of the site and one property owner owns 10% of the site and has expressed interest in consolidation. Further consolidation would create the most cohesive project.

Program #5 addresses the statutes required to be addressed for this site.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: varied
Current Zoning: M-1 / Public/Semi Public Building/Lot Ratio: 19% Assess. Parcel: 8390-018-023, 040, -045-
046, -027, -197, -066; and -907, -908, -909 Assessed Imp/Land Ratio: <0.84 Parcel Acreage: 11.5 acres Developer Interest: Some
Ownership: 8 owners Anticipated Use: Mixed Uses
Current Uses: Storage, City Yard,
Office, gas station, auto repair, etc. Proposed Density: 35-45 du/acre Existing Mixed Use

APPENDIX A. HOUSING SITES
City of San Dimas General Plan
2021 - 2029 Housing Element A-6
Site #6: Bonita/Cataract
Site #6 is a vacant parcel, owned by one entity, that is a signature site for the DTSP.

No consolidation is needed. As of 2021, the City is working to redevelop the site into a mixed residential, commercial, and hotel complex–with the intent of it being a signature project that anchors the greater downtown. The site once housed a plating business, but that was remediated in the 1990s. There are no infrastructure constraints on the site nor environmental site contaminants that would preclude or delay development. Site #6 would be redesignated to allow mixed use, including up to 97 units. The City has an ENA with a developer for the site. Once an accepted design alternative is approved and environmental clearance complete, the most appropriate tool for processing the project will be decided. This site matches the site criteria cited during the City’s interviews with residential developers and is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: N/A
Current Zoning: CG-2 Building/Lot Ratio: 0%
Assess. Parcel: 8386-021-913 Assessed Imp/Land Ratio: <0.0 Parcel Acreage: 4.4 acres Developer Interest: High
Ownership: 1 owner Anticipated Use: Mixed Use
Current Uses: Vacant Proposed Density: Project specs
Figure A-6 Bonita/Cataract

APPENDIX A. HOUSING SITES
City of San Dimas | General Plan
2021 - 2029 Housing Element A-7
Site #7: Bowling Alley
Site #7 contains two parcels, one vacant and one developed with a bowling alley.

Both sites together comprise 5.6 acres. The site is directly north of an apartment complex, and west of a vacant site proposed for a mixed use development. These sites are ripe for development due to proximity to the Gold Line, high land value, and significant interest from both property owners to develop the site. There are no environmental or infrastructure constraints to development and the City has suggested lot consolidation to property owners to achieve the largest and most cohesive development although each parcel could be developed independently.

Site #7 will be redesignated under the proposed DTSP to accommodate multiplefamily/mixed uses at 35-45 units per acre, and accommodate 115 units. This site also matches the site criteria cited during the City’s interviews with residential developers and is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: 1989
Current Zoning: CG-2 Building/Lot Ratio: 21%
Assess. Parcel: 8386-017-028 & -029,
8386-017-043 & -044 Assessed Imp/Land Ratio: <0.6
Parcel Acreage: 5.6 total Developer Interest: High
Ownership: 2 owners Anticipated Use: Apts/Mixed Use
Current Uses: Vacant + bowling alley Proposed Density: 35-45 du/acre Figure A-7 Bowling Alley

APPENDIX A. HOUSING SITES
City of San Dimas General Plan
2021 - 2029 Housing Element A-8
Site #8: Warehouse Site
Site #8 is a 5.8-acre parcel that contains a single low intensity use warehouse.

Organic Milling stores products at that site, but has multiple locations (two warehouses and one office location) in the city that, among other vacancies, would alternative locations for storage and distribution. The site is appropriate for apartments as it is bordered by residential uses. The site is underutilized evidenced by a low structure to land value ratio, expansive parking lot, older building, limited utilization, and proximity to downtown. There are no environmental or infrastructure constraints to development and lot consolidation is not required due to the singular ownership. Site #8 would be redesignated to allow multiple-family uses at a density of 25–35 du/ac, and accommodate 116 units. This site matches the site criteria cited during the City’s interviews with residential developers and is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Industrial Building constructed: 1980
Current Zoning: M-1 Building/Lot Ratio: 21%
Assess. Parcel: 8386-017-031 Assessed Imp/Land Ratio: <0.4 Parcel Acreage: 5.8 total Developer Interest: Unknown
Ownership: 1 owners Anticipated Use: Multi-family housing Current Uses: Tilt up warehouse Proposed Density: 25-35 du/acre Figure A-8 Warehouse Site

APPENDIX A. HOUSING SITES
City of San Dimas | General Plan
2021 - 2029 Housing Element A-9
Site #9: Bonita North Site
Site #9 consists of four parcels totaling 2.8 acres. One of the parcels is occupied by a commercial condo with multiple owners. The other sites are occupied by an office building, a former dry cleaner (no current tenant), and a restaurant. The buildings are older structures that occupy 10 percent of the site. The site is underutilized evidenced by land values for housing, and proximity to downtown and the Gold Line. There are no environmental or infrastructure constraints to development based on a review of City site records. Site #9 will be redesignated to accommodate multiple-family and/or mixed uses, allow a density of at 35-45 du/ac, and accommodate 79 units. Each of the four parcels exceed 0.5 acre in size and could develop independently, however, lot consolidation would be desired to achieve a larger and more cohesive project and consolidated parking. This site matches the site criteria cited during the City’s interviews with residential developers and is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: 1950-1980s Current Zoning: CG-2 Building/Lot Ratio: 10%
Assess. Parcel: 8386-016-010, 013, 006, 034 Assessed Imp/Land: <1.0 Parcel Acreage: 2.8 total Developer Interest: Unknown
Ownership: multiple owners Proposed Density: 35-45 du/ac Current Uses: Office, Commercial
Condominiums, Restaurant, Vacant site
Anticipated Use: Mixed Uses
MF Housing
Figure A-9 Bonita North

APPENDIX A. HOUSING SITES
City of San Dimas General Plan
2021 - 2029 Housing Element A-10
Site #10a: Bonita/Eucla
Site #10a consists of three parcels totaling 3.1 acres. The site is occupied by two smaller office buildings and light industrial uses. The site is underutilized due to a low improvement-to-land value ratio (0.65), aging structures, low low cost coverage, and proximity to downtown and the Gold Line. There are no environmental or infrastructure constraints based on City review of site records.

Each parcel exceeds 0.5 acre in size and could redevelop independently; however, lot consolidation would be desired to achieve the most cohesive development. To facilitate development, Site #10 will be redesignated to allow higher density multiple-family residential, a density of 35–45 du/ac, and accommodate 86 units.

While lot consolidation is not required, a larger site would be more attractive. This site matches the site criteria cited during the City’s interviews with residential developers and is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: 1957, 1989 Current Zoning: CG-1 Building/Lot Ratio: 26%
Assess. Parcel: 8386-007-087, 089, 090 Assessed Imp/Land Ratio: <0.65 Parcel Acreage: 3.1 ac (0.8, 0.5, 1.8 ac) Developer Interest: Unknown Ownership: 3 owners Anticipated Use: Apartments
Current Uses: Office, Lt Industrial Proposed Density: 35-45 du/acre Figure A-10a Bonita/Eucla Corner

APPENDIX A. HOUSING SITES
City of San Dimas | General Plan
2021 - 2029 Housing Element A-11
Site #10b: San Dimas Station North
Site #10b, San Dimas Station north, is an 12.4-acre site adjacent to the SR-57. The site is a key entrance from the SR-57 to downtown and the transit station. The site includes 9 parcels (7 owners), although one owns 75 percent of the etire site (shown in red tint in the graphic below). Several property owners have expressed interest in redeveloping the site. While this site has retail anchors, this site is underutilized due to the high land value, 15 percent vacancy rate, multiple code violations, and demand for mixed use. As a fully developed site, there are no environmental or infrastructure constraints to development. Lot consolidation would be encouraged to facilitate a more cohesive and larger scale development.

To further facilitate development, this site will be redesignated for mixed uses, allow a density of 35-45 dus/ac, and accommodate 260 units.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: 1980s
Current Zoning: CG-1 Building/Lot Ratio: 30%
Assess. Parcel: 8386-007-063 thru-073
8386-007-091 Assessed Imp/Land Ratio: 1.0
Parcel Acreage: 12.4 acres Developer Interest: Some
Ownership: 7 owners Anticipated Use: Mixed Use
Current Uses: Commercial Proposed Density: 35-45 du/acre Figure A-10b San Dimas Station North

APPENDIX A. HOUSING SITES
City of San Dimas General Plan
2021 - 2029 Housing Element A-12
Site #11: San Dimas Station South
Site #11, San Dimas Station south, is an 11.3-acre site adjacent to the SR-57. The site is the primary entrance from the SR-57 to downtown and transit station. The

2.3-acre southern segment has a Motel 6 and restaurant pad. The 7.2-acre middle section has strip commercial with two restaurant pads (6.7 acres owned by one property owner shown in red tint below). The 2-acre northern segment has two pads, one is vacated. This commercial center site is highly underutilized, has a 25– 30 commercial vacancy rate, and has multiple code enforcement violations. There are no environmental or infrastructure constraints on this site. The City desires to see the property owners use the City’s proposed lot consolidation incentives to facilitate the most cohesive project. This site will be redesignated for mixed uses, redesignated to allow a density of 45-55 dus/ac, and accommodate 277 units.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: 1980s
Current Zoning: CG-1 Building/Lot Ratio: 23%
Assess. Parcel: 8386-007-074 to -081
-061, 062, 052, 916, 8940-106-015 Assessed Imp/Land Ratio: 1.24 Parcel Acreage: 11.3 acres Developer Interest: Some
Ownership: 9 owners Anticipated Use: Mixed Use
Current Uses: Commercial Proposed Density: 45-55 du/acre Figure A-11 San Dimas Station South

APPENDIX A. HOUSING SITES
City of San Dimas | General Plan
2021 - 2029 Housing Element A-13
Site #12: Red Roof Inn
Site #12, the Red Roof Inn and adjacent sites
total 9.0 acres, located at the primary entrance
from the freeway to downtown San Dimas.

There are five property owners; four are larger
than 1 acre and could readily accommodate
multi-family residential uses. This site is
underutilized due to the modest lot coverage
ratio, deferred maintenance, remote location,
and low visitation and sales volumes. As a
developed site, there are no environmental or
infrastructure constraint. Several property owners have indicated interest in recycling the site and the City will redesignate this site to ensure the highest density to encourage lot consolidation. This site will be redesignated for multiplefamily uses and allow a density of 45-55 dus/ac to accommodate 324 units.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: 1980-2010 Current Zoning: CG-1 Building/Lot Ratio: 33%
Assess. Parcel: 8386-008-020 to –024 Assessed Imp/Land Ratio: 1.25 Parcel Acreage: 9.0 acres Developer Interest: Some
Ownership: 5 owners Anticipated Use: MF Residential
Current Uses: Commercial Proposed Density: 45-55 du/acre Figure A-12 Red Roof Inn

APPENDIX A. HOUSING SITES
City of San Dimas General Plan
2021 - 2029 Housing Element A-14
Site #13: USDA Forestry Site
The USDA site is located at 444 East Bonita Avenue in San Dimas. The site is owned by the USDA Forest Service. The site contains a solar farm, unused basin owned by Southern California Water Company, and USDA regional offices. Lot consolidation is not needed given the site size and independent access to the site. The vacant portion is 12.5 acres. In 2022, USDA notified City staff of their interest to sell the site to a residential developer. This site is appropriate for housing given its adjacency to housing and its ability to anchor the eastern portion of the DTSP area.

No environmental constraints exist based on City site records. However, the site would require extension of infrastructure from Bonita Avenue to serve the project.

To facilitate development, Site #13 would be redesignated to allow multiple-family uses at a density of 45–55 du/ac, and accommodate 450 units. This site matches site criteria cited during the City’s interviews with residential developers and, upon sale, is expected to develop during the planning period.

Site Specifics Property Specifics
General Plan: Public/Semi Public Building constructed: none Current Zoning: same Building/Lot Ratio: 0%
Assess. Parcel: 8390-016-906 Assessed Imp/Land Ratio: Vacant Parcel Acreage: 12.5 acres Developer Interest: High
Ownership: 1 owner Anticipated Use: Apartments
Current Uses: Vacant Proposed Density: 45-55 du/acre
Figure A-13 USDA Forestry Site

APPENDIX A. HOUSING SITES
City of San Dimas | General Plan
2021 - 2029 Housing Element A-15
Site #14: San Dimas Trails
The Trails is an 288-unit apartment complex located west of site SP-23a, and adjacent to the north side of the Gold Line tracks. The apartments rent for rates affordable to moderate income households. The site is bounded by a parcel owned by the property owner of SP-23a. The Trails property owner hasinformed City staff about their intent to contact the owner of the easement about acquiring the parcel and consolidating it since the fragment is too narrow to develop alone. The Trails owner has expressed written interest in converting the site’s southern portion (shown in yellow) to housing and is waiting for the City to redesignate the land per the housing element. An estimated 80 units will be accommodated by consolidating existing at-grade parking and stacking units over structured parking.

No environmental or infrastructure constraints exist based on City site records. A formal development application is anticipated after redesignation of the site.

Site Specifics Property Specifics
General Plan: Commercial Building constructed: 1979
Current Zoning: MF-16 Building/Lot Ratio: 30%
Assess. Parcel: 8386-006-015, -029 Assessed Imp/Land Ratio: 2.0 Parcel Acreage: 3 developable Developer Interest: High
Ownership: 2 owners Anticipated Use: Apartments
Current Uses: Apartment project Proposed Density: 16-25 du/acre Figure A-14 San Dimas Trails

APPENDIX A. HOUSING SITES
City of San Dimas General Plan
2021 - 2029 Housing Element A-16
Table HE-A.1 Vacant Infill Parcels Allowing Single-Family Homes APN Address GP Zoning Density Acres Units
8665002015 Terrebonne SF:VLE SF-H 1 du/ac 5.6 1
8382011019 De Anza Heights Dr. SF:VLE SF-H(PH) 1 du/ac 1.1 1 8382011022 De Anza Heights Dr. SF:VLE SF-H(PH) 1 du/ac 6.2 2 8382011023 S. Walnut Ave. SF:VLE SF-H(PH) 1 du/ac 1.9 1 8382011031 S. Walnut Ave. SF:VLE SF-H(PH) 1 du/ac 2.8 1 8382011046 402 De Anza Heights. SF:VLE SF-H(PH) 1 du/ac 1.7 1 8382011050 De Anza Heights Dr. SF:VLE SF-H(PH) 1 du/ac 1.0 1 8382012020 S. Walnut Ave. SF:VLE SF-H(PH) 1 du/ac 1.0 1 8665001010 N. Cataract Ave. SF:VLE SP 25 1 du/ac 0.7 1
8385020041 S. Valley Center SF:VL SFA-16000 3 du/ac 0.4 1 8385020042 S. Valley Center SF:VL SFA-16000 3 du/ac 0.4 1 8385020043 S. Valley Center SF:VL SFA-16000 3 du/ac 0.5 1 8392015020 Chaparral- Cody SF:VL SFA-16000 3 du/ac 0.5 1 8392015041 W. Gladstone SF:VL SFA-16000 3 du/ac 0.9 1
8448038032 1514 Calle Cristina SF:VL SP-11 3 du/ac 2.2 1 8448038040 1562 Calle Cristina SF:VL SP-11 3 du/ac 3.0 1 8448038045 2057 Paseo Lucinda SF:VL SP-11 3 du/ac 1.0 1 8448038051 Calle Cristina SF:VL SP-11 3 du/ac 1.0 1
8448038052 Calle Cristina SF:VL SP-11 3 du/ac 1.7 1
8448038053 1551 Calle Cristina SF:VL SP-11 3 du/ac 1.8 1 8448038054 Calle Cristina SF:VL SP-11 3 du/ac 1.7 1
8448056002 1042 Via Romales SF:VL SP-12 3 du/ac 0.7 1
8386005068 Gladstone St. SF:VL SP-3 1 du/ac 0.8 1
8386005072 Gladstone St. SF:VL SP-3 1 du/ac 0.5 1
8386005071 Gladstone St. SF:VL SP-3 1 du/ac 0.5 1
8382017004 Puddingstone SF:VL SP-8 3 du/ac 1.2 1
8382017011 Puddingstone SF:VL SP-8 3 du/ac 1.1 1
8382017018 Puddingstone SF:VL SP-8 3 du/ac 0.9 1
8382017019 Puddingstone SF:VL SP-8 3 du/ac 1.0 1
8382017024 Puddingstone SF:VL SP-8 3 du/ac 0.9 1
8382017025 Puddingstone SF:VL SP-8 3 du/ac 2.0 1
8426021006 End of Valley Ctr. SF-L SP-4 6 du/ac 19.0 18 8383001046 N. Darwood Ave. SF-L SF-7500 6 du/ac 0.4 1
8396001021-
027
Paseo Aldeano SF-L SF7500 6 du/ac 8.0 7
8392015048 W. Gladstone SF-L SFA 16000 6 du/ac 0.2 1
83922050029 W. Gladstone SF-L SFA 16000 6 du/ac 1.1 1
8392006075 N. Walnut/Allen SF-L SFA-20000 6 du/ac 0.5 1 Total 75.8 61

APPENDIX B. HOUSIN G SITES DETAIL
City of San Dimas General Plan
2021 - 2029 Housing Element Page 257 – 1497 B-1
Cienega Ave
Cataract Ave
Bonita Ave
1st St
San Dimas Ave
Eucla Ave
Walnut Ave
2nd St
4th St
3rd St
Arrow Hwy
1 10A
10b
11 12
13 14
2 3
4 5
6 7
8 9
Housing Element Housing Sites Page 258 – 1497
Agenda Item Staff Report
To: Honorable Chair and Members of Planning Commission
For the Meeting of September 5, 2024
From: Luis Torrico, Director of Community Development
Prepared by: Marco Espinoza, Planning Manager
Subject: Consideration of a General Plan Amendment 24-03, Zone Change 24-03 and Municipal Code Text Amendment 24-08; (1) To amend the General Plan land use designation of two parcels (The Trails at San Dimas Apartments) from Medium Residential (8.1 - 12 DUA) to a newly created land use designation of High II (16.1 – 25 DUA) and change the zoning designation from MF-15 to MF25. (2) Amend the General Plan land use designation of the various parcels within Specific Plan 23 from Industrial to a newly created land use designation of Mixed-Use Residential/Industrial, amend Title 18 to allow multi-family residential (12-16 DUA) in Specific Plan 23 and reflect the proposed land use and zoning designation changes, and associated code clean-ups as required. ____________________________________________________________________________

SUMMARY
In California, every city is required to have a General Plan; a long-range document which guides future development and policy for a jurisdiction. One of the elements within a General Plan is the Housing Element. The Housing Element contains the goals, policies and programs that guide decision making with regards to housing within the jurisdiction. The Housing Element is currently updated every eight years to address changing conditions within the city and local housing challenges.

On September 27, 2022, the City Council approved the 6th Cycle Housing Element update for the City of San Dimas. The next month, on October 14, 2022, the Housing Element update was certified by the Department of Housing and Community Development, meaning it was found by the state to be in compliance with State Housing Element Law. This approval is conditional and contingent on the City implementing programs that were included within the element and changing the zoning and General Plan Land Use designation, when required, for properties that the City has designated for housing.

The majority of the required rezoning and General Plan amendments will be accomplished through the upcoming Downtown Specific Plan. However, three (3) sites addressed in the Housing Element Sites Inventory are outside of the Downtown Specific Plan boundaries and require separate action to implement.

ATTACHMENT 5

GPA 24-03, ZC 24-03 and MCTA 24-08 Page 2
For the Meeting of September 5, 2024

RECOMMENDATION
Staff recommends that the Planning Commission
• Adopt Resolution PC-1684, recommending City Council approval of General Plan Amendment 24-03, Zone Change 24-03 and Municipal Code Text Amendment 24-08.

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

BACKGROUND
The State of California requires an update to all local governments General Plan Housing Element every eight (8) years and includes the requirement to develop housing programs to meet the jurisdictional "fair share" of existing and future housing needs for all income groups. The housing element must contain proactive goals, policies, and programs to facilitate the development, improvement, and preservation of housing to meet the jurisdictions housing need, or Regional Housing Needs Assessment (RHNA), a state-mandated process that determines the amount of future housing growth that each city must plan for during the required housing element update cycle.

The RHNA process begins with a projection of regional estimates of housing needs made by the California Department of Housing and Community Development (HCD) based on population projections generated by the California Department of Finance. HCD then sends the statewide housing need projections to the regional councils of governments (COG). The Southern California Association of Governments (SCAG) is southern California’s designated COG and will use the HCD statewide projections to develop a methodology to allocate the region’s share of statewide housing needs, by income level, to each city in its region. SCAG determines each city’s RHNA allocation by considering market demand for housing, employment opportunities, availability of suitable sites and public facilities, commuting patterns, type and tenure of housing, loss of units in assisted housing development, and over-concentration of lower income households within individual communities. San Dimas was allocated a planning goal of 1,248 housing units for the 2021-2029 planning period.

During the last Housing Element update (2021-2029) also referred to as the 6th cycle Housing Element update, San Dimas was tasked with ensuring the availability of adequate sites within the City to meet its projected 2021-2029 RHNA allocation of 1,248 units spread across all income levels. This was a multi-year process and required coordination with the community of San Dimas.

Significant public outreach was conducted throughout the 6 th Cycle Housing Element update
process in compliance with State law and consisted of a variety of engagement methods to provide as many opportunities for public participation as possible. These methods included surveys and other online tools and messaging, committees, consultations, study sessions and public hearings.

DISCUSSION/ANALYSIS
During the 6th Cycle Housing Element update, the City analyzed the existing and projected housing needs and developed goals, policies, quantified objectives, and programs to address the identified housing needs. The analysis included the following sections:

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For the Meeting of September 5, 2024
• Introduction. An overview of the statutory requirements, related planning efforts, general plan consistency, and public outreach process.
• Needs Assessment. Demographic, social, housing characteristics, and special housing needs analysis that includes projections for population growth with a focus on fair housing practices.
• Constraints Analysis. An account of governmental and nongovernmental constraints impacting development, maintenance, and improvement of housing for all income levels, including people with disabilities and includes a fair housing assessment as required by State law.
• Housing Resources. Outline of City housing needs resources including available lands, fiscal and administrative capacity, and includes a Housing Sites Inventory, which includes land the City has identified as areas capable of supporting new housing or increased housing density.
• Housing Plan. Explanation of the plan to address the City’s housing needs including the goals, policies, and programs support development, improvement, and conservation of housing focusing of fair housing opportunities, and summarizes past successes.

In choosing the specific sites for the Housing Sites Inventory (Attachment 2), the City was careful to consider properties that were centrally located, either vacant or underutilized, and would not be difficult to develop with high density residential uses. The City focused on sites that are 1) free of environmental hazards and have adequate access to required utilities and infrastructure, 2) have received interest from potential developers or have existing conditions that positively affect financial viability, 3) properties that would not require demolition of existing residential uses that would result in population displacement, 4) proximity to the downtown and particularly the Gold Line extension for improved accessibility, and 5) and have or will have adequate general plan, zoning, density, and by-right permitting for consistency with state density thresholds. This project entails the changes necessary to meet the general plan, zoning, density and by-right permitting necessary to the City’s RHNA allocation.

The Housing Sites Inventory completed for the Housing Resources section and compiled in Appendices A and B of the Housing Element identified a total of 14 sites capable of supporting new housing units or increased density of existing housing developments for the purpose of meeting the City’s Regional Housing Needs Assessment (RHNA). Of the 14 sites, all but three (3) of them are located in the proposed Downtown Specific Plan (DTSP) area which is undergoing separate review. The three (3) remaining sites (sites 1, 2 and 14) for review under GPA 24-03, ZC 24-03 and MCTA 24-08 are shown in Figure 1 below.

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For the Meeting of September 5, 2024
Figure 1 – Housing Element Sites No. 1, 2 and 14 (outlined in yellow) The 2021-2029 Housing Element further identifies these sites as SP-23a (Site #1), SP-23b (Site #2), and San Dimas Trails (Site #14) and provides additional information about the sites concerning proximity to the Gold Line rail extension, existing on-site uses, current zoning, number of property owners, whether there are existing infrastructure or environmental contaminant constraints, and marketability and developer interest in increasing housing capacity on the sites.

Site #1, identified as SP-23a is located at 155 N. Eucla Avenue, as shown below, is currently occupied by a construction yard, and consists of five (5) parcels (APNs: 8386-006-010, -025, - 026, -027, and -028) under single ownership (Figure 2). The site has generated developer interest with a previous proposal to develop the site with townhomes. Site #1 is bounded by existing single-family residential uses to the north, the Gold Line Extension to the south, Site # 14 San Dimas Trails site to the west, and Eucla Avenue and Site #2 SP-23b to the east. Site #2, identified as SP-23b is located at 159 N. Acacia Street, as shown in Figure 3 below, is currently occupied by a pump company and truck dispatch yard, and consists of ten (10) parcels (APNs: 8386-015- 014, -019, -020, -021, -022, -023, -024, -814, -815, and 8386-016-035) with three (3) owners. The site is noted as having high developer interest. Site #2 is bounded by existing single-family residential uses to the north, the Gold Line Extension to the south, Site # 1 SP-23a site and Eucla Avenue to the west, and Acacia Street and existing single-family residential uses to the east.

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For the Meeting of September 5, 2024
Figure 2 - Housing Inventory Site #1 SP-23a & SP-23b
Both sites will require a General Plan Amendment to change the land use designation from Industrial (Figure 3) to a newly created land use designation of Mixed Use – Residential/Industrial (Figure 4), which would allow the property to be developed with either low impact light industrial uses or multi-family residential uses. The new land use designation will allow multi-family uses at a density of 12-16 dwelling units per acre to comply with the density designation in the Housing Element. Both sites are located within Specific Plan No. 23 Planning Area I – Business Park district which allows for various light industrial and warehousing uses. Residential uses are not currently permitted within the Business Park district of Specific Plan No. 23. A Municipal Code Text Amendment is needed to allow multi-family residential uses to occur separately from the light industrial uses currently existing on these sites. The MCTA would also compliment the proposed General Plan Amendment that would change the underlying land use designation from Industrial to Industrial-Mixed Use and would achieve the City’s RHNA allocation for these two sites. Lastly, new multi-family development will be subject to the development standards of the MF zone.

GPA 24-03, ZC 24-03 and MCTA 24-08 Page 6
For the Meeting of September 5, 2024
Figure 3 - Existing Land Use Designation
Figure 4 - Proposed Land Use Designation

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For the Meeting of September 5, 2024
Site #14, identified as San Dimas Trails is located at 444 N. Amelia Avenue, as shown in Figure 5 below, is currently occupied by a 288-unit apartment complex and at-grade parking areas, and consists of three (3) parcels (APNs: 8386-006-015, -029, and 8386-010-040) with two (2) owners.

The apartment complex owner has contacted the City about developing the southern portion of the site currently developed with at-grade parking and replacing with approximately 80 additional units stacked over structured parking. Site #2 is bounded by existing single-family residential uses to the north, west, and single-family residential uses and Site # 1 SP-23a site to the east, and the Gold Line Extension to the south.

Figure 5 – Housing Inventory Site 14 (potential density increase area in yellow) Site #14 requires a General Plan Amendment to change the land use designation of this site from Medium Residential with a density of 8.1 – 12 units per acre, to a newly created land use designation of High II with a density of 16.1 – 25 units per acre, which would allow the additional units needed to meet the City’s RHNA allocation for the site. The amendment will also apply to a separate parcel south of Site#14, which will have its land use designation from Commercial to the newly created land use. See Figures 6 and 7 below for the existing and proposed land use designations. As part of this amendment, the existing High (12.1 – 16) land use designation will be changed to High I (12.1 – 16) to differentiate it from the proposed High II land use designation.

In addition, the site requires a zone change to change the zone from MF-15 to MF-25, with the number following the MF zone identifying the maximum density allowed, see Figures 8 and 9 below for the existing and proposed zone changes.

GPA 24-03, ZC 24-03 and MCTA 24-08 Page 8
For the Meeting of September 5, 2024
Figure 6 - Existing land use designation
Figure 7 - Proposed land use designation

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For the Meeting of September 5, 2024
Figure 8 - Existing zoning designation

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For the Meeting of September 5, 2024
Figure 9 - Proposed zoning designation

ALTERNATIVES
There are no alternatives proposed for this request. The proposed amendments are required to achieve the City’s identified RHNA allocation for these three (3) sites, and to stay in compliance with HCD and the City’s Housing Element.

ENVIRONMENTAL REVIEW
Pursuant to CEQA, the City prepared an Initial Study/Negative Declaration (IS/ND) for the Draft Housing Element update, which included the City’s rezoning program, and circulated the IS/ND for a 30-day public comment period from March 16, 2022 to April 18, 2022. On September 27, 2022, the City Council adopted the IS/ND and the Housing Element for the 2021-2029 planning period. The proposed amendments are in compliance with Housing Element, which was previously analyzed; therefore, no further CEQA action is required.

Respectfully submitted,
Marco Espinoza
Planning Manager

GPA 24-03, ZC 24-03 and MCTA 24-08 Page 11
For the Meeting of September 5, 2024
Attachments:

1. PC Resolution 1684

2. 2021-2029 Housing Element Housing Sites Inventory

RESOLUTION PC 1684

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

SAN DIMAS, COUNTY OF LOS ANGELES, RECOMMENDING TO THE
CITY COUNCIL APPROVAL OF GENERAL PLAN AMENDMENT 24-03,
ZONE CHANGE 24-03, AND MUNICIPAL CODE TEXT AMENDMENT 24- 08, A REQUEST TO AMEND THE LAND USE DESIGNATION OF
HOUSING ELEMENT SITE #14 (TWO PARCELS) FROM MEDIUM
RESIDENTIAL (8.1 - 12 DUA) TO A NEWLY CREATED LAND USE
DESIGNATION OF HIGH II (16.1 – 25 DUA) AND CHANGE THE ZONING DESIGNATION FROM MF-15 TO MF-25; AMEND THE LAND USE
DESIGNATION OF HOUSING ELEMENT SITES #1 & #2 9 (VARIOUS

PARCELS) FROM INDUSTRIAL TO A NEWLY CREATED LAND USE
DESIGNATION OF INDUSTRIAL MIXED-USE, AMEND TITLE 18 TO
ALLOW MULTI-FAMILY RESIDENTIAL IN SPECIFIC PLAN 23 AND

REFLECT THE PROPOSED LAND USE AND ZONING DESIGNATION
CHANGES; AND ASSOCIATED CODE CLEAN-UPS AS REQUIRED TO
BRING THE CODE INTO COMPLIANCE WITH THE CITY’S HOUSING
ELEMENT AND STATE LAW.

WHEREAS, an Amendment to the San Dimas General Plan, Zoning Map, and Municipal Code has been duly initiated by the City of San Dimas; and WHEREAS, the Amendments are described as a request to amend the land use designation of Housing Element Site #14 (two parcels) from Medium Residential (8.1 - 12 DUA) to a newly created land use designation of High II (16.1 – 25 DUA) and change the zoning designation from MF-15 to MF-25;amend the land use designation of Housing Element Sites #1 & #2 (various parcels) from Industrial to a newly created land use designation of Industrial Mixed-Use; and amend Title 18 to allow multi-family residential in Specific Plan 23 and reflect the proposed land use and zoning designation changes, and associated code clean-ups as required; and
WHEREAS, the Amendment would affect Housing Elements Sites #1 (APNs :
8386-006-010, 025, 026, 027, 028), #2 (APNs: 8386-015-014, 814, 815, 8386-015-019, 015, 019, 020, 021, 023, 022, 024 & 8386-016-035), Site #14 (APNs: 8386-006-015, 029); and
WHEREAS, the City, pursuant to State Housing Law, is required to update the Housing Element of the City’s General Plan every eight years and to comply with the stated housing plan programs, as required by the Housing Element; and WHEREAS, on September 1, 2022 the Planning Commission recommended approval of the Housing Element, which included the Housing Sites Inventory to meet the City’s Regional Housing Needs Assessment (RHNA), to the City Council, and on September 27, 2022 the City Council voted 5-0 to adopt the Housing Element; and WHEREAS, the Housing Sites Inventory consists of 14 Housing Sites, and the proposed amendments will change the zoning and land use designation of three of the 14 Housing Sites to be in compliance with the Housing Element, and the remaining 11

RESOLUTION PC-1684
Housing Sites will be addressed as part of the City’s Downtown Specific Plan under a separate action; and
WHEREAS, notice was duly given of the public hearing on the matter and that public hearing was held on September 5, 2024 at the hour of 7:00 p.m.; and WHEREAS, notice was duly given of the public hearing on the matter and that public hearing was held on September 5, 2024 at the hour of 7:00 p.m.; and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the City prepared an Initial Study/Negative Declaration (IS/ND) for the Draft Housing Element update and circulated the IS/ND for a 30-day public comment period from March 16, 2022 to April 18, 2022. On September 27, 2022, the City Council adopted the IS/ND and the Housing Element for the 2021-2029 planning period. The proposed amendments are in compliance with Housing Element’s housing programs, which were previously analyzed; therefore, no further CEQA action is required.

NOW, THEREFORE, in consideration of the evidence received at the hearing, and for the reasons discussed by the Commissioners at the hearing, the Planning Commission now finds as follows:

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

The proposed amendments will allow additional housing opportunities centrally located near the Downtown and town core areas of the City and adjacent to the Gold Line extension, a high-quality transit facility. Development of this area will require review and approval by the City ensuring the quality proposed multi-family opportunities that will the meet the needs of the City’s residents and will likely increase property values. As with all developments, maintenance of the site will ensure property values are not negatively impacted. To further mitigate any impacts to adjoining properties, development and operational standards have been included to prior code amendments that regulate all multi-family development options including senior citizen housing, and transitional and supportive housing.

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

The proposed amendments, which are required by the City’s Housing Element to be in compliance with State law will further the public health, safety and general welfare by providing residents and the general public with increased housing opportunities. In addition, the amendments will encourage the development of housing sites that require assembly, which may lead to additional housing units and allow the City to meet its RHNA allocation. Lastly, the proposed amendments were previously analyzed as part of the Housing Element update, and future development will be subject to existing regulations and may require additional environmental analysis to mitigate any potential impacts.

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C. The proposed General Plan Amendment, Zone Change and Municipal Code Text Amendment is consistent with the General Plan.

The proposed amendments are consistent with the City’s Housing Element for the 2021-2029 planning period. Specifically, the Housing Element includes the City’s Housing Plan which identifies the City’s goals and policies required to address the housing needs of the community, and the and Housing Sites Inventory which identified parcels to accommodate the City’s RHNA allocation for the 2021-2029 planning period. In addition, the proposed amendments will be consistent with the following General Plan goals and policies:

Land Use Element
Policy LU-6.1: Give priority for redevelopment activities to declining areas within the City, particularly the Town Core and Puddingstone Center.

Housing Element
Policy HE-2.1: Adequate Sites. Provide opportunities for new housing that responds to community needs in terms of housing type, cost, and location by providing appropriate zoning and development standards.

Policy HE-2.4: Downtown Housing. Provide and actively facilitate opportunities for the development of mixed use and infill housing in downtown San Dimas as part of the City’s ongoing revitalization strategy for the area.

Policy HE-3.3: Flexibility in Standards. Provide flexibility in development and design standards to accommodate new models and approaches to encourage mixed uses, live/work, accessory dwellings, and other types of housing.

NOW, THEREFORE, BE IT FURTHER RESOLVED, PURSUANT TO THE ABOVE FINDINGS, that the Planning Commission recommends to the City Council approval of General Plan Amendment 24-03 amending land use designations as set forth in attached Exhibit A, Zone Change 24-03 amending the zoning map as set forth in attached Exhibit B, and Municipal Code Text Amendment 24-08 amending Title 18 as set forth in attached Exhibit A.

PASSED, APPROVED and ADOPTED, the 5th day of September, 2024 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

RESOLUTION PC-1684
_____________________________
David A. Bratt, Chairman
San Dimas Planning Commission
ATTEST:
______________________________________
Kimberly Neustice, Senior Management Analyst

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Exhibit A
General Plan Land Use Changes
Housing Element Sites #1 & #2

RESOLUTION PC-1684
New text is in blue underlined
Deleted text is in red and strikethrough
Proposed Industrial/Mixed Use Land Use Text
Industrial / Mixed Use
Intent: The Industrial/ Mixed Use (IMU) designation is a new land use designation in the General Plan amendment. The intent of the IMU designation it to provide flexible land uses in certain Industrial areas near the downtown area and residential area to provide the ability for mixed use development to strength the City of San Dimas by allowing the existing industrial uses to remain and naturally phase out to allow the sites to be eventually redeveloped for residential uses.

Desired Character and Uses: The Industrial/ Mixed Use (IMU) designation encompasses land area which totals approximately 6.1 acres. The project area is assembled into two land areas roughly resembling city blocks. Each “block” is adjacent to the railroad right-ofway which runs in a diagonal manner when compared to a traditional north, south, east, west grid street-system. Each “block” has a street frontage, however, visibility from Bonita Avenue is limited. With the establishment of a new transit station in this area, the intent is to provide for new residential and commercial uses to be added to the existing industrial uses.

Density/ Intensity: The Industrial/ Mixed Use (IMU) designation allows for a density of 12 – 16 dwelling units per acre (du/acre). Density can be accomplished through use of multifamily dwellings including apartments, and multi-family residential developments.

Zoning: The zoning for the Industrial/ Mixed Use (IMU) designation shall be accomplished through the Specific Plan amendment process, to ensure integrated and well-designed projects. The new Specific Plan 23 zone shall be designated Mixed-Use Residential/Industrial.

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Housing Element Site #14

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New text is in blue underlined
Deleted text is in red and strikethrough
Proposed General Plan Land Use Changes
High: Density uses are typically multi-family dwellings including apartments, and multistory residential developments.

Residential High I
Intent: The Residential High I (RH-I) designation is a reclassification of the existing residential High land use designation in the San Dimas General Plan. The intent of the Residential High I (RH-I) designation is to provide greater flexibility, by increasing the allowable density of properties located adjacent to high quality public transit, to responsibly meet the City’s future development needs.

Desired Character and Uses: The Residential High I (RH-I) designation provides the opportunity for the development of high-density multi-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.

Density/ Intensity: The Residential High I (RH-I) designation allows for a density of 12.1 – 16 dwelling units per acre (du/acre). Density can be accomplished through use of multifamily dwellings including apartments, and multi-family residential developments.

Zoning: The zoning for the Residential High I (RH-I) designation shall be designated as MF with a number appended to the base zoning which will designate the maximum permitted number of units per net acre. (Example: a multiple-family zone allowing fourteen units per net acre would show on the official zoning map as MF-14.

Residential High II
Intent: The Residential High II (RH-II) designation is a new land use designation in the San Dimas General Plan. The intent of the Residential High II (RH-II) designation is to provide greater flexibility, by increasing the allowable density of properties located adjacent to high quality public transit, to responsibly meet the City’s future development needs.

Desired Character and Uses: The Residential High II (RH-II) designation provides the opportunity for the development of high-density multi-family projects, to ensure that such development is compatible with contiguous uses, to encourage well-planned neighborhoods through creative and imaginative site planning, to provide opportunities at a density deemed appropriate to accommodate lower income households pursuant to

RESOLUTION PC-1684
Section 65583.2(c)(3)(B)(iv) of the California Government Code and to ensure integrated design and unified control of design.

Density/ Intensity: The Residential High II (RH-II) designation allows for a density of 16.1 – 25 dwelling units per acre (du/acre). Density can be accomplished through use of multifamily dwellings including apartments, and multi-family residential developments.

Zoning: The zoning for the Residential High II (RH-II) designation shall be accomplished through the zone amendment process, to ensure integrated and well-designed projects.

The new zone shall be designated as MF with a number appended to the base zoning which will designate the maximum permitted number of units per net acre. (Example: a multiple-family zone allowing 25 units per net acre would show on the official zoning map as MF-25).

RESOLUTION PC-1684
Exhibit B
Zone Changes

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Exhibit C
Code Amendments
New text is in blue underlined
Deleted text is in red and strikethrough
Chapter 18.538
SPECIFIC PLAN NO. 23*
Sections:

Article I. General

18.538.010 Purpose and intent.

18.538.020 Authority.

18.538.030 Location.

18.538.040 General provisions.

18.538.050 Definitions.

Article II. Development Plan

18.538.060 Neighborhood setting.

18.538.070 Site specific conditions.

18.538.080 Existing improvements.

18.538.090 Circulation.

18.538.100 Planning areas—Purpose and intent.

Article III. Development Standards

18.538.110 Planning area I—Business park district Mixed use – residential/industrial.

18.538.120 Planning Area II—Village plaza.

18.538.130 Provisions for existing improvements.

Article IV. General Development Standards

18.538.140 Streetscape design standards.

18.538.150 General provisions.

Article V. Plan Review and Disposition

18.538.160 Review requirements.

18.538.170 Minor modifications.

18.538.180 Appeal provisions.
* Editor’s Note: Exhibits and appendices relating to Specific Plan No. 23 areis located at the end of this chapter.

RESOLUTION PC-1684
Article I
General
§ 18.538.010 Purpose and intent.

A. The size, shape and location of Specific Plan No. 23 presents a unique development opportunity within the city. The site encompasses three two blocks north of a railroad right-of-way and south of an established residential neighborhood referred to as the San Dimas towncore (see Exhibit A). The easterly project boundary is North Acacia Street and the westerly project boundary is just east of the Trails Apartment Complex located at 444 N. Amelia Avenue adjacent to the San Dimas downtown area which is known as "Frontier Village." The easterly boundary also has visibility to Bonita Avenue.

B. Specific Plan No. 23 provides the best mechanism for comprehensive, high quality, and sensitive development for the project area. The purpose of Specific Plan No. 23 includes the following:

1. To ensure that the development of the project area is compatible to adjacent uses;

2. To minimize the negative adverse impact of traffic generated by any development by directing traffic away from the residential neighborhood;

3. To incorporate creative and sensitive planning, architecture, landscape architecture, and engineering to develop a project that will enhance the existing adjacent uses and promote the existing and future appearance of San Dimas; and

4. To provide provisions for the continued use and maintenance of existing improvements as the project areas recycle into development consistent with the provisions of the design standards within this specific plan;.

5. To provide home ownership opportunities responsive to the needs of the community;

6. To reclaim the currently underutilized site and transform it into a vibrant living environment;

7. To provide a desirable, high-quality residential community where people will want to purchase/live a new home within the City of San Dimas; and

8. To stimulate revitalization efforts in nearby underutilized properties. (Ord. 938 § 1 (I (A)), 1990)
§ 18.538.020 Authority.

The adoption of Specific Plan No. 23 by the city is authorized by and pursuant to sections 65450 through 65457 of the California Government Code.

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(Ord. 938 § 1 (I (B)), 1990)
§ 18.538.030 Location.

Specific Plan No. 23 encompasses land area which totals approximately 8.846.1 acres.

The project area is assembled into threetwo land areas roughly resembling city blocks.

Each "block" is adjacent to the railroad right-of-way which runs in a diagonal manner when compared to a traditional north, south, east, west grid street system. Each "block" has street frontage, however, visibility from Bonita Avenue is limited. The project boundaries are indicated on the attached Exhibit A.
(Ord. 938 § 1 (I (C)), 1990)
§ 18.538.040 General provisions.

The project area of Specific Plan No. 23 is designated as industrialMixed Use – Residential/Industrial by the cCity’s gGeneral pPlan. All development, uses and activity shall be subject to, but not limited to, the following general provisions:

A. Unless otherwise specified, all development, uses and activity within Specific Plan No. 23 shall comply with this code. Terms used in this chapter shall have the same meaning as defined elsewhere in this code unless otherwise provided; B. Any details or issues not specifically covered by this specific plan shall be subject to the regulations of this code;
C. The review and approval of development within the specific plan area shall be subject to Section 65450 et seq. of the state Government Code; D. All construction within the boundaries of the specific plan area shall comply with all provisions of the UniformCalifornia Building Code and the various mechanical, electrical and plumbing codes as applicable and adopted by the city.

E. Minor modifications to Specific Plan No. 23 which do not alter the intent of this specific plan pursuant to the provisions of Section 18.538.170 of this chapter; F. If any regulation, condition, program or portion thereof of this specific plan is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and the invalidity of such provision shall not affect the validity of the remaining provisions herein; and
G. Any land use designation, permitted use, or conditionally permitted use not specifically provided by Specific Plan No. 23 shall not be permitted without a determination of use by the development plan review board approving body pursuant to provisions of Chapter 18.19212 of this Title. (Ord. 938 § 1 (I (D)), 1990)
§ 18.538.050 Definitions.

Unless the context otherwise requires, or unless different definitions are set forth in individual titles, chapters, or sections of this title, the words or phrases defined in this

RESOLUTION PC-1684
specific plan shall have the meaning and construction ascribed to them in this section.

When not inconsistent with the context, words in the singular shall include the plural and words in the plural shall include the singular. The word "shall" is mandatory and the word "may" is permissive. Words and phrases not defined in this chapter shall be defined in the following sources by the following order; (1) other chapters of this code; (2) definitions contained in the city adopted chapters of the UniformCalifornia Building Code; (3) definitions contained in legislation of the state; and (4) Webster's Dictionary.

1. "Abut" means contiguous to. For example, two adjoining lots with a common property line are considered to be abutting.

2. "Accessory structure" means a structure located on the same lot or parcel as the primary structure. Said structure would serve an incidental or accessory use secondary to the principal use of the land.

3. "Accessory use" means a use which is incidental or secondary to the primary use of the lot or parcel. Such use is devoted exclusively to the primary land use.

4. "Adjacent" means the same as abutting; however, public rights-of-way and major utility easements shall not be considered as separating "adjacent" uses.

5. "Architectural feature" means a part, portion, projection, or treatment that contributes to the visual beauty, elegance, historical consistency, or design integrity of a building or structure, and is not necessary for the structural integrity of the building or structure or to make said structure or building habitable. Said architectural feature does not include signs or other forms of use identification.

6. "Automobile parking" means parking of operational and street legal motor vehicles on a temporary basis within an improved off-street parking area.

7. "Berm" means a man-made mound(s) of earth incorporated into a landscape design used for the purpose of visual screening, decorative features, and landscape design enhancement.

8. "Buffer area" means an area of land used to visibly and physically separate one use from another. Such a buffer area would typically be devoid of structures and landscaped in a manner to shield noise, glare and other nuisances from neighboring uses.

9. "Building" means any structure built or maintained for the support, enclosure and protection of persons, equipment, animals, chattels or property of any kind. The word "building" as used in this title includes the word "structure."

10. Building, Accessory. "Accessory building" means the same as "accessory structure."

RESOLUTION PC-1684

11. "Building coverage" means the gross area of a lot or parcel of land occupied by all of the ground floor, or building footprint, of a building or structure which is under roof.

12. "Building height" means the maximum vertical distance as measured from the interior floor level to the top of the uppermost part of the structure through any vertical section.

13. Building, Main. "Main building" means a building within which the principal primary use of the lot or parcel is conducted, as provided by this specific plan.

14. 13. Building, Non-conforming. "Non-conforming building" means a building or portion thereof, lawfully existing pursuant to the ordinance in effect at the time of construction or subsequent alteration, but which does not comply with any development criteria adopted at a later date.

15. 14."Business" means the purchase, sale or other transaction or place thereof involving the handling, disposition or transaction of any article, substance, product, service or commodity for livelihood or profit. Such activity includes an addition, operation, or provision of any service or service establishment, office building, outdoor advertising sign and/or structure, recreational and/or amusement enterprise conducted for livelihood or profit.

16.15. "Business frontage" means the lineal footage of any side of a business building facing an adjacent street or the unit's designated automobile parking area and upon which a sign may be located as provided by this specific plan.

17.16. "City" means the city of San Dimas.

18.17. "Commercial use" means a business, normally involving office, retail, sales, or service uses.

18. “Common open space” means land in a development held in common and is/or single ownership and not reserved for the exclusive use of benefit of an individual tenant or owner.

19.19 Council, City. "City council" means the city council of the city.

20. "Courtyard" means an open, unoccupied space, other than a required yard, on the same lot or parcel with a building or buildings. Such courtyard is typically bounded on two or more sides by such building(s).

21. “Density” shall be determined by dividing the total number of homes by the net area of the parcel.

21. 22. "Design review" means the process of city review and approval of development proposals as required by Chapter 18.12 of this title.

22.23. "Display frontage" means the lineal footage of the front of an area used for display and sale of merchandise located outdoors. Such display area typically faces a street or automobile parking area.