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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.
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.
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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.
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.
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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, 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
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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)
§ 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
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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 multi-family 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
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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 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 semiprecious 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.
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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.
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:
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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.
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-of-site 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.
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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.
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
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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)
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. Fivefeet from the southern property boundary.
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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; 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
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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.
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.
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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
RESOLUTION PC-1684
following standards shall apply to all improvements, structures and uses within planning area II:
1. Building Setbacks. The following design standards shall apply:
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.
RESOLUTION PC-1684
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 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.
RESOLUTION PC-1684
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)
§ 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.
RESOLUTION PC-1684
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 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.
RESOLUTION PC-1684
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.
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
RESOLUTION PC-1684
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 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.
RESOLUTION PC-1684
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 meeting 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.
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.
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EXHIBIT A
RESOLUTION PC-1684
EXHIBIT B
EXHIBIT C
(Ord. 938 § 1 (V (C)), 1990)
CITY OF SAN DIMAS
PLANNING COMMISSION
MINUTES
Regularly Scheduled Meeting
Thursday, September 5, 2024, at 6:00 p.m.
245 East Bonita Avenue, City Council Chamber
PRESENT
Chairman David Bratt
Vice-Chairman John Davis
Commissioner Doran Barnes
Commissioner Margie Green
Commissioner James Shirley
Planning Manager Marco Espinoza
Assistant Planner Taylor Galindo
Assistant Planner Yasmin Dabbous
Planning Intern Byron Luk
Senior Management Analyst Kimberly Neustice
CALL TO ORDER AND FLAG SALUTE
Commissioner Bratt called the regular meeting of the Planning Commission to order at 6:00 p.m. and Commissioner Green led the flag salute.
PUBLIC HEARING
PH 1. Discussion and Consideration of General Plan Amendment 24-02, Zone Change 24-02 and Municipal Code Text Amendment 24-07, to amend the land use and zoning designations of various parcels within the boundaries of the proposed Downtown Specific Plan, amend Title 18 to create a new Downtown Specific Plan chapter, amend Chapter
18.140 Creative Growth Zone, and associated clean up items as required, along with an Environmental Impact Report for the approval of the Downtown Specific Plan which will establish planning and zoning framework for the development and redevelopment of the downtown area over the next 20 years.
Staff report presented by Planning Manager Espinoza and Interwest Consultant Nick Pergakas recommending Planning Commission approve Resolution PC-1682 and PC-1683 recommending City Council adopt General Plan Amendment 24-02, Zone Change 24-02 and Municipal Code Text Amendment 24-07.
Meridian Consultant Mike Levy gave a presentation on the Environmental Impact Report.
Commissioner Barnes had a question about air quality Mike Levy from Meridian Consultant answered it and he appreciates the full analysis done on this item.
Planning Commission Minutes Page 2
September 5, 2024
Vice-Chairman Davis stated while we have done multiple attempts on the Downtown Specific Plan (DTSP) in the past, this is the first time we have reached the end and if the reason why Staff finished this is because it’s a Housing Element Requirement.
Planning Manager Espinoza stated that it was partly because of the Housing Element but also to allow more opportunities for businesses and mixed-uses to come to the downtown area. To have a lively downtown you have to have a mixture of businesses and residents in the area. The intent of the Specific Plan is not to create a large city downtown but, a downtown that would suit San Dimas.
Vice-Chairman Davis stated that the Housing Element had 14 sites and he understands that we needed to update the zoning for these sites which the DTSP accomplishes along with the next item on the agenda. He asked if it might be possible that with density bonuses that we could possibly develop about three thousand seven hundred units as stated in the DTSP.
Planning Manager Espinoza stated that number is based on the actual potential development within the area, not what will actually be built. The number consist of Housing Inventory Site and non-Housing Inventory sites which is more units then just the Housing Inventory list but we already have developers that are coming in and asking for a lower density than what is allocated in the Housing Inventory List.
Vice-Chairman Davis stated that he was grateful that the comments given by the Planning Commission at the previous meeting were actually incorporated into the final document.
Chairman Bratt asked how flexible the DTSP will be on the density of the potential Housing Element sites.
Planning Manager Espinoza stated that the design standards will be locked in. However, a developer can always ask for lower density levels but that’s more associated with the Housing Element and not the DTSP. Staff is working with the City Attorney about the legalities of doing a density reduction and what issues might be associated with that. If a lower density was approved on a Housing Inventory site a new site would need to be approved for the off-site in the housing units.
Vice-Chairman Davis asked in order to change the DTSP would it be a Municipal Code Text Amendment (MCTA) or something else.
Planning Manager Espinoza stated yes, it would be aMCTA.
Chairman Bratt stated that the DTSP states that if everything gets built to the maximum capacity, we would build more than three thousand units. Would the City get any credit on the next RHNA Cycle numbers?
Planning Manager Espinoza stated he doesn’t believe so.
Planning Commission Minutes Page 3
September 5, 2024
Vice-Chairman Davis asked if the units are not built, is the zoning still in place for future development.
Planning Manager Espinoza stated that was correct.
Chairman Bratt opened the public hearing.
Speaker 1 – James Blair – stated he just moved to the City and is really impressed to see such a plan developed for the future of the City. He would really welcome some of the changes that are being proposed. As far as the transportation section, he would like to be able to bike to work at CalPoly but he would probably have to go through Pomona and he doesn’t believe the entire route is completely safe to travel on. It would be wonderful if there was connectivity to Bonelli Park and over the 10 freeway. To have a better safer street we need to have some kind of infrastructure such as bollards. eMobility is making things easier to connect together. If it was a class 2 bike lane on San Dimas Ave there are a few spots where he would be a bit hesitant on using the bike lane. He feels that we could have more multi mobile plan.
Planning Manager Espinoza stated for the record that Staff received a letter on August 29, 2024, that the author is opposed to the increased traffic potential.
Chairman Bratt closed the public hearing.
Vice-Chairman Davis recognized that a lot of work and thought went into the development of the DTSP and he feels that it came out very well.
Vice-Chairman Davis stated that most of the commissioners were involved in the entire process and have given their input at the workshops. He’s happy to see that a lot of their recommendations were integrated into the report. He thanks staff for the effort and feels that it’s a good plan.
Commissioner Green thanked the public for showing up for the various meetings and for their input and patience during the entire process. She sees this as a plan that can work and feels that mixed use zoning opens up more potential for future businesses.
Chairman Bratt asked staff that if this is approved by Planning Commission tonight, will it move forward to the City Council meeting on September 24th.
Planning Manager Espinoza stated that was correct and that everyone who received a notice for this meeting will receive a notice for the City Council meeting as well.
Commissioner Barnes had taken part in the process before he became a commissioner and he feels it paints a vibrant picture for the future of the downtown. During his day job he deals a lot with CEQA but reading this report brought him to new understandings of the process. He appreciates the expertise that has been given to the project.
Planning Commission Minutes Page 4
September 5, 2024
RESOLUTION PC-1682
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN
DIMAS, COUNTY OF LOS ANGELES, RECOMMENDING THE CITY COUNCIL
CERTIFY THAT THE ENVIRONMENTAL IMPACT REPORT AND MITIGATION
MONITORING AND REPORTING PROGRAM FOR GENERAL PLAN
AMENDMENT 24-02, ZONE CHANGE 24-02 AND MUNICIPAL CODE TEXT AMENDMENT 24-07 FOR THE DOWNTOWN SPECIFIC PLAN IS ADEQUATE
AND IN COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA), AND ADOPT THE CEQA FINDINGS OF FACT, THE STATEMENT
OF OVERRIDING CONSIDERATIONS WITH RESPECT TO A CERTAIN
SIGNIFICANT ADVERSE ENVIRONMENTAL IMPACT IDENTIFIED IN THE
ENVIRONMENTAL IMPACT REPORT AND ASSOCIATED MITIGATION
MONITORING AND REPORTING PROGRAM.
RESOLUTION PC-1683
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 24-02, ZONE
CHANGE 24-02 AND MUNICIPAL CODE TEXT AMENDMENT 24-07 TO
AMEND THE LAND USE AND ZONING DESIGNATIONS OF VARIOUS
PARCELS WITHIN THE BOUNDARIES OF THE PROPOSED DOWNTOWN
SPECIFIC PLAN, AMEND TITLE 18 TO CREATE A NEW DOWNTOWN
SPECIFIC PLAN CHAPTER, AMEND CHAPTER 18.140 CREATIVE GROWTH
ZONE, AND ASSOCIATED CLEAN UP ITEMS AS REQUIRED, ALONG WITH
AN ENVIRONMENTAL IMPACT REPORT FOR THE APPROVAL OF THE
DOWNTOWN SPECIFIC PLAN WHICH WILL ESTABLISH PLANNING AND
ZONING FRAMEWORK FOR THE DEVELOPMENT AND REDEVELOPMENT
OF THE DOWNTOWN OVER THE NEXT 20 YEARS.
MOTION: Moved by Vice-Chairman Davis, seconded by Commissioner Green to approve Resolution PC-1682 and PC-1683 recommending City Council adopt General Plan Amendment 24-02, Zone Change 24-02 and Municipal Code Text Amendment 24-07. Motion carries 5-0.
PH 2. 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 MF-25. (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.
Planning Commission Minutes Page 5
September 5, 2024
Commissioner Barnes asked if the MCTA would apply to the southern portion of The Trails apartments or if this zone change would apply to the whole parcel.
Planning Manager Espinoza stated that was correct, it would be to both of the parcels for The Trails apartments.
Commissioner Barnes asked if the owner of The Trails apartments could choose to demo the entire property and build under the new density.
Planning Manager Espinoza stated that they could propose a project to do that.
Commissioner Barnes clarified that for the other parcels they are just adding the residential to the zoning for these properties to allow the owners more options.
Planning Manager Espinoza stated that was correct.
Vice-Chairman Davis asked if it’s possible that The Trails apartments could have a higher density than the zoning allows because of the density bonuses they could take advantage of.
Planning Manager Espinoza stated that staff would try to keep the density within the code allowance even with the density bonus. This area has a three-story limitation and currently they are proposing to build an additional sixty-two units on the property.
Commissioner Green asked who owns The Trails apartments and if that small strip of land south of their property is owned by the railroad.
Planning Manager Espinoza stated that it was probably owned previously by the railroad but was abandoned at some point and transferred to the property owner of 155 N. Eucla Avenue.
There was some talk about the property owner selling this small strip to the Trails apartments.
Currently the owner of 155 N. Eucla Avenue are using this area for storage as it’s too small to build anything else unless you combine it with the Trail’s lot.
Commissioner Shirley asked if the open space areas are being allocated as green space.
Planning Manager Espinoza stated yes, that would be used for parks.
Commissioner Barnes asked if it’s possible to change the land use designation to apply to the southern area instead of the entire parcel. If the entire parcel is under higher density zoning and the owner demos the apartments they could feasibly build a lot more units on the parcel.
Planning Manager Espinoza stated that he will check to see if that was the intent of the zone change.
Chairman Bratt opened the public hearing.
Planning Commission Minutes Page 6
September 5, 2024
Speaker 1 - Rob Faller – Stated he doesn’t understand if developers want to maximize the density why wouldn’t we allow for 5 stories.
Speaker 2 – Asked if someone builds apartments are they required to set aside space for parking.
She is specifically inquiring about the site off of Acacia.
Planning Manager Espinoza stated that all developments require parking as part of the development standards. Depending on the number of affordable units the developer proposes they can ask for a reduction in the amount of parking required to be provided. Developers also understand that people have cars and we haven’t seen developers request to reduce resident parking.
Speaker 2 – stated that the streets are already narrow and with allowing parking on the street it makes them even more so. Their concern is the amount of traffic on these already narrow streets.
If the owners choose to sell and a developer adds residential it would add to the noise and traffic of the area on the already narrow streets.
Planning Manager Espinoza stated that the standards created for these two sites are the same as for the multi-family parking requirements.
Speaker 3 – Joseph Martinez – Commissioner Green is right that the small sliver of property at the south end of the apartments is land locked and he doesn’t want development there because people would be able to look over into his property. He doesn’t want three stories looking onto his property. He believes this sliver of land adds a buffer.
Chairman Bratt closed the public hearing.
Vice-Chairman Davis asked if the industrial zone allows for storage.
Planning Manager Espinoza stated yes, it includes contractor storage yards. We have talked to 2 of the 3 owners of Site’s 1 and 2 and they understood what the modifications are to this zone and they are happy that City is adding residential uses and not taking away any of the industrial uses. Staff has not talked to General Pump.
Commissioner Shirley stated since parking is an issue, could the apartments or condos allocate one or two spaces that people can pay for.
Planning Manager Espinoza stated that no one has asked for this but each unit is required to have two parking spaces per unit and one visitor space for every three units.
Commissioner Shirley asked if there’s a difference in parking requirements if you’re renting or buying.
Planning Manager Espinoza stated that if you’re buying depending on the number of bedrooms they might have to provide an extra space. If they are renting they don’t have to provide the vistor parking per units it is typically share among all units.
Planning Commission Minutes Page 7
September 5, 2024
Commissioner Barnes stated on the two parcels off Eucla and Acacia, he hopes that if a project is brought forward that staff would be sensitive to massing.
Planning Manager Espinoza stated that there was a proposal on one of these sites that did ask for a three-story building but Planning Commission and City Council required the building be reduced to two-story to reduce massing along the north property line for the first units and then three-story after.
Vice-Chairman Davis also recalled that for this project we asked them to extend 2nd street to provide circulation for the development.
Commissioner Barnes stated on The Trails parcel he would be more comfortable allowing for the higher density on the southern area only instead of on the entire parcel. It just seems like if the whole parcel was built to maximum density that would be a lot of apartments and traffic. He feels that having only the lower band of the parcel at the higher density would be better.
Vice-Chairman Davis suggested to include this in the motion to only allow the additional density in the southern band of the parcel.
Planning Manager Espinoza stated that in the motion they can ask staff to clarify that the zoning for the additional density only be applied to the southern band of the parcel.
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.
MOTION: Moved by Vice-Chairman Davis, seconded by Chairman Bratt to approve Resolution PC-1684, with a request to revise the Zone Change and Municipal Code Text Amendment to parcel 8386-006-029 and the southern portion of parcels 8386-006-015 and 8386-010-040 instead of the entire parcels, recommending City Council approve General Plan Amendment 24- 03, Zone Change 24-03 and Municipal Code Text Amendment 24-08. Motion carries 5-0.
Planning Commission Minutes Page 8
September 5, 2024
ORAL COMMUNICATIONS
a. Community Development Department
No communications were made.
b. Members of the Audience
No communications were made.
c. Planning Commission
No communications were made.
ADJOURNMENT
MOTION: Chairman Green moved, seconded by Commissioner Davis. Motion carried 5-0. The meeting adjourned at 6:54 p.m. to the regular Planning Commission Meeting scheduled for Thursday, September 19, 2024.
________________________________
David A. Bratt, Chairman
San Dimas Planning Commission
ATTEST:
_______________________
Kimberly Neustice
Senior Management Analyst
Approved: October 17, 2024
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 Resolutions 2024-68, 2024-69, Urgency Ordinance 1311 and 1312 for Zone Change 24-02, Municipal Code Text Amendment 24-07, and General Plan Amendment 24-02 to Amend the Land Use and Zoning Designations of Various Parcels Within the Boundaries of the Proposed Downtown Specific Plan, Amend Title 18 to Create a New Downtown Specific Plan Chapter, Amend Chapter 18.140 Creative Growth Zone, and Associated Clean Up Items as Required, Along with an Environmental Impact Report for the Approval of the Downtown Specific Plan which will Establish Planning and Zoning Framework for the Development and Redevelopment of the Downtown Area Over the Next 20 Years.
____________________________________________________________________________
SUMMARY
The Downtown Specific Plan (DTSP) is a planning document that will guide the City’s growth through development and redevelopment of the downtown area over the next 20 years. The DTSP will establish planning and zoning framework that will encourage innovative, transitoriented development while preserving the character of the historic town core. The plan would allow new housing, retail, mixed-use, employment, entertainment and hospitality uses within the project area, oriented around the new A-Line light rail station. The plan will include development standards, land use regulations and design guidelines to ensure quality and responsible development of the downtown area.
City Staff along with the Interwest Group have been working on the DTSP since the Fall of 2021. With the public’s input via five (5) community meetings and an interactive website, and with input from the Planning Commission and the City Council at various study sessions, the DTSP has been finalized. Along with the DTSP, an Environmental Impact Report, to analyze potential impacts, was prepared and circulated for public review and comment. Both documents are now ready for approval and adoption.
On September 5, 2024, the Planning Commission considered the DTSP and voted 5-0 to recommend adoption and certification of the Final EIR, and approval of General Plan Amendment 24-02, Zone Change 24-02 and Municipal Code Text Amendment 24-07 for the DTSP to the City Council.
GPA 24-02, ZC 24-02 and MCTA 24-07 - Downtown Specific Plan Page 2 For the Meeting of September 24, 2024
RECOMMENDATION
Staff and the Planning Commission recommend the City Council:
• Conduct a Public Hearing to receive public input.
• Adopt Resolution 2024-68, certifying the Final EIR and adopt the adopt CEQA findings of fact, statement of overriding considerations, and Mitigation Monitoring and Reporting Program.
• Adopt Urgency Ordinance 1311 approving Zone Change 24-02 and Municipal Code Text Amendment 24-07, a request to change the zoning designations of various parcels within the boundaries of the proposed Downtown Specific Plan and amend Title 18 to create a new Downtown Specific Plan chapter, amend Chapter 18.140 Creative Growth Zone, and associated clean up items as required.
• Introduce Ordinance 1312 approving Zone Change 24-02 and Municipal Code Text Amendment 24-07, a request to change the zoning designations of various parcels within the boundaries of the proposed Downtown Specific Plan and amend Title 18 to create a new Downtown Specific Plan chapter, amend Chapter 18.140 Creative Growth Zone, and associated clean up items as required.
• Adopt Resolution 2024-69, approving General Plan Amendment 24-02, a request to change the land use designations of various parcels within the boundaries of the proposed Downtown Specific Plan.
FISCAL IMPACT
There is no fiscal impact for this request; however, the total cost expended to date on the Downtown Specific Plan (DTSP) is $517,800, which has already been budgeted.
BACKGROUND
A City’s downtown is the heart of the City where residents and the general public can congregate for a variety of reasons such as shopping, dining, recreation and entertaining. The City of San Dimas is fortunate to have an established, charming and historic downtown. In an effort to build upon and reimagine the downtown, the City began the process of creating a document that would breathe additional life and activities into the commercial center of the City by proposing new housing, retail, mixed-use, employment, entertainment and hospitality uses to activate the area.
On April 15, 2021, the Community Development Department released a Request for Proposals (RFP) for the development of the City’s DTSP. Additionally, the RFP also required the preparation of an Environmental Impact Report (EIR) and other appropriate environmental review process that would be consistent with the provisions of the California Environmental Quality Act (CEQA) to assist in streamlining future development projects consistent with the Downtown Specific Plan and General Plan. On August 10, 2021, the City Council approved an agreement with Interwest Consulting Group (Interwest) from a pool of four (4) applicants to develop the City’s DTSP and related environmental documents.
Since then, Staff has been working with Interwest on drafting the DTSP. The DTSP provides the framework for development and redevelopment for both the historic, traditional commercial downtown along Bonita Avenue, as well as a vision for an expanded geographic area of downtown further east, west, and south of the traditional historic core over the next 20 years. The plan area boundaries (Figure 1) have been intentionally selected to exclude historic residential neighborhoods and to focus development and redevelopment in the historic commercial core as
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well as in adjacent areas that are predominantly commercial in nature, with the vision of an expanded downtown area.
Figure 1 - Downtown Specific Plan Boundaries
A key component of this process included substantial public outreach to ensure that the community’s values and goals for the downtown formed the foundation of the DTSP. Public outreach consisted of a variety of engagement opportunities including a series of community workshops, innovative online engagement tools, Community Advisory Committee and Technical Advisory Committee meetings, and hearings before the City Council and the Planning Commission.
Public Outreach
• Community Workshops
City Staff hosted a total of five (5) community workshops from February 2022 through Spring of 2024. The main goal of these workshops was to solicit community input throughout the process, with the overall intent of informing the public about the project, achieve a general consensus and vision for the study area, and allow for valuable feedback and evaluation of concepts and recommendations. Due to the COVID-19 pandemic, the first workshop was held virtually, but all other workshops were held in person. The workshops were structured to engage the participants through small group discussions and small group exercises. Through the course of these workshops, participants were given opportunities to provide input on the issues and opportunities for the downtown, preferences of images illustrating different residential building types and forms, open space types and programming, street character and use, land use concept plan and mobility concepts, and finally the public had a chance to comment on the draft document.
• Online Public Outreach
A dedicated website for the DTSP was created where the public could go to learn more about the DTSP process, upcoming and past meetings, draft documents and access to an FAQ about the DTSP. In addition, the website included a link to an interactive project website that was developed using Mindmixer to serve as a portal for the specific plan process to provide useful project information, interactive maps, online surveys, and social
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media connections. The Mindmixer site encouraged broad-based community input and additional ways to engage with the project beyond public meetings. Interactive surveys, polls, and maps on Mindmixer asked community members to reflect on what they like about San Dimas’ downtown, how the downtown can be improved, and ideas for downtown. These online engagement methods also provided opportunities to share feedback on the DTSP vision statement and goals and preferences for future uses and urban form in downtown San Dimas.
• Community Advisory Committee
The City also formed a Community Advisory Committee (CAC) which served as a voice for the community to provide input to City staff and the consultant team throughout the planning process. Comprised of area residents, business owners, and property owners, the CAC held four (4) meetings to shape the development of the specific plan and ensure that community interests were heard and reflected. CAC members provided feedback on Specific Plan goals, land use concept alternatives, Downtown design guidelines, and more.
• Technical Advisory Committee
A Technical Advisory Committee (TAC) was formed to gather input on technical aspects of the DTSP and facilitate ongoing collaboration after the adoption of the DTSP. The TAC included representation from City of San Dimas staff from various departments and divisions, Metro, Foothill Transit, Bonita Unified School District, among other necessary agencies.
• Scoping Meeting
On November 16, 2022, the City held a Scoping Meeting to notify the public that an EIR was being prepared for the DTSP. At the meeting, Staff and consultant team discussed an overview of the proposed DTSP, analysis of potential environmental impacts, identified potential mitigation measures, and provided an opportunity for the public to provide environmental comments. Additional information on the environmental review process for the DTSP is discussed in more detail later in the report. • City Council and Planning Commission Hearings
Throughout the process, Staff provided updates to the City Council and the Planning Commission at regular meetings related to feedback received from the public, and status of the DTSP and EIR. In addition, Staff presented drafts of the DTSP to the Planning Commission on November 16, 2023, and to the City Council on January 8 and 26, 2024 to get feedback and input. The DTSP was revised per direction provided by the Planning Commission and the City Council and presented the final draft to the City Council on May 28, 2024.
All the public outreach opportunities discussed above were taken to ensure that the public had various opportunities to participate in the process, and to ensure that the community’s vision formed the foundation of the DTSP. To further ensure the public was aware of the workshops and other meetings, postcards were mailed to all property owners within a 500-foot radius of the DTSP boundary and to properties up to Gladstone Street (see Figures 2 & 3). In addition, DTSP meetings were advertised on the City’s social media platforms and also in the City’s Frontier newsletter.
GPA 24-02, ZC 24-02 and MCTA 24-07 - Downtown Specific Plan Page 5 For the Meeting of September 24, 2024
Figure 2 - Map showing 500-foot radius from DTSP boundary.
Figure 3 - Additional properties added to notice between Gladstone St., Walnut Ave. and Amelia Ave.
As previously mentioned, the DTSP was updated per the direction of the City Council and the Planning Commission and presented to the City Council on May 28, 2024. Subsequently, the fifth and final workshop was held on June 18, 2024 where the final draft of the DTSP was presented to the public, along with information related to the EIR and its public review period. The EIR public review period ended on July 27, 2024, with minimal comments being received, which will be discussed later in the report. With the final draft of the DTSP (Attachment 5) and the EIR (Exhibit A to Attachment 1) public review period being completed, the next step is to present both documents to the Planning Commission and City Council for consideration.
On September 5, 2024, the Planning Commission considered the Final EIR and project applications for the DTSP. Postcards notifying residents of the meeting were sent to the same property owners that received notices during the entire DTSP process, and to all individuals who have requested to be notified. In addition, the meeting was advertised on the City’s social media platforms various times the week leading up to the meeting. The same notifications will be used
GPA 24-02, ZC 24-02 and MCTA 24-07 - Downtown Specific Plan Page 6 For the Meeting of September 24, 2024
for the City Council public hearing meeting. At the Planning Commission public hearing, one (1) resident spoke in favor of the DTSP stating that he was impressed with the plan and would welcome the changes that are being proposed. The speaker also stated that he would like to see more multi-modal bike plans. No speakers spoke in opposition to the DTSP; however, Staff did receive one (1) letter opposing the increased traffic potential. The Commission discussed the DTSP and recognized that a lot of work and thought went into the development of the plan and mentioned that the proposed mixed-use zoning will open more potential for future businesses, and it paints a vibrant picture for the future of the downtown. The Commission thanked the public for their participation during the process and thanked the Staff for incorporating the Commission’s input and recommendations into the DTSP and voted 5-0 to recommend adoption and certification of the Final EIR and the project applications to the City Council. The Commission staff report, resolutions and draft minutes are included as Attachment 6 to this report.
DISCUSSION/ANALYSIS
The DTSP provides the framework for development and redevelopment for town core and adjacent areas, with the goal of creating standards for responsible development over the next 20 years. The goals and policies of the DTSP are aimed at encouraging a broader mix of land uses, while maintaining the human-scale and historic character of downtown, improving the economic base of the City, creating vibrant and safe public spaces, encouraging new residential development, and providing a variety of mobility options for the first and last mile connections to the future A-Line Light Rail transit station.
The DTSP is organized into ten (10) chapters, all of which contain the vision, zoning standards and design guidelines, infrastructure design, and implementation procedures for all parcels within the plan area. After adoption of the plan, subsequent tract or parcel maps, development agreements, local public work projects, zoning text or map amendments, and any action requiring ministerial or discretionary approval related to development in downtown San Dimas must be consistent with the DTSP. The planning area has been divided into six (6) sub-areas/zones:
Gateway Village West, Gateway Village East, Transit Village, Town Core, Public/Semi-Public, and Open Space as shown in Figure 4 below.
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Figure 4 - Downtown Specific Plan subareas/zones
The characteristics of the six (6) subareas/zones varies as a reflection of the different allowable land uses, building scale, architectural style, and development intensity for each of the respective areas. Multi-family development will be permitted in all sub-areas with the exception of Public/Semi-Public and Open Space. In addition, to be in compliance with the City’s Housing Element for the 2021-2029 planning period, a Housing Element Sites Overlay has been included that identifies the sites that can accommodate the City’s assigned housing need as identified in the Regional Housing Needs Assessment (RHNA). Of the 14 sites identified in the Housing Element to address the City’s RHNA needs, 11 are located within the boundaries of the DTSP.
These sites are located throughout the DTSP, with majority of the sites located within the Gateway Village West and Town Core parcels located west of the A-Line bridge, which are in closer proximity to the freeway and away from existing single-family neighborhoods.
Density for residential developments will range from 35 to 45 units per acre. The highest density will be allowed in the Gateway Village West, which is envisioned to bring new commercial, entertainment, and residential uses to San Dimas, creating more activity and vibrancy to the area between the historic Town Core and the 57 Freeway. The Gateway Village West subarea, which includes majority of the Housing Element Sites is more conducive to higher density as majority of the parcels are freeway adjacent and away from single-family uses. The Town Core subarea will have the lowest density at 30 units per acre, which will encourage development that will be compatible with the scale of existing structures and maintain the historic character and small-town feel. While there is a maximum density in each of the subareas, there is no minimum density.
When considering developments, criteria such as the DTSP’s vision, development standards and guidelines, including a minimum lot size for development of one (1) acre, will be required. The minimum density standard will not apply to Housing Element Sites as the density ranges designated by the Housing Element will apply.
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Building heights will also vary between the different subareas. The maximum building height will vary based on the proposed use and which subarea it’s located in. The maximum building height for developments in the Gateway Village West and Transit Village will be up to four (4) stories, and the maximum building height for developments in the Town Core and Gateway Village East will be up to three (3) stories. To mitigate height concerns, new development regulations such as the creation of “stepbacks” will help to control the massing and scale of new projects that are being proposed within the DTSP. These “stepbacks” will require new development to push back the third and fourth floors of buildings sited along important street frontages such as Bonita Avenue and San Dimas Avenue. The implementation of “stepbacks” will provide architectural relief and help to reduce the appearance of buildings that are over two (2) stories in height throughout the plan area.
In addition, the plan creates standards that will allow for more vibrancy and mixed-use development within in all the subareas. One of the main goals of the DTSP is to activate Bonita Avenue and San Dimas Avenue. In order to achieve this, ground floor residential will not be allowed on Bonita Avenue or San Dimas Avenue. If residential developments are proposed on sites fronting on these streets, a commercial component will have to be included that will occupy the ground floor. However, if the development is within the Gateway Village East subarea/zone, ground floor residential will be allowed on Bonita Avenue.
The plan will also include design standards and guidelines that will not only provide clear guidance for property owners, developers, and City staff, but also to ensure new development will be consistent with the high-quality architecture the City strives to maintain. All new projects will be required to comply with both the design standards and guidelines. Design standards for building modulation will help break up large wall planes and help contribute to additional landscaping opportunities or creating spaces for people to gather. Additional standards such as minimum depth for ground floor commercial space is introduced in the plan area to allow for more functional spaces that will be conducive for restaurants, retail, and other uses that will further promote a pedestrian-friendly environment within the downtown. However, projects that are eligible for streamlining under the State’s housing streamline legislation, which require 50 percent of the units to be affordable, among other eligible criteria, will only be subject to the design standards which are objective and do not involve any subjective judgement.
The DTSP will also introduce a Minor Conditional Use Permit (MCUP) approval process which will help streamline the approval process of certain land uses that will assist with the revitalization of the downtown area, but still allow for City Staff to place conditions to protect the nearby neighborhoods. All of these new strategies and implementation tools along with various mitigation measures that will be incorporated into the EIR, will guide the City’s growth and all future development and redevelopment of the downtown area.
Project Applications
General Plan Amendment
As previously mentioned, six (6) new subareas will be created within the boundaries of the DTSP, all of which will allow multi-family residential and commercial uses, except for the Public/SemiPublic and Open Space subareas. The current land use designations for parcels within the DTSP vary from Commercial, Industrial, Office/Professional, Downtown Mixed Use, Open Space, Residential Single Family and Residential High (Figure 5).
GPA 24-02, ZC 24-02 and MCTA 24-07 - Downtown Specific Plan Page 9 For the Meeting of September 24, 2024
Figure 5 - Existing General Plan Land Use Designations
In order for these new uses to be allowed, a General Plan Amendment is required to change the land use designation to be consistent with the proposed zoning/subareas created as part of the DTSP. The current Downtown Mixed Use land use designation will be replaced with a new land use designation, Downtown Specific Plan Mixed Use (DTSPMU) to reflect the vision of the DTSP, and will be expanded to cover all the parcels in the DTSP, with the exception of parcels that are located within the Open Space or Public/Semi-Public zone/subarea. The new land use designation will have a maximum density of 40 units per acre, and Floor Area Ratio (FAR) ranging from 1.5 to 2.0, depending on the zone/subarea of the parcel. The FAR will be applicable to residential and commercial floor area but excludes structured parking areas. In addition, there are some parcels that are owned by the City, City’s Successor Agency, and Gold Line Authority which will have their land use designation changed to Public/Semi-Public, and the Freedom Park property will have its land use designation changed from Commercial to Open Space. The proposed land use designations are shown in Figure 6 below.
GPA 24-02, ZC 24-02 and MCTA 24-07 - Downtown Specific Plan Page 10 For the Meeting of September 24, 2024
Figure 6 - Proposed General Plan Land Use Designations
Zone Change
The properties within the DTSP are comprised of various different zones which consist of Creative Growth, Commercial Highway, Commercial Neighborhood, Administrative Professional, Light Manufacturing, Multiple Family, Single Family, Specific Plan 23, Open Space and Public/SemiPublic (Figure 7). Majority of the parcels within the proposed DTSP are zoned Creative Growth, which is made up of four (4) different subareas. As a result of the zone change, the CG-1 and CG-2 will be completely replaced by the DTSP subareas.
Figure 7 - Existing Zoning
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A Zone Change will be required to change the zone of the DTSP properties to one of the six (6) subareas proposed in the DTSP (Figure 8). As previously discussed, each of the new subareas will allow uses that are intended to create more vibrancy, and will also allow multi-family developments, either as a stand-alone use or part of mixed-use development. In addition, development standards for each of these subareas are included in Chapter 3 of the DTSP.
Figure 8 - Proposed zoning
Municipal Code Text Amendment
The last application that is required as part of the DTSP project is a Municipal Code Text Amendment (MCTA). The MCTA will amend the San Dimas Municipal Code to create a new chapter; Chapter 18.50 Downtown Specific Plan. The new chapter will describe the purpose and intent of the DTSP and how it relates to the Municipal Code and General Plan, but more importantly, it will codify the DTSP itself, as the document will “live” outside of the Municipal Code.
The DTSP, which includes the vision and framework for the DTSP, land use regulations, development standards, implementation and various other chapters, will be referenced in the Code and be a separate document outside of the Code. Once approved, any action requiring ministerial or discretionary approval related to the downtown will have to be consistent with the DTSP. In addition, as previously mentioned, the CG-1 and CG-2 will cease to exist and be replaced with the proposed subareas of the DTSP. Therefore, the Chapter 18.140 will be amended to delete the applicable code sections and revise the maps/exhibits to reflect the proposed changes. It should be noted that where any provision of this Plan and the Municipal Code appear to be in conflict, the provisions of the DTSP shall prevail. For matters on which the DTSP is silent, the provisions of the Municipal Code shall apply.
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As previously mentioned, the DTSP will allow multi-family in all subareas with the exception of Public/Semi-Public and Open Space. While residential will be an allowed use, other uses such as commercial, office and service uses will also be allowed. For purposes of CEQA, the EIR analyzes max project buildout, which is assumed to be a potential outcome of the DTSP. Under this scenario, a total of 3,687 residential units would be developed. Though unlikely, it could be possible if all the parcels in the DTSP were developed only with residential units at maximum density. In addition, development would not occur all at once and is assumed to occur over a 20- year period. It’s also important to note that the 3,687 residential units was based on a proposed land use map that has since been revised.
At the January 26, 2024, the City Council directed Staff to revise the land use map by changing the proposed zoning of the Successor Agency-owned Bonita/Cataract site (former PSQ site) from Gateway Village West to Public/Semi-Public, remove the Housing Element overlay designation and allow commercial uses along Bonita Avenue. The proposed Public/Semi-Public zone will allow for parking facilities, public parks, plazas and open space, and they will have a commercial overlay applied to it to allow the uses allowed in the Town Core within the first 100 feet of the site adjacent to Bonita Avenue (Figure 9). They also directed Staff to change the zoning of two (2) sites; the triangular site northeast of Bonita/Eucla and the bowling alley site from Gateway Village West to Town Core to ensure transitional character between Gateway Village West and Town Core with a maximum density of 35 units per acre (Figure 10). These changes resulted in a lower build out of 3,381 residential units, compared to 3,687 units prior to the land use map changes.
Again, this represents the most intense buildout, which is unlikely to occur as the DTSP allows for a variety of uses, not just residential.
Figure 9 - Bonita/Cataract zoning changes
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Figure 10 - Sites rezoned to Town Core
In addition, it’s important to note that the Planning Division is currently reviewing one (1) submitted application and one (1) conceptual site plan for two (2) Housing Element sites located within the DTSP. The submitted application proposes a residential development on a 2.07-acre Housing Element site with a maximum density of 45 units per acre (93 units); however, the applicant is proposing a 28 units per acre (58 units) development. The conceptual site plan proposes a residential development on an 8.95-acre Housing Element site with a maximum density of 55 units per acre (492 units); however, the applicant would like to proceed with an 18.2 units per acre (163 units) development. This is important to note because it demonstrates that while the sites support higher density, developers are seeking to develop smaller density projects. Between these two (2) sites, a total of 221 units are proposed when the maximum density allows 585 units.
Therefore, while the EIR analyzes a max project buildout, which is assumed to be a potential outcome of the DTSP; however, it’s unlikely that all the sites will be developed solely with residential at their maximum capacity.
Urgency Ordinance
As previously mentioned, the DTSP includes 11 of the 14 sites 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 rezonings must be complete by September 27, 2024. The remaining three (3) sites are being rezoned through the approval of Zone Change 24-03 and Municipal Code Text Amendment 24-08 under separate action. 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
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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 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 1312 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 1312 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 DTSP is a major milestone for the City as it will layout the framework for future development of the City’s downtown and adjacent areas. City of San Dimas residents recognize that the downtown is the heart of the City of San Dimas, and the DTSP will provide the foundation for the reimagination of the downtown. Per the vision crafted with community and stakeholder input, the DTSP will create a walkable and vibrant activity center which celebrates and preserves its human-scale character for people of all ages, provides a diversity of retail, restaurant, entertainment, cultural, and civic uses, provides a variety of housing options, and creates local employment opportunities which breathe life and activity into the historic commercial center of the City.
ALTERNATIVES
There is no alternative draft of the DTSP being proposed at this time; however, the EIR did analyze an alternative version of the DTSP with reduced development intensity. The Reduced Intensity Alternative would reduce the residential dwelling unit intensity within the Transit Village subarea by 25 percent. Under this Alternative, the maximum density of the Transit Village subarea is reduced from a maximum of 40 dwelling units per acre, with a development potential of approximately 787 dwelling units, to a maximum of 30 dwelling units per acre, with a development potential of approximately 591 dwelling units, which would result in 196 fewer dwelling units.
Based on the revised land use map, as directed by the City Council discussed earlier in the report, the total build out under the Reduced Intensity Alternative would be 3,185 residential units.
While the Reduced Intensity Alternative does reduce the total development potential of the DTSP area, from an environmental standpoint, this Alternative would have the same impacts as the DTSP as proposed. All the proposed mitigation measures for the DTSP as proposed, would still be applicable under this Alternative. It’s important to note that while the total potential build out is reduced, this Alternative would not meet the DTSP objectives to the same degree as the proposed DTSP.
Should the City Council wish to pursue a different alternative that further reduces the residential density throughout the DTSP, additional environmental studies would have to be completed as
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that option has not been analyzed in the EIR. Pursuing this further reduced alternative would require appropriating additional funds to the project and would delay the approval of the DTSP past the deadline set by the Housing Element, putting the City out of compliance with the Housing Element.
ENVIRONMENTAL REVIEW
In accordance with the provisions of the California Environmental Quality Act (CEQA), an EIR was prepared to identify and evaluate potential environmental impacts that would result from implementing the DTSP. The Final EIR is attached as Exhibit A to Resolution PC-1682, attached as Attachment 1 to this report. The EIR was circulated for public comment for 45 days from June 7, 2024, to July 27, 2024. During the comment period, the City received two (2) comments; one (1) from the Gabrieleno Band of Mission Indians – Kizh Nation (Kizh Nation) dated July 10, 2024, and one (1) from the California Department of Transportation (Caltrans) dated July 22, 2024. The Kizh Nation agree with the DTSP and requested consultation for all future projects within the boundaries of the DTSP. Caltrans’ comments consisted of recommendations for bike lanes/usage, improvements for walkability, reduce automobile dependence and provide a path to housing affordability. The Final EIR includes a response to comments received.
Per CEQA guidelines, the EIR is required to analyze all the required sections for environmental analysis and provide mitigation measures when required. Table 1 below provides a summary of findings for each topic analyzed, including the level of significance and whether the impact can be mitigated. As shown, impacts related to cultural resources, geology and soils, noise, and tribal cultural resources were determined to be significant prior to mitigation and less than significant with implementation of proposed mitigation measures.
Table 1 - Environmental Impact Summary
Measures are identified to mitigate impacts to less than significant, with the exception of the air quality impacts associated with construction and operational emissions with implementation of the proposed DTSP. It’s important to note that air quality thresholds are developed by SCAG (Southern California Association of Governments) for evaluation of individual development projects, and, for this reason, the emissions estimated for plans like the DTSP will usually exceed these thresholds. Furthermore, the DTSP is a planning document to guide development and no
GPA 24-02, ZC 24-02 and MCTA 24-07 - Downtown Specific Plan Page 16 For the Meeting of September 24, 2024
specific development projects are proposed at this time. The DTSP would not directly enable or entitle construction or development activities and all future development within the proposed DTSP area will be subject to existing regulations, including adopted air quality standards, and subsequent environmental review under CEQA. Lastly, SCAG reviewed the EIR during the public review period and did not submit any comments raising concerns with the air quality thresholds as plans like the DTSP will typically exceed SCAG’s thresholds as the thresholds were developed to analyze individual projects.
In addition, pursuant to CEQA Guidelines, no public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rational for each finding. The City finds that “specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the Final EIR." Therefore, while the Project would result in impacts related to Air Quality, due to SCAG’s methodology, the CEQA findings, attached as Exhibit B to Attachment 1 provides the rational for carrying out the Project.
Respectfully submitted,
Marco Espinoza
Planning Manager
Attachments:
1. Resolution 2024-68; EIR
2. Urgency Ordinance 1311; Zone Change, Municipal Code Text Amendment
3. Ordinance 1312; Zone Change, Municipal Code Text Amendment
4. Resolution 2024-69; General Plan Amendment
5. Downtown Specific Plan
6. September 5, 2024, Planning Commission Staff Report, Resolutions & Draft Minutes
ATTACHMENT 1
RESOLUTION 2024-68
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS,
COUNTY OF LOS ANGELES, CERTIFYING THAT THE ENVIRONMENTAL
IMPACT REPORT AND MITIGATION MONITORING AND REPORTING
PROGRAM FOR GENERAL PLAN AMENDMENT 24-02, ZONE CHANGE 24-02 AND MUNICIPAL CODE TEXT AMENDMENT 24-07 FOR THE DOWNTOWN
SPECIFIC PLAN IS ADEQUATE AND IN COMPLIANCE WITH THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA), AND ADOPT THE
CEQA FINDINGS OF FACT, THE STATEMENT OF OVERRIDING
CONSIDERATIONS WITH RESPECT TO A CERTAIN SIGNIFICANT ADVERSE
ENVIRONMENTAL IMPACT IDENTIFIED IN THE ENVIRONMENTAL IMPACT
REPORT AND ASSOCIATED MITIGATION MONITORING AND REPORTING PROGRAM.
WHEREAS, a General Plan Amendment, Zone Change and Municipal Code Text Amendment (Project Applications) have been duly initiated by the City of San Dimas for the creation of a Downtown Specific Plan (Project); and
WHEREAS, the Project Applications are required to amend the land use and zoning designations of various parcels within the boundaries of the Project and amend Title 18 to create a new Downtown Specific Plan chapter and amend Chapter 18.140 Creative Growth zone, and associated clean up items as required for the creation and implementation of the Project; and WHEREAS, the Project Applications would affect all parcels located within the boundaries of the proposed Project; and
WHEREAS, the proposed Project is a project pursuant to the California Environmental Quality Act (Public Resources Code Section 21000 et seq., herein referred to as “CEQA”); and WHEREAS, pursuant to and in accordance with the provisions of the CEQA, the State of California Guidelines for the Implementation of the California Environmental Quality Act (commencing with Section 15000 of Title 14 of the California Code of Regulations; herein referred to as the “CEQA Guidelines”), the City is the “lead agency” for the preparation and consideration of environmental documents for the proposed Project; and WHEREAS, a Draft Environmental Impact Report (Draft EIR) was prepared in accordance with CEQA Guidelines to identify and evaluate potential environmental impacts of the proposed Project; and
WHEREAS, in accordance with CEQA Guidelines, a Notice of Preparation (NOP) was circulated for a 30-day public review starting on November 2, 2022 through December 2, 2022 to public agencies, organizations, and interested individuals; and WHEREAS, on November 16, 2022, a scoping meeting was held to seek input from public agencies and the general public regarding the potential environmental impacts of the proposed Project. The City received no comments/questions with environmental concerns during the scoping meeting; and
Resolution 2024-68 Page 2
Certifying Enviornmental Impact Report
September 24, 2024
WHEREAS, the Draft EIR was circulated for a 45-day public/responsible agency review on June 7, 2024 through July 22, 2024 and was also made available for review on the City’s website at www.sandimasca.gov. At the beginning of the public review period, a Notice of Completion (NOC) was submitted to the State Clearinghouse (SCH No. 2022110018), and a Notice of Availability (NOA) was published in the inland Valley Daily Bulletin pursuant to CEQA Guidelines. During the review period, the City received two comment letters, and are included in the Response to Comments section of the Final Environmental Impact Report (Final EIR); and WHEREAS, the City subsequently prepared a Final EIR pursuant to CEQA Guidelines Sections 15088 and 15132, which includes the Draft EIR, Response to Comments, Mitigation Monitoring Reporting Program, as well as appendices of the aforementioned documents. A complete copy of the Final EIR is on file and can be viewed in the Community Development Department at 245 E. Bonita Avenue, San Dimas, California, and on the City’s website at www.sandimasca.gov; and
WHEREAS, pursuant to CEQA guidelines, no public agency shall approve or carry out a project for which an EIR has been certified which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings for each of those significant effects, accompanied by a brief explanation of the rational for each finding; and WHEREAS, the Final EIR has identified that impacts related to Air Quality would be significant and unavoidable with imposition of all feasible mitigation, and pursuant to CEQA Guideline Section 15091 the City has found that “specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the Final EIR" (CEQA Finding). The CEQA Findings, attached hereto as Exhibit B, provide the rational for carrying out the Project; and
WHEREAS, pursuant to CEQA guidelines, a public agency is required to balance the benefits of a proposed project against the proposed project’s significant and unavoidable adverse impacts in determining whether to approve the project. The San Dimas Downtown Specific Plan Project will result in environmental effects, which, although mitigated to the extent feasible by the implementation of mitigation measures required for the Project, will remain significant and unavoidable, as discussed in the Final EIR and CEQA Findings of Fact. These impacts are summarized in the Statement of Overriding Considerations, attached hereto as Exhibit C; and WHEREAS, the Planning Commission, at a special and noticed public hearing on September 5, 2024, heard evidence and voted 5-0 recommending that the City Council certify the Final EIR and the Mitigation Monitoring and Reporting Program, and recommended approval to the City Council of General Plan Amendment 24-02, Zone Change 24-02, and Municipal Code Text Amendment 24-07; 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 its hearing on September 24, 2024, and for the reasons discussed by the City Council at the hearing, and subject to the Conditions attached as Exhibit A to Resolution 2024-69 and Urgency Ordinance 1312
Resolution 2024-68 Page 3
Certifying Enviornmental Impact Report
September 24, 2024
, approved separately, the City Council now finds as follows:
A. The above recitals are true and correct and are incorporated herein by this reference.
B. All actions required to be taken by applicable law related to the preparation circulation, and review of the Final EIR have been taken.
C. A Final EIR attached hereto as Exhibit A has been prepared which includes the Draft EIR dated June 2024 and all related appendices, Response to Comments, and the Mitigation Monitoring Reporting Program. The Final EIR was prepared, in both substance and procedures, in compliance with CEQA Guidelines.
D. Findings regarding project environmental effects determined to have no effect on the environment, or have a less than significant impact on the environment. The City Council adopts the statements and findings in the CEQA Findings of Facts attached hereto and incorporated herein by reference as Exhibit B to this resolution. The Project has certain environmental effects, identified in Exhibit B, that will have no impact or are less than significant, and therefore, do not require the imposition of Mitigation Measures.
E. Findings regarding significant effects that can be mitigated to Less Than Significant. The City Council adopts the statements and findings in the CEQA Findings of Facts attached hereto and incorporated herein by reference as Exhibit B to this resolution. The Project has significant effects, which are identified in Exhibit B, that can be mitigated to a less than significant level through the implementation of mitigation measures.
F. Findings regarding unavoidable significant impacts. The City Council adopts the statements and findings in the CEQA Findings of Facts attached hereto and incorporated herein by reference as Exhibit B to this resolution. The Project has significant effects that cannot be mitigated to a less than significant level through the implementation of mitigation measures. These significant effects are identified in Exhibit B.
Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the Final EIR for the significant impacts identified in Exhibit B, including considerations based upon the findings in Exhibit B. Therefore, while the Project would result in impacts related to Air Quality, due to SCAG’s methodology, the CEQA findings provides the rational for carrying out the Project.
G. Alternatives. The City Council adopts the Statement of Findings on Project Alternatives in Exhibit B to this resolution, which is attached hereto and incorporated herein by reference.
H. Findings regarding growth inducing impacts. Pursuant to Section 15126.2 (d) of the CEQA Guidelines, as amended, requires that a Final EIR include discussion of the potential growth-inducing impacts of a project. The City Council adopts the findings regarding growth inducing impacts in Exhibit B to this resolution, which is attached hereto and incorporated herein by reference.
Resolution 2024-68 Page 4
Certifying Enviornmental Impact Report
September 24, 2024
I. Statement of Overriding Considerations. The City Council adopts the Statement of Overriding Considerations in Exhibit C to this resolution, which is attached hereto and incorporated herein by reference. Each of the Significant and Unavoidable impacts identified in Exhibit C may be considered acceptable.
J. Mitigation Monitoring. Pursuant to Public Resources Code Section 21081.6 and CEQA Guidelines Section 15097, the mitigation monitoring and reporting program (MMRP) set forth in Exhibit D to this resolution, which is attached hereto and incorporated herein by reference. The MMRP which sets forth specific monitoring actions, timing requirements and monitoring/verification entities for each mitigation measure contained in the Final EIR is hereby adopted to ensure that all mitigation measures are fully implemented.
K. Certification. Based on the above facts and findings, the City Council certifies the Final EIR in Exhibit A to this resolution, which is attached hereto and incorporated herein by reference.
NOW, THEREFORE, BE IT FURTHER RESOLVED, PURSUANT TO THE ABOVE FINDINGS, that the City Council certifies that the Final EIR in Exhibit A to this resolution, which is attached hereto and incorporated herein by reference for the proposed Project is adequate and in compliance with the California Environmental Quality Act (CEQA), and adoption of the CEQA findings of fact, the statement of overriding considerations with respect to certain significant adverse environmental impacts identified in the Final Environmental Impact Report, and the Mitigation Monitoring Program.
PASSED, APPROVED AND ADOPTED, this 24th day of September 2024. _____________________________
Emmett G. Badar, Mayor
ATTEST:
______________________________________
Debra Black, City Clerk
Resolution 2024-68 Page 5
Certifying Enviornmental Impact Report
September 24, 2024
I, Debra Black, City Clerk, hereby certify that Resolution 2024-68 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:
______________________________
Debra Black, City Clerk
Final
Environmental Impact Report
for the
San Dimas Downtown Specific Plan (DTSP)
Project
SCH No. 2022110018
PREPARED FOR:
City of San Dimas
Community Development Department
245 E. Bonita Avenue
San Dimas, CA 91773
PREPARED BY:
860 Hampshire Road, Suite P
Westlake Village, CA 91361
www.meridianconsultantsllc.com
September 2024
EXHIBIT A
City of San Dimas i Community Development Department
Downtown Specific Plan Final EIR September 2024
Table of Contents
Section Page
1.0 Introduction.........................................................................................................................1.0-1 A. Purpose ..............................................................................................................1.0-1 B. Organization of the Final EIR ..............................................................................1.0-1 C. Environmental Review Process...........................................................................1.0-1 D. Overview of the Proposed Project .....................................................................1.0-2
2.0 Responses to Written Comments........................................................................................2.0-1 A. Introduction .......................................................................................................2.0-1 B. Agencies or Persons Who Commented on the Draft EIR....................................2.0-1 C. Responses to Comments ....................................................................................2.0-2
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 1.0-1 September 2024
1.0 INTRODUCTION
A. PURPOSE
As described in California Environmental Quality Act Guidelines (CEQA Guidelines) Section 15089, California Code of Regulations, title 14, Section 15089, a lead agency must prepare a Final Environmental Impact Report (Final EIR) before approving a project that may result in significant effects on the environment. This Final EIR for the San Dimas Downtown Specific Plan (DTSP) Project (Project) has been prepared in accordance with CEQA Guidelines Section 15132, which identifies the required contents for a Final EIR. As required by that section, this Final EIR includes the following information: the June 2024 Draft EIR for the Project, incorporated by reference; a list of persons, organizations, and public agencies commenting on the Draft EIR; and responses to all comments received.
B. ORGANIZATION OF THE FINAL EIR
A description of the organization of this Final EIR and the content of each section is provided below to assist the reader in using this EIR as a source of information about the Project.
Section 1.0: Introduction. This section describes the contents of the Final EIR and summarizes the Project under consideration.
Section 2.0: Responses to Written Comments. This section contains the comment letters received by City of San Dimas on the Draft EIR, followed by responses to these comments. This chapter also contains a list of all agencies or persons who submitted comments on the Draft EIR during the public review period. Each comment letter is numbered and identified for reference, and the individual comments in each letter are also identified by number. Each comment letter is followed by written responses to each of the comments in that letter.
C. ENVIRONMENTAL REVIEW PROCESS
As defined in CEQA Guidelines Section 15050, the City of San Dimas is the Lead Agency responsible for preparing the EIR for the Project. The City determined that preparation of an EIR was required for the Project after conducting preliminary review and preparing an Initial Study for the Project, dated November 2, 2022, in accordance with CEQA Guidelines Sections 15060 and 15063.
In compliance with CEQA Guidelines Section 15082, a Notice of Preparation (NOP) was issued on November 2, 2022, to the State Clearinghouse, various public agencies, and other interested parties for the required 30-day review and comment period. Additionally, a Scoping Meeting was held on November 16, 2022, in the City Council Chambers of the City of San Dimas to facilitate public review and comment
1.0 Introduction
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 1.0-2 September 2024
on the Project. All NOP comments relating to the EIR were reviewed and the issues raised in those comments were considered in the preparation of the Draft EIR. The NOP, including the Initial Study, are contained in Appendix A of the Draft EIR. The Draft EIR was circulated for a 45-day public review period from June 7, 2024 and ending July 22, 2024.
D. OVERVIEW OF THE PROPOSED PROJECT
Project Objectives
Section 15124(b) of the CEQA Guidelines requires an EIR to identify “the statement of objectives should include the underlying purpose of the project.” The purposes of the DTSP are to offer the following:
• A community-supported vision and guiding principles that encourage a vibrant and pedestrianfriendly downtown, and goals and policies to guide decision-makers in achieving the community’s vision for the downtown area.
• Zoning and land uses which encourage the development of new housing, commercial, and recreational opportunities, objective development and design standards to provide clear guidance for property owners, developers, and City staff, and streamlined review and approval processes. • Infrastructure and mobility recommendations to ensure infrastructure is adequately addressed and to promote safe and efficient circulation, active transportation, and complete streets. • Implementation strategies and tools to encourage redevelopment and economic investment of residential and commercial development and to promote projects and partnerships.
Project Location
The DTSP Project Area (“Project Area”) is located in the City of San Dimas (“City”) within Los Angeles County, California. The City is located along the foothills of the San Gabriel Mountains and lies approximately 28 miles east/northeast of Downtown Los Angeles. The City is surrounded by the Cities of Glendora and Covina, and unincorporated areas of Los Angeles County to the west, the City of La Verne and unincorporated areas of Los Angeles County to the to the east, the San Gabriel Mountains range to the north, the City of Pomona to the southeast, and the City of Walnut to the southwest. The City is crossed by the 210 (Foothill), 57 (Orange), and 10 (San Bernardino) freeways. The Project Area is centered along Bonita Avenue and is generally bounded by the 57 (Orange) freeway to the west, Gaffney Avenue to the east, First Street to the north, and Arrow Highway to the south. The Project Area includes San Dimas City Hall, located on Bonita Avenue, and a future transit station platform, located in the block bounded by Bonita Avenue, Arrow Highway, San Dimas Avenue and Walnut Avenue.
1.0 Introduction
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 1.0-3 September 2024
Project Characteristics
The Downtown Specific Plan DTSP is intended to guide and the use of land and future development within the Project Area through the establishment of a planning and zoning framework for encouraging innovative, transit-oriented development in the greater downtown area while preserving the character of the historic commercial district. The Specific Plan would allow new housing, retail, employment, and hospitality uses within the Project Area, oriented around a new Metro “A” Line (formerly known as the “Gold”/“L” Line) passenger light rail and transit station to open in 2025.
The Specific Plan includes development standards, land use regulations, and design guidelines for both private development and the public realm to implement the vision outlined above, consistent with the City of San Dimas General Plan (“General Plan”) and the requirements for Specific Plans identified in Section 65450-65457 of the California Government Code and the San Dimas Municipal Code (SDMC).The DTSP would facilitate the development of a pedestrian and transit-oriented downtown district centered on the city’s existing historic main street and designed to complement the new Metro “A” Line Station.
Within the DTSP Project Area, the following land use areas and zoning designations are proposed to facilitate future development that is context-specific and that serves the Plan’s goals: Gateway Village West, oriented around the western gateway area of downtown; Gateway Village East, the transitional area spanning from the eastern entrance into downtown to the cluster of civic uses concentrated around the intersection of Bonita and Walnut Avenues; Transit Village, focused on station-adjacent parcels and blocks; Town Core, centered on the traditional historic downtown; Public/Semi-Public, in which public and semipublic facilities are situated; and Open Space, which includes designated sites for outdoor recreation, educational, and public health and safety uses.
The Project creates a framework for future development within the Plan Area. The potential residential development allowed by the proposed Plan is estimated to be 3,687 dwelling units, 1,148,888 square feet (sf) of commercial uses, 313,085 sf of office uses, 60,027 sf of industrial uses, and 55,745 sf of institutional uses. For purposes of analysis, this development would occur over approximately 20 years.
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 2.0-1 September 2024
2.0 RESPONSES TO WRITTEN COMMENTS
A. INTRODUCTION
This section includes copies of the comment letters received by the City of San Dimas, Community Development Department – Planning Division, on the Draft Environmental Impact Report (EIR). Each letter is numbered for reference and the individual comments in each letter are identified by number. Each comment letter is followed by written responses to each of the comments in that letter by the City of San Dimas, Community Development Department – Planning Division, that supplements, clarifies, or amends information provided in the Draft EIR, that refers the reader to the appropriate place in the Draft EIR or Responses to Written Comments section where the requested information can be found, or that otherwise responds to the comment.
B. AGENCIES OR PERSONS WHO COMMENTS ON THE DRAFT EIR
The following table provides a list of agencies and persons who commented on the San Dimas Downtown Specific Plan Project Draft EIR.
Comment Letter No. Agency or Person Date
1 California Department of Transportation (Caltrans),
District 7
Anthony Higgins, Acting LDR Branch Chief
July 22, 2024
2 Gabrieleno Band of Mission Indians – Kizh Nation
Andrew Salas, Chairman July 10, 2024
“Provide a safe and reliable transportation network that serves all people and respects the environment.” STATE OF CALIFORNIA-------CALIFORNIA STATE TRANSPORTATION AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF TRANSPORTATION
DISTRICT 7
100 S. MAIN STREET, MS 16
LOS ANGELES, CA 90012
PHONE (213) 266-3574
FAX (213) 897-1337
TTY 711
www.dot.ca.gov
Making Conservation
a California Way of Life
July 22, 2024
Marco Espinoza
San Dimas Planning Division
245 E. Bonita Avenue
San Dimas, CA 91733
RE: City of San Dimas Downtown
Specific Plan – Draft Environmental
Impact Report (DEIR)
SCH #2022110018
GTS #07-LA-2022-04547
Vic. LA 57 PM 10.761
Dear Marco Espinoza,
Thank you for including the California Department of Transportation (Caltrans) in the review process for the above referenced project. The proposed Downtown Specific Plan (DTSP) would establish a planning and zoning framework for encouraging transit-oriented development in the greater downtown area while preserving the character of the historic commercial district. The DTSP will encourage compact development near the new Metro “A” Line transit station to decrease automobile dependency, reduce both local and regional traffic congestion and related greenhouse gas emissions, and provide additional guidance and plans to increase multimodal access to and from the historic Downtown area. The DTSP Area includes several opportunity sites for new development providing significant potential for infill development and adaptive reuse of existing underutilized downtown properties within walking distance of the transit station. The DTSP is also proposed to establish the zoning for the development of additional housing identified in the City’s Housing Element. The Project would increase the development potential in downtown San Dimas in compliance with the vision of the City. The proposed DTSP would allow new housing, retail commercial, employment, and hospitality uses within the DTSP Area. The potential maximum development capacity of 3,687 dwelling units is analyzed in the Draft EIR. For the purposes of analysis, the development is assumed to occur over a 20-year period. In addition to approval of the DTSP, associated actions proposed include approval of a General Plan Amendment, Zone Change, and a Municipal Code Text Amendment.
1-1
Marco Espinoza
July 22, 2024
“Provide a safe and reliable transportation network that serves all people and respects the environment.” After reviewing the DEIR, Caltrans has the following comments:
The DTSP Project is evaluated to be consistent with the City of San Dimas General Plan and policies relating to bicycle or transit infrastructure, and it is consistent with SCAG’s 2020-2045 RTP/SCS objectives relating to walking and biking trips, and its goals and guiding principles. Overall, the project is evaluated to have a less than significant impact with a program, policy, plan or ordinance relating to bicycle and pedestrian facilities, and transit improvements. The DTSP will include strategies to support transit-oriented development, upgrade the bus shelters/stops, and prepare for the Metro A Line extension via first/last mile connections. The bicycle facility improvements consist mostly of Class III bike lanes. Caltrans recommends the City of San Dimas to limit the usage of Class III on high-speed streets, as paint is not infrastructure. Implementing bike-friendly intersections will greatly increase the safety of your local riders. Caltrans recommends the NACTO guides and publications for examples of intersection design. It is also recommended to choose the most functional bike parking/rack designs for ease of use throughout the plan area to further reduce barriers to choosing alternative modes. Furthermore, Caltrans supports the pedestrian improvement recommendations as they are adequate and necessary for improving safety and awareness.
Caltrans acknowledges and supports mixed-use, infill development that prioritizes walking, biking, and transit. The Project’s objective to provide more compact development within preexisting neighborhoods, thereby maximizing existing transit infrastructure and proximity to destinations, is in alignment with State-level sustainable transportation policy goals which seek to reduce the number of trips made by driving, reduce Greenhouse Gas (GHG) emissions, and encourage alternative modes of travel.
Caltrans’ Strategic Management Plan has set targets of tripling trips made by bicycle and doubling trips made by walking and public transit, as well as achieving a reduction in statewide, per capita, vehicle miles traveled (VMT).
The scope and nature of this Specific Plan provides a valuable opportunity to apply proven policies that improve walkability, reduce automobile dependance, and provide a path to housing affordability. In addition to the Goals and Objectives already proposed, Caltrans recommends:
1. Eliminating Car Parking Requirements: Caltrans encourages the lead agency to seriously consider completely eliminating car parking requirements, or even implementing car parking maximums. Research looking at the relationship between land-use, parking, and transportation indicates that the amount of car 1-2
1-3
1-4
Marco Espinoza
July 22, 2024
“Provide a safe and reliable transportation network that serves all people and respects the environment.” parking supplied can undermine a project’s ability to encourage public transit and active modes of transportation. There is sufficient justification to consider eliminating parking requirements to promote affordability and achieve the project’s goals. Caltrans also recommends that at least one long-term bicycle parking space be provided per residential unit, allowing residents to take advantage of the Plan’s proposed multi-modal improvements and more easily choose the bicycle as their mode of travel. Long-term bicycle parking should be located onsite, indoors, on the ground floor, and within 200 feet of primary pedestrian entrances.
2. Preparing for adaptive reuse: Consider adopting Form-Based Codes (FBCs) as an alternative to use-based zoning. FBCs allow for a community’s vision to be created and maintained through form, mass, and streetscape requirements, while allowing tremendous flexibility for adaptive reuse into the future. This reduces wasteful demolition of single-use developments and improves the public realm for residents and visitors alike. Removing car parking minimums would also greatly improve the ability to adaptively reuse existing buildings, as many historic structures were built with little or no car parking.
3. Protecting vulnerable road users: The most effective methods to reduce pedestrian and bicyclist exposure to vehicles is through physical design and geometrics. These methods include the construction of physically separated facilities such as Class IV bike lanes, wide sidewalks, pedestrian refuge islands, landscaping, street furniture, and reductions in crossing distances through roadway narrowing.
Please note that an encroachment permit will be required for any project work proposed adjacent to Caltrans Right of Way and all environmental concerns must be adequately addressed. Any modifications to the State facilities will be subject to additional review by the Office of Permits prior to issuance of the permit. Any projects impacting State ROW will need to contact the Caltrans Office of Permits when project documents are finalized, and the applicant is ready to submit a permit application package.
Finally, Caltrans supports collaboration with local agencies to work towards a safe, functional, interconnected, multi-modal transportation network integrated through efficient and equitable land use planning and policies. If you have any questions, please contact project coordinator Anthony Higgins, at [email protected] and refer to GTS #07-LA-2022-04547.
1-4
1-5
1-6
1-7
1-8
Marco Espinoza
July 22, 2024
“Provide a safe and reliable transportation network that serves all people and respects the environment.” Sincerely,
Anthony Higgins
Acting LDR Branch Chief
Cc: State Clearinghouse
2.0 Responses to Written Comments
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 2.0-6 September 2024
COMMENT LETTER NO. 1:
California Department of Transportation (Caltrans), District 7 Anthony Higgins, Acting LDR Branch Chief
Comment 1-1
Thank you for including the California Department of Transportation (Caltrans) in the review process for the above referenced project. The proposed Downtown Specific Plan (DTSP) would establish a planning and zoning framework for encouraging transit-oriented development in the greater downtown area while preserving the character of the historic commercial district. The DTSP will encourage compact development near the new Metro “A” Line transit station to decrease automobile dependency, reduce both local and regional traffic congestion and related greenhouse gas emissions, and provide additional guidance and plans to increase multimodal access to and from the historic Downtown area. The DTSP Area includes several opportunity sites for new development providing significant potential for infill development and adaptive reuse of existing underutilized downtown properties within walking distance of the transit station. The DTSP is also proposed to establish the zoning for the development of additional housing identified in the City’s Housing Element. The Project would increase the development potential in downtown San Dimas in compliance with the vision of the City. The proposed DTSP would allow new housing, retail commercial, employment, and hospitality uses within the DTSP Area. The potential maximum development capacity of 3,687 dwelling units is analyzed in the Draft EIR. For the purposes of analysis, the development is assumed to occur over a 20-year period. In addition to approval of the DTSP, associated actions proposed include approval of a General Plan Amendment, Zone Change, and a Municipal Code Text Amendment.
Response 1-1
The comment presents a summary description of the Project and acknowledgement of inclusion on the California Department of Transportation (Caltrans) in the environmental review process for the San Dimas Downtown Specific Plan (DTSP) Project Draft EIR. The comment correctly notes that the DTSP will encourage compact development near the new Metro “A” Line transit station to decrease automobile dependency, reduce both local and regional traffic congestion and related greenhouse gas emissions, and provide additional guidance and plans to increase multimodal access to and from the historic Downtown area. The DTSP is also proposed to establish the zoning for the development of additional housing identified in the Housing Element of the City’s General Plan. The Project would increase the development potential in downtown San Dimas and allow new housing, retail commercial, employment, and hospitality uses within the DTSP Area.
2.0 Responses to Written Comments
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 2.0-7 September 2024
Comment 1-2
After reviewing the DEIR, Caltrans has the following comments:
The DTSP Project is evaluated to be consistent with the City of San Dimas General Plan and policies relating to bicycle or transit infrastructure, and it is consistent with SCAG’s 2020-2045 RTP/SCS objectives relating to walking and biking trips, and its goals and guiding principles. Overall, the project is evaluated to have a less than significant impact with a program, policy, plan or ordinance relating to bicycle and pedestrian facilities, and transit improvements. The DTSP will include strategies to support transit-oriented development, upgrade the bus shelters/stops, and prepare for the Metro A Line extension via first/last mile connections. The bicycle facility improvements consist mostly of Class III bike lanes. Caltrans recommends the City of San Dimas to limit the usage of Class III on high-speed streets, as paint is not infrastructure. Implementing bike-friendly intersections will greatly increase the safety of your local riders. Caltrans recommends the NACTO guides and publications for examples of intersection design. It is also recommended to choose the most functional bike parking/rack designs for ease of use throughout the plan area to further reduce barriers to choosing alternative modes. Furthermore, Caltrans supports the pedestrian improvement recommendations as they are adequate and necessary for improving safety and awareness.
Response 1-2
The comment correctly identifies that the Proposed DTSP does not conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities such that substantial physical environmental effects would occur and that impacts would be less than significant.
The comment recommends limiting the use of Class III Bike Lanes on high-speed streets. Implementation of the DTSP would include bicycle improvements to facilitate multimodal connections, including for vehicles, transit, bikes, and pedestrians. The DTSP includes specific strategies (Strategy 1, Strategy 2, and Strategy 3 in Chapter 6: Mobility) that call for providing convenient access and circulation for all modes of transportation and enhancing bicycle facilities in the DTSP Area. The proposed corridor improvements, which include Class II Bikeways, Class III Bike Boulevards and Bikeways, and Class IV Bikeways, are identified in Table 4.11-3 of the Draft EIR. As analyzed in the Draft EIR the proposed bicycle facility improvements would not decrease the performance or safety and would not conflict with adopted plans and policies and would not result in substantial physical environmental effects.
The comment recommends the NACTO guides and publications for examples of intersection design.
Bicycle friendly intersections are proposed for the intersections of Bonita Avenue and Arrow Highway,
2.0 Responses to Written Comments
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 2.0-8 September 2024
Bonita Avenue and Eucla Avenue, Bonita Avenue and San Dimas Avenue, and Bonita Avenue and Walnut Avenue, as identified Figure 4.11-2 of the Draft EIR. The bicycle friendly intersections would provide an added layer of protection for bicyclists and improve bicyclist visibility to motorists at intersections. As identified in the Draft EIR, treatments that would provide the greatest safety benefits at bicycle friendly intersections within the DTSP study area include bike boxes, two-stage left turn lanes, and green transition lanes.
The comment supports the pedestrian improvements identified in the Draft EIR. Throughout the DTSP Area, the proposed pedestrian improvements would primarily occur at intersections, as identified in Figure 4.11-3 of the Draft EIR. The improvements consist of curb extensions, high visibility crosswalks, and improved wayfinding.
Comment 1-3
Caltrans acknowledges and supports mixed-use, infill development that prioritizes walking, biking, and transit. The Project’s objective to provide more compact development within preexisting neighborhoods, thereby maximizing existing transit infrastructure and proximity to destinations, is in alignment with Statelevel sustainable transportation policy goals which seek to reduce the number of trips made by driving, reduce Greenhouse Gas (GHG) emissions, and encourage alternative modes of travel. Caltrans’ Strategic Management Plan has set targets of tripling trips made by bicycle and doubling trips made by walking and public transit, as well as achieving a reduction in statewide, per capita, vehicle miles traveled (VMT).
Response 1-3
The comment states support for mixed-use, infill development that prioritizes walking, biking, and transit.
The DTSP will encourage compact development near the new Metro “A” Line transit station to decrease automobile dependency, reduce both local and regional traffic congestion and related greenhouse gas emissions, and provide additional guidance and plans to increase multimodal access to and from the historic Downtown area. The Project would increase the development potential in downtown San Dimas and allow new housing, retail commercial, employment, and hospitality uses within the DTSP Area.
The comment notes that the DTSP is consistent with State-level sustainable transportation policy goals.
As analyzed in Section 4.5, Greenhouse Gas Emissions, of the Draft EIR, the DTSP is consistent with and supportive of the goals, polices and tools of Connect SoCal. The DTSP would not conflict with the regional effort to reduce the emissions of greenhouse gases and would not generate greenhouse gas emissions that would be considered significant in a regional or state perspective. Future development that results from the Project would be required to comply with applicable building regulations such as the California Green Building Standards Code and California’s Title 24 Building Energy Efficiency Standards, that would
2.0 Responses to Written Comments
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 2.0-9 September 2024
further reduce GHG emissions of future projects. As analyzed in Section 4.11, Transportation, of the Draft EIR, implementation of the DTSP would reduce VMT per capita and the development envisioned in the DTSP would not result in significant VMT impacts.
Comment 1-4
The scope and nature of this Specific Plan provides a valuable opportunity to apply proven policies that improve walkability, reduce automobile dependance, and provide a path to housing affordability. In addition to the Goals and Objectives already proposed, Caltrans recommends:
1. Eliminating Car Parking Requirements: Caltrans encourages the lead agency to seriously consider completely eliminating car parking requirements, or even implementing car parking maximums.
Research looking at the relationship between land-use, parking, and transportation indicates that the amount of car parking supplied can undermine a project’s ability to encourage public transit and active modes of transportation. There is sufficient justification to consider eliminating parking requirements to promote affordability and achieve the project’s goals. Caltrans also recommends that at least one long-term bicycle parking space be provided per residential unit, allowing residents to take advantage of the Plan’s proposed multi-modal improvements and more easily choose the bicycle as their mode of travel. Long-term bicycle parking should be located onsite, indoors, on the ground floor, and within 200 feet of primary pedestrian entrances.
Response 1-4
The comment recommends the elimination of car parking requirements within the DTSP. Effective January 1, 2023, Assembly Bill (AB) 2097 prohibits a public agency from imposing or enforcing minimum parking requirements on development projects located within a 1/2 mile of a major transit stop. Electric vehicle parking and accessible parking requirements are still applicable. AB 2097 defines a major transit stop to include existing rapid transit stations, ferry terminals served by bus or rail, the intersection of two or more major bus routes with a frequency of service of 15 minutes or less during peak commute periods, and transit stops that are included in any applicable regional transportation plan. While there currently is no Metro Rail service to San Dimas, Metro is planning to extend Metro Rail “A” Line service through the DTSP Area. The San Dimas Metro “A” Line station, currently under construction, would be located just east of San Dimas Avenue utilizing the existing railway right-of-way between Bonita Avenue and Arrow Highway.
The San Dimas Metro “A” Line station would meet the definition of a major transit stop pursuant to AB 2097. Approximately half of the DTSP Area is within a 1/2 mile from the San Dimas Metro “A” Line station and thus eligible for the parking reductions pursuant to AB 2097 if requested by the applicant. The
2.0 Responses to Written Comments
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 2.0-10 September 2024
minimum parking requirements in the DTSP would be applicable to developments outside of the 1/2 mile radius from the San Dimas Metro “A” Line Station or any other major transit stop.
The comment recommends a minimum requirement for long-term bicycle parking in new residential developments that would be facilitated by the implementation of the DTSP, which does not propose specific development projects. No minimum bicycle parking requirements are proposed in the proposed DTSP. The City’s bicycle parking requirements are addressed in the City of San Dimas Zoning Code, see Title 18, Section 18.156.060(A). The DTSP proposes bicycle parking near the intersection of Bonita Avenue and Walnut Avenue, and at the “A” Line San Dimas Station parking facility. The Project would not result in any significant land use or transportation impacts, as analyzed in the Draft EIR. This comment does not address the information, analysis, or conclusions in the Draft EIR and, for this reason, no further response is necessary.
Comment 1-5
2. Preparing for adaptive reuse: Consider adopting Form-Based Codes (FBCs) as an alternative to use-based zoning. FBCs allow for a community’s vision to be created and maintained through form, mass, and streetscape requirements, while allowing tremendous flexibility for adaptive reuse into the future. This reduces wasteful demolition of single-use developments and improves the public realm for residents and visitors alike. Removing car parking minimums would also greatly improve the ability to adaptively reuse existing buildings, as many historic structures were built with little or no car parking.
Response 1-5
Please refer to Response 1-4 regarding parking.
The intent of the Project is to implement the principles of the City’s General Plan within the City’s existing Town Core and downtown areas, portions of adjacent residential neighborhoods, existing highwayoriented commercial uses, and the site of the future Metro “A” Line station. The maximum Floor Area Ratio (FAR) for the planning area would range from 1.5 to 2.0, which is the same as other nearby mixeduse districts, and the development standards of the Project would create a transitional scale at the interface with adjacent residential neighborhoods. The DTSP’s development standards and design guidelines include elements of Form-Based Code. The DTSP’s Town Core area contains the traditional, historic downtown segment of the specific plan area. New development or redevelopment within the Town Core would be required to be architecturally compatible with the existing historic buildings by having building form and site design match the historic town core. Further, for neighborhood compatibility and transitions, the DTSP includes requirements for reducing the massing of new structures and
2.0 Responses to Written Comments
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 2.0-11 September 2024
incorporating specific design treatments to help reduce the intensity of new buildings. The requirements include creating a contextual fit with surrounding uses and buildings, through scale and massing, transition in height, and building materials, and creating a contextual fit with articulated building form including strong massing and horizontal division.
As stated in Government Code section 65450, the intent of a specific plan is to implement the General Plan in a specified geographic area and California Government Code Section 65454 requires that all specific plans be consistent with the general plan. The DTSP would establish land use regulations, zoning, development standards, and design guidelines for the Project area, and would include a General Plan Amendment, Zone Change and amendments to the municipal code to establish consistency between the Project and the General Plan. The DTSP is consistent with the City of San Dimas General Plan and impacts would be less than significant as analyzed in Section 4.7, Land Use, of the Draft EIR. The Project would not result in any significant land use or transportation impacts pursuant to the requirements of CEQA. This comment does not address the information, analysis, or conclusions in the Draft EIR and, for this reason, no further response is necessary.
Comment 1-6
3. Protecting vulnerable road users: The most effective methods to reduce pedestrian and bicyclist exposure to vehicles is through physical design and geometrics. These methods include the construction of physically separated facilities such as Class IV bike lanes, wide sidewalks, pedestrian refuge islands, landscaping, street furniture, and reductions in crossing distances through roadway narrowing.
Response 1-6
Implementation of the DTSP would include improvements to facilitate multimodal connections and safety improvements for vehicles, transit, bikes, and pedestrians. Proposed improvements to pedestrian facilities contained within the DTSP include corridor and spot improvements consisting of pedestrian scale lighting, street trees, curb extensions, high visibility crosswalks, and improved wayfinding. Proposed bicycle facility improvements within the DTSP include improving existing bikeways, adding new Class II Bikeways, Class III Bike Boulevards and Bikeways, and Class IV Bikeways, and adding bike parking and bicycle friendly intersections. The DTSP would not significantly alter roadways or traffic patterns within the DTSP area. As analyzed in section 4.11, Transportation, of the Draft EIR, the DTSP would not substantially increase hazards due to a geometric design feature. Development facilitated by the implementation of the DTSP would consist primarily of infill development or redevelopment. Individual future development projects would either utilize existing driveways to provide site access or also include
2.0 Responses to Written Comments
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 2.0-12 September 2024
construction of new driveways. Plans for individual development projects would be subject to review by the City of San Dimas and the County of Los Angeles Fire Department prior to issuance of building permits.
Plans for individual development projects would also be subject to the requirements of CEQA. This would ensure that future individual projects facilitated by the DTSP would not increase hazards due to a geometric design feature such as sharp curves or dangerous intersections.
Comment 1-7
Please note that an encroachment permit will be required for any project work proposed adjacent to Caltrans Right of Way and all environmental concerns must be adequately addressed. Any modifications to the State facilities will be subject to additional review by the Office of Permits prior to issuance of the permit. Any projects impacting State ROW will need to contact the Caltrans Office of Permits when project documents are finalized, and the applicant is ready to submit a permit application package.
Response 1-7
The comment notes that an encroachment permit will be required for any project work proposed adjacent to Caltrans Right of Way and notes that modifications to the State facilities will be subject to additional review by the Caltrans Office of Permits prior to issuance of the permit. The DTSP would not significantly alter roadways or traffic patterns within the DTSP Area. This comment does not address the information, analysis, or conclusions in the Draft EIR and, for this reason, no further response is necessary.
Comment 1-8
Finally, Caltrans supports collaboration with local agencies to work towards a safe, functional, interconnected, multi-modal transportation network integrated through efficient and equitable land use planning and policies. If you have any questions, please contact project coordinator Anthony Higgins, at [email protected] and refer to GTS #07-LA-2022-04547.
Response 1-8
The comment states support for a safe, functional, interconnected, multi-modal transportation network integrated through efficient and equitable land use planning and policies. The DTSP will encourage compact development near the new Metro “A” Line transit station to decrease automobile dependency, reduce both local and regional traffic congestion and related greenhouse gas emissions, and provide additional guidance and plans to increase multimodal access to and from the historic Downtown area.
The Project would increase the development potential in downtown San Dimas and allow new housing, retail commercial, employment, and hospitality uses within the DTSP Area.
GABRIELENO BAND OF MISSION INDIANS - KIZH NATION
Historically known as The San Gabriel Band of Mission Indians recognized by the State of California as the aboriginal tribe of the Los Angeles basin July 10, 2024
Project Name: Downtown Specific Plan, City of San Dimas Thank you for your letter dated June 7,2024. Regarding the project above. This is to concur that we agree with the Specific Plan. However, our Tribal government would like to request consultation for all future projects within this location.
Andrew Salas, Chairman
Gabrieleno Band of Mission Indians – Kizh Nation
Andrew Salas, Chairman Nadine Salas, Vice-Chairman Dr. Christina Swindall Martinez, secretary Albert Perez, treasurer I Martha Gonzalez Lemos, treasurer II Richard Gradias, Chairman of the council of Elders PO Box 393 Covina, CA 91723 [email protected] [email protected] 2-1
2.0 Responses to Written Comments
City of San Dimas Community Development Department
Downtown Specific Plan Final EIR 2.0-14 September 2024
COMMENT LETTER NO. 2:
Gabrieleno Band of Mission Indians – Kizh Nation
Andrew Salas, Chairman
Comment 2-1
Thank you for your letter dated June 7, 2024. Regarding the project above. This is to concur that we agree with the Specific Plan. However, our Tribal government would like to request consultation for all future projects within this location.
Response 2-1
The comment states support for the DTSP. Plans for individual development projects enabled by implementation of the DTSP would be subject to the requirements of CEQA, including AB 52 requirements for tribal notification and consultation.
860 Hampshire Road, Suite P
Westlake Village, CA 91361
(805) 367-5720 FAX (805) 367-5733 JUNE 2024
DRAFT
City of San Dimas
245 East Bonita Avenue
San Dimas, CA 91773
Prepared For:
Downtown Specific Plan Project
DRAFT ENVIRONMENTAL IMPACT REPORT
SCH No. 2022110018
Draft
Environmental Impact Report
for the
San Dimas Downtown Specific Plan (DTSP)
Project
PREPARED FOR:
City of San Dimas
Community Development Department
245 E. Bonita Avenue
San Dimas, CA 91773
PREPARED BY:
860 Hampshire Road, Suite P
Westlake Village, CA 91361
www.meridianconsultantsllc.com
June 2024
City of San Dimas iii Community Development Department
Downtown Specific Plan Draft EIR June 2024
Table of Contents
Section Page
ES Executive Summary ..............................................................................................................ES-1
1.0 Introduction.........................................................................................................................1.0-1
2.0 Project Description..............................................................................................................2.0-1
3.0 Environmental Setting.........................................................................................................3.0-1
4.0 Environmental Impact Analysis...........................................................................................4.0-1
4.1 Air Quality ..............................................................................................................4.1-1
4.2 Cultural Resources ................................................................................................. 4.2-1
4.3 Energy .....................................................................................................................4.3-1
4.4 Geology and Soils ...................................................................................................4.4-1
4.5 Greenhouse Gas Emissions ....................................................................................4.5-1
4.6 Hazards and Hazardous Materials .........................................................................4.6-1
4.7 Land Use and Planning ...........................................................................................4.7-1
4.8 Noise ......................................................................................................................4.8-1
4.9 Population and Housing .........................................................................................4.9-1
4.10 Public Services and Recreation ............................................................................4.10-1
4.11 Transportation .....................................................................................................4.11-1
4.12 Tribal Cultural Resources .....................................................................................4.12-1
4.13 Utilities and Service Systems ...............................................................................4.13-1
5.0 Other CEQA Considerations ................................................................................................5.0-1
6.0 Alternatives .........................................................................................................................6.0-1
7.0 Effects Found Not To Be Significant ....................................................................................7.0-1
8.0 Organizations and Persons Consulted.................................................................................8.0-1
9.0 References...........................................................................................................................9.0-1 Appendices
A NOP and Initial Study
B Air Quality / GHG Model Output
C EDR Radius Map Report
D Noise Analysis Worksheets
E Transportation
F Consultation with Native American Tribes
City of San Dimas iii Community Development Department
Downtown Specific Plan Draft EIR June 2024
List of Figures
Figure Page
2.0-1 Regional Location Map........................................................................................................2.0-3
2.0-2 Local Vicinity Map.................................................................................................................2.04
2.0-3 Land Use and Regulating Plan .............................................................................................2.0-7
4.8-1 Noise Measurement Locations............................................................................................ 4.8-9
4.11-1 Proposed Transit Improvements..................................................................................... 4.11-15
4.11-2 Proposed DTSP Bicycle Facilities Improvements............................................................. 4.11-18
4.11-3 Proposed DTSP Pedestrian Facilities Improvements....................................................... 4.11-19
4.11-4 DTSP Transportation Analysis Zones............................................................................... 4.11-22
6.0-1 Alternative Specific Plan Area Map................................................................................... 6.0-13 List of Tables
Table Page
ES-1 Summary of Project Impacts................................................................................................ES-4
2.0-1 Land Use Summary Table ....................................................................................................2.0-8
2.0-2 Assumed Project Buildout...................................................................................................2.0-9
4.1-1 Ambient Air Quality Standards and Attainment Status ...................................................... 4.1-2
4.1-2 Air Quality Monitoring Summary ...................................................................................... 4.1-10
4.1-3 Mass Daily Emissions Thresholds...................................................................................... 4.1-14
4.1-4 Localized Significance Thresholds ..................................................................................... 4.1-16
4.1-5 Project Construction Diesel Equipment Inventory............................................................ 4.1-20
4.1-6 Unmitigated Regional Maximum Construction Emissions................................................ 4.1-21
4.1-7 Unmitigated Regional Maximum Operational Emissions.................................................. 4.1-23
4.1-8 Localized Construction and Operational Emissions .......................................................... 4.1-24
4.2-1 Historic Properties in DTSP Study Area ............................................................................... 4.2-4
4.5-1 Consistency with Connect SoCal Goals................................................................................4.5-7
4.5-2 Consistency with Connect SoCal Principles.........................................................................4.5-7
4.5-3 Consistency with Connect SoCal Land Use Strategies.........................................................4.5-8
4.5-4 Consistency with Connect SoCal Land Use Tools..............................................................4.5-11
4.6-1 GeoTracker and EnviroStor Sites....................................................................................... 4.6-17
4.7-1 Connect SoCal Consistency.................................................................................................. 4.7-5
4.8-1 Noise Descriptors ................................................................................................................ 4.8-3
4.8-2 Attenuation of Typical Structures ....................................................................................... 4.8-4
4.8-3 Ambient Noise Measurements............................................................................................ 4.8-7
4.8-4 Construction Vibration Damage Criteria ........................................................................... 4.8-11
City of San Dimas iii Community Development Department
Downtown Specific Plan Draft EIR June 2024
List of Tables (continued)
Table Page
4.8-5 Ground-borne Vibration Sensitivity Criteria...................................................................... 4.8-11
4.8-6 San Dimas Land Use Compatibility for Community Noise Exposure................................. 4.8-14
4.8-7 San Dimas Exterior Noise Limits........................................................................................ 4.8-16
4.8-8 Typical Maximum Noise Levels for Project Construction Equipment............................... 4.8-18
4.8-9 Construction Maximum Noise Estimates.......................................................................... 4.8-20
4.8-10 San Dimas General Plan Consistency Analysis .................................................................. 4.8-22
4.8-11 On-Site Construction Vibration Impacts—Building Damage............................................. 4.8-23
4.9-1 City of San Dimas: Population, Housing, and Employment Forecasts (SCAG) .................... 4.9-2
4.11-1 Existing Foothills Transit Ridership in Downtown San Dimas........................................... 4.11-4
4.11-2 Downtown San Dimas Existing Sidewalk Widths .............................................................. 4.11-6
4.11-3 Proposed DTSP Bicycle Facilities Corridor Improvements .............................................. 4.11-17
4.11-4 Proposed DTSP Pedestrian Facilities Spot Improvements.............................................. 4.11-20
4.11-5 DTSP Vehicle Miles Travelled (VMT) Analysis ................................................................. 4.11-21
4.13-1 Project Water Demand...................................................................................................... 4.13-8
6.0-1 Environmental Impact Summary......................................................................................... 6.0-3
City of San Dimas ES-1 Community Development Department Downtown Specific Plan Draft EIR June 2024
EXECUTIVE SUMMARY
ES.1 INTRODUCTION
This document is a Draft Environmental Impact Report (EIR) with respect to the proposed Downtown Specific Plan (Project) and has been prepared by the City of San Dimas Community Development Department (City) to comply with the California Environmental Quality Act (CEQA).
CEQA requires that projects subject to an approval action by a public agency of the State of California, and that are not otherwise exempt or excluded, undergo an environmental review process to identify and evaluate potential impacts. Section 15050 of the CEQA Guidelines states that environmental review shall be conducted by the Lead Agency, defined in CEQA Guidelines Section 15367 as the public agency with principal responsibility for approving a project. The Project is subject to approval actions by the City, which is therefore Lead Agency for CEQA purposes.
In accordance with CEQA Guidelines Section 15123, this section of the Draft EIR provides a brief description of the Project; identifies significant effects and proposed mitigation measures or alternatives that would reduce or avoid those effects; and describes areas of controversy and issues to be resolved.
ES.2 OVERVIEW OF THE PROPOSED PROJECT
Project Objectives
Section 15124(b) of the CEQA Guidelines states that “the statement of objectives should include the underlying purpose of the project.” the purpose of the DTSP is to offer the following:
• A community-supported vision and guiding principles that encourage a vibrant and pedestrian-friendly downtown, and goals and policies to guide decision-makers in achieving the community’s vision for the downtown area.
• Zoning and land uses which encourage the development of new housing, commercial, and recreational opportunities, objective development and design standards to provide clear guidance for property owners, developers, and City staff, and streamlined review and approval processes. • Infrastructure and mobility recommendations to ensure infrastructure is adequately addressed and to promote safe and efficient circulation, active transportation, and complete streets. • Implementation strategies and tools to encourage redevelopment and economic investment of residential and commercial development and to promote projects and partnerships.
Executive Summary
City of San Dimas ES-2 Community Development Department Downtown Specific Plan Draft EIR June 2024
Project Location
The DTSP Project Area (“Project Area”) is located in the City of San Dimas (“City”) within Los Angeles County, California. The City is located along the foothills of the San Gabriel Mountains and lies approximately 28 miles east/northeast of Downtown Los Angeles. The City is surrounded by the Cities of Glendora and Covina, and unincorporated areas of Los Angeles County to the west, the City of La Verne and unincorporated areas of Los Angeles County to the to the east, the San Gabriel Mountains range to the north, the City of Pomona to the southeast, and the City of Walnut to the southwest. The City is crossed by the 210 (Foothill), 57 (Orange), and 10 (San Bernardino) freeways.
The Project Area is centered along Bonita Avenue and is generally bounded by the 57 (Orange) freeway to the west, Gaffney Avenue to the east, First Street to the north, and Arrow Highway to the south. The Project Area includes San Dimas City Hall, located on Bonita Avenue, and a future transit station platform, located in the block bounded by Bonita Avenue, Arrow Highway, San Dimas Avenue and Walnut Avenue.
Project Characteristics
The Downtown Specific Plan DTSP is intended to guide future development and use of land within the Project Area through the establishment of a planning and zoning framework for encouraging innovative, transit-oriented development in the greater downtown area while preserving the character of the historic commercial district. The Specific Plan proposes new housing, retail, employment, and hospitality uses within the Project Area, oriented around a new Metro “A” Line (formerly known as the “Gold”/“L” Line) passenger light rail and transit station to open in 2025.
The Specific Plan includes development standards, land use regulations, and design guidelines for both private development and the public realm to implement the vision outlined above, consistent with the City of San Dimas General Plan (“General Plan”) and the requirements for Specific Plans identified in Section 65450-65457 of the California Government Code and the San Dimas Municipal Code (SDMC).The DTSP would facilitate the development of a pedestrian and transit-oriented downtown district centered on the city’s existing historic main street and designed to complement the new Metro “A” Line Station.
Within the DTSP Project Area, the following land use areas and zoning designations are proposed to facilitate future development that is context-specific and that serves the Plan’s goals: Gateway Village West, oriented around the western gateway area of downtown; Gateway Village East, the transitional area spanning from the eastern entrance into downtown to the cluster of civic uses concentrated around the intersection of Bonita and Walnut Avenues; Transit Village, focused on station-adjacent parcels and blocks; Town Core, centered on the traditional historic downtown; Public/Semi-Public, in which public and semiPage 363 – 1497 Executive Summary
City of San Dimas ES-3 Community Development Department Downtown Specific Plan Draft EIR June 2024
public facilities are situated; and Open Space, which includes designated sites for outdoor recreation, educational, and public health and safety uses.
The Project creates a framework for future development within the Plan Area. The potential residential development is equivalent to 3,687 dwelling units. Development would not occur all at once. Though conceptual, this is considered a maximum development capacity used for analysis purposes. For purposes of analysis, the development potential identified below is assumed to occur over a 20-year period.
ES.3 SUMMARY OF ENVIRONMENTAL IMPACTS AND MITIGATION
MEASURES
A summary of the potential environmental impacts of the Project and the measures identified to mitigate these impacts is provided in Table ES-1: Summary of Project Impacts below for each topic addressed in this Draft EIR. Table ES-1 has been arranged in four columns: the identified impact under each EIR issue area; the level of significance prior to implementation of mitigation; mitigation measures that would avoid or reduce the level of impacts; and the level of significance after implementation of mitigation measures, if applicable. Compliance with existing City programs, practices, and procedures are assumed for purposes of determining the level of significance prior to mitigation.
A summary of the alternatives to the Project to promote informed decision-making are provided after Table ES-1.
Executive Summary
City of San Dimas ES-4 Community Development Department Downtown Specific Plan EIR June 2024
TABLE ES-1: Summary of Project Impacts
Project Impacts
Impact Without
Mitigation Mitigation Measures
Impact With
Mitigation
Air Quality
As shown in Table 4.1-7 and Table 4.1-8, construction and operational emissions of future development would exceed SCAQMD regional thresholds. Through implementation of
mitigation measures, emissions generated within the DTSP through future development would be mitigated.
Furthermore, the Project would be consistent with applicable policies of the Air Quality Element which calls for compliance with SCAQMD’s AQMP, minimizing emissions within the City, and reducing VMT’s.
Potentially
significant.
MM AQ-1: Conduct project specific
air quality analysis. The City shall
require future projects that are
subject to discretionary approval
and that are not found to be
exempt from CEQA review to
evaluate potential air quality
impacts as part of project-level
CEQA analysis and implement
respective mitigation measures to
minimize impacts that exceed
SCAQMD thresholds.
MM AQ-2: Prior to the issuance of any
construction related permits, the
Project Applicant shall prepare and
implement a worker training
program that describes the
potential health hazards associated
with Valley Fever, common
symptoms, proper safety
procedures to minimize health
hazards, and notification
procedures if suspected workrelated symptoms are identified during construction. Additionally,
this training program shall include
worker training on the
implementation requirements of
the SCAQMD approved Dust
Control Plan. Copies of the training
program shall be provided to the
Significant and
Unavoidable.
Executive Summary
City of San Dimas ES-5 Community Development Department Downtown Specific Plan Draft EIR June 2024
TABLE ES-1: Summary of Project Impacts
Project Impacts
Impact Without
Mitigation Mitigation Measures
Impact With
Mitigation
County of Los Angeles Department
of Regional Planning. The worker
training program shall identify
safety measures to be implemented
by construction contractors during
construction. These measures shall
include the following:
• HEPA-filtered, air-conditioned
enclosed cabs shall be
provided on heavy equipment
when available. Workers shall
be trained on the proper use of
cabs, such as turning on air
conditioning prior to using the
equipment;
• Communication methods, such
as two-way radios, shall be
provided for use by workers in
enclosed cabs;
• Personal protective
equipment (PPE), such as
half-mask and/or full-mask
respirators equipped with
particulate filtration, shall
be provided to workers
active in dusty work areas
upon request;
• Separate, clean eating areas
with hand-washing facilities
shall be provided for
construction workers; and
Executive Summary
City of San Dimas ES-6 Community Development Department Downtown Specific Plan Draft EIR June 2024
TABLE ES-1: Summary of Project Impacts
Project Impacts
Impact Without
Mitigation Mitigation Measures
Impact With
Mitigation
• Equipment, vehicles, and other
items shall be cleaned before
they are moved off-site to
other work locations.
MM AQ-3: Construction Equipment.
The project applicant for individual
developments or projects
envisioned in the DTSP shall ensure
the following requirements are
incorporated into applicable bid
documents, purchase orders, and
contracts. Contractors shall confirm
the ability to supply the compliant
construction equipment prior to
any ground-disturbing and
construction activities:
• Mobile off-road construction
equipment (wheeled or
tracked) greater than 50 hp
used during construction of the
project shall meet the U.S. EPA
Tier 4 final standards. In the
event of specialized equipment
use where Tier 4 equipment is
not commercially available at
the time of construction, the
equipment shall, at a
minimum, meet the Tier 3
standards. Zero-emissions
construction equipment may
be incorporated in lieu of Tier 4
final equipment. A copy of each
Executive Summary
City of San Dimas ES-7 Community Development Department Downtown Specific Plan Draft EIR June 2024
TABLE ES-1: Summary of Project Impacts
Project Impacts
Impact Without
Mitigation Mitigation Measures
Impact With
Mitigation
equipment’s certified tier
specification or model year
specification shall be available
to the City upon request at the
time of mobilization of each
piece of equipment.
• Mobile off-road
construction equipment
less than 50 hp used during
construction of the
individual projects shall be
electric or other
alternative fuel type. A
copy of each unit’s
certified tier specification
or model year specification
shall be available to the
City upon request at the
time of mobilization of
each applicable unit of
equipment.
• Electric hook-ups to the power
grid shall be used instead of
temporary diesel- or gasolinepowered generators,
whenever feasible during
construction of development
or projects envisioned in the
DTSP. If generators need to be
used, the generators shall be
non-diesel generators.
Executive Summary
City of San Dimas ES-8 Community Development Department Downtown Specific Plan Draft EIR June 2024
TABLE ES-1: Summary of Project Impacts
Project Impacts
Impact Without
Mitigation Mitigation Measures
Impact With
Mitigation
MM AQ-4: Before occupancy of new
structures within the Project
Site, the Applicant and/or
contractor must provide to the
Director of Community
Development evidence of the
following:
• Use of low emission
technology including solar
water heaters, air-source heat
pump, natural gas, and/or gas
boosted solar as deemed
appropriate by future project
specific analysis.
By applying SCAQMD’s cumulative air quality impact
methodology, implementation of the Project would not result in exceedance of regional thresholds during construction.
However, the Project would exceed operational thresholds.
The DTSP is a planning document to guide development; it does not propose specific development projects. All future developed would be subject to the existing regulatory
environment, including adopted air quality standards, and any impacts identified through site-specific review would be addressed through mitigation measures specific to the impact.
Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-9 Community Development Department Downtown Specific Plan Draft EIR June 2024
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Implementation of the proposed Project could expose
sensitive receptors to elevated air pollutant concentrations during construction and operation-related activities, as shown in Table 4.1-8. Regulatory compliance measures, evaluation of localized air quality impacts to sensitive receptors in the immediate vicinity of the individual project site from
construction activities, and mitigation measures will be implemented to reduce impacts to air quality.
Potentially
significant.
MM AQ-1: Conduct project specific air
quality analysis. The City shall
require future projects that are
subject to discretionary
approval and that are not found
to be exempt from CEQA review
to evaluate potential air quality
impacts as part of project-level
CEQA analysis and implement
respective mitigation measures
to minimize impacts that
exceed SCAQMD thresholds.
MM AQ-2: Prior to the issuance of any
construction related permits, the
Project Applicant shall prepare and
implement a worker training
program that describes the
potential health hazards associated
with Valley Fever, common
symptoms, proper safety
procedures to minimize health
hazards, and notification
procedures if suspected workrelated symptoms are identified during construction. Additionally,
this training program shall include
worker training on the
implementation requirements of
the SCAQMD approved Dust
Control Plan. Copies of the training
program shall be provided to the
County of Los Angeles Department
Less than significant.
Executive Summary
City of San Dimas ES-10 Community Development Department Downtown Specific Plan Draft EIR June 2024
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of Regional Planning. The worker
training program shall identify
safety measures to be implemented
by construction contractors during
construction. These measures shall
include the following:
• HEPA-filtered, air-conditioned
enclosed cabs shall be
provided on heavy equipment
when available. Workers shall
be trained on the proper use of
cabs, such as turning on air
conditioning prior to using the
equipment;
• Communication methods, such
as two-way radios, shall be
provided for use by workers in
enclosed cabs;
• Personal protective
equipment (PPE), such as
half-mask and/or full-mask
respirators equipped with
particulate filtration, shall
be provided to workers
active in dusty work areas
upon request;
• Separate, clean eating areas
with hand-washing facilities
shall be provided for
construction workers; and
Executive Summary
City of San Dimas ES-11 Community Development Department Downtown Specific Plan Draft EIR June 2024
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• Equipment, vehicles, and other
items shall be cleaned before
they are moved off-site to
other work locations.
MM AQ-3: Construction Equipment.
The project applicant for individual
developments or projects
envisioned in the DTSP shall ensure
the following requirements are
incorporated into applicable bid
documents, purchase orders, and
contracts. Contractors shall confirm
the ability to supply the compliant
construction equipment prior to
any ground-disturbing and
construction activities:
• Mobile off-road construction
equipment (wheeled or
tracked) greater than 50 hp
used during construction of the
project shall meet the U.S. EPA
Tier 4 final standards. In the
event of specialized equipment
use where Tier 4 equipment is
not commercially available at
the time of construction, the
equipment shall, at a
minimum, meet the Tier 3
standards. Zero-emissions
construction equipment may
be incorporated in lieu of Tier 4
final equipment. A copy of each
Executive Summary
City of San Dimas ES-12 Community Development Department Downtown Specific Plan Draft EIR June 2024
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equipment’s certified tier
specification or model year
specification shall be available
to the City upon request at the
time of mobilization of each
piece of equipment.
• Mobile off-road
construction equipment
less than 50 hp used during
construction of the
individual projects shall be
electric or other
alternative fuel type. A
copy of each unit’s
certified tier specification
or model year specification
shall be available to the
City upon request at the
time of mobilization of
each applicable unit of
equipment.
• Electric hook-ups to the power
grid shall be used instead of
temporary diesel- or gasolinepowered generators,
whenever feasible during
construction of development
or projects envisioned in the
DTSP. If generators need to be
used, the generators shall be
non-diesel generators.
Executive Summary
City of San Dimas ES-13 Community Development Department Downtown Specific Plan Draft EIR June 2024
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Mandatory compliance with SCAQMD Rule 1113 would limit
the number of VOCs in architectural coatings and solvents and compliance with SCAQMD Rule 403 and 403.1 would reduce
particulate emissions during construction activities. However, as shown in Table 4.1-8, future development activity in the DTSP area may generate significant dust (particulate matter) emissions. SCAQMD does not consider odors generated from the use of construction equipment and activities to be
objectionable. Since the DTSP is planning document meant to guide development, and no specific development projects are proposed at this time, future projects within the DTSP area would be subject to the development review process and
potential impacts identified would be addressed through mitigation measures specific to the impact. Further, the Specific Plan does not permit any land uses associated with strong odor impacts such as wastewater treatment plants, landfills or transfer stations, composting facilities, confined animal facilities, food manufacturing, and chemical plants.
Less than significant. No mitigation measures are required. N/A Cultural Resources
The DTSP land use plan includes guidelines to retain and reflect the historic feel and scale of the buildings along Bonita Avenue in the historic core of the downtown area, generally from Cataract Avenue to San Dimas Avenue, where the historic buildings identified above are located. The Specific Plan strongly encourages the preservation, rehabilitation, and adaptive re-use of historic buildings, and requires new development or redevelopment projects within the Town Core to be architecturally compatible with the existing historic buildings in within the zone. There are 25 recognized historic structures within the planning area that are considered historic resources for the purposes of CEQA. Section 5.10 Potentially
significant.
MM CUL-1: Historical Resources
Evaluation.
During review of applications for
individual development projects in
the DTSP area, the City shall confirm
the presence of historical resources
with the potential to be impacted
by the proposed project. If the
property on which the project or
development is proposed is not
currently designated but contains
built environment features over 45
Less than significant.
Executive Summary
City of San Dimas ES-14 Community Development Department Downtown Specific Plan Draft EIR June 2024
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Historic Preservation and Adaptive Reuse in the proposed DTSP addresses preservation of individual historic resources and the general historic character of the town core district. As a plan proposed to implement the City’s General Plan, the DTSP would not result in any specific individual development projects that could directly or indirectly impact historic resources considering the proposed policies, design guidelines and development standards. The policies, guidelines and standards in the proposed DTSP will apply to structures on the current inventory list of the City of San Dimas and resources that may be added to this list over time. Furthermore, all individual historic resources are protected under CEQA.
Mitigation Measures MM CUL-1 and MM CUL-2 are proposed
to ensure that development that may be facilitated by the DTSP avoids impacts to historic resources to the fullest extent feasible.
years of age, a historical resources
evaluation shall be prepared by an
architectural historian or historian
who meets the Secretary of
Interior’s (SOI) Professional
Qualification Standards (PSQ) in
architectural history or history (36
Code of Federal Regulations Part
61). The qualified architectural
historian or historian shall conduct
an intensive-level survey and
perform the historical evaluation in
accordance with the guidelines and
best practices promulgated by the
California Office of Historic
Preservation (OHP). Properties shall
be evaluated within their historic
context and documented in a report
meeting the California OHP
guidelines. All evaluated properties
shall be documented on California
Department of Parks and
Recreation Series 523 Forms. The
report with attached DPR forms
shall be submitted to the City for
review and concurrence.
MM CUL-2: Prior to obtaining a
building permit for any structure
that would modify a structure
included on the City’s list of historic
resources, a Historical Resource
Documentation report shall be
Executive Summary
City of San Dimas ES-15 Community Development Department Downtown Specific Plan Draft EIR June 2024
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prepared by an architectural
historian or historian who meets
the Secretary of the Interior’s (SOI)
Professional Qualification
Standards (PQS) in architectural
history or history (36 Code of
Federal Regulations Part 61) that
demonstrates that all modifications
will be designed and implemented
in compliance with the Secretary of
the Interior’s Standards for
Treatment of Historic Properties
with Guidelines for Preserving,
Rehabilitating, Restoring, and
Reconstructing Historic Buildings
and/or the State Historical Building
Code, as appropriate.
There are no known archaeological sites reported within the Project area and the portions of the Project area that have been previously disturbed are unlikely to yield intact
archaeological deposits.
Less than significant. No mitigation measures are required. N/A There are no known human burials within the Project area.
Construction of the future development enabled by the
Project could uncover unknown subsurface resources. In the event of an accidental discovery or recognition of any
suspected human remains, California State Health and Safety Code Section 7050.5 dictates that no further excavation or disturbance of the site may occur until the County Coroner determines that no investigation of the cause of death is required. If human remains are encountered and determined to be Native American in origin, the County Coroner shall Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-16 Community Development Department Downtown Specific Plan Draft EIR June 2024
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contact the Native American Heritage Commission by
telephone within 24 hours.
Energy
The Project creates a planning framework for future
development for facilities that would consume energy during construction and operation. Energy suppliers are required to achieve greater energy efficiency and conservation over time and no conflict between the Project and these plans has been identified. In addition, future development within the Project would be required to meet the building standards if the Project as well as the requirements of the California Building Code related to water and energy conservation, including Energy Efficiency Standards and Green Building Standards, that are applicable at the time of construction. The Project also creates a framework for development that would be
mixed-use and transit-oriented which would support a
reduction in vehicle miles traveled, which would reduce the consumption of transportation fuel energy. The Project would neither result in wasteful, inefficient or unnecessary
consumption of energy nor conflict with state or local plan for renewable energy or energy efficiency.
Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-17 Community Development Department Downtown Specific Plan Draft EIR June 2024
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Geology and Soils
There are no unique paleontological resources or unique geologic features within the DTSP Area, as most of the Specific Plan area has been previously disturbed. If future
development enabled by the Project involves excavation of previously undisturbed soils, and unknown resources are inadvertently discovered, a qualified professional
paleontologist must evaluate the discovery and properly document it before authorization to resume construction, resulting in no significant adverse impacts to paleontological resources.
Potentially
significant.
MM GEO-1: Unanticipated Discovery
of Paleontological Resources. In
the event an unanticipated fossil
discovery is made during project
development, work in the
immediate vicinity of the find shall
be stopped, and a qualified
professional paleontologist shall be
retained to evaluate the discovery,
determine its significance, and
identify if mitigation or treatment is
warranted. Significant
paleontological resources found
during construction monitoring
shall be prepared, identified,
analyzed, and permanently curated
in an approved regional museum
repository. Work around the
discovery shall only resume once
the find is properly documented
and authorization is given to
resume construction work.
Less than significant.
Executive Summary
City of San Dimas ES-18 Community Development Department Downtown Specific Plan Draft EIR June 2024
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Greenhouse Gas Emissions
As shown in Table 4.5-1, Table 4.5-2, Table 4.5-3, and Table
4.5-4, the DTSP is consistent with and supportive of the goals, policies, and tools of Connect SoCal. The Project would not conflict with the regional effort to reduce the emissions of greenhouse gases nor would it generate greenhouse gas
emissions that would be considered significant in a regional or state perspective. future development that results from the Project would be required to comply with applicable building regulations such as the California Green Building Standards Code and California’s Title 24 Building Energy Efficiency Standards, that would further reduce GHG emissions of future projects.
Less than significant. No mitigation measures are required. N/A Hazards and Hazardous Materials
As the DTSP is a programmatic, planning-level policy
document, the Project would not directly initiate or entitle any new development. Future development initiated pursuant to the DTSP could result in the construction of residential uses and other sensitive receptors adjacent to existing land uses such as dry cleaners or gas stations that require the routine transport, use, and disposal of hazardous materials. The proposed land uses, which do not include industrial uses, do not generally involve the routine use, transport, or disposal of significant amounts of hazardous materials, including
hazardous chemical, radioactive, and biohazardous materials.
Future projects within the Specific Plan area would be subject to compliance with programs administered by the City of San Dimas and the Los Angeles Health and Hazardous Materials Division (HHMD), Certified Unified Program Agency (CUPA).
These programs, as well as other federal, state, and local Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-19 Community Development Department Downtown Specific Plan Draft EIR June 2024
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regulations and policies, provide a high level of protection to the public and the environment.
As the DTSP is a programmatic, planning-level policy
document, the Project would not directly initiate any new development projects that could result in the release of hazardous materials into the environment. The land uses that would be allowed by the DTSP do not include industrial uses and generally do not involve the routine use, transport, or disposal of significant amounts of hazardous materials. Future development initiated pursuant to the DTSP could result in the construction of residential uses and other sensitive receptors adjacent to existing land uses such as dry cleaners or gas stations that require the routine transport, use, and disposal of hazardous materials. The operation of land uses that use, create, or dispose of hazardous materials is regulated and monitored by federal, state, and local regulations and policies.
These materials would be stored, used, and disposed of in accordance with applicable regulations. Compliance with these regulations and guidelines would reduce hazards from hazardous materials to the public and the environment.
Less than significant. No mitigation measures are required. N/A The proposed Project would not emit hazardous or acutely hazardous materials, substances, and/or wastes within onequarter mile of an existing or proposed school, as the DTSP is a programmatic, planning-level policy document. Any
transport of hazardous substances or materials within the Specific Plan area that may occur during construction and operation of future development would be required to comply with applicable federal, state, and local regulations intended to reduce public safety hazards.
Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-20 Community Development Department Downtown Specific Plan Draft EIR June 2024
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The proposed DTSP would result in future development of projects within the Specific Plan area which would be subject to site-specific review by the City of San Dimas and potential environmental review under the California Environmental Quality Act (CEQA) to analyze potential impacts of site-specific past uses involving hazardous materials, thus preventing future development on a site listed pursuant to Government Code Section 65962.5. The EDR Radius Map records search identified sites within the DTSP Area, pursuant to Government Code Section 65962.5 and listed in Table 4.6-1, which have been closed and determined fully remediated. Future
development projects would be required to analyze any
potential impacts resulting from the site’s past uses involving hazardous materials and to implement any mitigation
measures deemed necessary to address any potential impacts identified. The Project would result in development projects within the Specific Plan area, and the demolition of existing buildings and ground disturbance for construction. As such, the proposed Project would not be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5.
Less than significant. No mitigation measures are required. N/A The portions of the DTSTP Planning area that lie within the Airport Influence Area of Brackett Field Airport, as established in the Bracket Field Airport Land Use Compatibility Plan (ALUCP) are designated Zone E – Other Airport Environs – which consists of the low-risk areas in a two-mile radius of the airport that are beyond the airport’s CNEL 55 dB contour and subject to very low noise impacts. Buildings in Zone E are limited to 150 feet or more above runway elevation to further reduce risk related to potential near-airport accidents. As the land use regulations that would be established as part of the DTSP would not permit the development of buildings above Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-21 Community Development Department Downtown Specific Plan Draft EIR June 2024
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150 feet. The Project would not conflict with the land use designations, development standards, and provisions of the Brackett Field Airport ALUCP, resulting in less than significant impacts from airport noise or other safety hazards to people residing or working in the DTSP Area.
The Project provides design guidance for roadways, sidewalks, and driveways within the DTSP planning area that would
ensure emergency access would be maintained. Further,
existing City development standards would require new
development within the Specific Plan to be designed so as not to interfere with an adopted emergency response plan or emergency evacuation plan.
Less than significant. No mitigation measures are required. N/A The Downtown Specific Plan area is located within an urban area that does not contain wildlands and is not located in an area classified as a Very High Fire Hazard Severity Zone (VHFHSZ) by CAL Fire. The entirety of the Project Area falls within a Local Responsibility Area (LRA). Local Responsibility Areas include incorporated cities, urban regions, agriculture lands, and portions of the desert where the local government is responsible for wildfire protection.
Less than significant. No mitigation measures are required. N/A Land Use and Planning
The Project is intended to encourage greater connections with the DTSP area and community, rather than create divisions, through the development of pedestrian connectivity, public transportation, and multimodal access to and from the historic Downtown area or social, recreation, and employment
opportunities. The Project will result in compact development near the new Metro “A” Line transit station to decrease automobile dependency, reduce both local and regional traffic congestion and related greenhouse gas emissions, and provide additional guidance and plans to increase multimodal access Less than significant. No mitigation measures are required. N/A
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City of San Dimas ES-22 Community Development Department Downtown Specific Plan Draft EIR June 2024
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to and from the historic Downtown area. The DTSP Project Area also includes several opportunity sites within walking distance of the transit station that provide significant potential for infill development and adaptive reuse of existing
underutilized downtown properties, the redevelopment of which would support greater pedestrian and multimodal
connectivity in the surrounding area through the
enhancement of the public realm.
The Project would support mixed-use, transit-oriented
development that is consistent with the existing General Plan and includes a high-quality, pedestrian-oriented public realm framed by context-sensitive buildings that emulate the historic character of San Dimas’ Historic Core. The Project would establish land use regulations, zoning, development
standards, and design guidelines for the Project area. The Project would include a General Plan Amendment and
amendments to the municipal code to establish consistency between the Project and the General Plan. The Project would not conflict with the land use plans and policies of the City. The Project would be consistent with applicable goals within the SCAG 2020-2045 RTP/SCS, the Land Use, Housing Element,
Circulation, Safety, Open Space and Conservation, Recreation, Air Quality, and Noise Elements of the General Plan, as depicted in Table 4.7-1.
Less than significant. No mitigation measures are required. N/A
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City of San Dimas ES-23 Community Development Department Downtown Specific Plan Draft EIR June 2024
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Noise
Noise levels generated by typical construction equipment are shown in Table 4.8-8: Typical Maximum Noise Levels for
Construction Equipment. All subsequent individual
development projects within the DTSP Area would be required to comply with the construction hours and days specified in the City’s Municipal Code. Construction noise levels would exceed the City’s exterior noise limits, listed in Table 4.8-7, for Residential Low and Medium, Residential High, Commercial, and Industrial zoned areas. Construction measures would be implemented and enforced by the City of San Dimas during construction activities. With implementation of MM N-1, construction noise levels would be reduced by a minimum of 27 dB, dependent on the construction activity and height of the temporary noise barrier used.
Subsequent individual development projects within the DTSP will introduce various stationary noise sources similar to existing conditions based off of current land uses. These sources would include HVAC systems. Sensitive receptors could be potentially affected by the introduction of such equipment. Typically, this type of equipment produces noise levels of approximately 56.0 dBA at 50 feet from the source.
As the sound distance doubles at 100 feet from the
equipment, sound levels would be 50 dBA, which would be similar to the existing ambient noise levels for this area (refer to Table 4.8-3), which range from a low of 53.1 dBA to a high of 83.7 dBA. Other noise sources would include landscape equipment during landscape maintenance activities and fuel modification activities. These activities would be subject to the City of San Dimas Noise Ordinance, County Code Section
8.36.040, which limits sound levels during certain times of, see Potentially
significant.
MM N-1: Prior to the issuance of
grading permits, the Applicant for a
development project in the DTSP
area or their designee shall develop
a Construction Noise Reduction
Plan to minimize construction noise
at nearby noise sensitive receptors.
The Construction Noise Reduction
Plan shall be developed in
coordination with a certified
acoustical consultant and the
Project construction contractors
and shall be approved by the City of
San Dimas. The Construction Noise
Reduction Plan shall outline and
identify noise complaint measures,
best management construction
practices, and equipment noise
reduction measures. The
Construction Noise Reduction Plan
shall include, but is not limited to,
the following actions:
• Construction equipment shall
be properly maintained per
manufacturers’ specifications
and fitted with the best
available noise suppression
devices (i.e., mufflers,
silencers, wraps, etc.).
Less than significant.
Executive Summary
City of San Dimas ES-24 Community Development Department Downtown Specific Plan Draft EIR June 2024
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Table 4.8-7. The Project would be consistent with the General Plan Policies related to noise.
• Noise construction activities
whose specific location on the
DTSP area may be flexible (e.g.,
operation of compressors and
generators, cement mixing,
general truck idling) shall be
conducted as far as feasibly
possible from the nearest noise
sensitive land uses.
• If feasible, schedule grading
activities so as to avoid
operating numerous pieces of
heavy-duty off-road
construction equipment (e.g.,
backhoes, dozers, excavators,
loaders, rollers, etc.)
simultaneously in close
proximity to the boundary of
properties of off-site noise
sensitive receptors
surrounding the DTSP area to
reduce construction noise
levels by approximately 5 to 10
dB.
• Shroud or shield all impact
tools, and muffle or shield all
intake and exhaust port on
power equipment to reduce
construction noise by 10 dB or
more.
• Where feasible, temporary
barriers, including but not
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City of San Dimas ES-25 Community Development Department Downtown Specific Plan Draft EIR June 2024
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limited to, sound blankets on
existing fences and walls, or
freestanding portable sound
walls, shall be placed as close
to the noise source or as close
to the receptor as possible and
break the line of sight between
the source and receptor where
modeled levels exceed
applicable standards. Noise
barriers may include, but is not
necessarily limited to, using
appropriately thick wooden
panel walls (at least 0.5-inches
think). Such barriers shall
reduce construction noise by 5
to 10 dB at nearby noisesensitive receptor locations.
Alternatively, field-erected
noise curtain assemblies could
be installed around specific
equipment sites or zones of
anticipated mobile or
stationary activity. The barrier
material is assumed to be solid
and dense enough to
demonstrate acoustical
transmission loss that is at least
10 dB or greater than the
estimated noise reduction
effect. These suggested barrier
types do not represent the only
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City of San Dimas ES-26 Community Development Department Downtown Specific Plan Draft EIR June 2024
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ways to achieve the indicated
noise reduction in dB; they
represent examples of how
such noise attenuation might
be attained by this measure.
Implement noise compliant
reporting. A sign, legible at a
distance of 50 feet, shall be posted
at the Project construction site,
providing a contact name and a
telephone number where residents
can inquire about the construction
process and register complaints.
This sign will indicate the dates and
duration of construction activities.
In conjunction with this required
posting, a noise disturbance
coordinator will be identified to
address construction noise
concerns received. The contact
name and the telephone number
for the noise disturbance
coordinator will be posted on the
sign. The coordinator will be
responsible for responding to any
local complaints about construction
noise and will notify the County to
determine the cause and
implement reasonable measures to
the complaint, as deemed
acceptable by the City.
Executive Summary
City of San Dimas ES-27 Community Development Department Downtown Specific Plan Draft EIR June 2024
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FTA guidelines show that a vibration level equivalent to 0.5 in/sec PPV is considered safe for buildings made of reinforced concrete, steel, or timber (no plaster), and would not result in any construction vibration damage. As shown in Table 4.8-11, the forecasted vibration levels caused by on-site construction activities within the Project area would not exceed the threshold of 0.5 in/sec PPV for sites surrounding a site where construction would occur, and would not result in significant vibration impact with regard to building damage.
Less than significant. No mitigation measures are required. N/A According to the City of San Dimas General Plan Noise
Element, aircraft noise from the Brackett Field Airport, approximately 0.8 miles southwest of the City, is not
considered significant at the current operational level.
Furthermore, the DTSP area is located in compatibility Zone E, which is outside of the 55 dB noise contour and would not be exposed to significant noise levels from the airport that would exceed exterior thresholds.
No Impact. No mitigation measures are required. N/A
Population and Housing
The DTSP is identified in the City’s 2021-2029 Housing Element as a program intended to support the City’s RHNA goal of providing the target of 1,248 additional housing units. Based on the average household size in San Dimas of 2.91 persons per household, the rezoning within the proposed DTSP Area has the potential to increase the City’s population by
approximately 3,631 if all of these 1,248 units are constructed, and all of the residents were also new to the City. While the development potential of the DTSP could surpass the RHNA target, the population increase would not be considered substantial unplanned population growth as the growth would occur over an extended period through 2045 and remain
consistent with the projected increase outlined in the City’s Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-28 Community Development Department Downtown Specific Plan Draft EIR June 2024
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General Plan. Additionally, future housing development
facilitated by the proposed project would occur in an
urbanized location near existing utilities and service systems, and areas already served by public services (e.g., police and fire protection, and other emergency responders). Specifically, the DTSP would facilitate growth near the new Metro “A” Line light rail station that will be opening in 2025, consistent with policies in the SCAG RTP/SCS. All future housing development facilitated by the proposed project would be subject to the City’s development review process, which may include
additional environmental review under CEQA, and would be assessed on a project-by-project basis for potential effects related to the growth that would be facilitated by the DTSP.
Consistent with the City’s General Plan and Housing Element, the DTSP will rezone property within the Specific Plan Area to potentially provide an additional 1,248 new housing units by 2045, which are anticipated to be developed on vacant or commercial/industrial sites. Pursuant to SB 330, any housing units that will be removed as part of the DTSP will be replaced through the year 2030, resulting in less than significant impacts due to the displacement of substantial numbers of existing people or housing.
Less than significant. No mitigation measures are required. N/A Public Services and Recreation
Implementation of the DTSP would increase the number of residential and non-residential buildings and people within the plan area, which would result in more demand for public services. However, all potential growth that may occur as a result of approval of the DTSP would be consistent with the City’s General Plan, which the DTSP is proposed to implement.
This growth is not considered substantial in relation to current growth forecasts as this growth would occur over an extended Less than significant. No mitigation measures are required. N/A
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City of San Dimas ES-29 Community Development Department Downtown Specific Plan Draft EIR June 2024
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Mitigation
period of time and the proposed Project is intended to help the City implement its Housing Element. The Project would allow development in areas already served by existing public service facilities. Though the new uses expected from the Project could result in additional calls for service, it is not expected that new facilities would be necessary to serve the Project area. Future housing development facilitated by the DTSP would occur in an urbanized location served by public services that are expected to monitor resource demands to ensure adequate facilities, staffing, and equipment to
accommodate population growth. Future development and
residential development would be subject to state laws
regarding impact fees to mitigate the impacts of future projects on public services.
Transportation
While there is currently no Metro Rail service to San Dimas, Metro is planning to extend Metro Rail “A” Line service through the DTSP area. The proposed Project would not
conflict with the San Dimas General Plan policies regarding transit access and would not conflict with RTP/SCS policies regarding transit access and reliability. Implementation of the DTSP would locate more residents near transit facilities, and would not result in disruption of an existing transit service.
Roadway improvements proposed in the DTSP are intended to transform the existing auto-oriented streetscape into a more sustainable, multimodal design. Implementation of the DTSP would include roadway improvements to facilitate multimodal connections, including for vehicles, transit, bikes, and pedestrians. No proposed changes to the existing street network are proposed that would limit or reduce vehicular or roadway access upon implementation of the DTSP. The DTSP Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-30 Community Development Department Downtown Specific Plan Draft EIR June 2024
TABLE ES-1: Summary of Project Impacts
Project Impacts
Impact Without
Mitigation Mitigation Measures
Impact With
Mitigation
would not conflict with adopted plan, ordinance or policy related to roadway facilities.
Implementation of the DTSP would include bicycle
improvements to facilitate multimodal connections, including for vehicles, transit, bikes, and pedestrians. The proposed bicycle facility improvements within the DTSP include adding bike parking and bicycle friendly intersections. The Project is consistent with adopted plans and policies related to bicycle facilities and would not decrease the performance or safety of these facilities.
The DTSP identifies proposed improvements to the pedestrian facilities within the DTSP area. These improvements consist of curb extensions, high visibility crosswalks, and improved wayfinding. Proposed pedestrian spot improvements would primarily occur at intersections. The Project is consistent with the adopted plans regarding pedestrian facilities and would not decrease the performance or safety of these facilities.
Implementation of the DTSP would reduce the total VMT per capita when compared to the existing allowed land uses as the DTSP would provide more sustainable travel modes such as public transit, pedestrian connectivity, and other active transportation, in lieu of vehicle dependency. The mode share for vehicle based trips without implementing the DTSP, in the 2045 Base scenario, is 66 percent compared to 57 percent for trips made to and from the DTSP in the 2045 Base with DTSP scenario.
Less than significant. No mitigation measures are required. N/A Implementation of the DTSP would include improvements to facilitate multimodal connections and safety improvements, but would not significantly alter roadways, traffic patterns, or introduce incompatible uses within the DTSP area. Future individual development projects would either utilize existing Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-31 Community Development Department Downtown Specific Plan Draft EIR June 2024
TABLE ES-1: Summary of Project Impacts
Project Impacts
Impact Without
Mitigation Mitigation Measures
Impact With
Mitigation
driveways or construct new driveways. Plans for individual development projects would be subject to review by the City of San Dimas and the County of Los Angeles Fire Department prior to issuance of building permits. This would ensure that individual projects facilitated by the DTSP would not introduce sharp curves or dangerous intersections.
Development facilitated by the DTSP would be required to comply with the City’s standards for emergency vehicle access, such as providing adequate points of access, vertical
clearances, and turning radii. Any development projects facilitated by the DTSP that would require a temporary lane closure during construction would provide clear signage to ensure safety for vehicles, pedestrians, and bicyclists.
Additionally, future development projects plans facilitated by the implementation of the DTSP would be subject to review by the City of San Dimas and County of Los Angeles Fire
Department, prior to issuance of building permits, thus would not result in inadequate emergency access.
Less than significant. No mitigation measures are required. N/A Tribal Cultural Resources
There are no tribal cultural resources listed or known to be eligible for listing in the California Register of Historical Resources or in a local register of historical resources within the DTSP planning area.
Less than significant. No mitigation measures are required. N/A The City sent consultation requests to Native American tribes to inform them of projects within the City, pursuant to the required consultation provisions of the Public Resource Code.
A response was received from the Gabrieleño Band of Mission Indians - Kizh Nation stating the Kizh Nation concurred with the proposed Specific Plan and requesting consultation for all future projects within the plan area. This response did not identify specific tribal cultural resources within the Project Less than Significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-32 Community Development Department Downtown Specific Plan Draft EIR June 2024
TABLE ES-1: Summary of Project Impacts
Project Impacts
Impact Without
Mitigation Mitigation Measures
Impact With
Mitigation
area and the Kizh Nation did not request consultation on the Specific Plan project. No known tribal cultural resources are present within the plan area. The cultural history of the area is such that subsurface tribal cultural artifacts may be present within the Project area. As a plan proposed to implement the City’s General Plan, the Specific Plan does not include the approval of any specific individual development projects. For this reason, the Project would not involve ground disturbing activities that could directly or indirectly impact tribal cultural resources.
Utilities and Service Systems
The proposed DTSP would create the potential for the
development of up to approximately 3,600 additional
residential units, with an associated population increase of approximately 10,000, which could increase the population of the City from the existing population of approximately 33,000 to 43,000. This population would be well within the projected population of 54,000 for the GSWC service area addressed in the UWMP and, for this reason, sufficient water supplies will be available to meet the demands associated with growth associated with the proposed DTSP and no major water
service infrastructure improvements would be required.
Sewer service in the DTSP area will need to be expanded in order to accommodate projected development. To
accommodate the projected residential growth, service lines will need to be constructed to the trunk lines. All
improvements would be reviewed by both the City of San
Dimas and the Los Angeles County Sanitation Districts. Any construction to replace or enlarge existing sewer lines in the DTSP area would result in temporary construction impacts within existing streets in the area. Sewer capacity studies will Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-33 Community Development Department Downtown Specific Plan Draft EIR June 2024
TABLE ES-1: Summary of Project Impacts
Project Impacts
Impact Without
Mitigation Mitigation Measures
Impact With
Mitigation
be required to determine if existing systems are sufficient for the proposed additional flows and/or to determine the
appropriate sizing of any new sewer system.
The DTSP area is currently developed and served by existing stormwater infrastructure. As development occurs over time within the DTSP area, pervious surfaces may be replaced with concrete, asphalt, and other impervious surfaces. The DTSP would maintain the pervious area and continue to allow
groundwater infiltration at the same rate as existing
conditions. Compliance with existing regulations as
development occurs within the DTSP area will avoid significant impacts on existing stormwater facilities.
The DTSP area is already served by electric power, natural gas, and telecommunications infrastructure. New connections to these systems would be established as new development
occurs within the Specific Plan area.
The California Green Building Standards require new
development to meet recycling minimums. The buildout of the DTSP is within the growth forecasts for the City of San Dimas.
As stated within the County ColWMP 2018 Annual Report, the County is not anticipating a solid waste disposal capacity shortfall within the next 15 years, under the growth forecasts for the City of San Dimas.
Less than significant. No mitigation measures are required. N/A
Executive Summary
City of San Dimas ES-34 Community Development Department Downtown Specific Plan Draft EIR June 2024
ES.4 ALTERNATIVES TO THE PROPOSED PROJECT
This Draft EIR considers a range of Alternatives to the Project in accordance with CEQA Guidelines Section 15126.6. This section of the Guidelines requires that an EIR describe and evaluate a range of reasonable alternatives to a project to promote informed decision-making. The identification and analysis of alternatives to a proposed project is a fundamental aspect of the environmental review process under CEQA.
Section 15126.6(a) of the CEQA Guidelines requires an EIR to “describe the range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project but will avoid or substantially lessen any of the significant effects of the Project, and evaluate the comparative merits of the alternatives.” CEQA Guidelines Section 15126.6(b) emphasizes the selection of project alternatives should be based primarily on the ability to avoid or substantially lessen significant impacts attributable to a proposed project, “even if these alternatives would impede to some degree the attainment of the project objectives, or would be more costly.” CEQA Guidelines Section 15126.6(f) further directs that the range of alternatives be guided by a “rule of reason,” such that only those alternatives necessary to permit a reasoned choice are addressed.
In accordance with CEQA Guidelines Section 15126.6(d), each alternative is evaluated in sufficient detail to determine whether the overall environmental impacts would be less, similar, or greater than the corresponding impacts of the proposed Project. As such, the focus of the evaluation is on those environmental resources for which the proposed Project may have potential impacts. The Alternatives to the Project evaluated in this Draft EIR include:
1. Alternative 1 – No Project
2. Alternative 2 – Alternative Specific Plan Area
3. Alternative 3 – Reduced Intensity
A brief description of each of these Alternatives is provided below with a summary of the evaluation of each.
ES4.1 Alternative 1 – No Project
Consideration of the No Project/No Development Alternative is required by Section 15126(2)(4) of the CEQA Guidelines. As required by the CEQA Guidelines, the analysis must examine the impacts which could occur if the site is left in its present condition, as well as what may reasonably be expected to occur in the
Executive Summary
City of San Dimas ES-35 Community Development Department Downtown Specific Plan Draft EIR June 2024
foreseeable future if the Project were not approved, based on current plans and consistent with available infrastructure and community services.
Alternative 1 assumes the DTSP would not be adopted or implemented and assumes development in the proposed Specific Plan Area occurs as allowed by the City’s current General Plan. All new development in the Specific Plan area under Alternative 1 would need to be consistent with the existing General Plan land use designations. Alternative 1 would result in lower-density development within the Specific Plan area, resulting in approximately 30 to 35 percent less development when compared with the DTSP. The transportation and mobility improvements envisioned in the DTSP would not occur with this alternative.
ES4.2 Alternative 2 – Alternative Specific Plan Area
Alternative 2 proposes an alternative boundary for the proposed Downtown Specific Plan. The Alternative Specific Plan Area generally extends to S. Eucla Avenue on the west to Pony Express Way on the east and includes additional area to the north to W. 2nd Street. This alternative area would encompass approximately 115 acres and would have a development potential of approximately 4.5 million square feet of building space. Alternative 2 would include portions of established and often historic single-family neighborhoods surrounding the commercial core within the alternative plan area.
The proposed DTSP boundary would encompass 202 acres and have a development potential of approximately 15.18 million square feet of building space. The Alternative Specific Plan Area focuses on the central portion of the City’s Downtown and does not extend as far west and east as the proposed DTSP which extends to the 57 Freeway on the west and approximately 0.3 miles east of Walnut Avenue. This alternative would result in less overall development. As discussed within the DTSP, existing established single-family neighborhoods surrounding the commercial core have been intentionally excluded from the DTSP boundaries in order to focus on areas of potential growth and to preserve the existing and often historic single-family neighborhoods in the vicinity.
ES4.3 Alternative 3 – Reduced Intensity
Alternative 3 would reduce the residential dwelling unit intensity within the DTSP Transit Village plan area by 25 percent. The maximum density of the Transit Village plan area is reduced from a maximum of 40 dwelling units per acre, with a development potential of approximately 787 dwelling units, to a maximum of 30 dwelling units per acre, with a development potential of approximately 591 dwelling units.
Alternative 3 would have a development potential of 196 fewer dwelling units when compared to the DTSP. Development would occur within the same boundaries as proposed by the DTSP. A 25 percent reduction in the maximum allowed number of residential dwelling units within the Transit Village plan
Executive Summary
City of San Dimas ES-36 Community Development Department Downtown Specific Plan Draft EIR June 2024
area would result in the total square footage allowed under a maximum buildout of Alternative 3 being approximately 400,000 square feet smaller compared to the DTSP as proposed.
ES4.4 Environmentally Superior Alternative
CEQA Guidelines Section 15126.6(e)(2) requires an EIR to identify an environmentally superior alternative among those evaluated in an EIR.
The Reduced Intensity Alternative would incrementally reduce air quality emissions; however, emission would still exceed regional and localized thresholds. There are no feasible mitigation measures available to emissions likely to be generated by subsequent individual development projects to less than significant that would be consistent with the objectives of the Project. While this alternative changes the total development potential of the Specific Plan area, other impacts, such as cultural resources, geology and soils, noise, and tribal cultural resources would not be reduced. Mitigation measures for these impacts have been identified for the proposed DTSP and this alternative that would reduce these impacts to less than significant. Because the Reduced Intensity Alternative would incrementally reduce some impacts, it is considered the environmentally superior alternative. The Reduced Intensity Alternative would see a reduction in the total development potential when compared to the proposed DTSP, and, as such, it would not meet the project objectives to the same degree as the proposed DTSP.
ES.5 AREAS OF KNOWN CONTROVERSY AND ISSUES TO BE RESOLVED The State CEQA Guidelines1 require that a Draft EIR identify areas of controversy known to the Lead Agency, including issues raised by other agencies and the public. Comments received in response to the Notice of Preparation (NOP) identified the following potential impacts that are evaluated in the Draft EIR:
the potential for contamination of the site with hazardous materials from past uses, potential noise impacts from construction and operation of subsequent development projects, and the potential for impacts on pedestrian, cyclist, vehicular movement, and transit service in the Project area. 1 California Public Resources Code, tit. 14, sec. 15123.
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 1.0-1 June 2024
1.0 INTRODUCTION
1.1 PURPOSE OF THIS REPORT
The subject of this Draft Environmental Impact Report (EIR) is the proposed Downtown Specific Plan.
In accordance with the California Environmental Quality Act (CEQA), all projects requiring a discretionary approval by a public agency within the State of California are required to undergo review to identify and evaluate the potential environmental impacts associated with implementation of the project. A Specific Plan is considered a project under CEQA. Therefore, this EIR has been prepared to evaluate the potential effects of the Downtown Specific Plan as the proposed “Project” in conformance with CEQA and the CEQA Guidelines.
By law, cities in California must develop a General Plan that articulates the city’s goals and policies. As per Government Code Section 65450, a city may adopt Specific Plans to implement aspects of the General Plan. The provisions of Section 65450 require that a Specific Plan be consistent with the adopted General Plan and that all subsequent subdivision, development, public works projects, and zoning regulations within the Specific Plan area must be consistent with the Specific Plan. If adopted by the City, the Project would become the primary means of regulating and directing future development within the Specific Plan area.
As stated in the State CEQA Guidelines, an EIR is an informational document intended to inform public agency decision makers and the public generally of any significant environmental effect of a project, identify possible ways to minimize the significant effects, and describe reasonable alternatives to the project. Public agencies shall consider the information in the EIR, along with other information that may be presented to the agency, prior to approving the Project.
CEQA defines “Lead Agency” as the public agency with primary responsibility for approving a project and thus, has primary responsibility for ensuring compliance with the CEQA process. The City of San Dimas (City) is the “Lead Agency” pursuant to CEQA. CEQA requires the Lead Agency to prepare, process, and consider the information contained in an EIR prior to taking any discretionary action on a project.
Through its preliminary review of the Project, the City determined the Project may have a significant impact on the environment and, therefore, prepared this EIR. A primary purpose of an EIR is to provide decision-makers and the public with information regarding the potential environmental effects associated with the Project; identify methods to reduce or eliminate significant direct, indirect, and cumulative Project impacts; and to detail reasonable Project alternatives that would reduce any identified significant impacts.
1.0 Introduction
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 1.0-2 June 2024
This EIR considers the actions associated with the Project to determine the short-term and long-term effects associated with the implementation of the Specific Plan. This EIR discusses both the direct and indirect impacts of this Project, as well as the cumulative impacts associated with other past, present, and reasonably foreseeable future projects. This document analyzes the environmental effects of the Project to the degree of specificity appropriate to the actions allowed by the Specific Plan, as required under Section 15146 of the State CEQA Guidelines. While Section 15146(b) of the CEQA Guidelines states that the EIR evaluating a plan need not be as detailed as that for a specific construction project, CEQA guidelines 15182 allows for certain development projects that are consistent with the Specific Plan to be exempt from further CEQA review. As such, this EIR identifies potentially significant impacts resulting from construction and operation of development within the boundaries of the Specific Plan that is consistent with the Specific Plan, and provides mitigation measures to reduce or avoid significant effects.
1.2 CEQA PROCESS
A principal objective of CEQA is that the environmental review process be a public one. In meeting this objective, the EIR must inform members of the public, decision makers, and technically oriented reviewers of the physical impacts associated with a proposed project. To this end, this EIR has been written to make it more understandable for nontechnically oriented reviewers while providing the technical information necessary for City personnel to proceed with the processing of the Project.
The CEQA Guidelines outline a process for environmental review that includes a series of steps that must be completed prior to a final decision on the Project.
A Notice of Preparation (NOP) was prepared and distributed on November 2, 2022, and a public scoping meeting was held on November 16, 2022, in the City Council Chambers of the City of San Dimas. The Project as described in the NOP was a draft concept of the Specific Plan. Though the plan has been refined since the scoping meeting, the plan is substantially the same in concept and scope and therefore no new NOP is necessary.
CEQA requires that the Lead Agency provide the public and agencies the opportunity to review and comment on the DEIR. The DEIR will be circulated for a 45-day review and comment period, starting June 7, 2024 and ending July 22, 2024. Copies of this Draft EIR have been sent to the State Clearinghouse, responsible agencies, and agencies that commented on the NOP. The Notice of Availability, with directions on how to access the DEIR, has been sent to all other interested parties that have requested notice. The EIR has been provided to all parties who have previously requested copies and has been made available for public review at the Planning Division in City Hall and on the City’s website at:
https://sandimasca.gov/departments/community_development/planning_division/downtown_specific_ plan.php
1.0 Introduction
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 1.0-3 June 2024
After completion of the review period, a Final EIR will be prepared that includes responses to comments submitted on the DEIR and any necessary corrections or additions to the DEIR. The Final EIR will be made available to agencies and the public prior to the City making a determination on the Project. Once the Final EIR is complete, the City may prepare Findings of Fact pursuant to CEQA Guidelines Section 15091 and issue a Notice of Determination pursuant to CEQA Guidelines Section 15094, the final step in the CEQA process.
1.3 ORGANIZATION OF THIS REPORT
A description of the organization of this EIR and the content of each section is provided below to assist the reader in using this EIR as a source of information about the Project.
Executive Summary contains a brief summary of the Project; potential significant effects with proposed mitigation measures; alternatives; areas of controversy known to the Lead Agency, including issues raised by agencies and the public; and issues to be resolved.
Section 1.0: Introduction contains introductory information on the CEQA process and organization of the EIR.
Section 2.0: Project Description presents a detailed description of the Project.
Section 3.0: Environmental Setting describes the existing conditions within the Project area as a baseline against which potential impacts are evaluated.
Section 4.0: Environmental Impact Analysis contains analysis of the impacts of the Project and identifies mitigation measures where appropriate.
Section 5.0: Other CEQA Considerations discusses other topics identified in Sections 15126.4 and 15126.6 of the State CEQA Guidelines.
Section 6.0: Alternatives discusses and analyzes alternatives to the Project in accordance with the requirements of CEQA.
Section 7.0: Effects Found Not To Be Significant provides a description of topics that were not analyzed in detail yet determined not to be significant.
Section 8.0: Organizations and Persons Consulted lists persons involved in the preparation of this Draft EIR or who contributed information incorporated into this Draft EIR.
1.0 Introduction
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 1.0-4 June 2024
Section 9.0: References lists the principal documents, reports, maps, and other information sources referenced in this EIR.
Appendices to this EIR include technical information, studies, and other materials used in the preparation of this EIR.
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 2.0-1 June 2024
2.0 PROJECT DESCRIPTION
2.1 INTRODUCTION
This section of the Draft Environmental Impact Report (Draft EIR) describes the location, objectives, and characteristics of the proposed Downtown Specific Plan (“DTSP”, “Specific Plan”, or “Project”) and the intended uses of this EIR, as required by the California Environmental Quality Act (CEQA) Guidelines.1 A general description of the Project’s technical, economic, and environmental characteristics is provided in this section.
2.2 PROJECT LOCATION AND BOUNDARIES
The DTSP Project Area (“Project Area”) is located in the City of San Dimas (“City”) within Los Angeles County, California, as shown in Figure 2.0-1: Regional Location Map. The City is located along the foothills of the San Gabriel Mountains and lies approximately 28 miles east/northeast of Downtown Los Angeles.
The City is surrounded by the Cities of Glendora and Covina, and unincorporated areas of Los Angeles County to the west, the City of La Verne and unincorporated areas of Los Angeles County to the to the east, the San Gabriel Mountains range to the north, the City of Pomona to the southeast, and the City of Walnut to the southwest. The City is crossed by the 210 (Foothill), 57 (Orange), and 10 (San Bernadino) freeways.
The Project Area is centered along Bonita Avenue and is generally bounded by the 57 (Orange) freeway to the west, Gaffney Avenue to the east, First Street to the north, and Arrow Highway to the south. The Project Area includes San Dimas City Hall, located on Bonita Avenue, and a future transit station platform, located in the block bounded by Bonita Avenue, Arrow Highway, San Dimas Avenue and Walnut Avenue, as shown in Figure 2.0-2: Local Vicinity Map.
2.3 PROJECT OBJECTIVES
The City of San Dimas has initiated a planning process to create the DTSP that would establish a planning and zoning framework for encouraging transit-oriented development meant to complement a new Metro “A” Line (formerly known as the “Gold”/“L” Line) passenger light rail transit station opening in 2025, while preserving the character of the historic commercial district. The DTSP will include new zoning parameters for housing, retail, employment, and hospitality uses in the downtown area, with a focus on several opportunity sites within walking distance of the transit station, so as to facilitate infill development and adaptive reuse of existing underutilized properties in the downtown area. The DTSP will include newly 1 Section 15124 of the CEQA Guidelines
2.0 Project Description
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 2.0-2 June 2024
created design guidelines for both private development and the public realm in order to encourage future development that meets the community’s standards and expectations while creating a strong sense of community identity and place.
Building on these principles, the purpose of the DTSP is to offer the following:
• A community-supported vision and guiding principles that encourage a vibrant and pedestrian-friendly downtown, and goals and policies to guide decision-makers in achieving the community’s vision for the downtown area.
• Zoning and land uses which encourage the development of new housing, commercial, and recreational opportunities, objective development and design standards to provide clear guidance for property owners, developers, and City staff, and streamlined review and approval processes. • Infrastructure and mobility recommendations to ensure infrastructure is adequately addressed and to promote safe and efficient circulation, active transportation, and complete streets. • Implementation strategies and tools to encourage redevelopment and economic investment of residential and commercial development and to promote projects and partnerships.
2.3 PLAN CHARACTERISTICS
The DTSP is intended to guide future development and use of land within the Project Area through the establishment of a planning and zoning framework for encouraging innovative, transit-oriented development in the greater downtown area while preserving the character of the historic commercial district. The Specific Plan proposes new housing, retail, employment, and hospitality uses within the Project Area, oriented around a new Metro “A” Line passenger light rail and transit station to open in 2025.
The Specific Plan includes development standards, land use regulations, and design guidelines for both private development and the public realm to implement the vision outlined above, consistent with the City of San Dimas General Plan (General Plan) and the requirements for Specific Plans identified in Section 65450-65457 of the California Government Code and the San Dimas Municipal Code (SDMC).
Regional Location Map
FIGURE 2.0-1
393-001-23
APPROXIMATE SCALE IN MILES
0 0.5 1 2
N
SOURCE: San Dimas Downtown Specific Plan - 2023
Local Vicinity Map
FIGURE 2.0-2
393-001-23
SOURCE: San Dimas Downtown Specific Plan - 2023
N
2.0 Project Description
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 2.0-5 June 2024
Land Use
The DTSP would facilitate the development of a pedestrian and transit-oriented downtown district centered on the city’s existing historic main street and designed to complement the new Metro “A” Line Station, as shown in Figure 2.0-3: Land Use and Regulating Plan.
Within the DTSP Project Area, the following land use areas and zoning designations are proposed to facilitate future development that is context-specific and that serves the Plan’s goals as detailed in Section
2.2 above: Gateway Village West, oriented around the western gateway area of downtown; Gateway Village East, the transitional area spanning from the eastern entrance into downtown to the cluster of civic uses concentrated around the intersection of Bonita and Walnut Avenues; Transit Village, focused on station-adjacent parcels and blocks; Town Core, centered on the traditional historic downtown; Public/Semi-Public, in which public and semi-public facilities are situated; and Open Space, which includes designated sites for outdoor recreation, educational, and public health and safety uses.
The Gateway Village West area is where redevelopment is encouraged and would help bring more activity and vibrancy to the western gateway area of downtown. Building forms may be traditional mixed-use styles in design but are more likely to be horizontally mixed/blended uses allowing for different building types and forms. This would also offer flexibility and creativity in integrating residential and commercial uses within projects. Commercial and open space amenities would be required in new residential developments to serve the future residents and the community at large.
The Gateway Village East area marks the eastern entrance into the downtown area. A transitional area that spans from the eastern boundary of downtown towards the civic uses concentrated at the intersection of Bonita and Walnut Avenues, the Gateway Village East area contains both established uses, undeveloped land, and underutilized sites which present valuable development and redevelopment opportunities. As this area abuts established residential uses to the north and east, thoughtful and anticipatory development standards and design guidelines have been developed to ensure that new development is compatible with existing surrounding uses. A variety of uses will be allowed within the area, including residential, commercial, retail, restaurant, office, and service uses.
2.0 Project Description
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 2.0-6 June 2024
The Transit Village area is focused on station-adjacent parcels and blocks. The Transit Village concept should build upon the success of the existing Grove Station project, and new development/redevelopment is encouraged to incorporate similar site design, building form, and architectural elements. Development standards within the area will allow for higher density than the Town Core area to capitalize on the proximity to the future station. A variety of uses will be allowed, including residential, commercial, retail, restaurant, and service uses.
The Town Core area is the traditional, historic downtown segment of the specific plan area. New development and redevelopment projects are required to retain and reflect the historic feel and scale of the buildings along Bonita Avenue in the historic heart of downtown, generally from Cataract Avenue to San Dimas Avenue. Preservation, rehabilitation, and adaptive re-use of historic buildings is strongly encouraged. Pedestrian-oriented uses are required on ground floor street frontages. Building form and site design shall match the historic town core. Commercial vernacular building styles and traditional mixeduse building concepts should be implemented. Maximum setbacks are encouraged (zero to 25 feet, based on site location). New development or redevelopment within the Town Core shall be architecturally compatible with the existing historic buildings within the area.
The Public/Semi-Public zone distinguishes sites designated for public and semi-public uses for the growth and general welfare of the City as a whole. This zoning designation allows for joint use and joint development opportunities between public, semi-public, and private uses, which may include, but are not limited to parks, plazas, parking facilities, and transit-serving facilities.
A commercial use overlay is applied on the south side of Bonita Avenue between Acacia Street and Cataract Avenue, from the northern property line extending 100 feet to the south. In addition to the Public/Semi-Public standards, all commercial uses that are permitted in the Town Core district would apply in the overlay district. Commercial uses in the overlay would be subject to the development standards, design standards and guidelines, and permitting processes that are applicable to the Town Core zone.
The Open Space zone will promote and protect open space and the preservation of natural resources in the City for outdoor recreation and education, as well for public health and safety.
Land Use and Regulating Plan
FIGURE 2.0-3
343-001-21
SOURCE: San Dimas Downtown Specific Plan - 2023
APPROXIMATE SCALE IN FEET
375 750
N
0 1500
2.0 Project Description
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 2.0-8 June 2024
Height limits, development standards, and limits on residential densities for each of the land use areas/zones included in the Specific Plan are detailed in Table 2.0-1: Land Use Summary Table.
The policies, standards, requirements, and procedures provided in the Project would supersede any conflicting provisions of the San Dimas Municipal Code (SDMC), including the Zoning Ordinance of the City of San Dimas (Title 18 to the SDMC). Any subsequent tract or parcel maps, development agreements, local public work projects, zoning text or map amendments, and any action requiring ministerial or discretionary approval in the Project area must be consistent with the DTSP. In addition, development plans initiated pursuant to the Specific Plan following its adoption would need to meet sustainability criteria including the most recent Passive Design Handbook by the California Sustainability Alliance, sustainable landscape and stormwater runoff design recommendations in the Urban Street Stormwater Guide published by the National Association of City Transportation Officials (NACTO); solar panels; and bicycle facilities.
Table 2.0-1: Land Use Summary Table
District Max # of Stories Max FAR Max Residential Density Gateway Village West 4 2.0 45 du/acreA
Gateway Village East 3 1.75 35 du/acreB
Transit Village 4 1.75 40 du/acre
Town Core 3 1.5 30 du/acre
Public/Semi-Public N/A N/A N/A
Notes:
A: Sites designated as Housing Element Opportunity Sites shall yield a minimum density as prescribed within the Housing Element.
B: US Forestry site has a density of 45-55 du/acre.
2.4 DEVELOPMENT POTENTIAL
As described above, the Project creates a framework for future development within the Plan Area. For the purposes of CEQA analysis, the following use-mix and development intensity presented in Table 2.0-2:
Assumed Project Buildout below is assumed to be a potential outcome of the Project. Of possible development scenarios for the Plan Area, this represents the most intense, yet feasible buildout. Though conceptual, this is considered a maximum development capacity used for analysis purposes. The potential residential development is equivalent to 3,687 dwelling units. Development would not occur all at once.
For purposes of analysis, the development potential identified below is assumed to occur over a 20-year period.
2.0 Project Description
City of San Dimas Community Development Department
Downtown Specific Plan Draft EIR 2.0-9 June 2024
Table 2.0-2: Assumed Project Buildout
Land Use Building SF Acreage
Residential (Total) 6,798,790 88.9
Residential Low (15%) 1,019,818 13.3
Residential Medium (85%) 5,778,971 75.6
Commercial 1,148,888 51.1
Office 313,085 20.5
Industrial 60,027 3.9
Institutional 55,745 3.7
2.5 INTENDED USES OF THIS EIR
As defined in Section 15168 of the CEQA Guidelines, this EIR evaluates the broad environmental effects with the expectation that the analysis will be adequate for much of the future development that occurs within the Specific Plan Area, with the acknowledgement that subsequent, project-specific environmental review may be required for particular aspects of projects at the time of project implementation.
Furthermore, pursuant to CEQA guidelines 15182, projects that are consistent with this specific plan would be exempt from further CEQA review.
2.6 AGENCY ACTIONS AND APPROVALS
To implement the Project, discretionary action and associated Project approvals would be required from the lead and responsible agencies as identified below.
The City of San Dimas has primary approval responsibility for the Project. As such, the City serves as the Lead Agency for this Draft EIR pursuant to State CEQA Guidelines Section 15050. The City’s Planning Commission will evaluate this Draft EIR and the Project-related discretionary applications and make a recommendation to the City Council whether the Project’s discretionary applications should be approved and the Draft EIR should be certified. The San Dimas City Council is the decision-making authority for the Project and will consider the Project along with the Planning Commission’s recommendations and will make a final decision to approve, approve with changes, or deny the Project. The City will consider the information contained in this Draft EIR and the Project’s administrative record in its decision-making processes.
City of San Dimas 3.0-1 Community Development Department Downtown Specific Plan Draft EIR June 2024
3.0 ENVIRONMENTAL SETTING
Section 15125 of the CEQA Guidelines requires that an EIR include a description of the existing environment. This section provides a general overview of the environmental setting of the Project.
Additional information on existing conditions is provided as relevant within each Environmental Impacts and Analysis subsection.
3.1 LOCATION
The City of San Dimas (the City) is located at the eastern edge of Los Angeles County, approximately 25 miles east of Los Angeles along the foothills of the San Gabriel Valley. The City is surrounded by the Cities of Glendora and Covina, and unincorporated areas of Los Angeles County to the west, the City of La Verne and unincorporated areas of Los Angeles County to the east, the San Gabriel Mountains range to the north, the City of Pomona to the southeast, and the City of Walnut to the southwest. The City is crossed by the 210 (Foothill), 57 (Orange), and 10 (San Bernardino) freeways.
Major east-west thoroughfares providing access include Arrow Highway, Foothill Boulevard (Historic Route 66), and Bonita Avenue, on which San Dimas’ historic downtown is centered. Major north-south thoroughfares include Lone Hill Avenue, the 57 (Orange) Freeway, San Dimas Avenue, Walnut Avenue, and San Dimas Canyon Road.
The Specific Plan’s Project area is centered along Bonita Avenue, the City’s historic and civic core, and is bounded by the 57 (Orange) freeway to the west, San Diman Canyon Road to the east, 2nd Street to the north, and Arrow Highway to the south. Refer to Figure 2.0-2 for the Specific Plan Boundaries. The Downtown Specific Plan (DTSP) area is 202 acres in size and roughly divided from the northwest to the southeast by the Metro “A” Line (formerly known as the “Gold”/“L” Line) right-of-way, which intersects with Bonita Avenue at Cataract Avenue. The San Dimas Station of the Metro “A” Line is situated at San Dimas Avenue, just south of Bonita Avenue. The Downtown Specific Plan boundaries intentionally excluded the existing established single-family neighborhoods that surrounds the commercial core, to focus on areas of potential growth.
3.2 EXISTING LAND USES
The City of San Dimas contains a population of approximately 34,000 and is known for the its 19th century historical character, its historic downtown core, and its varied residential neighborhoods.
The Project Area consists of portions of the existing downtown area of San Dimas and the surrounding Town Core area. The surrounding established single-family residents are intentionally not included in the Project Area. Most properties within the Study Area have been previously developed, with uses including
3.0 Environmental Setting
City of San Dimas 3.0-2 Community Development Department Downtown Specific Plan Draft EIR June 2024
commercial, multi-family, and public facilities. Between the 57 (Orange) freeway and North Eucla Avenue, existing development uses can be characterized as highway-oriented commercial, including a hotel, autooriented commercial strip development, and several big-box retailers. Between North Eucla Avenue and South Cataract Avenue, there are two vacant properties, a restaurant, a bowling alley, and a small number of professional offices. East of South Cataract Avenue, existing development along Bonita Avenue primarily includes both auto-oriented and street-facing commercial properties, parking lots, and, east of South Walnut Avenue, a small number of multi-family residential properties. A complex of public facilities, including the San Dimas City Hall, the San Dimas Library, Civic Center Park, United States Post Office, Los Angeles County Fire Department Station 64, and the San Dimas Sheriff’s Office are located at the corner of Bonita and South Walnut Avenues.
The surrounding area includes residential neighborhoods to the north, the remainder of the Bonita Avenue commercial corridor to the east, industrial, office, and multi-family areas to the south and southwest, and big-box retail commercial shopping areas to the west, opposite the Orange Freeway.
3.3 PLANNING FRAMEWORK
California Planning and Zoning Law requires each city to prepare and adopt “a comprehensive, long term general plan for the physical development” of land within its jurisdiction. Under Gov. Code Section 65302, each General Plan must include a land use element that designates the general distribution, location and extent of the uses of the land.
The San Dimas General Plan is the blueprint for future growth and development in the City. The land use element of the General Plan is developed based on a community vision to establish a pattern for compatible land uses which reflect existing conditions, approved land use, open space areas, and to guide future development. The Plan area is currently designated in the General Plan as a range of commercial, residential, and institutional uses. In addition, the Land Use Element contains the following land use goals:
1. Maintain the rural small-town low-density atmosphere of San Dimas.
2. Preserve the integrity of the foothills, including the northern foothills, Puddingstone Hills, and Way Hill.
3. Ensure that all portions of the City are adequately served with essential services, utilities, and recreational and open space facilities.
4. Plan and create an urban form that effectively utilizes urban infrastructure and services. Plan for orderly growth rather than “leapfrog” development.
5. Provide well planned commercial centers and nodes. Discourage “strip” commercial development.
6. Revitalize and improve downtown as a community focus.
3.0 Environmental Setting
City of San Dimas 3.0-3 Community Development Department Downtown Specific Plan Draft EIR June 2024
7. Maintain existing mobile homes to meet the need for affordable housing stock for the citizens of San Dimas.
8. Ensure adequate community participation in planning for the future of San Dimas.
9. Enhance a unified and high-quality visual image for the City.
10. Development of the northern foothills area shall maximize preservation of the natural environment, recognize the opportunities and constraints that the land imposes, and accommodate such development as can be designed to minimize impacts on the natural environment and protect public health and safety.
The City also maintains a set of Town Core Design Guidelines, adopted by the City Council in 1993 following a survey of historic properties conducted in 1991. The design guidelines were prepared to help building owners preserve and rehabilitate the historic buildings located in the designated area. The Town Core Design Guidelines were last updated in 2010 with the City Council’s adoption of the Town Core Fence and Wall Standards, which provide specifications regarding permitted fence and walls for properties located in the Town Core area. For properties that are in the Town Core but fall outside the Specific Plan, such as the single-family residential homes along the Plan’s boundary, the existing Town Core Design Guidelines are to be used for any review of the existing structures.
California Government Code, Title 7, Division 1, Chapter 3, Article 8, Section 65450 through 65457, states that a city may prepare a Specific Plan “for the systematic implementation of the general plan…” A specific plan must include text and diagrams that specify the distribution, location, and extent of uses of land and infrastructure within the plan area, standards for development, and a program of implementation. As expressed in California law, Specific Plans may be adopted either by ordinance or by resolution.
The regulations of the Specific Plan are applied in addition to the provisionsset forth in the City’s Municipal Code, however, the Specific Plan preempts the Municipal Code in any instances of conflicting regulations.
The City’s Municipal Code will be amended to include the Specific Plan’s zoning designation and land use.
3.4 PUBLIC FACILITIES AND SERVICES
The Los Angeles County Sheriff’s Department (LASD) provides general law enforcement, detention, and court services for the residents, business owners, and visitors of Los Angeles County. LASD provides law enforcement services to the City of San Dimas by contract and maintains a station in San Dimas. There are fourteen City operated recreational facilities, which include twelve parks, a Swim and Racquet Club, and the Sportsplex, constituting together about 177 acres. The City contracts with Waste Management for curbside and business trash and recycling.
3.0 Environmental Setting
City of San Dimas 3.0-4 Community Development Department Downtown Specific Plan Draft EIR June 2024
Fire Protection Services are provided by the Los Angeles County Fire Department (LACFD). LACFD provides full fire protection services including air and wildland fire support, emergency medical, and fire prevention.
The Department also has countywide resources that may be called upon if needed.
Bonita Unified School District (BUSD), Glendora Unified School District (GUSD), Covina-Valley Unified School District (C-VUSD), Charter Oak Unified School District (COUSD), and Pomona Unified School District (PUSD) serve the Los Angeles County communities of San Dimas, Covina, Pomona, La Verne, and part of Glendora. BUSD is headquartered in San Dimas and has 14 schools, including elementary, middle, and high schools. GUSD is headquartered in Glendora, and COUSD in Covina, and both have a total of 10 K through 12 schools each. C-VUSD is headquartered in Covina and has a total of 19 schools. PUSD is based in Pomona and is the largest of the school districts with a total of 41 schools.
Water services to the City is provided by Golden State Water Company; wastewater is handled by the Los Angeles County Sanitation Districts. Utilities and services will not be altered by the implementation of the Downtown Specific Plan.
Metrolink and Metro rail utilize the rail line through San Dimas. There is an existing Metrolink stop and a planned Metro rail station with the expansion of the “A” Line. Foothill Transit provides bus service, connecting San Dimas with neighboring communities.
City of San Dimas 4.1-1 Community Development Department Downtown Specific Plan Draft EIR June 2024
4.1 AIR QUALITY
4.1.1 THRESHOLDS OF SIGNIFICANCE
The following thresholds for determining the significance of impacts related to air quality are derived from the environmental checklist form contained in Appendix G of the most recent update of the State CEQA Statutes and Guidelines.
Would the project:
a. Conflict with or obstruct implementation of the applicable air quality plan? b. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or State ambient air quality standard? c. Expose sensitive receptors to substantial pollutant concentrations? d. Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
4.1.2 ENVIRONMENTAL SETTING
Existing Conditions
Criteria Air Pollutants
The criteria air pollutants that are most relevant to current air quality planning and regulation in the South Coast Air Basin (SCAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD), include ozone (O3), carbon monoxide (CO), nitrogen dioxide (NO2), respirable particulate matter (PM10), fine particulate matter (PM2.5), sulfur dioxide (SO2), and lead (Pb). In addition, volatile organic compounds (VOC) and toxic air contaminants (TACs) are a concern in the SCAB but are not classified under Ambient Air Quality Standards (AAQS). The characteristics of each of these pollutants are briefly described below.
The State AAQS and their attainment status in the SCAB for each of the criteria pollutants are summarized in Table 4.1-1: Ambient Air Quality Standards and Attainment Status. The term “nonattainment area” is used to refer to an air basin in which one or more ambient air quality standards are exceeded. Under federal and State standards, the SCAB is currently designated as nonattainment for O3 and PM10.
4.1 Air Quality
City of San Dimas 4.1-2 Community Development Department Downtown Specific Plan Draft EIR June 2024
Table 4.1-1: Ambient Air Quality Standards and Attainment Status Pollutant Averaging Period
California Federal
Standards Attainment
Status Standards Attainment Status
Ozone (O3)
1-hour 0.09 ppm
(180 µg/m3) Nonattainment
—
Nonattainment
8-hour 0.070 ppm
(137 µg/m3
)
0.070 ppm
(137 µg/m3)
Nitrogen
Dioxide (NO2)
Annual Arithmetic
mean
0.03 ppm
(57 µg/m3)
Attainment
0.053 ppm
(100 µg/m3) Unclassified /
Attainment
1-hour 0.18 ppm
(339 µg/m3
)
0.100 ppm
(188 µg/m3
)
Carbon
Monoxide (CO)
8 hours 9.0 ppm
(10 mg/m3)
Attainment
9 ppm
(10 mg/m3) Unclassified /
Attainment
1 hour 20 ppm
(23 mg/m3
)
35 ppm
(40 mg/m3
)
Sulfur Dioxide
(SO2)
1 hour 0.25 ppm Attainment 0.075 ppm Attainment
24 hour 0.04 ppm —
Lead (Pb)
30-day average 1.5 µg/m3
Attainment
— Unclassified /
Attainment Rolling 3-month
average — 0.15 µg/m3
Respirable
Particulate
Matter (PM10)
24 hour 50 µg/m3
Nonattainment
150 µg/m3
Nonattainment Annual arithmetic
mean 20 µg/m3 —
Fine Particulate
Matter (PM2.5)
24 hours —
Attainment
35 µg/m3
Unclassified /
Attainment Annual arithmetic
mean 12 µg/m3 12 µg/m3
__________
Source: California Air Resources Board website at: https://www.arb.ca.gov/research/aaqs/aaqs2.pdf (accessed July 2023) and CARB, “Area Designations Maps/State and National,” http://www.arb.ca.gov/desig/adm/adm.htm (last reviewed December 28, 2018).
Note: ppm = parts per million.
Ozone (O3)
O3 is a highly reactive and unstable gas that is formed when reactive organic gases (ROGs), sometimes referred to as VOC, and nitrogen oxides (NOx), byproducts of internal combustion engine exhaust, undergo slow photochemical reactions in the presence of sunlight. O3 concentrations are generally highest during the summer months when direct sunlight, light wind, and warm temperature conditions are favorable to the formation of this pollutant.
4.1 Air Quality
City of San Dimas 4.1-3 Community Development Department Downtown Specific Plan Draft EIR June 2024
Individuals exercising outdoors, children, and people with preexisting lung disease such as asthma and chronic pulmonary lung disease are considered to be the most susceptible sub-groups for ozone effects.
Short-term exposures (lasting for a few hours) to O3 at levels typically observed in Southern California can result in breathing pattern changes, reduction of breathing capacity, increased susceptibility to infections, inflammation of the lung tissue, and some immunological changes. Elevated ozone levels are associated with increased school absences. In recent years, a correlation between elevated ambient ozone levels and increases in daily hospital admission and mortality rates have also been reported. An increased risk for asthma has been found in children who participate in multiple sports and live in high ozone communities.
Ozone exposure under exercising conditions is known to increase the severity of the observed responses mentioned above. Animal studies suggest that exposure to a combination of pollutants that include ozone may be more toxic than exposure to ozone alone. Although lung volume and resistance changes observed after a single exposure diminish with repeated exposures, biochemical and cellular changes appear to persist, which can lead to subsequent lung structural changes.
Carbon Monoxide (CO)
CO is a colorless, odorless gas produced by the incomplete combustion of carbon-containing fuels, such as gasoline or wood. CO concentrations tend to be the highest during the winter morning, when little to no wind and surface-based inversions trap the pollutant at ground levels. Because CO is emitted directly from internal combustion engines, motor vehicles operating at slow speeds are the primary source of CO in the SCAB. The highest ambient CO concentrations are generally found near congested transportation corridors and intersections.
Individuals with a deficient blood supply to the heart are the most susceptible to the adverse effects of CO exposure. The effects observed include earlier onset of chest pain with exercise, and electrocardiograph changes indicative of worsening oxygen supply to the heart. Inhaled CO has no direct toxic effect on the lungs but exerts its effect on tissues by interfering with oxygen transport by competing with oxygen to combine with hemoglobin present in the blood to form carboxyhemoglobin (COHb). Hence, conditions with an increased demand for oxygen supply can be adversely affected by exposure to CO. Individuals most at risk include patients with diseases involving heart and blood vessels, fetuses, and patients with chronic hypoxemia (oxygen deficiency) as seen in high altitudes.
Reduction in birth weight and impaired neurobehavioral development has been observed in animals chronically exposed to CO resulting in COHb levels similar to those observed in smokers. Recent studies have found increased risks for adverse birth outcomes with exposure to elevated CO levels. These include pre-term births and heart abnormalities. Additional research is needed to confirm these results.