San Dimas City Council
September 24, 2024

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INFRASTRUCTURE
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Holistically, the DTSP area has adequate distribution piping to serve the full 2045 buildout. Each zone has access to 6”, 8”, 10” and/or 12” water lines, which will serve the future demand without exceeding the headloss requirement. The DTSP area is also bordered to the south by 14”, 20”, and 24” mains, which allow for service lines to be upsized if necessary.

Outlined in Figure 7.2-3, an area of concern is the Gateway Village - West district.

The peak instantaneous flow requires at least a 10” pipe to maintain the headloss requirement. While the district has 10” and 12” lines to serve the demand, there are stretches of 6” and 8” lines that would restrict the amount of flow to any new development. Similarly, the areas serviced South of Bonita Avenue and East of San Dimas Avenue do not have high interconnectivity and are serviced by smaller waterlines.

If the areas are to be developed, the City will need to be mindful when connecting new services to the lines in this district. The City could either elect to upsize existing waterlines in these areas or increase interconnectivity by adding more lines and reducing overall headloss.

This analysis is based off an assumption of flows into the districts of the DTSP area that are independent of factors in the surrounding area. Golden State Water Company will have to perform a holistic analysis to confirm and address these observations and concerns.

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Figure 7.2-3 Water System Map – Areas of Concern

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7.3 SANITARY SEWER SERVICE

7.3.1 SANITARY SEWER SERVICES EXISTING CONDITIONS
Two sanitary systems exist within the DTSP area: local collection lines and trunk sewers. The local collection lines are a series of 8”, 10”, and 12” gravity mains with 4” and 6” laterals connecting to existing houses and buildings. All of these sewers are composed of vitrified clay pipe (VCP), lined clay pipe (LCP) or lined vitrified clay pipe (LVCP). All local sewer lines are owned by the City of San Dimas and operated/maintained by the Los Angeles County Department of Public Works (LACDPW) through their Consolidated Sewer Maintenance District (CSMD). The trunk line sewers are operated/maintained by the Los Angeles County Sanitation District (LACSD).

The DTSP area has one sanitary sewer lift station which is located in the Northwest portion of the DTSP area (shown in Figure 7.3-1 as a red circle), which pumps the sewage from the area into the 12” gravity line along Arrow Highway. Sanitary lift stations are used where elevation changes do not allow gravity flow into the larger collection units. Based on topography of the area, this lift station collects sewage from the mixed-use area of the Northwest corner near Arrow Highway.Figure 7.3-1 illustrates the existing sanitary sewer service within the DTSP area. This map shows the location of lines, as well as the size and type of sewer. The trunk sewers in this area are between 12” and 24”.

In 2015, the sewers in the DTSP area were inspected by the County using a CCTV inspection protocol for both structural and maintenance defects.

During the inspection, the sewers were rated using the following criteria:
• Grade 1 - Minor: Minor or no defects; unlikely to fail in the foreseeable future.
• Grade 2 - Minor to Moderate: Defects that have not begun to deteriorate; estimated to fail in 20+ years.
• Grade 3 - Moderate: Moderate defects that will continue to deteriorate; estimated to fail in 10-20 years.
• Grade 4 - Significant: Severe defects that will become grade 5 defects in the foreseeable future; estimated to fail in 5-10 years. • Grade 5 - Most Significant: Defects requiring immediate attention; has failed or will fail within 5 years.

The DTSP was rated on maintenance and structural defects using this scale.

Approximately, 85 percent of pipe inspected was in minor to moderate condition. Only 15 percent of pipe will require immediate attention in the near future. After condition assessment, any areas in significant or most significant condition were scheduled to be fixed within 24 months as part of an Accumulative Capital Outlay Project. Maintenance defects include grease build ups, line sags, etc., that do not structurally damage the pipe, but could potentially cause flow issues. Figure 7.3-2, taken from the County’s inspection report with the DTSP boundary overlaid, shows the ratings of each pipe in the DTSP area from the 2015 sanitary assessment.

There are two trunk sewers, owned and operated by LACSD, that area in the DTSP. The northern trunk sewer, while traveling through the DTSP, is a concentrate only sanitary line from the nearby water plant. This trunk sewer does not collect sewage from the DTSP. The northern concentrate trunk sewer main starts north of the DTSP area on Juanita Avenue and continues on Third Street before heading south on North Acacia Avenue into the DTSP area. It then heads west through the Bonita Avenue line out of the DTSP area. The main southern trunk sewer, which services the area, starts east of the DTSP. The DTSP has two sections of trunk sewer in the DTSP – one starting at the intersection of Bonita Avenue and Walnut Avenue, the other starting at Acacia Avenue, just south of Pioneer Park. The sections flow south and connect into the main trunk line on the southern edge of the DTSP area.

The trunk sewers are between 12” and 24” before expanding outside the DTSP area. The trunk sewers are non-reinforced concrete pipe and have had no known issues in the DTSP area. A detailed sewer flow analysis study shall be conducted to fully capture the effect of the sewer flow outside of the DTSP. Page 937 – 1497
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Figure 7.3-1 Sanitary Utilities Map – Pipe Size

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Figure 7.3-2 Sanitary Ratings Map

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7.3.2 SANITARY SEWER SERVICES FUTURE CONDITIONS
To analyze the future sanitary sewer conditions, it is assumed that the sewer collection demand is equal to the water distribution demand. This assumption does not account for inflow and infiltration flows. Additionally, the following assumptions were considered to examine the capacity of the 8”, 10”, and 12” sewer services:
• “Full capacity” considered to be 50%
• Minimum slope 8”: 0.40%
• Minimum slope 10”: 0.28%
• Minimum slope 12”: 0.22%
Sewer services in the DTSP area will need to be expanded in order to accommodate the proposed land use buildout. There are large sections of Transit Village and smaller sections of the East and West Gateway Villages that do not have many, or any, main lines. To accommodate the desired residential influx, services connecting into the trunk lines will need to be constructed.

An area of concern is in the southeastern area of the Gateway Village - West district. This portion of the district is bordered by 8” sanitary sewer lines on the east and west, and a 10” line to the north. The total sanitary flow for the district (Seen in the Table in Section 2.2) exceeds the above rated “full” capacity of 8” and 10” lines, therefore residential and other development may be restricted. A 12” sanitary sewer line would accommodate the expected total flows for the district, which identifies a possibility of the existing 12” line being utilized to route the district’s flow to the trunk sewer. However, that would have to be determined during district planning.

Another area of concern is in the region of the DTSP area east of San Dimas Avenue, which includes the Gateway Village - West, Public/Semi-Public, and Transit Village zones. As the Transit Village is anticipated to increase development in the area it is anticipated demands will increase with higher trafficked areas. This section of the DTSP area could potentially be zoned for residential purposes, and therefore would require sewer services.

The few 8” lines in the area are of an adequate size, however they are currently not disbursed enough to provide sufficient collection for new development. As the DTSP area is developed further, additional sewer service will need to be implemented.

A final area of concern is the lift station in the Northwest corner of the DTSP area. Small lift stations are traditionally sized for known flow rates with minimal variances in design. If the area were to undergo significant changes affecting wastewater flow, it could potentially require modifications to the lift station (wetwell or pump upsizing, increased diameter of force main, etc.). As the lift station collects flow from a relatively small area of the DTSP area, it is anticipated that if modifications are required, they will be minimal.

The areas of concern can be seen in Figure 7.3-3.

If flows are to increase significantly, a larger trunk line will have to be installed. It is unknown the extent of changes in the DTSP area which would affect the sizing of the trunk line, increases in sewage quantity and quality can vary with introduction of new housing, mixed use development, or commercial business. Until the DTSP area is developed further, an accurate estimation and evaluation cannot be performed to identify the appropriate trunk size. At the time development proposals are made to the City, sewer capacity studies will 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

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Figure 7.3-3 Sanitary Sewer Map – Areas of Concern

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7.4 STORM DRAINAGE

7.4.1 STORM SERVICES EXISTING CONDITIONS
Storm water runoff in the DTSP is collected and flood control occurs through a series of gravity storm drains owned and operated by Los Angeles County Flood Control District (LACFCD) and the City of San Dimas.

The major storm drain travels under San Dimas Avenue, with catch basins at most intersections along it. The storm drain begins one half mile north of Bonita Avenue at the intersection of Gladstone Street and Walnut Avenue. The storm drain becomes a 48” drain – named BI 0516 Line A.

The line was installed in 1960, according to Los Angeles County Records.

The storm drain enters a 72” outfall that travels under East Arrow Highway and discharges into a dry-weather stream outletting to Walnut Creek and the Puddingstone Reservoir.

The northeastern portion of the DTSP area drains towards the dry weather stream under Arrow Highway through a small section of collection pipes, connecting at the main 72” outfall. The far east section of the DTSP, which is currently undeveloped, does not have stormwater collections. Smaller catch basins in the northwest portion of the DTSP area drain to the southwest under the Orange Freeway (Highway 57) and under Arrow Highway.

Figure 7.4-1 illustrates the storm drain system within the DTSP area.

It has been reported that localized flooding occurred on the north side of the DTSP area near Cataract Avenue and First Street prior to storm drain system improvements in the area. The DTSP area has areas of small sized residential lots, areas of mixed-use retail and entertainment locations (with large areas of impervious parking lots), and areas of undeveloped lots and parks.

7.4.2 STORM SERVICES FUTURE CONDITIONS
Due to the variety of open area and impervious area in the DTSP area, groundwater infiltration and stormwater runoff will be greatly affected by development in the area. The existing Open Space zone is expected to remain the same in the 2045 buildout, at 7.3 acres. This would maintain the pervious area and continue to allow groundwater infiltration at the same rate.

Alterations of streets or increase of impervious surfaces would be required to meet existing design standards of Los Angeles County and the City of San Dimas. The existing storm drain system is designed for a 10-year storm event.

Los Angeles County identifies that infrastructure be designed for 25-year storm event conveyance with overrun from storm sewers to be conveyed by the streets. Addition of impervious surface or reconfiguration of the streets would have to be designed within these constraints. Stormwater mitigation efforts for new developments – such as semi-permeable construction, rain gardens, stormwater detention basins, etc. could all be used to alleviate instantaneous runoff to decrease strain on the storm sewer system.

With any development, holistic analyses of existing to proposed impervious areas are required to examine the resulting changes in runoff flows. If these pervious surfaces are replaced with impervious surfaces, such as the development of the planned Metro A Line station, more storm drain capacity may be required. The station is proposed to be located off Bonita Avenue and San Dimas Avenue which is currently developed space with a small section of pervious area between the road and parking lot. There is also a bridge planned for Bonita Avenue and Cataract Avenue, which will occupy a large area of currently undeveloped surfaces on the south side. The far east portion of the DTSP area currently is identified as open space. If that area is developed, it would result in a large increase in impervious surface which will greatly increase stormwater runoff.

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Figure 7.4-1 Storm Drain System Map

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Figure 7.4-2 Storm Drain System Map – Areas of Concern

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As the DTSP area continues to form, it is important to identify when areas of pervious surfaces are being replaced with concrete, asphalt, and other impervious surfaces as they will have a large effect on stormwater collection system. At the time development proposals are made to the City, hydrology and hydraulic studies will be required to determine if existing systems are sufficient for the proposed additional flows and/or to determine the appropriate sizing of any new storm drain system.

7.5 ELECTRICAL SERVICES
Electricity is provided to the Specific Plan area by Southern California Edison (SCE), a private utility company. SCE sets its own service standards, with oversight from the California Public Utilities Commission (CPUC), and facility improvement strategies. Electricity is transmitted by a system comprised of both underground and above-ground/overhead/ aerial power lines that currently supply sufficient electrical service to the Specific Plan area. At the time development proposals are made to the City, the applicant will be responsible for submitting applications to SCE for electrical service. SCE would determine whether adequate capacity is available or whether system upgrades may be required.

7.6 NATURAL GAS
The Southern California Gas Company, a subsidiary of Sempra Utilities (The Gas Company), a private utility company, is the natural gas service provider for the Specific Plan area. Natural gas pipelines exist along major street rights-of-way within the area.

The analysis and decision on capacity to meet future demand under buildout of the Specific Plan will be conducted by the Gas Company in coordination with the City at the time development occurs and building plans are submitted.

7.7 TELECOMMUNICATIONS AND CABLE
Charter Communications and Frontier Communications provide local and long distance communications services in the Specific Plan area. Both companies also provide cable and high-speed internet services. Various wireless carriers provide service within the Specific Plan area. The analysis and decision on capacity to meet future demand under buildout of the Specific Plan will be conducted by the individual telecommunications and cable providers. It is likely that local system upgrades will be required to serve the future build out

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ADMINISTRATION
CHAPTER 8

SAN DIMAS DOWNTOWN SPECIFIC PLAN
CHAPTER 8:

ADMINISTRATION

8.1 General ..............................................................................159

8.2 Land Divisions....................................................................160

8.3 Entitlement Processes Established in
San Dimas Municipal Code................................................160

8.4 Entitlement Processes Established for
Specific Plan Area ..............................................................160

8.5 Non-Conforming Uses and Structures ..............................163

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8.1 GENERAL
The coordinated and systematic administration of the San Dimas Downtown Specific Plan (DTSP) is essential to accomplish the vision for the area’s future. This Administration Section sets forth the administrative processes to review proposed land uses and development.

The San Dimas DTSP serves as the implementation tool for the General Plan and establishes the zoning regulations for the Specific Plan area. All development proposals within the Specific Plan area are subject to the procedures established herein. The standard and other requirements of this Development Code shall be administered and enforced by the Development Services Department, the Planning Commission, and City Council in the same manner as the provisions of the City’s Zoning Code.

8.1.1 AUTHORITY
This Specific Plan was prepared pursuant to the provisions of California Government Code, Title 7, Division 1, Chapter 3, Article 8 (Sections 65450 through 65457), which allows the preparation of specific plans as required for implementation of the general plan.

The Downtown Specific Plan is the regulatory document guiding land use and development within the boundaries identified in this specific plan. Upon adoption, this Specific Plan will serve as zoning for the properties involved. It establishes the necessary plans, development standards, regulations, infrastructure requirements, design guidelines, and implementation programs on which subsequent project-related development activities are to be based. It is intended that local public works projects, design review plans, detailed site plans, grading and building permits, or any other action requiring ministerial or discretionary approval applicable to this area be consistent with this Specific Plan.

8.1.2 INTERPRETATION
In the event of ambiguity or circumstances not specifically provided in this DTSP, the Director of Development Services shall interpret the intent of the land use standards. The director may, at his or her discretion, refer interpretations to the Planning Commission for consideration and action.

Such a referral shall be accompanied by a written analysis of issues related to the interpretation. All interpretations made by the Director may be appealed to the Planning Commission in accordance with SDMC Chapter

18.212, Appeals.

8.1.3 CONFLICT
Where any provision of this Plan and the Municipal Code appear to be in conflict, the provisions of this Plan shall prevail. For matters on which this Plan is silent, the provisions of the Municipal Code shall apply.

8.1.4 SEVERABILITY
If any section, subsection, sentence, clause, phase, or portion of this Specific Plan, or any future amendments or additions, is for any reason held to be invalid or unconstitutional by the decision of any court or competent jurisdiction, such decision shall not affect the validity of the remaining portions of the DTSP, or any future amendments or additions.

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8.2 LAND DIVISIONS
Applications for, as well as processing and approval of proposed divisions of land, including, but not limited to, parcel mergers, lot line adjustments, parcel maps, and tract maps within the Specific Plan Area shall comply with the policies, development standards, and design guidelines contained within this Specific Plan, provisions of the California Subdivision Map Act, the subdivision ordinance of the City of San Dimas (Title 17), and the applicable procedural requirements of the San Dimas Municipal Code.

8.3 ENTITLEMENT PROCESSES ESTABLISHED

IN THE SAN DIMAS MUNICIPAL CODE
The following list highlights some of the chapters within the San Dimas Municipal Code that address specific standards and procedures for the following entitlement reviews and are applicable to such requests for land within the downtown specific plan area. All standards of the SDMC apply unless otherwise amended or replaced by this specific plan. • Chapter 18.12 for Development Plan Review, including new construction, additions, and signs
• Chapter 18.162 for Tree Removal Requests
• Chapter 18.196 for Temporary Use Permits
• Chapter 18.200 for Conditional Use Permits
• Chapter 18.204 for Variances
• Chapter 18.208 for Zone Changes and Amendments, including amendments to this specific plan
• Chapter 18.212 for Appeals

8.4 ENTITLEMENT PROCESSES ESTABLISHED

IN THIS SPECIFIC PLAN
For purposes of streamlining land use and development proposals while also providing standards to protect the public health, safety, and welfare, this Specific Plan provides additional mechanisms to allow the Director of Development Services to approve Minor Use Permits and to make Similar Use Determinations as outlined below. These processes are applicable only to the specific plan area.
• Section 8.4.1 for Minor Use Permits
• Section 8.4.2 for Similar Use Determinations. This process replaces and supersedes SDMC 18.192, Classification of Use, for the specific plan area.

8.4.1 MINOR USE PERMITS
The Minor Use Permit review process provides for a streamlined discretionary review process for land uses that require special consideration due to their type or intensity, but do not necessarily warrant a public hearing or review by the Planning Commission. The Minor Use Permit process allows the Director of Development Services to make determinations on certain land use requests, but still provides for the opportunity for an Administrative Hearing if requested by an applicant or any concerned party. Action on a Minor Use Permit is discretionary, and may include approval, approval with conditions, or denial, based on findings of fact as outlined below. Processing procedures shall be as follows:

A. Application Content. The content of a Minor Use Permit application shall be as prescribed on the application form maintained by the City of San Dimas Planning Division. The fee shall be as established by City Council resolution.

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B. Uses Subject to Minor Use Permit. Uses designated as “MUP” in the Land Use Table contained within Chapter 3, Section 4, Table 3.4-2 may be permitted or conditionally permitted subject to the provisions of this chapter.

C. Director Authority and Right to Forward to Planning Commission. The Development Services Director may approve, conditionally approve, or disapprove Minor Use Permit applications. The Development Services Director may, at his or her sole discretion, require that the Minor Use Permit be referred to the Planning Commission for review and decision.

D. Findings Required. In approving or conditionally approving a Minor Use Permit, the Director or subsequent reviewing body shall make required findings. The findings for a Minor Use Permit shall be the same findings required for a Conditional Use Permit as outlined in SDMC Chapter

18.200, Conditional Use Permits.

E. Tentative Notice of Decision. Before making a final determination on a Minor Use Permit, the Director shall cause a Tentative Notice of Decision to be prepared and mailed to the applicant and all adjacent property owners and tenants. The purpose of this process is to allow for the adjacent property owners and tenants to be informed of the request, to bring any concerns or information regarding the Minor Use Permit request forward for consideration by the Director, and to allow the applicant or any concerned party the opportunity to be heard at an Administrative Hearing by the Director; however, if no Administrative Hearing is requested within 10 days of mailing of the Tentative Notice of Decision, the Director of Development Services may approve, approve with conditions, or deny the request administratively, without a hearing. The Tentative Notice of Action shall:

1. Identify the proposed project and applicant;

2. Describe the relationship of the project to applicable land use and development policies and ordinances;

3. Cite all relevant tentative findings to be made in connection with the action on the project;

4. Note whether the tentative decision is approval, approval subject to conditions, or denial of the Minor Use Permit;

5. List any applicable tentative conditions of approval;

6. Describe the process for which the applicant or any concerned party may request an Administrative Hearing before the Development Services Director; and

7. Note that the tentative decision will become the final action on the project on the 10th day following the mailing date of the Tentative Notice of Action unless an Administrative Hearing is requested, or unless the findings, conditions, or determination are changed as a result of information received after the mailing of the notice and/ or leading up to or at a requested Administrative Hearing, or unless the action is appealed in compliance with SDMC 18.212.

F. Effective Date of Minor Use Permit and Appeal Procedures. A determination on a Minor Use Permit shall become effective 20 days after a decision has been rendered unless an appeal is filed in accordance with SDMC Chapter 18.212, Appeal Procedures.

G. Time Limits. The Director may establish a time limit within which the subject use shall be established. The time limits set by the Director shall be reasonable in relation to the size and nature of the proposed development. In the event no such time limit is established, the use shall commence within two years.

H. Revocation and Modification. Revocation and modification procedures shall be as established for Conditional Use Permits under SDMC 18.200, except that the Director may act in the place of the Planning Commission for Minor Use Permits that were approved at the Director level.

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8.4.2 SIMILAR USE DETERMINATIONS
The land use table does not include all possible uses. When a specific use is not listed and it is unclear whether the use is permitted, permitted with a conditional or minor use permit, or not permitted, the similar use determination allows the Development Services Director to determine whether or not a proposed use is similar to a listed use and whether it may be permitted or permitted with a conditional or minor use permit in a particular zone.

A. Applicability. A similar use determination is required when a use is not specifically listed in this specific plan but may be permitted if it is determined to be similar in nature to a use that is permitted or permitted with a conditional or minor use permit.

B. Initiation. A similar use determination can be initiated by staff or can be initiated by the public using an application maintained by the City of San Dimas Planning Division. The fee shall be as established by City Council resolution.

C. Director Authority and Right to Forward to Planning Commission.

The Development Services Director may prepare a similar use determination. The issuance of a similar use determination is an administrative function of the planning director, and no public hearing or notice is required. The Development Services Director may, at his or her sole discretion, require that the Similar Use Determination be referred to the Planning Commission for review and decision.

D. Findings Required. The Development Services Director shall make a similar use determination after finding all of the following. If the Director does not make all of these findings, he/she shall not make the similar use determination:

1. That the subject use and its operation is consistent with the goals and objectives of the general plan;

2. That the subject use and its operation is consistent with the purposes and intent of the zone and district in which the use is proposed to be located;

3. That the subject use is similar to one or more uses permitted in the zone within which it is proposed to be located. A use shall be deemed to be similar only where the size, scale, design and impact of the uses are comparable. A use shall not be deemed to be similar when the operation of the use involves greater impacts in terms of traffic, parking, noise, glare, odor, refuse or other environmental considerations; generates greater demand for public services; does not have comparable hours of operation; is significantly more intensive in the number of employees, patrons and other users of the facility; and is not complementary to other uses in the zone.

E. Determinations. Determinations shall be made in writing and shall contain the facts that support the determination. The department shall maintain all such determinations on record for review by the general public upon request. The notice of decision shall be provided, in writing, to the applicant and any interested parties who request a copy.

The notice shall include:

1. A brief statement explaining the criteria and standards considered relevant to the decision.

2. A statement of the standards and facts relied upon in rendering the decision.

3. An explanation of appeal rights and appeal deadlines.

F. Appeals. An action on a Similar Use Determination shall become effective 20 days after a decision has been rendered unless an appeal is filed in accordance with SDMC Chapter 18.212, Appeal Procedures.

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8.5 NONCONFORMING USES

AND STRUCTURES
Any existing use or building that becomes nonconforming as a result of the DTSP shall comply with all rules and regulations set forth below.

A. Definitions

1. Nonconforming property means any subdivision of land that was lawfully established and in compliance with all applicable ordinances and laws at the time the property was subdivided.

2. Nonconforming building means any structure, building or improvement upon land, other than land itself including sign that was lawfully established and in compliance with all applicable ordinances and laws at the time the structure, building or improvement was established.

3. Nonconforming use means any use of land that was lawfully established and in compliance with all applicable ordinances and laws at the time the use was established.

4. An existing use shall be deemed a “legal nonconforming use” if prior to its establishment the required permits were obtained, prior to the adoption of the DTSP (i.e., a building permit, conditional use permit, etc.).

5. Structures and uses not having acquired the proper permits shall be considered “illegal” and shall be defined merely as “nonconforming” unless otherwise provided in this section.

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B. Continuation and Maintenance

1. A use lawfully occupying a structure or a site, that does not conform with the use regulations or the development standards for the zone in which the use is located shall be deemed to be a nonconforming use and may be continued, except as otherwise provided in this section.

2. A structure, lawfully occupying a site, that does not conform with the development standards for front yards, rear yards, height, coverage, or distances between structures, for the zone in which the structure is located, shall be deemed to be a non-conforming use and may be continued, except as otherwise provided in this chapter.

3. Routine maintenance and repairs that do not constitute an alteration or addition may be performed on a structure or site when the use is nonconforming, and on a nonconforming structure.

C. Alterations and Additions to Nonconforming Uses and Structures

1. A nonconforming structure, which is nonconforming by reason of its use, shall not be moved, altered, or enlarged unless required by law, or the moving, alternation or enlargement will result in the elimination of the nonconformity, except as otherwise provide in this section.

2. A nonconforming use shall not be enlarged, intensified, or extended in such a way as to occupy any part of the structure or site or enlarged or another structure or site which it did not occupy at the time it became a nonconforming use or in such a way as to displace any conforming use occupying a structure or site, except as otherwise provide in this section.

3. A nonconforming structure shall not be altered or reconstructed so as to increase the discrepancy between existing conditions and the development standards for front yards, side yards, rear yards, height of structures, or usable open space prescribed in the development standards for the zone in which the structure is located.

A nonconforming structure shall not be moved or enlarged unless the new location or enlargement shall conform to the development standards, or usable open space prescribed in the in the development standards for the area designation in which the structure is located.

4. A use which fails to meet the development standards of the area designation in which it is located shall not be enlarged or extended, or shall not have equipment replaced that results in failure to meet development standards sunless the enlargement, extension or replacement will result in elimination of nonconformity with development standards for that area.

D. Discontinuation of Nonconforming Use
Whenever a nonconforming use has been discontinued, or changed to a conforming use for a continuous period of 180 days or more, the nonconforming use shall not be reestablished, and the structure or site thereafter shall be in conformity with the development standards for the zone in which it is located. Discontinuance of a use shall include cessation of the existing nonconforming use, regardless of intent to resume said nonconforming use.

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E. Restoration of Damaged Structure

1. Whenever a structure which does not comply with the standards for front, side, and rear yards; height of structures; distances between structures; and parking facilities as prescribed in the regulations for the zone in which the structure is located, or for the use which does not conform with the regulations for the district in which it is located, is destroyed by fire or other calamity, by act of God, or by the public enemy to the extent of 50% or less, the structure may be restored and the nonconforming use may be resumed, provided that restoration is started within one year and diligently pursued to completion. When the destruction exceeds 50%, or the structure is voluntarily demolished or is required by law to be demolished, the structure shall not be restored except in full conformity with the regulations for the district in which it is located, and the nonconforming use shall not be resumed.

2. The extent of damage or partial destruction shall be based upon the ratio of the estimated cost of restoring the structure to its condition prior to such damage or partial destruction to the estimated cost of duplicating the entire structure, as it existed prior thereto. Estimates for this purpose shall be made by or shall be reviewed and approved by the building official and shall be based on the minimum cost of construction in compliance with the building code.

3. Restoration of a nonconforming use or structure shall require the issuance of a Development Plan Review, per SDMC Chapter 18.12.

F. Exceptions to Provisions of Nonconforming Uses and Structures Expansion of a legal nonconforming uses and structures such as an increase in floor area or the site area or an intensification of use may be permitted subject to a Conditional Use Permit. In addition, the required CUP findings, the Planning Commission must also make the following findings:

1. The expansion of the nonconforming structure and/or site comply with the Design Guidelines and Standards, the Mobility infrastructure of the Specific Plan; and

2. The expansion of the nonconforming use does not increase the discrepancy between existing conditions and the standards for front yard, side yards, rear yard, height of structures, distances between structures, and parking facilities as prescribed in the regulations for the zone in which the structure is located.

SAN DIMAS DOWNTOWN SPECIFIC PLAN
CHAPTER 9:

IMPLEMENTATION

9.1 Introduction........................................................................ XX

9.2 Area-Specific Fees, Dedications, and Exactions................. XX

9.3 Assessment and Special Tax-Secured Financing ................ XX

9.4 Federal and State Grants ................................................... XX

9.5 Implementation and Phasing ............................................ XX

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IMPLEMENTATION
CHAPTER 9:

9.1 INTRODUCTION
It is expected that a range of funding tools will be utilized to finance development in Downtown San Dimas, associated infrastructure improvements, and ongoing operations.

The responsibility for implementing these tools will fall to the City, other governmental agencies, private entities, and authorized private associations, such as homeowners or business associations.

The funding sources identified in this Chapter are examples. A more comprehensive list may be developed over time as new sources come into being or sources listed here are no longer available. The ultimate mix of financing mechanisms will be determined in the implementation process based on final technical analyses of costs, benefits, and burdens, and on deliberations involving City staff, sponsoring entities, property owners, developers, elected officials, bond counsel, underwriters, finance experts, and others.

Regardless of the financing mechanisms selected, any approach should seek to align the sources, timing, and scope of financing to the specified uses, as described by the following principles:
• There should be assurances that necessary funding will be available at the time specific infrastructure items are required.
• Financial burdens on development should be kept within industry standards and market constraints.
• The plan should be responsive to expected variations in timing, location, and type of development.

The financing tools and their applicability fall into three distinct categories discussed on the next page.

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9.2 AREA-SPECIFIC FEES, DEDICATIONS,

AND EXACTIONS

9.2.1 AREA DEVELOPMENT IMPACT FEES
Development impact fees are a potential funding source for affordable housing, parks, and recreational open space. These fees, paid by new residential and commercial development projects, must only be used to pay for improvements that can be demonstrated to serve new residents and businesses (from new development), but these fees can be combined with other funding sources to fund a project that serves both new and existing residents or businesses. A nexus study—which calculates the new increment of development, estimates the portion of an improvement project attributable to that increment of growth, and allocates the fee among the new development projects by land use—is required by state law for implementation. Additional impact fees, such as a transportation and traffic impact fee, could be considered as a means to fund additional improvements that enhance mobility.

9.2.2 REVENUE BONDS
Public activities that are revenue generating and create sufficient cash flow to cover operating costs and debt service can potentially issue taxfree municipal debt to cover the cost of capital improvements. A common example of this is revenue bonds for parking garage construction where there is pay parking.

9.2.3 GENERAL OBLIGATION BONDS AND OTHER

PUBLIC DEBT
New commercial and lodging projects could generate significant new sales tax and transit occupancy (lodging) tax revenues that will flow into the City’s General Fund. This new money could be used to finance debt service on tax-exempt debt obligations so that existing activities provided through the General Fund are not impacted. Such a General Obligation bond, however, requires a two-thirds vote of local residents (except for educational facilities) to approve. Alternatively, for facilities that can serve as collateral for debt, certificates of participation are a public finance technique that do not require voter approval.

9.2.4 DEDICATIONS AND EXACTIONS
Under the Subdivision Map Act, developers may be required to dedicate land or make cash payments for public facilities required or affected by their project (e.g., road right-of-way fronting individual properties).

Dedications are typically made for road and utility rights-of-way, park sites, and land for other public facilities. Cash contributions may be made for other public facilities that are directly required by their projects (e.g., payments for a traffic signal).

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9.3 ASSESSMENT AND SPECIAL TAX-SECURED

FINANCING

9.3.1 INFRASTRUCTURE FINANCING DISTRICTS AND

ENHANCED INFRASTRUCTURE FINANCING

DISTRICTS
Qualified entities can create an Infrastructure Financing District (IFD), per the 1990 Infrastructure Financing Act, to pay for the construction of capital facilities that have “communitywide significance and provide significant benefits to an area larger than the area of the district.” Such facilities may include transit, highways, water systems, sewer projects, flood control, childcare facilities, libraries, parks, and solid waste facilities. Broader authority of Enhanced Infrastructure Financing Districts (EIFD) is provided in Government Code Section 53398.50 et seq.

An IFD or EIFD provides funding by diverting a portion of property tax increment revenue for 30 years to secure the issuance of bonds to finance qualifying projects. The IFD increment is defined as total improvement districts, are subject to majority vote of property owners. Votes are weighted according to the amount of the proposed assessment on the parcel to which the ballot pertains. Assessments are distributed in proportion to the benefits received by each property as determined by engineering analysis and form a lien against property. Special assessments are fixed dollar amounts and may be prepaid, although they are typically paid back with interest over time by the assessed property owner.

An IFD or EIFD provides funding by diverting a portion of property tax increment revenue for 30 years to secure the issuance of bonds to finance qualifying projects. The IFD increment is defined as total annual property tax revenue within the district, less a base year amount, less the portion allocated to schools, less the portion claimed by agencies that did not voluntarily approve the IFD formation. As such, IFD tax increment is less than that once generated as redevelopment tax increment, possibly significantly less depending on the specific conditions of each IFD approval.

In the past, the difficulty in implementing an IFD has limited its use in California. However, in 2014 and 2016, legislation was adopted that updates the 1990 Infrastructure Finance District (IFD) law, approved in 1990, by expanding the types of projects that can be funded with EIFDs and lowering voter approval requirements, making this type of financing a much more viable option. Voter approval is not required to form an EIFD, however there is a 55% requirement to authorize bonds. Where an IFD makes the tax increment available for up to 30 years, the EIFD extends that timeline to 45 years.

9.3.2 SPECIAL ASSESSMENT DISTRICTS
California law provides procedures to levy assessments against benefiting properties and issue tax-exempt bonds to finance public facilities and infrastructure improvements. Assessment districts, also known as improvement districts, are subject to majority vote of property owners.

Votes are weighted according to the amount of the proposed assessment on the parcel to which the ballot pertains. Assessments are distributed in proportion to the benefits received by each property as determined by engineering analysis and form a lien against property. Special assessments are fixed dollar amounts and may be prepaid, although they are typically paid back with interest over time by the assessed property owner.

Only public infrastructure improvements with property-specific benefits (e.g., roads, drainage, and sewer and water improvements) may be financed with assessments. In addition, standard public finance underwriting criteria require that the ratio of improved land value to assessment lien be equal to or greater than three to one.

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9.3.2 BUSINESS IMPROVEMENT DISTRICT
A Business Improvement District (BID) is a common type of Special Assessment District that assesses business and/or property owners to fund maintenance, marketing, and other activities, including additional public services or improvements. If such a district were to be formed in the Specific Plan area, funding could be applied toward enhanced sanitation and cleaning as well as other streetscape and pedestrian improvements.

The City would need to reach out to property owners to educate them on the benefits and obtain majority support before moving forward with formation. If support can be obtained, a BID is a powerful tool for raising funds to provide enhancements to the area, but cannot be used to issue bonds.

9.3.3 LANDSCAPE AND LIGHTING DISTRICT
Like a BID, a Landscape and Lighting Assessment District (LLAD) is another type of Special Assessment District that could be applied in Downtown to fund new street and pedestrian lights, landscaping, parkways, medians, and other amenities, and require benefits to accrue proportionately to the assessed properties. LLADs are more flexible than BIDs in that they can issue bonds and require a simple majority of property owners for formation.

There have been no LLADs established by the City of San Dimas for amenities like pedestrian lighting; forming such a district in the Specific Plan area would require creating a new Special Assessment District dedicated to that purpose. Given the same barrier to entry as a BID, formation of an LLAD that can issue bonds for the commercial areas that are supported by and include the LASC is a better approach for raising local funds than the formation of a BID.

9.4 FEDERAL AND STATE GRANTS
The City has received federal and state funding from other levels of government, including regional agencies (e.g., Metro and the Southern California Association of Governments), and the State and Federal governments. Funds from these sources, a selection of which is shown in the following table, may be made available for development in the Specific Plan Area. The availability, amount, and timing of these funds will need to be further evaluated.

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Figure 9.4.1 Federal and State Funding Sources
Program Description of Spaces
California Transit Oriented
Development (TOD) Housing
Program
This program, funded by the California Department of Housing and Community Development, makes low-interest loans available as gap financing for rental housing developments that include affordable units, and as mortgage assistance for homeownership developments. Loans and grants are available to qualified public entities for infrastructure improvements supporting TOD residential uses or to enable connections between these developments and the transit station
Community Based Transportation
Planning
Caltrans administers a grant program for transportation planning projects to improve mobility and lead to the programming or implementation phase for a community or region. With approximately $9 million in funding distributed through six grant programs annually, the program may offer the City of Duarte additional funding for planning. Each of these six grant programs may be applicable for the Plan Area: Community-Based Transportation Planning, Environmental Justice, Partnership Planning, Statewide or Urban Transit Planning Studies, Rural or Small Urban Transit Planning Studies, and Transit Planning Student Internships.

Office of Traffic Safety (OTS)
The California Office of Traffic Safety (OTS) was created to award grant dollars to local and state government departments for development of traffic safety programs. The office is in the state Business, Transportation and Housing Agency, and it functions as a conduit for federal grant money, which it allocates to eight separate program areas, of which two, for Pedestrian and Bicycle Safety and Roadway Safety, may be directly applicable to the Plan Area. City agencies are eligible to apply.

Transportation Development Act
Article 3 Funds
The Transportation Development Act (TDA) includes two separate public transportation funds—Local Transportation Fund (LTF) and the State Transit Assistance fund—designated for development and support of public transportation needs. Funding is allocated to areas of each county based on population, taxable sales and transit performance.

TDA funds may be used for many potential expenses that the transit village may generate, including engineering expenses, right-of-way acquisition, construction, improvements to existing pedestrian infrastructure, ADA compliance, and support facilities, such as transit shelters, bicycle parking, and pedestrian amenities.

Better Utilizing Investments to
Leverage Development (BUILD)
Originally known as the TIGER Grant program and administered by the Federal Department of Transportation (DOT), this funding program began with American Recovery and Reinvestment Act of 2009 (ARRA). Nearly $7.1 billion in discretionary grant money has been dedicated to build and repair freight and passenger transportation networks.

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Figure 9.4.1 Federal and State Funding Sources (continued) Program Description of Spaces
Transportation Alternatives (TA)
Transportation Alternatives consolidates three separate programs under the prior version of the Federal Aid Highway Program: Transportation Enhancements (TE), Safe Routes to School (SR2S), and the Recreational Trails Program (RTP). Of these, TE and SR2S are particularly relevant to opportunities in the Plan Area. TE funds may be used for the planning, design, and construction of bicycle and pedestrian infrastructure such as bikeways, sidewalks, signaling and signage, traffic management techniques, and improvements designed for ADA compliance. SR2S funds may be used for a range of engineering, traffic calming, and educational projects.

Surface Transportation Program
(STP)
The Surface Transportation Block Grant Program (STP) allocates funds that can be used for a wide range of projects, including road and transit improvements that include bicycle and pedestrian elements. STP provides flexibility to fund improvements that are outside the Federal aid highway system, so many streets near the Plan Area may be eligible.

Congestion Mitigation and Air
Quality Improvement (CMAQ)
Program
The CMAQ program is designed to provide funding to support surface transportation projects and other related efforts that contribute to air quality improvements and provide congestion relief. Eligible projects are intended to lower emissions of ozone, carbon monoxide, and/or particulate matter.

Transit-Oriented Development
Planning Pilot
This pilot program provides funding to advance planning efforts that support transit-oriented development (TOD) associated with new fixed-guideway and core capacity improvement projects. Eligible recipients include State and local government agencies engaged in comprehensive planning that seeks to enhance economic development and ridership by means of increasing multimodal connectivity and accessibility, enhancing access to transit hubs for pedestrian and bicycle traffic, and promoting and enabling mixed-use development.

AB 2766 Clean Air Funds
The South Coast Air Quality Management District (AQMD) administers this program to fund air pollution reduction efforts. Funding is drawn from automobile registration surcharges. A 40 percent portion of annual disbursement is automatically allocated to South Coast District member cities in proportion to population. The remaining 60 percent is allocated through a competitive grant program for projects that improve air quality. Nearly all Plan Area initiatives may potentially be eligible for funding from AB 2766 grants.

Bicycle Transportation Account
(BTA)
Caltrans administers the Bicycle Transportation Account (BTA), an annual program providing State funds for city and county projects that improve safety and convenience for bicycle commuters. Cities and counties are eligible to apply for BTA funds. Eligibility is based on pre-adoption of a Bicycle Transportation Plan (BTP) that complies with Streets and Highways Code Section 891.4 that has been pre-approved by the appropriate Metropolitan Planning Organization (MPO) or Regional Transportation Planning Agency (RTPA). Eligible uses for the funding include bikeways and related facilities, planning, safety, and education. The BTA is a reimbursement program, which requires allocated funds to be matched by at minimum 10 percent of the total project cost. BTA funds may also be used to apply for and match Federal grants or loans. Approximately $7.2 million is appropriated annually for the program statewide.

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Figure 9.4.1 Federal and State Funding Sources (continued) Program Description of Spaces
SB 2 Planning Grants
Passed in 2017, the Building Homes and Jobs Act (SB 2) was signed into law as a mechanism for raising and administering funds the facilitate the development of affordable housing in California. Through a new $75 fee imposed and collected via real estate and mortgage document submittals, SB 2 is estimated to raise $250 million each year and administers funds to municipalities that meet specific conditions and project criteria. Planning grants are provided from the fund through a non-competitive application process and applies to planning efforts that lead to policy, zoning, environmental, and project review updates that facilitate the development of affordable housing.

These funds are not available to developers and can only be accessed by municipalities.

Cap and Trade: Affordable
Housing and Sustainable
Communities Program Grant
AHSC Program Grant directs funds to programs that constitute transit-oriented development (TOD), as residents housed in these developments are more likely to use public transit, thus relying less on a personal vehicle for commuting.

Monies from AHSC are accessible via an application and may be used for affordable housing development, housingrelated infrastructure, sustainable infrastructure, and sustainable program management. Developers as well as localities, RDA successor agencies, and other similar organizations are eligible to apply for AHSC Program Grant funds.

9.5 IMPLEMENTATION AND PHASING
Implementation of the Downtown Specific Plan will require action by several different departments and divisions within the City, including Community Development, Planning Department, Parks and Recreation Department, Public Works, and Engineering. During the development process, much of the look and feel of the Downtown Specific Plan area will be determined by the architecture, landscaping, layout, and maintenance of individual developments, as prescribed by the design standards and guidelines articulated in Chapter 5. However, the City must take the lead in coordinating the needed area-wide actions that will enable complete implementation of the Specific Plan and its vision.

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9.5.1 PHASING
The ultimate phasing of development and necessary improvements within the Downtown Specific Plan Area will be based on market factors as well as costs and available financing. Many of the infrastructure improvements will occur over time concurrently with new development. A recommended phasing strategy is outlined below, although actual phasing may change based on market conditions, particularly in view of economic and societal changes which may occur in the wake of the COVID-19 pandemic.

Near-Term Implementation
Within the first five years after adoption:
• Actively market development opportunities in the Downtown Specific Plan area as part of a coordinated effort in collaboration with the San Dimas Chamber of Commerce and other groups.
• Pursue a public-private partnership for the development of City-owned sites to help demonstrate the market viability of higher-density multi-family housing downtown. • Complete roadway reconfigurations on Bonita Avenue and Arrow Highway to help spark redevelopment along these key corridors to promote a multi-modal approach in line with mobility policies.
• Implement shared parking agreements that allow larger high-density residential and mixed use projects to fulfill parking needs in part or in full by using underutilized spaces on other adjacent properties to optimize the number of spaces constructed and support development feasibility.
• Prioritize access and wayfinding improvements that strengthen the connection between the Gateway Village West and the Town Core districts. • Support expanded programming of events and public spaces to raise the profile of the Specific Plan area as an entertainment and cultural destination, partnering with business, arts, and cultural groups and organizations.
• Prepare a historic context statement and conduct a comprehensive historic resources survey of age-eligible properties in the Downtown Specific Plan area.

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Intermediate/Longer-Term Implementation
Between 5-15 years after adoption:
• Facilitate redevelopment of key privately-owned opportunity sites shown on the Land Use Map that can accommodate significant housing development, including San Dimas Station South and North sites, the former bowling alley site, and existing industrial properties south of the San Dimas Metro station. • Coordinate construction of civic spaces with private development to ensure the provision of vibrant, inviting plazas and gathering spaces for residents, employees, and visitors to the Downtown Specific Plan area.
• Complete studies to plan for major transportation improvements needed to support full buildout of the DTSP.
• Synchronize the provision of infrastructure and streetscape improvements with new development, coordinating strategic planning, financial capacity, and physical development downtown through the Capital Improvement Program (CIP). • Monitor progress toward DTSP objectives and the effectiveness of development incentives, adjusting the directives of the DTSP as needed.

Agenda Item Staff Report
To:

From:

Honorable Chair and Members of Planning Commission
For the Meeting of September 5, 2024
Luis Torrico, Director of Community Development
Prepared by: Marco Espinoza, Planning Manager
Subject: 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.
____________________________________________________________________________

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 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.

ATTACHMENT 6

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 2 For the Meeting of September 5, 2024

RECOMMENDATION
Staff recommends the Planning Commission:
• Adopt Resolution PC-1682, recommending adoption to the City Council of the Final Environmental Impact Report (EIR); and
• Adopt Resolution PC-1683, recommending approval to the City Council of General Plan Amendment 24-02, Zone Change 24-02 and Municipal Code Text Amendment 24-07.

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 well as in adjacent areas that are predominantly commercial in nature, with the vision of an expanded downtown area.

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 3 For the Meeting of September 5, 2024
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 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

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 4 For the Meeting of September 5, 2024
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, 2024, 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 & MCTA 24-07 - Downtown Specific Plan Page 5 For the Meeting of September 5, 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 3) and the EIR public review period being completed, the next step is to present both documents to the Planning Commission and City Council for consideration.

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,

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 6 For the Meeting of September 5, 2024
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.

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.

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 7 For the Meeting of September 5, 2024
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.

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

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 8 For the Meeting of September 5, 2024
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).

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 & MCTA 24-07 - Downtown Specific Plan Page 9 For the Meeting of September 5, 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

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 10 For the Meeting of September 5, 2024
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.

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 11 For the Meeting of September 5, 2024
Residential Density
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 the 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

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 12 For the Meeting of September 5, 2024
Figure 10 - Sites rezoned to Town Core
In addition, it’s important to note that the Planning Division is currently reviewing one (1) preliminary application and one (1) conceptual site plan for two (2) Housing Element sites located within the DTSP. The preliminary 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 a 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 a 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.

Approval of the DTSP is a major milestone for the City as 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

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 13 For the Meeting of September 5, 2024
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 Commission wish to pursue a different alternative that further reduces the residential density throughout the DTSP, additional environmental studies would have to be completed as 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.

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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 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.

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

GPA 24-02, ZC 24-02 & MCTA 24-07 - Downtown Specific Plan Page 15 For the Meeting of September 5, 2024
Attachments:

1. Resolution PC-1682; Final EIR

2. Resolution PC-1683; Project Applications

3. Downtown Specific Plan

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.

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 PC-1682
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, notice was duly given of the public hearing on the matter and that public hearing was held on September 5, 2024 at the hour of 6:00 p.m. with all testimony received being made part of the public record.

NOW, THEREFORE, in consideration of the evidence received at its hearings on September 5, 2024, and for the reasons discussed by the Commissioners at the hearing, and subject to the Conditions attached as Exhibit A to Resolution PC-1683, approved separately, the Planning Commission 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.

RESOLUTION PC-1682
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 Planning Commission recommends adoption to the City Council of 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 Planning Commission recommends adoption to the City Council of 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 Planning Commission recommends adoption to the City Council of 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 Planning Commission recommends adoption to the City Council of 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 Planning Commission recommends adoption to the City Council the findings regarding growth inducing impacts in Exhibit B to this resolution, which is attached hereto and incorporated herein by reference.

I. Statement of Overriding Considerations. The Planning Commission recommends adoption to the City Council of the Statement of Overriding Considerations in Exhibit C to

RESOLUTION PC-1682
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 Planning Commission recommends the City Council certify 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 Planning Commission recommends to the City Council certification 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, the 5th day of September 2024 by the following vote:

AYES: 0
NOES: 0
ABSENT: 0
ABSTAIN: 0
_____________________________
David A. Bratt, Chairman
San Dimas Planning Commission
ATTEST:
______________________________________
Kimberly Neustice, Senior Management Analyst

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.

WHEREAS, a General Plan Amendment, Zone Change and Municipal Code Text Amendment (Project Applications) have been duly initiated by the City of San Dimas; and WHEREAS, the Project Applications are required 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 (Project) which will establish planning and zoning framework for the development and redevelopment of the downtown area over the next 20 years; and WHEREAS, the Project Applications would affect all parcels located within the boundaries of the proposed Project; and
WHEREAS, the City, pursuant to State Housing Law, is required to update the Housing Element of the City’s General Plan every eight years and includes the Housing Sites Inventory which represents the sites that will be available to address the City’s RHNA allocation; and WHEREAS, on September 1, 2022, the Planning Commission recommended approval of the Housing Element, which included the Housing Sites Inventory, to the City Council, and on September 27, 2022, the City Council voted 5-0 to adopt the Housing Element for the 2021-2029 planning period; and
WHEREAS, of 14 sites identified in the Housing Element’s Housing Sites Inventory, 11 are located within the Project boundaries and rezoning of these sites will keep the City in compliance with the Housing Element; 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 Page 983 – 1497
RESOLUTION PC-1683
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
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 was submitted to the State Clearinghouse (SCH No. 2022110018), and a Notice of Availability 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 Environmental Impact Report; 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, notice was duly given of the public hearing on the matter and that public hearing was held on September 5, 2024 at the hour of 6:00 p.m. with all testimony received being made part of the public record.

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

A. The proposed Amendments will not adversely affect adjoining property as to value, precedent or be detrimental to the area. Page 984 – 1497
RESOLUTION PC-1683
The proposed amendments will create the Downtown Specific Plan (DTSP), 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, transit-oriented 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. In addition, the plan will include development standards, land use regulations and design guidelines to ensure quality and responsible development of the downtown area. The boundaries of the DTSP and the document’s development standards were strategically created to provide protections to existing single-family neighborhoods and other adjoining properties.

In addition, the proposed amendments are consistent with the City’s Housing Element and will help complete the rezoning of the City’s Housing Inventory Sites to accommodate the City’s RHNA allocation for the 2021-2029 planning period. Lastly, the goals 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, which will improve the areas within the DTSP, which will benefit the City as a whole and not be detrimental to the any area.

B. The proposed Amendments will further the public health, safety and general welfare.

The proposed amendments will facilitate the approval and implementation of the Downtown Specific Plan (DTSP), which is intended to build upon and reimagine the City’s downtown by breathing additional life and activity into the commercial center of the City by proposing new housing, retail, mixed-use, employment, entertainment, and hospitality uses to activate the area. In addition, as required per CEQA guidelines, an Environmental Impact Report was prepared for the Project to asses all the potential impacts from the Project. 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. Impacts related to air quality impacts associated with construction and operational emissions with implementation of the proposed DTSP would not be able to me mitigated to less than significant. However, 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 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.

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 Resolution PC-1682, approved separately, provides the rational for carrying out the Project. Page 985 – 1497 RESOLUTION PC-1683
C. The proposed Amendments are consistent with the General Plan and any applicable special plans.

The proposed amendments, which consist of amending the land use and zoning designations of parcels within the boundaries of the Downtown Specific Plan (DTSP), and amend Title 18 to create a new Downtown Specific Plan chapter for the creation of a new DTSP, and amend Chapter 18.140 Creative Growth Zone, along with associated clean up items, will allow the DTSP to be implemented. The proposed DTSP will be consistent with and expand upon the existing Downtown Mixed Use land use designation which is intended to provide a flexible land use in certain areas near the downtown area to provide the ability for developments that will strengthen the downtown area by including housing with commercial and office developments.

The proposed amendments will be consistent with the Downtown Mixed Use land use designation by encouraging ground floor, pedestrian oriented, commercial, services and office uses with upper floors of residential uses. In addition, the proposed amendments are consistent with the City’s Housing Element and will complete the rezoning of the City’s Housing Inventory Sites to accommodate the City’s RHNA allocation for the 2021-2029 planning period. Lastly, the proposed amendments will be consistent with the following General Plan goals and policies:

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

Policy LU-6.1.2: Encourage office and mixed uses to increase the day time population of Downtown to support the retail and service establishment such as restaurants and other businesses in Downtown.

Policy LU-6.1.3: Encourage night time activity such as restaurant and entertainment in Downtown.

Policy LU-9.1.3: Direct future development in a cohesive manner and promote the visual identity of the City’s important districts such as the Town Core, Civic Center, and Downtown.

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

Policy HE-2.2: Mixed Use. Promote the efficient use of land by encouraging commercial and residential uses on the same property in both horizontal and vertical mixed-use configurations.

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

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

NOW, THEREFORE, BE IT FURTHER RESOLVED, PURSUANT TO THE ABOVE FINDINGS, that the Planning Commission recommends to the City Council approval of General Plan Amendment 24-02 amending the land use designations as set forth in Exhibit B, Zone Change 24-02 amending the zoning map as set forth in Exhibit C, and Municipal Code Text Amendment 24-07 Page 986 – 1497 RESOLUTION PC-1683
amending Title 18 as set forth in Exhibit D, subject to compliance with Conditions in Exhibit A, attached hereto and incorporated herein.

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

AYES: 0
NOES: 0
ABSENT: 0
ABSTAIN: 0
_____________________________
David A. Bratt, Chairman
San Dimas Planning Commission
ATTEST:
______________________________________
Kimberly Neustice, Senior Management Analyst

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Exhibit A
Conditions of Approval for
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 parcels within the boundaries of the proposed Downtown Specific Plan, and to amend Title 18 to create a chapter for the creation of a new Downtown Specific Plan and associated clean up items as required.

The Mitigation Monitoring and Reporting Program (MMRP) for the San Dimas Downtown Specific Plan Project is included in the Final EIR, and are intended to ensure the successful implementation of the mitigation measures. The mitigation measures consist of:

Air Quality Mitigation Measures

1. 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.

2. 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 work related 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 City of San Dimas Planning Division. The worker training program shall identify safety measures to be implemented by construction contractors during construction. These measures shall include the following:
a. 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;
b. Communication methods, such as two-way radios, shall be provided for use by workers in enclosed cabs;
c. 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;
d. Separate, clean eating areas with hand-washing facilities shall be provided for construction workers;
e. Equipment, vehicles, and other items shall be cleaned before they are moved off-site to other work locations.

3. 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:
a. 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 Page 988 – 1497 RESOLUTION PC-1683
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 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.
b. 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. c. Electric hook-ups to the power grid shall be used instead of temporary diesel- or gasoline powered 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.

4. MM AQ-4: Before occupancy of new structures within the Project Site, the applicant for an individual development project within the DTSP Area must provide to the Director of Community Development of the incorporation of low-emission technology including solar water heaters, airsource heat pump, natural gas, and/or gas boosted solar as deemed appropriate by future project specific analysis.

Cultural Resources Mitigation Measures

5. 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 years of age, a historical resources evaluation shall be 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). 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.

6. 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 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.

Geology and Soils Mitigation Measures

7. 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 Page 989 – 1497 RESOLUTION PC-1683
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.

Noise Mitigation Measures

8. 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:
a. Construction equipment shall be properly maintained per manufacturers’ specifications and fitted with the best available noise suppression devices (i.e., mufflers, silencers, wraps, etc.).
b. 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.
c. 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.
d. 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. e. Where feasible, temporary barriers, including but not 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 noise-sensitive receptor locations. Alternatively, fielderected 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 ways to achieve the indicated noise reduction in dB; they represent examples of how such noise attenuation might be attained by this measure. f. 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

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will notify the County to determine the cause and implement reasonable measures to the complaint, as deemed acceptable by the City.

END OF CONDITIONS

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Exhibit B
General Plan Changes
Existing Land Use Designations
Proposed Land Use Designations

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New text is in blue underlined
Deleted text is in red and strikethrough
Proposed General Plan Land Use Changes
Downtown Mixed Use
The intent of the downtown mixed use designation is to provide flexible land uses in certain areas near the downtown area to provide the ability for developments that will strengthen the downtown area by including housing with commercial and office developments.

This designation is intended to encourage ground floor, pedestrian oriented, commercial, service and office uses with upper floors of office and residential uses. Zoning for the downtown mixed use designation shall be accomplished through the Specific Plan process to ensure integrated and well designed projects.

The standard maximum density is 16 dwelling units per acre for projects that provide residential development within a mixed use project.

For projects that provide opportunities for affordable housing within the project, one of the following density bonuses may apply:
a. For standard residential mixed use projects, a density bonus of 50% (or 8 units per acre) shall be permitted (total maximum density 24 d.u./ac.).
or
b. For senior citizen residential mixed use projects, a density bonus of 75% (or 12 units per acre) shall be permitted (total maximum density 28 d.u./ac.).

The FAR is 1.2.

The Downtown Specific Plan Mixed Use is a new land use
Downtown Specific Plan Mixed Use (DTSPMU)
Intent: The Downtown Specific Plan Mixed Use is a new land use designation in the San Dimas General Plan and will replace the existing Downtown Mixed Use land use designation. The intent is to expand upon the existing land use to support the Downtown Specific Plan by encouraging a broader mix of land uses, while maintaining the human-scale and historic character of the downtown, improving the economic base of the City, creating vibrant and safe public spaces, and encouraging new marketrate, affordable and workforce housing. A key goal of this land use is to active the streetscape by requiring non-residential uses on the ground floor of key streets and residential on the upper floors within the land use area.

Desired Character and Uses: The Downtown Specific Plan Mixed Use designation encompasses land area which total approximately 202 acres. The project area expands upon the City’s historic town core with the focus on areas of potential growth and reimagine the downtown. The land use area is generally bounded by State Route 57 freeway to the west, 2nd Street to the north, S. Gaffney Avenue to the east, and Arrow Highway to the south. The land use provides for a diversity of retail, restaurant, entertainment, cultural, civic uses, and new housing centered around the Metro A-Line station.

Density/ Intensity: The Downtown Specific Plan Mixed Use designation allows a maximum residential density of 45 units per net acre, to be governed by the underlying zone. There is no minimum density for non-Housing Element Sites. The land use includes several 6th Cycle Housing Element Housing Sites which will be required to comply with the designated densities in the Housing Element. Floor Area Page 993 – 1497 RESOLUTION PC-1683
Ratio (FAR) will range from 1.5 to 2.0, based on the underlying zone. FAR includes residential and commercial building floor area but excludes structured parking areas.

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Exhibit C
Zone Changes
Existing Zoning Designations
Proposed Zoning Designations

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Exhibit D
Title 18 Changes
New text is in blue underlined
Deleted text is in red and strikethrough
New Chapter Created
Chapter 18.50

DOWNTOWN SPECIFIC PLAN
Sections:

18.50.010 Purpose.

18.50.020 Applicability of specific plan.

18.50.030 Specific plan zoning designations.

18.50.040 Land use and development standards.

18.50.050 Amendments to specific plan.

18.50.060 Enforcement and penalties.

18.50.010 Purpose.

The Downtown Specific Plan is established through the authority granted to the City of San Dimas by California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457 (Specific Plans). As expressed in California law, Specific Plans may be adopted either by ordinance or resolution and are intended to provide the vision, zoning standards and design guidelines, infrastructure design, and implementation procedures for all land within the plan area.

Any ministerial or discretionary approval related to properties within the boundaries of the Downtown Specific Plan must be consistent with the Downtown Specific Plan. The Downtown Specific Plan document shall be referenced by title and be available for viewing on the City’s Community Development webpage and upon request at the at City’s Planning Division.

18.50.020 Applicability of specific plan.

The Downtown Specific Plan shall govern all uses and development of properties within the boundaries of the Specific Plan, as identified in the Specific Plan.

18.50.030 Specific plan zoning designations.

The planning area has been divided into six sub-areas (zoning) for understanding its existing urban form and character, and potential for change. Characteristics vary among the areas that reflect land use, building scale, architectural style, and other factors. The sub-areas within the Specific Plan consist of Gateway Village West, Gateway Village East, Transit Village, Town Core, Public/Semi-Public and Open Space. The Plan also includes two overlays; Town Core Commercial Overlay and Housing Element Sites Overlay.

18.50.040 Land use and development standards
The Downtown Specific Plan establishes the land use regulations and development standards applicable to the properties within the Specific Plan. Where any provision of the Specific Plan and the Page 996 – 1497 RESOLUTION PC-1683
San Dimas Municipal Code appear to be in conflict or for matters on which the Specific Plan is silent, the provisions of the San Dimas Municipal Code shall apply.

18.50.050 Amendments to specific plan.

Amendments to this ordinance and to the Downtown Specific Plan document shall be subject to procedures set forth in Chapter 18.208 of the San Dimas Municipal Code. Amendments for the sole purpose of clarification and which do not add or delete provisions of the Specific Plan may be completed with the approval of the Director of Community Development or designee, and not subject to Chapter 18.208, at the discretion of the Director.

18.50.60 Enforcement and penalties.

A. Any firm, corporation or person, whether as principal, agent, employee or otherwise, violating or causing the violation of any of the provisions of this chapter shall be guilty of a misdemeanor, and any conviction thereof shall be punishable as set forth in Chapter 1.12 of the San Dimas Municipal Code.

B. Nothing herein shall prevent or restrict the city from taking such other lawful action in any court of competent jurisdiction as is necessary to prevent or remedy any violation or noncompliance. Such other lawful actions shall include, but shall not be limited to, an equitable action for injunctive relief or an action at law for damages.

C. Further, nothing in this section shall be construed to prohibit the city from prosecuting any violation of this chapter by means of code enforcement established pursuant to the authority as provided by the laws of the state of California and the city of San Dimas.

D. Any violation of the provisions of this chapter shall constitute a separate offense for each and every day during which such violation is committed or continued.

Changes to Chapter 18.140
New text is in blue underlined
Deleted text is in red and strikethrough

C-G CREATIVE-GROWTH ZONE

18.140.010. Purpose.

The purpose of the creative growth area plan is to promote amenities beyond those expected under conventional planning and development, represented by a commitment to a special architectural theme. This theme was expressed by the city council on August 24, 1970, as "early California village," which represents architectural styles circa 1890's.

Developers are required to adopt this theme, in an architecturally creative approach to developing the most marketable and compatible uses possible in this central business district. To implement this plan, specific areas are further defined to integrate compatible uses while maintaining flexibility in commercial investment decisions.

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18.140.020. Specific plan.

The creative growth area plan (hereinafter referred to in this chapter as the "plan") is an instrument for guiding, coordinating and regulating the development of property within the area designated in Exhibit A of this Ordinance. on the area map (hereinafter referred to in this chapter as the "area map"), a copy of which map is on file in the office of the city clerk. The plan replaces the usual zoning regulations. It is a "specific plan" as authorized in Article 8 of Chapter 3 of the state Planning and Zoning Law.

The plan is consistent with and carries out the projections of the general plan of the city. (Ord. 37 § 280.01, 1961; Ord. 673 § 1, 1979)

18.140.040. Plan review.

A. No person shall construct any building or structure or enlarge or modify any existing building or structure, make any exterior alterations, or use any property in the creative growth area until approval has been obtained pursuant to Chapter 18.12. (Ord. 37 § 280.03, 1961; Ord. 673 § 1, 1979; Ord. 1005 § 1 (Exh. A, § 9), 1993)

18.140.060. Additional findings.

In reviewing a development plan in the creative growth area, the approving authority shall make the following additional findings:

A. The architectural character is in conformance with the early California village theme concept with respect to:

1. Size;

2. Color;

3. Materials;

4. Site design and building design.

B. The following elements shall be shown and so arranged that traffic congestion is avoided, pedestrian and vehicular safety and welfare are protected, and that there will be no adverse effect on surrounding property:

1. Buildings, structures and improvements;

2. Vehicular ingress, egress and internal circulation;

3. Setbacks;

4. Height of buildings;

5. Service areas;

6. Walls;

7. Landscaping;

8. Such other elements as are found to be relevant to the fulfillment of the purposes of this zone.

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18.140.090. Uses in specific plan areas.

Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the permitted and conditionally permitted uses described in each area, plus such other uses as the director of community development determines to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings set forth in Section

18.192.040. The determination of the director may be appealed to the development plan review board and, thereafter, the city council, pursuant to Chapter 18.212 of this title.

Conditional uses shall be subject to Chapter 18.200 of this title. All uses shall be subject to the property development standards in Section 18.140.100, and shall be located only where designated on the specific plan map (Exhibit A)., which map is on file in the office of the city clerk. All uses and storage shall be conducted within a totally enclosed building with the exception of nursery stock or unless permitted as a conditional use in this zone by conditional use permit pursuant to Chapter 18.200. Uses made nonconforming by the adoption of the ordinance codified in this chapter, or any amendment thereto, may be continued in accordance with Section 18.204.170, provided that there shall be no expansion or change of an existing use that is nonconforming to another nonconforming use, and there shall be no expansion, change or alteration of any building or structure that is nonconforming on the subject property.

A. Area 1—Regional Commercial. The purpose of this area is to take full advantage of excellent freeway access and visibility and to encourage the development of major commercial enterprises, as well as those related to the needs of freeway travelers.

1. Permitted Uses.
a. Any retail, which is conducted entirely within a totally enclosed building, provided that no business involving the manufacture, fabrication or wholesaling of goods shall be permitted unless it is related, secondary and incidental to another permitted use and receives prior written approval from the director of community development upon finding that it is not more obnoxious or detrimental to the public health, safety and welfare than any other permitted use.

Any retail, which is conducted entirely within a totally enclosed building, provided that no business involving the manufacture, fabrication or wholesaling of goods
b. shall be permitted unless it is related, secondary and incidental to another permitted use and receives prior written approval from the director of community development upon finding that it is not more obnoxious or detrimental to the public health, safety and welfare than any other permitted use. The determination of the director of community development may be appealed to the development plan review board and, thereafter, the city council in accordance with Chapter 18.212; c. Hardware and home improvement centers;
d. New home furnishing and appliance outlets;
e. Financial institutions, including banks, savings and loan associations, and credit unions;
f. Restaurants provided that they not contain drive-in or drive-through service; Page 999 – 1497 RESOLUTION PC-1683
g. Specialty retail, food, wholesale and catalog stores; h. Accessory billiard use, up to a maximum of four tables, which is secondary and incidental to a use permitted or permitted with a conditional use permit, in this zone which is also defined by Section 18.08.007 of this title; i. Medical office to include, but not be limited to, such uses as medical clinics, dental, and optometry;
j. Professional business office to include, but not be limited to, accounting and billing services, insurance office, legal services and graphic design office; k. Service business to include, but not be limited to, nail shop, barber and beauty shop, shoe repair, watch repair and dry cleaners, etc., these uses are intended to have daily customer foot traffic;
l. Day spas with or without accessory massage only;
m. Veterinary, pet grooming and pet hotel;
n. New auto show room; no test driving, no repairs, no outdoor storage; o. Accessory massage permitted with the following primary businesses: day spa, beauty salon, barbershop and similar uses;
p. Audio and related small-scale installation services; q. Accessory Uses. Accessory uses shall be permitted provided that such use is a secondary and incidental use to a permitted use in this specific plan.

The appropriateness of the associated use shall be determined by the director of development services. The accessory use shall not occupy more than forty-nine percent of the tenant space excluding hallways, bathrooms, lunch rooms, offices, locker rooms and storage rooms.

2. Conditional Uses.
a. All uses listed in Section 18.532.240, which because of operational characteristics specific to that particular business is found by the director of development services to have the potential to negatively impact adjoining properties, businesses or residents, and therefore requires additional approval and consideration. The impacts may be related to, but not necessarily limited to, impacts of traffic, hours of operation, assemblages of people, noise, or site location;
b. Eating establishments, with drive-through service;
c. Cinemas and movie theater facilities in conjunction with a shopping center incorporating retail, wholesale and similar uses with a minimum floor area of twenty thousand square feet per store;
d. Off-sale of alcohol beverages provided that such use is secondary and incidental to a permitted use; Page 1000 – 1497
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e. On-sale sale of alcohol beverages provided that such use is secondary and incidental to a permitted use;
f. On-site brewing and service of beer produced on the premises, provided that such use is secondary and incidental to a restaurant. The brewing component shall be limited to a maximum production of five thousand barrels per year unless an increased production volume is granted by the planning commission to support the commercial business after finding that the production volume and operations are compatible with the subject site and its surroundings during review of the conditional use permit; g. Health/exercise club to include, but not be limited to, uses such as: personal trainers, Pilates, and yoga;
h. Recreational entertainment to include, but not be limited to, uses such as:
inflatable jumper facilities and laser tag;
i. Instructional physical activities to include, but not be limited to, uses such as dance studio, martial arts studio, and trampoline;
j. Hotels and motels, including retail establishments as part of a hotel or motel complex;
k. Gasoline service stations in areas designated on the specific plan map; l. Accessory game arcade consisting of seven or more machines within an indoor recreational facility;
m. Indoor sales of outdoor recreation vehicles including all-terrain vehicles, motorcycles, dirt-bikes and jet skis;
n. Thrift stores; provided that on-site donation collection facilities may be restricted or prohibited in conjunction with the review of the conditional use permit;
o. Other uses which are consistent with the intent and provisions of the specific plan, as determined by the director of development services, in accordance with Section 18.192.040. The determination of the director of development services may be appealed to the development plan review board and thereafter to the city council in accordance with Chapter 18.212 of this title.

3. Prohibited Uses.
a. Fortunetelling;
b. Massage as a primary use;
c. Professional offices that are noncustomer based on a daily occurrence; d. Child care facility;
e. Educational institutions;

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f. Vocational schools;
g. Church and related facilities;
h. Tattoo and/or piercing parlors;
i. Hookah and/or smoking lounge including electronic cigarettes; j. Self-serve laundry facilities;
k. Gambling facilities;
l. Industrial uses;
m. Residential uses;
n. Billboards and other similar off-site outdoor advertising structures; o. Banquet facilities, except where accessory to a restaurant; p. Game arcades other than accessory game arcades specifically authorized in this chapter;
q. Check cashing stores;
r. Gold exchange stores;
s. Community centers and meeting halls;
t. Other uses which are inconsistent with the intent and provisions of the zone, as determined by the director of development services, in accordance with Section 18.192.040. The determination of the director of development services may be appealed to the development plan review board and thereafter the city council in accordance with Chapter 18.212 of this title.

B. Area 2—Frontier Village. The purpose of this area is to provide for neighborhood commercial uses and other convenience goods and service businesses which service the day-to-day-living needs of nearby neighborhoods or a larger section of the city. In addition, it is recognized that certain parcels east of the Puddingstone Shopping Center may be suitable for medium-high density residential development, including apartments, townhouses or condominiums.

1. Permitted Uses.
a. Convenience goods and service businesses, including food markets, pharmacies, liquor stores, barber or beauty shops, cleaners and laundries, small appliance repair businesses and similar uses;
b. Eating places, including take-out service businesses, but not including drive-in or drive-through facilities, provided that eating places shall not be permitted where the number of required parking spaces, pursuant to Ordinance 269, as amended, exceeds thirty-five percent of the number of

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common parking spaces provided in any shopping center or development in which such eating places are located;
c. Specialty commercial uses, such as antique shops, jewelry stores, music stores, auto and truck parts and supply businesses, and similar uses; d. Professional, administrative and sales office uses, provided that such uses are not located on the ground floor of any structure unless approved by the development plan review board upon making the findings set forth in Section 18.192.040. The determination of the development plan review board may be appealed to the city council in accordance with Chapter

18.212;
e. Accessory game arcades up to a maximum of six machines, provided that such machines are secondary and incidental to a permitted use in this zone which is also defined by Section 18.08.012;
f. Wire transmission office;
g. Accessory billiard use, up to a maximum of four tables, which is secondary and incidental to a use permitted or permitted with a conditional use permit, in this zone which is also defined by Section 18.08.007 of this title; h. Accessory massage permitted with the following primary businesses:
athletic club, salon, barbershop and similar uses.

2. Conditional Uses.
a. On-sale alcoholic beverages, provided that such use is incidental and secondary to another permitted use in this Area 2;
b. On-site brewing and service of beer produced on the premises, provided that such use is secondary and incidental to a restaurant. The brewing component shall be limited to a maximum production of five thousand barrels per year unless an increased production volume is granted by the planning commission to support the commercial business after finding that the production volume and operations are compatible with the subject site and its surroundings during review of the conditional use permit; c. Off-sale alcoholic beverages;
d. Gasoline service stations, but only where such use is designated on the specific plan area map;
e. Automobile tire sales and service;
f. Automotive repair;
g. Outdoor sale, storage and display of merchandise and/or provision of services, provided that such uses are in conjunction with and are related to

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a permitted use within a structure on the same lot or parcel, unless otherwise permitted in accordance with Chapter 18.196, Temporary Uses; h. Medium-high density residential uses, including apartments, townhouses and condominiums, provided that these are located only in areas so designated on the specific plan area map or were originally established before the year 1950;
i. Motorcycle sales and services;
j. Athletic clubs and performing arts studios;
k. Mass transit facilities, such as bus and train stations; l. Senior citizen housing projects;
m. Accessory game arcades consisting of seven or more machines within an indoor recreation facility;
n. Theaters and bowling alleys;
o. Senior citizen housing located on the second and third floors of buildings.

3. Prohibited Uses. Drive-through style eating places and those uses prohibited in Area 1, other than supermarkets, residential uses and convenience markets.

CA. Area 3—Mixed Use. The purpose of this area is to provide an attractively developed entry into the central portion of downtown San Dimas along the San Dimas Avenue corridor and to provide an extension of Frontier Village. Zoning standards for this area are designed to provide the flexibility to allow commercial, office, service and live/work uses as well as residential uses that are designed to blend with the traditional design standards in the area.

To ensure compatibility with the adjacent historic neighborhoods, traditional architectural design is encouraged. Generally, buildings, whether commercial or office, should be designed in a way to accommodate commercial activities, with storefronts encouraged along streets and major driveways. Multifamily residential uses should be designed in a way to blend well with the commercial block architectural styles and should have architectural features that are reminiscent of historical designs. Loft residential buildings should be designed to be compatible with traditional architecture, but may have more of an industrial or packing house feel because of higher building heights. Underground congregate parking areas are encouraged.

1. Area 3—Definitions.
"Live/work units" mean individual units that are used jointly for residential and business uses. For the purposes of this chapter, the first floor spaces of live/work units shall be reserved for commercial, office and service businesses that are open to the public. Garage and areas above the first floor shall be reserved for residential use.

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"Loft residential units" mean multi-story residential units with greater than average ceiling heights, where not more than sixty percent of the unit has second floor area and where all parking is located remote from the unit.

2. Area 3—Sub-Areas. The Creative Growth Zone Area 3 is made up of threefour sub-areas as defined in Exhibit A. The sub-areas are intended to provide a wellorganized land use framework to encourage high quality design while allowing a mix of uses within a small planning area.
a. Mixed use/commercial office;
b. High density residential;
cb._Medium density;
dc._ Single family.

3. Permitted Uses.
c. Sub-Area A-Downtown Mixed Use.
i. Retail commercial, office and service businesses;
ii. Eating places, including take-out service, but not including drivethrough or drive-in facilities; iii. Accessory game arcade up to a maximum of six machines, provided that such machines are secondary and incidental to a permitted use in this zone which is also defined by Section 18.08.012 of this title; iv. Accessory massage permitted with the following primary businesses:
day spa, beauty salon, barbershop and similar uses.
d. Sub-Area C-Low-Medium Density. Detached condominiums with the total number of units not to exceed forty.
e. Sub-Area D-Single Family. Up to five detached single-family residential units:
i. The minimum lot size is five thousand square feet;
ii. Maximum one story and eighteen feet in height;
iii. Maximum lot coverage is forty percent;
iv. Maximum house size (not including garage) is two thousand one hundred square feet;
v. Setbacks: Front yard setback shall be 15 feet, interior yard shall be five feet on one side and ten feet on the other, corner lot street side shall be 15 and interior side shall be ten feet, and rear yard shall be five feet, as provided in Exhibit B;
vi. The minimum side yard setback is five feet on one side and ten feet on the other. Page 1005 – 1497
RESOLUTION PC-1683

4. Conditional Uses.
f. Sub-Area A—Mixed Use/Commercial Office.
i. Condominium, apartment and other similar multifamily projects, located on the second floor and third floor of buildings when commercial/office uses are located on the first floor;
ii. Residential projects where fifty percent or more of the units are designed as live/work units;
iii. Senior citizen housing located on the second and third floors of buildings; iv. Gasoline Service Stations. Existing gasoline service stations shall not be permitted to extend, expand or enlarge the existing building or use, unless there is complete reconstruction of the existing facilities. If an existing gasoline service station is reconstructed to the above standard, the use may be expanded to include a convenience store and/or a restaurant use;
v. On-sale alcoholic beverages, provided that this use is secondary and incidental to another permitted use in this Area 3;
vi. On-site brewing and service of beer produced on the premises, provided that such use is secondary and incidental to a restaurant. The brewing component shall be limited to a maximum production of five thousand barrels per year unless an increased production volume is granted by the planning commission to support the commercial business after finding that the production volume and operations are compatible with the subject site and its surroundings during review of the conditional use permit;
vii. Off-sale alcoholic beverages, provided that this use is secondary and incidental to another permitted use in this Area 3.
g. Sub-Area B—High Density Residential.
i. Condominiums and townhouses;
ii. Loft residential units;
iii. Senior citizen housing located on the second and third floors of buildings.

5. Other Uses. Other similar permitted and conditional uses determined by the director of community development to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings as set forth in Section

18.192.040 of this title. The determination of the director may be appealed to the development plan review board and, thereafter, the city council in accordance with Chapter 18.212 of this title.

RESOLUTION PC-1683

6. Area 3—Property Development Standards.
h. Building Height. No provisions. Allowable building height shall be determined by the development plan review board.
i. Setbacks. As provided in Exhibit B located at the end of this chapter. j. Street Standards. The minimum standards for street and right-of-way widths within developments shall be determined for each project by the city council.

The intent of this requirement is to work together with setback requirements to encourage a downtown environment with a preference toward the pedestrian rather than automobile.
k. Parking. The following parking requirements and standards are specific to the Creative Growth Zone Area 3.
i. Required Parking.
(A) Single-Family Residential Use. Two garage spaces. A minimum size of twenty feet by twenty feet is required.
(B) Multiple-Family with Garage Space Attached. Two garage spaces.

A minimum size of twenty feet by twenty feet is required. Plus one noncovered space for each additional bedroom beyond two bedrooms per unit, plus one guest space for each three units. (C) Multiple-Family with Congregate Garage Spaces. Two parking spaces with a minimum size of nine and one-half feet wide and eighteen feet deep. Plus one noncovered space for each additional bedroom beyond two bedrooms per unit, plus one guest space for each three units.
(D) Live/Work Units. Two garage spaces. A minimum size of twenty feet by twenty feet is required. Plus one noncovered space for each additional bedroom beyond two bedrooms per unit, plus one guest space for each three units. Plus one space for every two hundred fifty square feet of commercial/office/service space that may be waived, if adequate public parking is provided within five hundred feet of the public access.
(E) Seniors Apartments. For units under eight hundred square feet.

One covered or noncovered parking space shall be provided for each 1.25 units, (four spaces for each five units). For units of eight hundred square feet and larger. One covered or noncovered parking space shall be provided for every unit.
ii. Parking Design.

RESOLUTION PC-1683
(A) All multiple-family units shall provide for a storage area of not less than two hundred fifty cubic feet within the garage area or other approved location.
(B) Tandem parking spaces may be used for a maximum of
twenty percent of all required spaces within a project and shall be a minimum of ten feet, six inches wide and nineteen feet deep per space. iii. Other Parking Requirements. Unless listed specifically in this section, parking requirements are as provided for in Chapter 18.156 of this title.

7. Sign Regulations. Subject to the requirements in Section 18.152.150 of this title.

8. Nonconforming Uses. There shall be no extension, expansion or enlargement of an existing nonconforming use, nor shall there be the addition of structures or other facilities in conjunction with such existing use.

C._B. Area 4—Commercial/Light Industrial. The purpose of this area is to provide for light- industrial and commercial uses.

1. Permitted Uses.
a. All uses permitted in the M-1 zone;
b. Retail and service businesses;
c. Other similar uses determined by the director of community development to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings as set forth in Section

18.192.040. The determination of the director may be appealed to the development plan review board and, thereafter, the city council in accordance with Chapter 18.212 of this title;
d. Accessory game arcade up to a maximum of six machines, provided that such machines are secondary and incidental to a permitted use in this zone which is also defined by Section 18.08.012;
e. Accessory billiard use, up to a maximum of four tables, which is secondary and incidental to a use permitted or permitted with a conditional use permit, in this zone which is also defined by Section 18.08.007 of this title; f. Accessory massage permitted with the following primary businesses:
athletic club, day spa, beauty salon, barbershop and similar uses.

2. Conditional Uses.
a. All uses listed as conditional uses in the M-1 zone; b. Theaters provided that they are walk-in, indoor;

RESOLUTION PC-1683
c. All uses listed as conditional uses in Area 3, except for all prohibited uses listed in subsection 3 of this section;
d. Accessory game arcade consisting of seven or more machines within an indoor recreation facility.

3. Prohibited Uses.
a. Gambling facilities;
b. Residential uses;
c. Convenience markets;
d. Food markets;
e. Office uses which are not incidental to a permitted or conditionally permitted use;
f. Billboards and other similar off-site outdoor advertising structures; g. Game arcades other than accessory game arcades specifically authorized in this chapter;
h. Other uses inconsistent with the intent and provisions of this zone, as determined by the director of community development, in accordance with Section 18.192.040. The determination of the director of community development may be appealed to the development plan review board and, thereafter, the city council in accordance with Chapter 18.212 of this title.

18.140.100. Property development standards.

The following property development standards shall apply to all land and buildings in the creative growth area, except that any lot held under separate ownership or of record on the effective date of the ordinance codified in this chapter, which is substandard in dimensions may be used subject to all other standards. When conflicts occur between this Section and Section

18.140.090.A.6, the standards in Section 18.140.090.A.6, shall prevail:

A. Lot Area. No provisions.

B. Lot Dimensions. No provisions.

C. Building Height.

1. No building or structure erected in this zone shall exceed two stories in height except by conditional use permit.

2. Exceptions.
a. Penthouses or roof structures for the housing or elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, and fire or parapet walls, Page 1009 – 1497 RESOLUTION PC-1683
skylights, towers, church steeples, flagpoles, chimneys and other similar structures may be erected above the height limits prescribed in this subsection, provided such structures are compatible with the architectural design of the building and the surroundings.
b. Air conditioning units, electrical switch gear and panels, compressors and similar mechanical equipment shall be enclosed within an enclosure compatible with the architectural design of the building. Air conditioning units, electrical switch gear and panels, compressors and similar mechanical equipment shall be enclosed within an enclosure compatible with the architectural design of the building.

D. Yards. Yards shall be measured perpendicular to the property line. When the creative growth overlay zone abuts a residential zone, there shall be a yard of not less than ten feet. Required yards shall be landscaped and maintained; a complete automatic sprinkler system shall be provided.

Yards shall be provided as designated in Exhibit B to the ordinance codified in this chapter, a copy of which is on file in the office of the city clerk.

E. Walls. Masonry walls six feet in height shall be erected on the zone boundary line between the creative growth zone and any residential zone.

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

G. Utilities. All utilities provided to serve new buildings or to serve existing buildings undergoing alterations requiring change-out of service shall be installed underground.

H. Trash Storage. A city standard plan trash storage area shall be provided in an appropriate location, convenient to users.

I. Signs.

1. The provisions of Chapter 18.152 shall apply.

2. The approving authority shall find prior to the issuance of an approval of a sign or sign program that the proposed design is in conformance with the Early California village theme and good design principles with respect to:
a. Height;
b. Location;
c. Size;

RESOLUTION PC-1683
d. Color;
e. Materials;
f. Lighting;
g. Compatibility to structure it is identifying.

J. Lighting.

1. All exposed lighting fixtures shall be decorative and in keeping with the Early California village theme.

2. Lighting shall be so designed to reflect away from adjoining properties, streets and roads.

K. Landscaping. The review board may require landscaping in addition to required yards as follows:

1. Buffering adjoining properties;

2. Complementing building designs in and adjoining parking lots.

RESOLUTION PC-1683
EXHIBIT A – GROWTH AREAS

RESOLUTION PC-1683
EXHIBIT A – CREATIVE GROWTH AREA MAPS
Note: Subareas 1 & 2 have been replaced by the Downtown Specific Plan SUBAREA 3

RESOLUTION PC-1683
SUBAREA 4

RESOLUTION PC-1683
EXHIBIT B – SETBACKS

RESOLUTION PC-1683
EXHIBIT B – CREATIVE GROWTH SETBACKS

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: Luis Torrico, Director of Community Development Subject: Discussion and Consideration to Adopt Resolution 2024-27, 2024-28 and Introduce Ordinance 1313 Approving ZC 21-0001 LM 21-0001, DPRB 21-0002 and TRP 21-0004 with a Mitigated Negative Declaration for the Development of a 63,749 Square Foot Warehouse/Office Multi-tenant Building on a 2.58-acre Site Located at the Northwest Corner of Cataract Avenue and Allen Avenue (309 W. Allen Avenue, 917 N. Cataract Avenue, And 929 N. Cataract Avenue) APN’s 8392-016-008, -048, and -047.
____________________________________________________________________________

SUMMARY
The Applicant, Ignacio Crespo of OC Design & Engineering, on behalf of Allen Industrial Investors LLC, is requesting approval of a Zone Change to change the zoning land use designation from Light Agriculture (AL) to Light Manufacturing (M-1), a Lot Merger to consolidate three (3) contiguous lots, a Development Plan Review Board application for a 63,749 square-foot concrete tilt-up warehouse/office multi-tenant building, and a Tree Removal Permit to remove 17 mature trees in conjunction with the project located on a 2.58 acre site located at the northwest corner of Allen Avenue and Cataract Avenue.

On March 23, 2023, the Development Plan Review board, at a regularly scheduled meeting, recommended approval to the Planning Commission of DPRB 21-0002 and TRP 21-0004 for the design and construction of the tilt-up warehouse/office multi-tenant building along with the associated removal of 17 mature trees.

On May 4, 2023, the Planning Commission, at a regularly scheduled meeting, voted 4-1 to recommend to the City Council approval of Zone Change 21-0001 for the change of zoning from Light Agricultural to Light Manufacturing, Lot Merger 21-0001 for the merger of three contiguous lots, Development Plan Review Board 21-0002 for the design and construction of the tilt-up warehouse/office multi-tenant building, and Tree Removal Permit 21-0004 for the associated removal of 17 mature trees, along with recommending adoption of the associated Initial Study/Mitigated Negative Declaration.

ZC 21-0001, LM 21-0001, DPRB No. 21-0002, & TRP21-0003 Page 2 For the Meeting of September 24, 2024
On May 14, 2024, the City Council considered the project along with an application for a sevenunit residential subdivision which met the no net loss criteria. The Council voted to continue the residential subdivision project, which also required that the warehouse project be continued to the May 28, 2024, meeting.

On May 28, 2024, the City Council considered and approved an alternate version of the residential subdivision project, which did not address the no net loss issue created by the warehouse project. Therefore, Staff requested that the warehouse project be continued to a date uncertain, until another application for rezoning or up-zoning was brought forward before the Council that would address the no net loss issue.

RECOMMENDATION
Staff, the Development Plan Review Board, and the Planning Commission recommend that the City Council:

1. Adopt Resolution 2024-27, approving DPRB Case No.21-0002 and TRP 21-0004.

Staff and the Planning Commission recommend that the City Council:

1. Adopt Resolution 2024-28, approving the IS/MND.

2. Introduce Ordinance 1313, approving ZC 21-0001.

3. Adopt Resolution 2024-27, approving LM 21-0001, DPRB 21-0002 and TRP 21-0004.

FISCAL IMPACT
There is no fiscal impact for the recommended action. All costs associated with the cost to prepare the Initial Study/Mitigated Negative Declaration (IS/MND) for the project were borne by the Applicant.

BACKGROUND
On November 24, 2020, City Council authorized the initiation of a Zone Change from Light Agriculture (A-L) to Light Manufacturing (M-1) to allow the Applicant, Ignacio Crespo, O.C.

Engineering & Design, on behalf of the property owner, Allen Industrial Investors LLC to submit entitlement applications to develop a 2.58-acre site comprised of three (3) contiguous parcels that are currently developed with nine (9) single-family homes into a warehouse building.

On January 25, 2021, the Applicant submitted the following applications for the development of the warehouse project:
• Zone Change No. 21-0001 – A request to change the zoning land use classification from Light Agriculture (AL) to Light Manufacturing (M-1).
• Lot Merger 21-0001 – A request to consolidate three (3) contiguous lots together. • DPRB Case No. 21-0002 – A request for development of a 63,749 square-foot concrete tilt-up warehouse/office multi-tenant building.
• Tree Removal Permit No. 21-0004 – A request to remove 17 mature trees in conjunction with the project.

ZC 21-0001, LM 21-0001, DPRB No. 21-0002, & TRP21-0003 Page 3 For the Meeting of September 24, 2024
The 2.58-acre subject site consists of three (3) contiguous lots, which will be merged as part of the development process and was developed with nine (9) vacant single-family residences (See Figure 1). Typically, existing structures are not demolished until after the project has received all approvals and building permits have been issued. However, since the homes were vacant, there was several issues related to people occupying the vacant structures that resulted in several responses by the Sheriff’s Department. Therefore, a demolition permit was issued on March 13, 2023, to address the health and safety issues and concerns that have resulted from the structures being vacant. No other activity, including removal of trees, will occur until after the project has been approved and all permits have been issued.

At its March 23, 2023, regular meeting, the Development Plan Review board (DPRB) considered DPRB No. 21-0002 and TRP 21-0004 for the design and construction of the tilt-up warehouse/office multi-tenant building along with the associated removal of 17 mature trees. After consideration, the DPRB recommended approval of the two (2) applications to the Planning Commission, subject to the recommended Conditions of Approval. The DPRB did not act on the Zone Change or Lot Merger, as the actions are not under DPRB purview.

At the May 4, 2023, regular meeting, the Planning Commission considered the project applications, along with the associated Initial Study/Mitigated Negative Declaration. The Commission raised concerns with the height (41 feet) of the warehouse building and with the heavy truck traffic that could result from the new warehouse use. In addition, during the public comment period, two (2) residents raised concerns with traffic and noise associated with the trucks for the proposed warehouse use and concerns that employees would park on the street.

After conducting a public hearing, the Planning Commission voted 4-1 to recommend approval of all projects and the IS/MND to the City Council, with an added condition that no truck ingress or egress shall be allowed on the Allen Avenue driveway. Chairman Bratt voted against the project Figure 1 – Aerial Map

ZC 21-0001, LM 21-0001, DPRB No. 21-0002, & TRP21-0003 Page 4 For the Meeting of September 24, 2024
citing concerns with the height of the building and increased traffic. See Attachment 6 for the Commission staff report, the resolutions and minutes.

The AL zone allows residential as a permitted use. Since the project will include the rezoning of three (3) parcels from AL to M-1, to accommodate the construction of the warehouse and to be consistent with the General Plan Land Use designation of Industrial, there will be a net loss of three (3) residential units in the City. Pursuant to Government Code Section 66300, as amended by Senate Bill (SB) 8 in 2021 (No Net Loss Law), the zone change from AL to M-1 cannot occur unless another property is rezoned or up-zoned to increase the residential density in the City by at least three (3) units, one per parcel that were allowed under the AL zoning. Furthermore, No Net Loss Law requires that the rezoning or up-zoning be approved concurrently at the same meeting as the project that is incurring the net loss of units. Thus, the project was put on hold until another project came forward that would address the loss of residential units.

On May 14, 2024, the City Council considered the warehouse project (Attachment 5) along with an application for a seven-unit residential subdivision which met the no net loss criteria. The Council voted to continue the residential subdivision project, which also required that the warehouse project be continued to the May 28, 2024, meeting.

On May 28, 2024, the City Council considered and approved an alternate version of the residential subdivision project, which did not address the no net loss issue created by the warehouse project.

Therefore, Staff requested that the warehouse project be continued to a date uncertain, until another application for rezoning or up-zoning was brought forward before the Council that would address the no net loss issue (Attachment 5).

DISCUSSION/ANALYSIS
Zone Change and Lot Merger
The Applicant is requesting approval of a Zone Change from the existing zoning of Light Agriculture (A-L) to Light Manufacturing (M-1). The proposed Zone Change consists of three (3) contiguous parcels all of which are owned by the same owner. The Applicant is also requesting approval of a Lot Merger to consolidate the three (3) contiguous lots together in order to complete the project. The proposed 2.58-acre lot will meet the minimum lot size requirement of 10,000 square feet and the minimum lot dept of 100 feet as required by the proposed M-1 Zone. The Zoning and General Plan designations for the site and surrounding areas are shown in the following maps (Figure 2) and Table 1 below.

General Plan Map (No Change Proposed)
Subject Site

ZC 21-0001, LM 21-0001, DPRB No. 21-0002, & TRP21-0003 Page 5 For the Meeting of September 24, 2024
Figure 2 – General Plan / Zoning Maps
Table 1
Use Zoning General Plan
Subject Site Single-family residential AL Industrial
North Light industrial building M-1 Industrial
South Single-family residential SF-A8,000 Single-Family Low East Light industrial building M-1 Industrial
West Light industrial building M-1 Industrial
The site is surrounded by developed single-family residences to the south and developed light industrial buildings to the north, east, and west. The proposed zone change will bring the site into compliance with the General Plan Land Use designation of Industrial and will integrate the parcel to the surrounding industrial zoning thereby making it consistent with the adjacent buildings and uses.

The existing AL land use classification allows for one single-family residential unit per lot. The subject lots are considered to be non-conforming lots due to the fact that they were developed with nine (9) single-family residences; six (6) more than what is currently allowed in the AL zone.

As previously mentioned, the project is subject to No Net Loss Law, and thus cannot occur unless another property is rezoned to increase the residential density in the City by at least three (3) units, one per parcel that were allowed under the AL zoning. Furthermore, the final action to approve the rezoning must occur concurrently at the same meeting of the legislative body, in this case, the City Council. The Commission can recommend approval to the City Council of the zone change for the project before them, but the City Council will need to consider another property to upzone residential density at the same meeting. Staff is processing the Zone Change 24-03, which consists of the rezoning of two (2) Housing Element Housing Inventory Sites; one of which is described as APNs: 8386-006-015 & 029, and consists of up-zoning from MF-15, which allows

ZC 21-0001, LM 21-0001, DPRB No. 21-0002, & TRP21-0003 Page 6 For the Meeting of September 24, 2024
up to 15 units per acre, to MF-25 which will allow up to 25 units per acres, which meets the no net loss criteria and is being considered at this same meeting.

Site Description/Improvements
The proposed building will be located at the southeast corner of the site, and a new drive aisle with parking will wrap around the building along the west and north property lines and will be accessed from Allen Avenue and Cataract Street. A truck loading dock will be located along the west elevation of the building and will service both proposed units within the new warehouse building, and a trash enclosure will also be constructed adjacent to the drive aisle along the west property line. A new ten-foot-high concrete tilt up screen wall to match the building finish, and an eight-foot-high wrought iron sliding gate will be installed at two (2) locations to secure the parking lot. The first one will be located approximately 86 feet north of the Allen Avenue driveway entrance, and the second one will be located in approximately 253 feet west of the Cataract Avenue driveway entrance. There is an existing masonry wall that is shared with the adjacent lots to the west (327 W. Allen Avenue) and north (949 N. Cataract Avenue); therefore, no new perimeter walls will be incorporated into the project. The existing walls will be required to be finished to match the proposed building finish. All site lighting will be required to install fixtures that direct light downward and does not spillover onto adjacent properties. In addition, as part of the project, the Applicant will be required to install a new sidewalk along their Cataract Avenue frontage and will be required to underground all existing overhead utility lines that are located along the project frontages.

The project requires a total of 54 parking spaces and four (4) motorcycle spaces, and the project is proposing 56 parking spaces and four (4) motorcycle spaces in compliance with the Code requirement. As previously mentioned, the project will be accessed via two (2) driveways located on Allen Avenue and Cataract Avenue. In an effort to reduce impacts to Allen Avenue, Condition of approval No. 72 has been included to require that truck ingress be limited to the Cataract Avenue driveway and that the Applicant also install signing and striping improvements to prevent truck ingress from Allen Avenue. Lastly, the project will provide a bicycle rack near the entrance to each unit, with each rack securing up to five (5) bicycles.

New landscaping, including replacement trees discussed later in the report will be installed throughout the site. New landscaped areas subject to compliance with the City’s Model Water Efficient Landscape Ordinance (MWELO) will also be incorporated as part of the overall site improvements. The Council may wish to note that the conceptual landscaping plan is likely to be affected by the manner in which Low Impact Development (LID) compliance is reached for water retention and treatment.

Tree Removal
There are a total of 25 trees on site, of which 23 are proposed for removal, per the Tree Removal Plan (Figure 3), as their continued existence would prevent the reasonable development of the subject site. Of the 23 trees proposed for removal, 17 are considered mature trees per the City’s Tree Preservation Ordinance. Under the San Dimas Municipal Code Section 18.162.020, a mature tree is defined as any Oak tree measuring eight (8) inches or more in trunk diameter, and/or any other species of tree that measures ten (10) inches or more in diameter, and any multitrunk tree having a total circumference of 38 inches or more, with at least one (1) trunk having a minimum diameter of four (4) inches. The diameter must be measured at a point three (3) feet above the ground at the base of the tree. The 17 mature trees that will be removed consist of one (1) Bishop Pine, 12 California Pepper, three (3) White Ash, and one (1) Carrotwood. One Mexican

ZC 21-0001, LM 21-0001, DPRB No. 21-0002, & TRP21-0003 Page 7 For the Meeting of September 24, 2024
Fan palm tree will be removed; however, since it’s not a canopy/shade tree, it doesn’t require a replacement tree.

The City’s Tree Preservation Ordinance also requires a two (2) for one (1) replacement with minimum 15-gallon box tree(s), or other replacement of equivalent value and size, be replanted within the subject property. For the removal of 17 mature trees, the Applicant will be required to replant 34 trees in compliance with the Code. The conceptual landscape plan (Attachment 4, Sheets L1 and L2) includes a total of 40 replacement trees, which will include the 34 required replacement trees. The proposed trees are each 24-inch box trees comprised of fifteen (15) Brisbane box, six (6) Forest Pansy Redbud, ten (10) Australian Willow, and nine (9) Canary Island Pine. The landscape plan will be required to identify which are the replacement trees.

Figure 3 - Tree Removal Plan
Building Design
The proposed 63,749 square-foot concrete tilt-up warehouse/office multi-tenant building will consist of two units within one (1) building. Unit 1 will be 24,193 square feet in floor area with a 2,000 square foot mezzanine, and Unit 2 will be 35,556 square feet in floor area with a 2,000 square foot mezzanine. Each unit will include a 1,000 square foot office area included within the aforementioned floor areas. The building will have varying heights, including tower-like elements W. Allen Avenue
N. Cataract Avenue.

ZC 21-0001, LM 21-0001, DPRB No. 21-0002, & TRP21-0003 Page 8 For the Meeting of September 24, 2024
at various locations to break up the massing, and will have a total height of 41 feet. The design of the building incorporates various architectural elements to help break up the building mass and elevations, which includes the following (Figures 4 & 5 and Attachment 4):
• 18-inch decorative cornice and raised parapet walls
• Stainless steel wall trellis beneath recessed archways • Pineapple grove inset medallions above glazed archways • Dark bronze-colored mullions for aluminum storefront windows and doors • Decorative downspouts
• Decorative steel canopy over entrance doors/corner towers • 4-foot-high base molding with smooth finish coating
• Two accent colors for the concrete tilt-up panels; Dunn Edwards “Smoky Mountain” and “Dark Engine”
Figure 4 – South Elevation at Allen Avenue.

Figure 5 – East Elevation at Cataract Street.

The building design is comparable to other existing light manufacturing buildings located within the same area along Allen Avenue. Therefore, the proposed concrete tilt-up warehouse/office building is not out of character with the existing neighborhood.

Development Standards
The proposal will be constructed to comply with the development standards of the proposed M-1 zone, including setbacks, height, etc. as follows:

Code Requirement Proposed
Front Yard Setback 25’-0” 25’-0”
East Side Yard Setback 10’-0” 20’-0”
Rear Yard Setback None 52’-0”
West Side Yard Setback None 47’-0”
Minimum Lot Depth 100’-0” 375’-0”
Building Height Conform to height limits of CBC 41’-0”
Parking 54 stalls + 4 motorcycle stalls 56 stalls + 4 motorcycle stalls Driveway Width 40’-0” 40’-0”
Lot Coverage N/A

ZC 21-0001, LM 21-0001, DPRB No. 21-0002, & TRP21-0003 Page 9 For the Meeting of September 24, 2024

ALTERNATIVES
There are no alternatives proposed for this request. The City Council may recommend changes to the project or may recommend denial of the Mitigated Negative Declaration, Zone Change 21- 0001, Lot Merger 21-0001, DPRB 21-0002, and TRP 21-0004. However, denying any individual action is recommending denial of the project, as the project may not move forward without all of the actions being approved.

ENVIRONMENTAL REVIEW
The proposed development is a project pursuant to the California Environmental Quality Act (CEQA) and an Initial Study was prepared to determine possible environmental impacts. On the basis of the Initial Study, which indicated that all potential environmental impacts from the project were less than significant or could be mitigated to a level of insignificance, a MND was prepared pursuant to CEQA guidelines. The MND was circulated for the required 20-day public review period from March 7, 2023, until March 27, 2023. Staff received two (2) comments during the comment period, one from a nearby resident who expressed concerns with traffic congestion, and loss of street parking, and one from the Yuhaaviatam of San Manuel Nation who stated that they will not be requesting consultation. In addition, Staff received a comment letter on May 28, 2024, from Lozeau Drury, an environmental firm, on behalf of the Supporters Alliance for Environmental Responsibility (SAFER). SAFER hired Soil/Water/Air Protection Enterprise (SWAPE), an environmental consulting firm to review the MND. SAFER and SWAPE raised concerns that an Environmental Impact Report (EIR) should have been prepared instead of the MND. The City’s environmental consultant, UltraSystems reviewed the letter and determined that the MND prepared for the project is adequate and in compliance with CEQA guidelines. Furthermore, as required by CEQA guidelines, UltraSystems prepared a response memo stating that the environmental firm’s comment letter stating that their comments lack any merit as they are based upon faulty assumptions and improper use of various methods, thus their comments are not credible. The response will be made publicly available on the City’s agenda website as soon as possible before the City Council meeting.

Respectfully submitted,
Luis Torrico
Director of Community Development
Attachments:

1. Resolution 2024-28, MND
Exhibit A Initial Study and Mitigated Negative Declaration

2. Ordinance 1313, Zone Change

3. Resolution 2024-27, Lot Merger, DPRB & Tree Removal

4. Project Plans

5. May 18 & 24, 2024 City Council Staff Report, Resolutions, Ordinance & Minutes

6. May 4, 2023, Planning Commission Staff Report, Resolutions & Minutes

ATTACHMENT 1
RESOLUTION 2024-28

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

COUNTY OF LOS ANGELES, ADOPTING THE MITIGATED NEGATIVE

DECLARATION AND MITIGATION MONITORING AND REPORTING
PROGRAM FOR ZONE CHANGE 21-0001, LOT MERGER 21-0001, DPRB 21- 0002, AND TREE REMOVAL PERMIT 21-0004 PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT OF 1970, AS AMENDED FOR THE DEVELOPMENT OF A 63,749 SQUARE-FOOT CONCRETE TILT-UP

WAREHOUSE/OFFICE MULTI-TENANT BUILDING FOR THE PROPERTIES LOCATED AT 309 W. ALLEN AVENUE, 917 N. CATARACT AVENUE, AND 929 N. CATARACT AVENUE (APN’S: 8392-016-008, -048, 047).

WHEREAS, On January 25, 2021, Ignacio Crespo submitted applications for a Zone Change, Lot Merger, Development Plan Review Board Case, and a Tree Removal Permit to facilitate the development of a new concrete tilt-up warehouse/office multi-tenant building; and WHEREAS, the Project affects the following described real properties:
309 W. Allen Avenue, 917 N. Cataract Avenue, and 929 N. Cataract Avenue (APN’S 8392- 016—008, -048, AND -047); and
WHEREAS, the proposed development 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 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 Mitigated Negative Declaration was prepared in accordance with CEQA Guidelines to evaluate the physical environmental impacts of the Proposed Project. The Mitigated Negative Declaration, attached as Exhibit A, was circulated for a 20-day public/responsible agency review on March 7, 2023 through March 27, 2023 and was also made available for review on the City’s website at www.sandimasca.gov. A complete copy of the Mitigated Negative Declaration is on file and can be viewed in the Planning Division at 245 E.

Bonita Avenue, San Dimas, California; and
WHEREAS, the City gave notice of its intent to adopt the Mitigated Negative Declaration to (a) the public pursuant to Section 157072(b) of the CEQA Guidelines, (b) individuals and organizations, if any, that previously submitted written requests for notice pursuant to Section 15072(b) of the CEQA Guidelines, (c) responsible and trustee and other agencies with jurisdiction over resources that will be affected by the Proposed Project pursuant to Section 15073(c) of the CEQA Guidelines, and (d) the Clerk of the County of Los Angeles pursuant to Section 15072(a) of the CEQA Guidelines; and
WHEREAS, the Planning Commission, during its regularly scheduled meeting on May 4, 2023, adopted Resolution PC-1665, recommending adoption of the IS/MND to the City Council,

Resolution 2024-28 Page 2
Initial Study/Mitigated Negative Declaration
September 24, 2024
along with Resolutions PC 1666 and 1667, recommending approval of the related Project applications; and
WHEREAS, on May 14, 2024, the City Council held a public hearing, notice of said public hearing having been duly given as required by law to consider the Zone Change and to hear and consider evidence for and against the proposed Project and related actions and to investigate and make findings and recommendations in connection therewith, and voted 5-0 to continue the Project to the May 28, 2024 City Council meeting; and
WHEREAS, on May 28, 2024, the City Council held a public hearing, notice of said public hearing having been duly given as required by law to consider the Zone Change and to hear and consider evidence for and against the proposed Project and related actions and to investigate and make findings and recommendations in connection therewith, and voted 5-0 to continue the Project to a date uncertain; 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.

WHEREAS, the City Council has carefully and independently reviewed and considered all of the evidence presented with respect to the Draft Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, including, but not limited to, the staff reports, studies, and all written and oral testimony presented.

WHEREAS, failure to adopt Resolution 2024-28 constitutes a denial for the Proposed Project as all other associated applications cannot be approved without the adoption of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.

NOW, THEREFORE, in consideration of the evidence received at the hearing, and for the reasons discussed by the Councilmembers at the hearing, 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 MND have been taken.

C. A Mitigated Negative Declaration has been prepared consisting of the Initial Study, all comments and recommendations received during the public review period, and a Mitigation and Reporting Program. The MND was posted on the City’s website at www.sandimasca.gov on March 7, 2023. On the basis of the Initial Study prepared for the Proposed Project, it has been determined that the Proposed Project may have a potential significant effect on the environment which, however, will be mitigated to a level that is less than significant and therefore, a Mitigated Negative Declaration was circulated for a period of not less than 20 days pursuant to State CEQA Guidelines Section 15105(b).

Therefore, the City Council finds the Mitigated Negative Declaration as adequate to assess the environmental impacts of the Proposed Project, based on the findings contained herein and in the Mitigated Negative Declaration, and find, on the basis of the whole record that there is no substantial evidence that the Proposed Project will have a significant effect on the environment and that the recommendation for approval of the

Resolution 2024-28 Page 3
Initial Study/Mitigated Negative Declaration
September 24, 2024
Mitigated Negative Declaration reflects the City of San Dimas City Council’s independent judgment and analysis.

In addition, the IS/MND includes a response to comments received during and after the public review period. One comment in particular received on May 28, 2024 from Lozeau Drury, an environmental firm, on behalf of the Supporters Alliance for Environmental Responsibility (SAFER). SAFER hired Soil/Water/Air Protection Enterprise (SWAPE), an environmental consulting firm to review the MND. SAFER and SWAPE raised concerns that an Environmental Impact Report (EIR) should have been prepared instead of the MND. The City’s environmental consultant, UltraSystems reviewed the letter and determined that the MND prepared for the project is adequate and in compliance with CEQA guidelines. Furthermore, as required by CEQA guidelines, UltraSystems prepared a response memo stating that the evidence and arguments presented by SAFER and SWAPE in the correspondence and reports dated May 24, 2024 do not constitute substantial evidence to support a fair argument the project may cause a significant impact on the environment related to Air Quality, Greenhouse Gases and Energy for the reasons set forth in the UltraSystems memo dated September 19, 2024.

D. The City Council adopts the Mitigation Monitoring and Reporting Program (attached hereto as Exhibit A), as this Proposed Project would not result in any significant, adverse environmental impacts with the mitigation imposed. The full record is available for review in the Planning Division.

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

SECTION 1. The Initial Study/Mitigated Negative Declaration is adequate to assess the environmental impacts of the Proposed Project, based on the findings contained herein and in the Mitigated Negative Declaration, and, on the basis of the whole record, there is no substantial evidence that the Proposed Project will have a significant effect on the environment. This determination reflects the City of San Dimas City Council’s independent judgment and analysis.

SECTION 2. The City Council adopts and approves the Initial Study/Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program as set forth in “Exhibit A” attached hereto and incorporated herein, and that the decision shall be final. A copy of this Resolution shall be mailed to the Applicant/Property Owner. The City Council directs the Director of Community Development, located at the Community Development Department, 245 E. Bonita Ave., San Dimas, CA 91773, to serve as the custodian of all documents or other material which constitutes the record of proceedings upon which the Council's adoption of the Mitigated Negative Declaration would be based. The City Council authorizes and directs the Director of Community Development, or designee, to execute and file with the Los Angeles County Clerk, within five business days of the adoption of a resolution approving the Mitigated Negative Declaration, a Notice of Determination that complies with CEQA Guidelines, section 15075.

Resolution 2024-28 Page 4
Initial Study/Mitigated Negative Declaration
September 24, 2024
PASSED, APPROVED AND ADOPTED, this 24th day of September 2024. ____________________________________
Emmett G. Badar, Mayor
ATTEST:
_______________________________
Debra Black, City Clerk
I, Debra Black, City Clerk, hereby certify that Resolution 2024-28 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

EXHIBIT A
Initial Study and Mitigated Negative Declaration
(IS/MND)
Allen-Cataract Warehouse Project
Development Plan Review Board Case No. 21-0002
Zone Change Case No. 21-0001
Tree Removal Program Case No. 21-0004
Lot Merger Case No. 21-0001
Prepared for:

CITY OF SAN DIMAS
City of San Dimas
245 East Bonita Avenue
San Dimas CA 91773
Telephone: (909) 394-6255
Prepared by:

UltraSystems Environmental Inc.
16431 Scientific Way
Irvine, CA 92618-4355
Telephone: 949.788.4900
FAX: 949.788.4901
www.ultrasystems.com
January 2023

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 PROJECT INFORMATION SHEET 
Project Information Sheet
Project Title Allen-Cataract Warehouse Project
Development Plan Review Board: Case 21-0002
Zone Change: Case 21-0001
Tree Removal Program: Case 21-0004
Lot Merger: Case 21-0001
CEQA Lead Agency and Address
Contact and Phone Number
Project Applicant
City of San Dimas
245 E Bonita Ave
San Dimas CA 91773
Anne Nguyen, Associate Planner
(909) 394-6255
[email protected]
Ignacio Crespo
7901 Crossway Drive
Pico Rivera, CA 90660
Project Location 309 W. Allen Avenue, and 917 & 929 N. Cataract Avenue (NWC of Allen Ave. & Cataract Ave.)
San Dimas, CA., 91773.

Assessor’s Parcel Numbers APNs: 8392-016-008, -048, and -047 Project Site General Plan I- Industrial
Designation(s)
Project Site Zoning Designation(s)
Surrounding Land Uses and Setting
AL- Light Agriculture
Land uses surrounding the project site include
commercial, industrial, and single-family
residential.

North
Light Manufacturing (M-1)
Commercial land uses are located adjacent to the
north.

South
Single-Family Agricultural (SF-A)
Single-family residences are located to the south
across W. Allen Avenue.

West
Light Manufacturing (M-1)
Manufacturing land uses are located adjacent to
the west.
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Initial Study/Mitigated Negative Declaration
Page i Page 1040 – 1497 January 2023
 PROJECT INFORMATION SHEET 
East
Light Manufacturing (M-1)
Commercial land uses are located adjacent to the
north.

Description of Project The Allen-Cataract Warehouse Project proposes the construction of a two-unit warehouse building
totaling 63,749-square-foot warehouse facility on
two levels located on 2.58 gross acres.

The proposed building would include Unit 1
consisting of 23,193 square feet of warehouse
space, 1,000 square feet of office space, and 2,000
square feet of the mezzanine for a total of 26,193
square feet; and Unit 2 consisting of 34,556 square
feet of warehouse space, 1,000 square feet of office
space and 2,000 square feet of the mezzanine for a
total of 37,556 square feet.

Onsite water and storm drain utility improvements
would be provided. Offsite improvements include
water and sewer. In addition, the site would
provide adequate ingress and egress, parking, and
loading areas for passenger vehicles,
tractor/trailer vehicles, and pedestrians. The
project proposes to have an infiltration trench at
the drive aisle from which runoff will permeate
with any excess drainage being discharged onto
Allen Avenue through a parkway drain.

The project would provide 56 car parking spaces,
four motorcycle parking spaces, and six bicycle
parking spaces, mostly along the site perimeter.

The project would provide six truck parking spaces
in a truck well next to the west side of the building.

Six dock doors would be installed on the side of the
building next to the truck well, and one grade-level
truck door would be installed on the west side of
the building south of the truck well.

The project site consists of three parcels currently
developed with nine (9) single-family residences.

Selected Agencies whose Approval is
Required





City of San Dimas
Los Angeles County Fire Department.

Golden State Water Company,
Southern California Gas Company, and
Southern California Edison Company.
7091/ Allen-Cataract Warehouse Project
Initial Study/Mitigated Negative Declaration
Page ii Page 1041 – 1497 January 2023
 PROJECT INFORMATION SHEET 
Have California Native American tribes
traditionally and culturally
Letters were sent by the City (the lead agency) to
the Gabrieleno/Tongva Band of Mission Indians,
Cahuilla Indians, Gabrieleno Band of Mission
Indians – Kizh Nation, and the Soboba Band of
Luiseno Indians’ the local Native American tribes
asking if they wished to participate in AB 52
consultation concerning the Allen-Cataract
Warehouse Project within the City of San Dimas.

The letters were sent on July 21, 2021, by certified
mail.
affiliated with the project area
requested consultation pursuant to
Public Resources Code
§ 21080.3.1? If so, has consultation
begun?
The City received a reply from the Gabrieleno, Kizh
Nation on September 12, 2022, stating a
consultation between the City and the GabrielenoKizh Nation was conducted and provided proposed mitigation for the project.

Detailed information regarding AB 52 consultation
with the Native American tribe and proposed
mitigation measures is provided in Section 4.18 of
this Initial Study.

Other Public Agencies whose Approval
is Required
None.
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Initial Study/Mitigated Negative Declaration
Page iii Page 1042 – 1497 January 2023
 TABLE OF CONTENTS 
Table of Contents
Project Information Sheet................................................................................................................................... i Table of Contents..................................................................................................................................................iv Acronyms and Abbreviations...........................................................................................................................ix

1.0 INTRODUCTION....................................................................................................................................1-1

1.1 Proposed Project.................................................................................................................................. 1-1

1.1.1 Project Components............................................................................................................ 1-1

1.1.2 Estimated Construction Schedule ................................................................................. 1-1 Lead Agencies – Environmental Review Implementation.................................................. 1-1 CEQA Overview..................................................................................................................................... 1-1

1.3.2 Authority to Mitigate under CEQA................................................................................ 1-2 Purpose of Initial Study..................................................................................................................... 1-2 Review and Comment by Other Agencies.................................................................................. 1-3 Impact Terminology ........................................................................................................................... 1-4 Organization of Initial Study ........................................................................................................... 1-4 Findings from the Initial Study....................................................................................................... 1-5

1.8.1 No Impact or Impacts Considered Less than Significant ..................................... 1-5

1.8.2 Impacts Considered Less than Significant with Mitigation

1.2 1.3

1.4 1.5

1.6 1.7

1.8 Measures.................................................................................................................................. 1-6

2.0 ENVIRONMENTAL SETTING .............................................................................................................2-1

2.1 2.2
Project Location.................................................................................................................................... 2-1 Project Setting....................................................................................................................................... 2-1

2.2.1 Land Use and Zoning........................................................................................................... 2-1 Existing Characteristics of the Site ............................................................................................... 2-5

2.3.1 Climate and Air Quality...................................................................................................... 2-5

2.3.2 Geology and Soils.................................................................................................................. 2-5

2.3.3 Hydrology................................................................................................................................ 2-5

2.3.4 Biology...................................................................................................................................... 2-5

2.3.5 Public Services....................................................................................................................... 2-6

2.3.6 Utilities ..................................................................................................................................... 2-6

2.3 3.0 Project Description.............................................................................................................................3-1

3.1 3.2

3.3 Project Location and Existing Conditions.................................................................................. 3-1 Proposed Entitlements...................................................................................................................... 3-1 Project Overview.................................................................................................................................. 3-1

3.3.1 New Construction ................................................................................................................ 3-1

3.3.2 Energy-efficient features................................................................................................... 3-2

3.3.3 Project Operations............................................................................................................... 3-5

3.3.4 Project Employment Generation ................................................................................... 3-5

3.3.5 Site Access, Circulation and Parking ............................................................................ 3-5

3.3.6 Exterior Lighting................................................................................................................... 3-5

3.3.7 Landscaping............................................................................................................................ 3-6

3.3.8 Perimeter Fencing and Exterior Walls........................................................................ 3-6 7091/ Allen-Cataract Warehouse Project
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3.3.9 Utilities ..................................................................................................................................... 3-8 Construction Activities ...................................................................................................................... 3-8

3.4.1 Construction Schedule ....................................................................................................... 3-8

3.4.2 Demolition, Site Clearance ............................................................................................... 3-8

3.4.3 Tree Removal......................................................................................................................... 3-8

3.4.4 Onsite Construction............................................................................................................. 3-9

3.4.5 Offsite Improvements......................................................................................................... 3-9 Standard Requirements and Conditions of Approval.........................................................3-10 Discretionary and Ministerial Approvals.................................................................................3-10

3.4 3.5

3.6 4.0 ENVIRONMENTAL CHECKLIST ........................................................................................................4-1 Environmental Factors Potentially Affected ............................................................................................ 4-1 Determination (To Be Completed by the Lead Agency)...................................................................... 4-1 Evaluation of Environmental Impacts......................................................................................................... 4-2

4.1 4.2

4.3 Aesthetics.............................................................................................................................................4.1-1 Agriculture and Forestry Resources.........................................................................................4.2-1 Air Quality............................................................................................................................................4.3-1

4.3.1 Pollutants of Concern ......................................................................................................4.3-1

4.3.2 Climate and Meteorology...............................................................................................4.3-2

4.3.3 Local Air Quality ................................................................................................................4.3-3

4.1.5 Air Quality Management Plan (AQMP).....................................................................4.3-5

4.3.4 Sensitive Receptors..........................................................................................................4.3-5

4.3.5 Applicable South Coast Air Quality Management District Rules ...................4.3-5

4.3.6 Response to Checklist Questions................................................................................4.3-6 Biological Resources........................................................................................................................4.4-1 Cultural Resources ...........................................................................................................................4.5-1

4.5.1 Methods.................................................................................................................................4.5-1

4.5.2 Existing Conditions...........................................................................................................4.5-1

4.5.3 Impacts Assessment.........................................................................................................4.5-3 Energy....................................................................................................................................................4.6-1 Geology and Soils ..............................................................................................................................4.7-1 Greenhouse Gas Emissions ...........................................................................................................4.8-1

4.8.1 GHG Constituents Introduction...................................................................................4.8-1

4.8.2 Thresholds of Significance.............................................................................................4.8-2 Hazards and Hazardous Materials.............................................................................................4.9-1

4.4 4.5

4.6 4.7

4.8 4.9

4.10 Hydrology and Water Quality...................................................................................................4.10-1

4.11 Land Use and Planning ................................................................................................................4.11-1

4.12 Mineral Resources.........................................................................................................................4.12-4

4.13 Noise....................................................................................................................................................4.13-1

4.13.1 Characteristics of Sound..............................................................................................4.13-1

4.13.2 Noise Measurement Scales.........................................................................................4.13-1

4.13.3 Sensitive Land Uses.......................................................................................................4.13-2

4.13.4 Existing Noise ..................................................................................................................4.13-4

4.13.5 Ambient Noise Levels...................................................................................................4.13-4

4.13.6 Regulatory Setting .........................................................................................................4.13-7

4.13.7 Significance Thresholds............................................................................................ 4.13-10

4.13.8 Impact Analysis............................................................................................................ 4.13-11

4.14 Population and Housing..............................................................................................................4.14-1

4.15 Public Services ................................................................................................................................4.15-1 7091/ Allen-Cataract Warehouse Project
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4.16 Recreation.........................................................................................................................................4.16-1

4.17 Transportation................................................................................................................................4.17-1

4.18 Tribal Cultural Resources...........................................................................................................4.18-1

4.18.1 Methods..............................................................................................................................4.18-1

4.19 Utilities and Service Systems ....................................................................................................4.19-1

4.20 Wildfire ..............................................................................................................................................4.20-1

4.21 Mandatory Findings of Significance.......................................................................................4.21-1

5.0 6.0
REFERENCES..........................................................................................................................................5-1 LIST OF PREPARERS ...........................................................................................................................6-1

6.1 6.2

6.3 Lead Agency (CEQA)........................................................................................................................... 6-1 Project Applicant.................................................................................................................................. 6-1 UltraSystems Environmental, Inc.................................................................................................. 6-1

6.3.1 Environmental Planning Team....................................................................................... 6-1

6.3.2 Technical Team..................................................................................................................... 6-1

6.3.3 Other Firms............................................................................................................................. 6-1

7.0 MITIGATION MONITORING AND REPORTING PROGRAM .....................................................7-1

LIST OF FIGURES
Figure 2.1-1 - Regional Location.................................................................................................................................. 2-2 Figure 2.1-2 - Project Location..................................................................................................................................... 2-3 Figure 2.2-2 - Project Site Photographs.................................................................................................................... 2-4 Figure 3.3-1 - Proposed Site Plan................................................................................................................................ 3-3 Figure 3.3-2 - Conceptual Elevations......................................................................................................................... 3-4 Figure 3.3-3 - Preliminary Landscape Plan............................................................................................................. 3-7 Figure 4.1-1 - Scenic Highways.................................................................................................................................4.1-3 Figure 4.2-1 - Important Farmland .........................................................................................................................4.2-2 Figure 4.3-1 - Sensitive Air Pollution Receptors in the Project Area ........................................................4.3-7 Figure 4.4-1 - Project Boundary and Biological Study Area (BSA).............................................................4.4-4 Figure 4.4-2 - Land Cover Types...............................................................................................................................4.4-6 Figure 4.4-3 - CNDDB Plant Species and Habitats.............................................................................................4.4-9 Figure 4.4-4 - CNDDB Known Occurrences: Wildlife Species....................................................................4.4-12 Figure 4.4-5 - CDFW Wildlife Corridors .............................................................................................................4.4-20 Figure 4.4-6 – Tree Inventory Survey .................................................................................................................4.4-22 Figure 4.5-1 - Topographic Map with APE Shown............................................................................................4.5-2 Figure 4.7-1 - Regionally Active Faults..................................................................................................................4.7-3 Figure 4.9-1 - Fire Hazard Severity Zone - State Responsibility Area.......................................................4.9-8 Figure 4.9-2 - Fire Hazard Severity Zone - Local Responsibility Area......................................................4.9-9 Figure 4.10-1 – Storm Drains .................................................................................................................................4.10-7 Figure 4.11-1 - Proposed Project Site Current General Plan Land Use Designations .....................4.11-2 Figure 4.11-2 - Proposed Project Site Current Zoning Designations .....................................................4.11-3 Figure 4.12-1 - Oil and Gas Wells and Fields....................................................................................................4.12-5 Figure 4.12-2- Geothermal Wells..........................................................................................................................4.12-6 Figure 4.13-1 - Sensitive Receivers Near Project Site ..................................................................................4.13-3 Figure 4.13-2 - Ambient Sampling Points..........................................................................................................4.13-6 Figure 4.16-1 - Parks and Recreation..................................................................................................................4.16-3 7091/ Allen-Cataract Warehouse Project
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Figure 4.20-1 - Fire Hazard Severity Zone - Local Responsibility Area................................................4.20-2 Figure 4.20-2 - Fire Hazard Severity Zone - State Responsibility Area.................................................4.20-3

LIST OF TABLES
Table 2.2-1 - Summary of Land Use and Zoning ................................................................................................... 2-1 Table 3.3-1 - Proposed Uses and Building Area.................................................................................................... 3-2 Table 3.3-2 - Estimated Project Employment Generation................................................................................ 3-5 Table 3.3-3 - Landscape Plantings.............................................................................................................................. 3-6 Table 3.4-1 - Construction Phasing, Equipment and Schedule....................................................................... 3-9 Table 3.6-1 - Ministerial Permits and Approvals................................................................................................3-10 Table 4.1-1 - Project Compliance with City of San Dimas General Plan Policies Regarding Scenic Quality and Aesthetics....................................................................................................................................................4.1-4 Table 4.3-1 - Federal and State Attainment Status...........................................................................................4.3-4 Table 4.3-2 - Ambient Air Quality Monitoring Data .........................................................................................4.3-4 Table 4.3-3 - SCAQMD Emissions Thresholds for Significant Regional Impacts..................................4.3-8 Table 4.3-4 - Construction Schedule.......................................................................................................................4.3-9 Table 4.3-5 - Maximum Daily Regional Construction Emissions.............................................................4.3-10 Table 4.3-6 - Maximum Daily Project Operational Emissions...................................................................4.3-10 Table 4.3-7 - Results of Localized Significance Analysis..............................................................................4.3-12 Table 4.4-1 – Special-Status Plant Species Potential to Occur ..................................................................4.4-10 Table 4.4-2 – Special-Status Wildlife Species Potential to Occur.............................................................4.4-14 Table 4.6-1 - Estimated Project Operational Energy Use...............................................................................4.6-3 Table 4.7-1 - Paleontological Records Search Results.....................................................................................4.7-7 Table 4.8-1 - Project Construction Related GHG Emissions..........................................................................4.8-4 Table 4.8-2 - Project Operational GHG Emissions.............................................................................................4.8-4 Table 4.13-1 - Sensitive Receivers in Project Area........................................................................................4.13-4 Table 4.13-2 - Ambient Noise Measurement Results ...................................................................................4.13-4 Table 4.13-2 - California Land Use Compatibility for Community Noise Sources............................4.13-9 Table 4.13-4 - Construction Equipment Noise Characteristics ............................................................. 4.13-12 Table 4.13-5 - Estimated Maximum Increases in Noise Exposure at Nearest Sensitive Receivers ............................................................................................................................................................................................ 4.13-13 Table 4.13-6 - Vibration Levels of Construction Equipment.................................................................. 4.13-16 Table 4.14-1 - City of San Dimas Demographic Forecast............................................................................4.14-1 Table 4.14-2 - City of San Dimas Demographic Estimates..........................................................................4.14-2 Table 4.19-1 - Estimated Project Wastewater Generation.........................................................................4.19-2 Table 4.19-1 - Water Shortage Contingency Planning Levels...................................................................4.19-5 Table 4.19-2 - WVWD Normal Year Supply and Demand Comparison (AF).......................................4.19-5 Table 4.19-3 - WVWD Single Dry Year Supply and Demand Comparison (AF).................................4.19-5 Table 4.19-4 - Multiple Dry Years Supply and Demand Comparison (AF)..........................................4.19-6 Table 4.19-5 - Estimated Project-Generated Solid Waste...........................................................................4.19-7 Table 7.0-1 - Mitigation Monitoring and Reporting Program ......................................................................... 7-2

APPENDICES
Appendix A
Appendix B
Appendix B1
Project Plans and Drawings
Air Quality and Greenhouse Gas (GHG) Assessment
CalEEMod Input and Results for Air Quality Analysis
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 TABLE OF CONTENTS 
CalEEMod Input and Results for Greenhouse Gas Emissions Analysis Energy – Fuel Consumption Data and Calculations
Biological Resources Evaluation and Arborist Report
Biological Resources Evaluation
Arborist Report
Cultural, Paleontological and Historic Resources Assessment Phase 1 Cultural Resources Inventory
Paleontological Resources Records Search
Historic Resources Assessment
Geotechnical Study
Geotechnical Report
Percolation Test
Phase 1 Environmental Site Assessment (ESA)
Transportation Assessment Memorandum
Low Impact Development Plan
Appendix B2
Appendix B3
Appendix C
Appendix C1
Appendix C2
Appendix D
Appendix D1
Appendix D2
Appendix D3
Appendix E
Appendix E1
Appendix E2
Appendix F
Appendix G
Appendix H
Appendix I Noise Data
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 ACRONYMS AND ABBREVIATIONS 

ACRONYMS AND ABBREVIATIONS
Acronym/Abbreviation Term
°F
AAQS
AB
degrees Fahrenheit
Ambient Air Quality Standard
Assembly Bill
AB 32
AB 939
AB 1327
ADT
California Global Warming Solutions Act of 2006
California Integrated Waste Management Act
California Solid Waste Reuse and Recycling Access Act of 1991 average daily traffic
AL Light Agricultural
AMSL
APE
above mean sea level
area of potential effect
APN Assessor’s Parcel Number
AQMP
ARB
AST
Air Quality Management Plan
California Air Resources Board
aboveground storage tank
bgs below ground surface
BIOS Biogeographic Information and Observation System
Best Management Practices
Bonita Unified School District
BMPs
BUSD
CAAQS
Cal/OSHA
CalEEMod

CAL FIRE
CALGreen
Caltrans
CAPCOA
CBC
California Ambient Air Quality Standards
California Division of Occupational Safety and Health
California Emissions Estimator Model
California Department of Forestry and Fire Protection
California Green Building Standards
California Department of Transportation
California Air Pollution Control Officers Association
California Building Code
CCAA
CCR
California Clean Air Act
California Code of Regulations
CDOs Cease and Desist Orders
CDFW
CEQA
CERCLA
California Department of Fish & Wildlife
California Environmental Quality Act
Comprehensive Environmental Response, Compensation, and Liability Act
CESA
CFR
California Endangered Species Act
Code of Federal Regulations
CGS California Geologic Society
CH4 methane
CHRIS
CIWMA
CNDDB
CNEL
CO
California Historic Resources Inventory System
State of California Integrated Waste Management Act
California Natural Diversity Database
Community Noise Equivalent Level
Carbon monoxide
CO2 carbon dioxide
CO2e carbon dioxide equivalent
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 ACRONYMS AND ABBREVIATIONS 
Acronym/Abbreviation Term
CPUC
CRHR
CWA
dB
California Public Utilities Commission
California Register of Historic Resources
Clean Water Act
decibel
dBA A-weighted decibel scale
DOC California Department of Conservation
California Division of Safety and Health
Department of Toxic Substances Control
Environmental Impact Report
Emergency Response Plan
DOSH
DTSC
EIR
ERP
ESA Endangered Species Act
ESA

ESGVWMG
FAR
Environmental Site Assessment
East San Gabriel Valley Watershed Management Group
floor area ratio
FHSZ
FMMP
GHG
Fire Hazard Severity Zones
Farmland Mapping and Monitoring Program
greenhouse gas
GPCD
GSWC
GWP
HFCs
Hz
gallons per capita per day
Golden State Water Company
global warming potential
hydrofluorocarbons
hertz
IFC International Fire Code
IPCC
IS/MND
kWh
Intergovernmental Panel on Climate Change
Initial Study/Mitigated Negative Declaration
killowatt hours
L90
Leq
noise level that is exceeded 90% of the time
equivalent noise level
LHMP
LID
Local Hazard Mitigation Plan
Low Impact Development
Lmax
LOS
root mean square maximum noise level
Level of Service
LACFD
LACSD

LACIWMP

LARWQCB
LRA
Los Angeles County Fire Department
Los Angeles County Sanitation Districts
Los Angeles Countywide Integrated Waste Management Plan Los Angeles Regional Water Quality Control Board
Local Responsibility Area
LRP
LSTs
M-1
Legally Responsible Person
Localized Significance Thresholds
Light Manufacturing
MBTA
MLD
Migratory Bird Treaty Act
Most Likely Descendant
MM(s)
MMRP
MMT
MMTCO2e
mitigation measure(s)
Mitigation Monitoring and Reporting Program
million metric tons
million metric tons of CO2e
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 ACRONYMS AND ABBREVIATIONS 
Acronym/Abbreviation Term
MND
MRZ
Mitigated Negative Declaration
Mineral Resource Zone
MS4
N2O
municipal separate storm sewer systems
nitrous oxide
NAAQS
NAHC
NCCP
ND
National Ambient Air Quality Standards
Native American Heritage Commission
Natural Communities Conservation Plan
Negative Declaration
NHPA
NO
National Historic Preservation Act
Nitric Oxide
NO2 Nitrogen Dioxide
NOx Nitrogen oxides
NOI Notice of Intent
NPDES
NPPA
NRCS
NRHP
NWI
National Pollutant Discharge Elimination System
Native Plant Protection Act
Natural Resources Conservation Service
National Register of Historic Places
National Wetlands Inventory
O3 Ozone
OPR
OSHA
Pb
Governor’s Office of Planning and Research
Occupational Safety and Health Administration
lead
PCE Passenger Car Equivalent
PFCs
PM
perfluorocarbons
particulate matter
PM2.5
PM10
Porter-Cologne
PPM
fine particulate matter
respirable particulate matter
Porter-Cologne Water Quality Control Act
parts per million
PPV peak particle velocity
PRDs
RCP
Permit Registration Documents
Reinforced Concrete Pipe
RCRA
REC(s)
RHNA
RMS
Resource Conservation and Recovery Act
recognized environmental condition(s)
Regional Housing Needs Assessment
root mean square
ROG Reactive organic gases
ROW
RWQCB
SCAB
SCAG
SCAQMD
SCCIC
SCE
right-of-way
Regional Water Quality Control Board
South Coast Air Basin
Southern California Association of Governments
South Coast Air Quality Management District
South Central Coastal Information Center
Southern California Edison
SEL Sound Exposure Level
SF6 sulfur hexafluoride
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 ACRONYMS AND ABBREVIATIONS 
Acronym/Abbreviation Term
SGVCOG
SIP
San Gabriel Valley Council of Governments
State Implementation Plan
SJCWRP
SLF
San Jose Creek Water Reclamation Plant
Sacred Lands File
SMARTS
SMBMI
SO2
Stormwater Multi-Application and Report Tracking System San Manuel Band of Mission Indians
sulfur dioxide
SoCalGas
SOPs
SR
Southern California Gas Company
Standard Operating Procedures
State Route
SRA State Responsibility Area
SRAs source receptor areas
SWP California State Water Project
California State Water Resources Control Board
Stormwater Pollution Prevention Plan
tribal cultural resources
SWRCB
SWPPP
TCRs
TMP Traffic Management Plan
TVMWD
USDA
USDOT
USGS
USEPA
UWMP
VdB
Three Valleys Municipal Water District
United States Department of Agriculture
United States Department of Transportation
United States Geological Survey
United States Environmental Protection Agency
Urban Water Management Plan
vibration decibels
VHFHSZs
VMT
very high fire hazard severity zones
vehicle miles traveled
VOC volatile organic compound
WEAP
WQMP
WOUS
Worker Environmental Awareness Program
Water Quality Management Plan
water(s) of the United States
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 SECTION 1.0 – INTRODUCTION 

1.0 1.1

INTRODUCTION
Proposed Project
The City of San Dimas is processing a request to implement a series of discretionary actions that would ultimately allow for the development of the Allen Avenue Warehouse Project (hereafter referred to as the “proposed project” or the “project”) located at 309 West Allen Avenue, 917 North Cataract Avenue, and 929 North Cataract Avenue in the central part of the City of San Dimas, California. (APNs 8392-016-008, -048, and -047).

1.1.1 Project Components
The proposed project would construct a two-story 63,749 square-foot two-unit warehouse facility including Unit One with 23,193 square feet of warehouse space and 1,000 square feet of office space and a 2,000 square-foot mezzanine; Unit Two with 34,556 square feet of warehouse space and 1,000 square feet of office space and a 2,000 square-foot mezzanine. The project site is approximately 2.58 gross acres and would provide 56 car parking spaces, four motorcycle parking spaces, and six bicycle parking spaces. The project also would provide six truck parking spaces in a truck well with six dock doors and one grade-level truck door. Refer to Section 3.0, Project Description, of this document for additional details.

1.1.2 Estimated Construction Schedule
Project construction is anticipated to begin in May-June 2023, and would be completed in March 2024.

1.2 Lead Agencies – Environmental Review Implementation The City of San Dimas is the Lead Agency for the proposed project. Pursuant to the California Environmental Quality Act (CEQA) and its implementing regulations,1 the Lead Agency has the principal responsibility for implementing and approving a project that may significantly affect the environment.

1.3 CEQA Overview

1.3.1.1 Purpose of CEQA
All discretionary projects within the State of California are required to undergo environmental review under CEQA. A Project is defined in CEQA Guidelines § 15378 as the whole of the action having the potential to result in a direct physical change or a reasonably foreseeable indirect change to the environment and is any of the following:
 An activity directly undertaken by any public agency including but not limited to public works construction and related activities, clearing or grading of land, improvements to existing public structures, enactment and amendment of zoning ordinances, and the adoption and amendment of local General Plans or elements.
1 Public Resources Code §§ 21000 - 21177 and California Code of Regulations Title 14, Division 6, Chapter 3. 7091/ Allen-Cataract Warehouse Project
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 SECTION 1.0 – INTRODUCTION 


An activity undertaken by a person which is supported in whole or in part through public agency contracts, grants, subsidies, loans, or other forms of assistance from one or more public agencies.

An activity involving the issuance to a person of a lease, permit license, certificate, or other entitlement for use by one or more public agencies.

CEQA Guidelines § 15002 lists the basic purposes of CEQA as follows:
 Inform governmental decision-makers and the public about the potential, significant environmental effects of proposed activities.


Identify the ways that environmental damage can be avoided or significantly reduced.

Prevent significant, avoidable damage to the environment by requiring changes in projects through the use of alternatives or mitigation measures when the governmental agency finds the changes to be feasible.
 Disclose to the public the reasons why a governmental agency approved the project in the manner the agency chose if significant environmental effects are involved.

1.3.2 Authority to Mitigate under CEQA
CEQA establishes a duty for public agencies to avoid or minimize environmental damage where feasible. Under CEQA Guidelines § 15041 a lead agency for a project has the authority to require feasible changes in any or all activities involved in the project to substantially lessen or avoid significant effects on the environment, consistent with applicable constitutional requirements such as the “nexus”2 and “rough proportionality”3 standards.

CEQA allows a lead agency to approve a project even though the project would cause a significant effect on the environment if the agency makes a fully informed and publicly disclosed decision that there is no feasible way to lessen or avoid the significant effect. In such cases, the Lead Agency must specifically identify expected benefits and other overriding considerations from the project that outweigh the policy of reducing or avoiding significant environmental impacts of the project.

1.4 Purpose of Initial Study
The CEQA process begins with a public agency determining whether the project is subject to CEQA at all. If the project is exempt, the process does not need to proceed any further. If the project is not exempt, the Lead Agency takes the second step and conducts an Initial Study to determine whether the project may have a significant effect on the environment.

The purposes of an Initial Study as listed in § 15063(c) of the CEQA Guidelines are to:
2 3
A nexus (i.e., connection) must be established between the mitigation measure and a legitimate governmental interest.

The mitigation measure must be “roughly proportional” to the impacts of the project. 7091/ Allen-Cataract Warehouse Project
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 SECTION 1.0 – INTRODUCTION 
 Provide the Lead Agency with the information necessary to decide if an Environmental Impact Report (EIR), Negative Declaration (ND), or Mitigated Negative Declaration (MND) should be prepared.


Enable a Lead Agency to modify a project to mitigate adverse impacts before an EIR is prepared, thereby enabling the project to qualify for an ND or MND.

Assist in the preparation of an EIR, if required, by focusing the EIR on adverse effects determined to be significant, identifying the adverse effects determined not to be significant, explaining the reasons for determining that potentially significant adverse effects would not be significant, and identifying whether a program EIR or other process, can be used to analyze adverse environmental effects of the project.


Facilitate an environmental assessment early during project design.

Provide documentation in the ND or MND that a project would not significantly affect the environment.


Eliminate unnecessary EIRs.

Determine if a previously prepared EIR could be used for the project.

In cases where no potentially significant impacts are identified, the Lead Agency may issue an ND, and no mitigation measures would be needed. The Lead Agency may determine that mitigation measures would adequately reduce these impacts to less than significant levels where potentially significant impacts are identified. The Lead Agency would then prepare an MND for the proposed project. If the Lead Agency determines that individual or cumulative effects of the proposed project would cause a significant adverse environmental effect that cannot be mitigated to less than significant levels, then the Lead Agency would require an EIR to further analyze these impacts.

1.5 Review and Comment by Other Agencies
Other public agencies are provided the opportunity to review and comment on the IS/MND. Each of these agencies is described briefly below.
 A Responsible Agency (14 CCR § 15381) is a public agency, other than the Lead Agency, that has discretionary approval power over the Project, such as to permit issuance or plan approval authority.


A Trustee Agency4 (14 CCR § 15386) is a state agency having jurisdiction by law over natural resources affected by a project that is held in trust for the people of the State of California.

Agencies with Jurisdiction by Law (14 CCR § 15366) are any public agencies that have authority: (1) to grant a permit or other entitlement for use; (2) to provide funding for the project in question; or (3) to exercise authority over resources which may be affected by the project. Furthermore, a city or county will have jurisdiction by law concerning a project when the city or county having primary jurisdiction over the area involved is: (1) the site of the project; (2) the area in which the major environmental effects will occur; and/or (3) the area in which reside those citizens most directly concerned by any such environmental effects. 4 The four Trustee Agencies in California listed in CEQA Guidelines § 15386 are California Department of Fish and Wildlife, State Lands Commission, State Department of Parks and Recreation, and University of California. 7091/ Allen-Cataract Warehouse Project
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 SECTION 1.0 – INTRODUCTION 

1.6 Impact Terminology
The following terminology is used to describe the level of significance of potential impacts:



A finding of no impact is appropriate if the analysis concludes that the project would not affect the particular environmental threshold in any way.

An impact is considered less than significant if the analysis concludes that the project would cause no substantial adverse change to the environment and requires no mitigation.

An impact is considered less than significant with mitigation incorporated if the analysis concludes that the project would cause no substantial adverse change to the environment with the inclusion of environmental commitments, or other enforceable measures, that would be adopted by the Lead Agency.
 An impact is considered potentially significant if the analysis concludes that the project could have a substantial adverse effect on the environment.

An EIR is required if an impact is identified as potentially significant.

1.7 Organization of Initial Study
This IS/MND is organized to satisfy CEQA Guidelines § 15063(d) and includes the following sections:


Section 1.0 - Introduction, which identifies the purpose and scope of the IS/MND.

Section 2.0 - Environmental Setting, which describes the location, existing site conditions, land uses, zoning designations, topography, and vegetation associated with the project site and surrounding area.
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Section 3.0 - Project Description, which provides an overview of the project, a description of the proposed development, project phasing during construction, and discretionary actions for the approval of the project.

Section 4.0 - Environmental Checklist, which presents checklist responses for each resource topic to identify and assess impacts associated with the proposed project, and proposes mitigation measures, where needed, to render potential environmental impacts less than significant, where feasible.
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Section 5.0 - References, which includes a list of documents cited in the IS/MND.

Section 6.0 - List of Preparers, which identifies the primary authors and technical experts that prepared the Initial Study.
 Section 7.0 – Mitigation, Monitoring, and Reporting Program, which identifies the mitigation measures for the proposed project, the responsible/monitoring party, the monitoring action, the enforcement agency, the monitoring agency, and the monitoring phase.

Technical studies and other documents, which include supporting information or analyses used to prepare this IS/MND, are included in the following appendices:
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Appendix A Project Plans and Drawings
Appendix B Air Quality and Greenhouse Gas (GHG) Assessment Appendix B1 CalEEMod Input and Results for Air Quality Analysis Appendix B2 CalEEMod Input and Results for Greenhouse Gas Emissions Analysis Appendix B3 Energy – Fuel Consumption Data and Calculations 7091/ Allen-Cataract Warehouse Project
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Appendix C Biological Resources Evaluation and Arborist Report Appendix C1 Biological Resources Evaluation
Appendix C2 Arborist Report
Appendix D Cultural, Paleontological and Historic Resources Assessment Appendix D1 Phase 1 Cultural Resources Inventory
Appendix D2 Paleontological Resources Records Search
Appendix D3 Historic Resources Assessment
 Appendix E Geotechnical Study
Appendix E1 Geotechnical Report
Appendix E2 Percolation Test
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Appendix F Phase 1 Environmental Site Assessment (ESA)
Appendix G Transportation Assessment Memorandum
Appendix H Low Impact Development Plan
Appendix I Noise Data

1.8 Findings from the Initial Study

1.8.1 No Impact or Impacts Considered Less than Significant The project would have no impact or a less than significant impact on the following environmental categories listed in Appendix G of the CEQA Guidelines. 
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4.1 Aesthetics

4.2 Agriculture and Forestry Resources

4.3 Air Quality

4.6 Energy

4.8 Greenhouse Gas Emissions

4.10 Hydrology and Water Quality

4.11 Land Use and Planning

4.12 Mineral Resources

4.14 Population and Housing

4.15 Public Services

4.16 Recreation

4.17 Transportation and Traffic

4.19 Utilities and Service Systems

4.20 Wildfire
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1.8.2 Impacts Considered Less than Significant with Mitigation Measures Based on IS findings, the project would have a less than significant impact on the following environmental categories listed in Appendix G of the CEQA Guidelines when proposed mitigation measures are implemented.
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4.4 Biological Resources

4.5 Cultural Resources

4.7 Geology and Soils

4.9 Hazards and Hazardous Materials

4.13 Noise

4.18 Tribal Cultural Resources

4.21 Mandatory Findings of Significance
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 SECTION 2.0 - ENVIRONMENTAL SETTING 

2.0 2.1

ENVIRONMENTAL SETTING
Project Location
The proposed project is located at 309 West Allen Avenue, 917 North Cataract Avenue, and 929 North Cataract Avenue in the central part of the City of San Dimas, California. The project site is on the northwest corner of Allen Avenue and Cataract Street. Refer to Figure 2.1-1, which shows the project’s regional location. The property is bordered by a multi-tenant industrial development to the north, west, and east, and single-family low-density housing to the south. See Figure 2.1-2, which shows the project’s location.

2.2 Project Setting
The project is comprised of three assessors’ parcels, APNs: 8392-016-008, -048, and -047. The project site is approximately 2.58 gross acres. It is located in a light industrial area and is surrounded on the north, west, and east by parcels with similar light industrial uses with low-density residential uses to the south. East of the project site approximately 900 feet is Chaparral High School; to the west, approximately 1,300 feet is the interchange of State Route 57 (Orange Freeway) and Interstate 210 (Foothills Freeway), formerly known as Glendora Curve; residential uses are located to the south, directly across W Allen Street; and roughly 300 feet to the north runs the Foothills Freeway.

Photographs depicting the project site are provided in Figure 2.2-2.

2.2.1 Land Use and Zoning
The land use designation and zoning of the project site and surrounding areas are listed in Table 2.2-1. The General Plan designation for the project site is Industrial and the site’s zoning designation is Light Agricultural (AL).

Table 2.2-1

SUMMARY OF LAND USE AND ZONING
Location General Plan Zoning Existing Use
Project Site Industrial Light Agricultural (AL) Nine (9) single-family residences Surrounding Areas
Purchase Greens Artificial Grass
and Infinity Design Tile & Marble
(multi-tenant)
C&M Custom Tackle, Maituo
Enterprises, and C&H Machine
(multi-tenant)
North
East
Industrial
Industrial
Light Manufacturing (M-1)
Light Manufacturing (M-1)
West Industrial Light Manufacturing (M-1) KAP Manufacturing South Single-Family Low Single-Family Agriculture (SF-A) Single-family structures Source: UltraSystems, 2020, City of San Dima Zoning Map 2011. 7091/ Allen-Cataract Warehouse Project
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Figure 2.1-1

REGIONAL LOCATION
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Figure 2.1-2

PROJECT LOCATION
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Figure 2.2-2

PROJECT SITE PHOTOGRAPHS
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2.3 Existing Characteristics of the Site

2.3.1 Climate and Air Quality
The City of San Dimas has a mild climate that is generally warm and temperate. A weather station operated by the California Department of Water Resources, California Irrigation Management Information System (CIMIS) located on the grounds of California State Polytechnic University, Pomona (CIMIS Station 7), located approximately four miles south of the project site, provides climate data for the project vicinity since 1989. The average annual precipitation for the City of San Dimas is 18.38 inches. The highest average monthly precipitation is in January, averaging approximately 4.28 inches. Annual snowfall is 0 inches. The average August high temperature is 91.9 degrees Fahrenheit (°F). The average January low temperature is 40.5 degrees Fahrenheit (°F) [WRCC, 1972].

The project site will be located wholly within the South Coast Air Basin SCAB, which includes all of Orange County, as well as the non-desert portions of Los Angeles, Riverside, and San Bernardino Counties. The distinctive climate of the SCAB is determined by its terrain and geographical location.

The South Coast Air Quality Management District (SCAQMD) has divided the SCAB into source receptor areas (SRAs), based on similar meteorological and topographical features. The proposed project site is in SCAQMD’s Pomona-Walnut Valley SRA (SRA 10). Local air quality is further discussed in Section 4.3 (Air Quality).

2.3.2 Geology and Soils
Based on the USDA NRCS Soil Survey, the BSA contains Urban land-Palmview-Tujunga, gravelly complex, and two to nine percent slopes (Soil Survey Staff, 2021). This soil type occurs in alluvial fans, with granite-derived alluvium as the parent material (USDA, 2017). This soil map unit is not listed on the National Hydric Soils List as hydric (USDA NRCS, 2021). The onsite soils are gravelly with some relatively small rocks (<6 inches in diameter). A detailed description of the geology and soils for the project site and the surrounding area is provided in Section 4.7 (Geology and Soils) of this Initial Study.

2.3.3 Hydrology
The project site is developed with nine (9) vacant single-family residences. The site and surroundings have a southwest slope of approximately 1.8 percent grade. The nearest storm drain inlets to the project site are at the intersection of Allen Avenue and Cataract Avenue. The City of San Dimas falls within the boundaries of the Regional Water Quality Control Board’s Los Angeles Region Basin Plan.

The Los Angeles Basin Region covers the coastal watersheds of Los Angeles and Ventura Counties, along with small portions of Kern and Santa Barbara Counties. It encompasses all coastal drainages flowing to the Pacific Ocean between Rincon Point and the eastern Los Angeles County line. A detailed description of the hydrology and water quality for the project site and the surrounding area is provided in Section 4.10 (Hydrology and Water Quality) of this Initial Study.

2.3.4 Biology
The project site is located in a developed, suburban/commercial area, and is approximately 350 feet south of Interstate 210 (I-210). The site is surrounded by commercial properties on the west, north, and east; south of the site is a largely residential neighborhood. Although the site is less than two miles south of the Angeles National Forest, the project area and BSA provide low habitat value for 7091/ Allen-Cataract Warehouse Project
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 SECTION 2.0 – ENVIRONMENTAL SETTING 
special-status plant and wildlife species (including species listed by state or federal agencies as “candidate” or “sensitive” species). A detailed description of the existing environmental setting for the project site and the surrounding area is provided in Section 4.4 (Biological Resources) of this Initial Study.

2.3.5 Public Services
Fire services in the City of San Dimas are provided through a contract by the Los Angeles County Fire Department at Stations #64 and #141. The Department 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.

Law enforcement services are provided to the City of San Dimas by contract with the Los Angeles County Sheriff’s Department. As a part of that service, the Sheriff’s Department maintains a station in San Dimas, located at 270 S. Walnut Avenue. The San Dimas Station is the central location for 18 Patrol Deputies, 1 Motorcycle Reserve Deputy, 3 CAT Team Leaders, 3 Special Assignment Officers (CAT Team), 1 Team Sergeant, 2 Community Service Assistants, 1 Law Enforcement Technician (Crime Prevention Officer), and 1 School Resource Officer.

Recreational services in the City of San Dimas are managed by the Landscape Maintenance Divisions of the City’s Parks and Recreation Department, which maintains fourteen City-operated recreationa1 facilities, which include twelve parks, a Swim and Racquet Club, and the Sportsplex.

Library services within the city are provided by the Los Angeles County Library System, which has a total of 72 branch libraries. The San Dimas Library is the only library within the City of San Dimas located at 145 Walnut Avenue.

2.3.6 Utilities
Water services: Golden State Water Company (GSWC) San Dimas System provides water to the project site. GSWC obtains water supplies from the following sources: imported water from northern California purchased through Three Valleys Municipal Water District (TVMWD); groundwater from the Main San Gabriel Groundwater Basin; treated groundwater and surface water purchased from Covina Irrigating Company; and treated water purchased from Walnut Valley Water District (Stetson, 2021, p. 6-3).

Solid waste disposal: Waste Management (WM) provides solid waste disposal services for San Dimas. The City contracts with Waste Management for Curbside and Business trash collection and recycling services (including green waste recycling). Currently, green waste is taken to the Puente Hills Landfill located in Whitter; recyclables are taken to the Allen Company in Baldwin Park, and bulk waste is transferred to El Sobrante Landfill in Corona. (wmsolutions.com).

Electricity: Electrical service to the site is provided by Southern California Edison Company through a grid of transmission lines and related facilities. Natural gas is provided by the Southern California Gas Company, which maintains a local system of transmission lines, distribution lines, and supply regulation stations (City of San Dimas, 2020b).

Natural gas: The Southern California Gas Company (SoCalGas) is the primary distributor of retail and wholesale natural gas across Southern California, including the City of San Dimas. SoCalGas provides services to residential, commercial, and industrial consumers, and also provides gas for 7091/ Allen-Cataract Warehouse Project
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electric generation customers. In its 2018 California Gas Report, SoCalGas analyzed the 18-year demand period, from 2018 to 2035, to determine its ability to meet projected demand (California Gas and Electric Utilities, 2018. p. 63).

Wastewater: Sewer services for the project site are provided by the City of San Dimas (City of San Dimas, 2020b). Stormwater runoff generated on the project site under current conditions generally is carried by sheet flows off of the site and onto the adjacent streets.

Hydrology; Water services for the project site lie within the service area of the Golden State Water Company, a sub-agency of Three Valleys Municipal Water District, a wholesale water agency. 7091/ Allen-Cataract Warehouse Project
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 SECTION 3.0 - PROJECT DESCRIPTION 

3.0 3.1

PROJECT DESCRIPTION
Project Location and Existing Conditions
The 2.58-acre project site is at 309 West Allen Avenue, 917 North Cataract Avenue, and 929 North Cataract Avenue in the central part of the City of San Dimas. The project site consists of three parcels—with assessor’s parcel numbers (APNs) 8392-016-008, -048, and -047—developed with nine (9) single-family residences.

The project site is surrounded by industrial use to the north; light industrial and commercial uses opposite Cataract Avenue to the east; industrial use to the west; and single-family residences opposite Allen Avenue to the south. The project site is currently zoned Light Agriculture (A-L) and the General Plan Land Use Designation is Industrial. The A-L zone does not permit industrial uses and does not conform with the General Plan land use designation. The Industrial land use designation permits research and development, fabrication and assembly, manufacturing, processing, wholesaling, warehousing, and administrative facilities (City of San Dimas, 1991).

3.2 Proposed Entitlements
The proposed project includes applications for the following entitlements from the City of San Dimas:

1. Zone Change (from Light Agriculture (AL) to Light Manufacturing (M-1));

2. Lot Merger (to consolidate the three (3) lots together);

3. Development Plan Review (for the building & site development); and

4. Tree Removal Permit.

3.3 Project Overview

3.3.1 New Construction
The project proposes construction of a two-unit warehouse building totaling an area of 63,749 square feet on two levels—first floor and mezzanine; uses and square footage per unit and per floor are listed below in Table 3.3-1. Office space for Unit 1, on both the first floor and mezzanine, would be in the southwest corner of the building, and office space for Unit 2, also on both levels, would be in the northeast corner, as shown below in Figure 3.3-1. Exterior materials would be concrete, glass, and metal, as shown below in Figure 3.3-2. HVAC units on the roof would be screened from view by a parapet comprising the top portions of the exterior walls. 7091/ Allen-Cataract Warehouse Project
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Table 3.3-1

PROPOSED USES AND BUILDING AREA
Unit
Unit 1
Land Use Floor Square Feet
Warehouse
Office
1 1
23,193
1,000
Mezzanine
Subtotal
2,000
3,000
Total
Warehouse
Office
26,193
34,556
1,000
Unit 2 1
1 Mezzanine
Subtotal
2,000
3,000
Total
Not applicable
37,556
Total Not applicable 63,749
1 Source: Crespo Architecture, 2021

3.3.2 Energy-efficient features
Energy-efficient features including insulated and glazed windows and low-E coating on windows, would be incorporated into building design to comply with the provisions of the California Green Building Code (CALGreen), Title 24, Part 11 of the California Code of Regulations. CALGreen requires new structures to incorporate a variety of mandatory energy-efficiency and water-efficiency features.
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Figure 3.3-1

PROPOSED SITE PLAN
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Figure 3.3-2

CONCEPTUAL ELEVATIONS
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3.3.3 Project Operations
At the time of preparation of this Initial Study, the future tenant(s) of the proposed building were unknown. For the environmental analysis, the future uses onsite are assumed to be any of those uses permitted by the City of San Dimas’ General Plan land use designation of Industrial.

3.3.4 Project Employment Generation
Project operational employment generation is estimated as 65 employees as shown below in Table

3.3-2. While warehouse developments usually include small amounts of office space, here, for a conservative estimate, employment in office space is estimated separately from employment in warehouse space.

Table 3.3-2

ESTIMATED PROJECT EMPLOYMENT GENERATION
Land Use Square Feet Square Feet per
Employee
Employees
Warehouse
Office
Total
57,749
6,000
63,749
1,094
487
Not applicable
53 12
65 1 Source: Natelson Co., Employment Density Report, 2001

3.3.5 Site Access, Circulation and Parking
Site access would be via two driveways, one from Cataract Avenue near the northeast corner of the project site, and the second from Allen Avenue near the southwest corner of the site (see Figure 3.3- 1). The pedestrian entrance to Unit 1 would be on the southwest corner of the building, and the pedestrian entrance to Unit 2 would be on the northeast corner of the building.

Circulation would be two-way, via one L-shaped driveway extending along the northern and western sides of the project site.

The project would provide 56 car parking spaces, four (4) motorcycle parking spaces, and six (6) bicycle parking spaces, mostly along the site perimeter. The project would provide six (6) truck parking spaces in a truck well next to the west side of the building. Six (6) dock doors would be installed in the side of the building next to the truck well, and one grade-level truck door would be installed in the west side of the building south of the truck well.

3.3.6 Exterior Lighting
Exterior LED lights are proposed on the north and west sides of the building. Lighting for the project would comply with the requirements of the City’s Municipal Code. Specifically, the project would be required to comply with City of San Dimas Municipal Code § 18.12.060[A][12], which states, “Proposed lighting should be so located so as to avoid glare and to reflect the light away from adjoining property and rights-of-way.”
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3.3.7 Landscaping
The project would include 15,609 square feet of landscaped area consisting of aggregate with lowwater-use plants. The project plant palette includes trees, shrubs, perennials, and groundcover. Most of the proposed landscaped areas would be next to Allen Avenue along the south side of the project site, and next to Cataract Street along the east side of the site. Site clearance would include removal of 23 of the 25 existing trees onsite; most trees to be removed are California pepper (Schinus molle) trees. The quantities and types of trees, shrubs, and ground cover are summarized in Table 3.3-3.

The conceptual landscaping plan for the project is provided in Figure 3.3-3, as well as Appendix A to this IS/MND.

Table 3.3-3

PROPOSED PLANT PALETTE
Common Name Scientific Name Size
Trees
Forest Pansy Redbud
Australian Willow
Canary Island Pine
Brisbane Box
Cercis c. 'Forest Pansy' 24-inch box
24-inch box
24-inch box
24-inch box
Geijera parvifolia
Pinus canariensis
Tristania conferta
Shrubs
Compact Myrtle
Pink Muhly Grass
Little Ollie
Dwarf Bottlebrush
Coastal Rosemary
Perennials
Myrtus c. 'Compacta' 5 gallon
1 gallon
5 gallon
5 gallon
5 gallon
Muhlenbergia capillaris 'Irvine'
Olea europaea 'Mantra'
Callistemon 'Little John'
Westringia fruticosa
Blue Glow Agave
Coral Aloe
Red Yucca
Agave 'Blue Glow'
Aloe striata
Hesperaloe parvifolia
5 gallon
1 gallon
1 gallon
Groundcover
Prostrate Myoporum Myoporum parvifolium 1 gallon
Source: Phil May Landscape Architecture, 309 W. Allen Ave. Project, 2021.

3.3.8 Perimeter Fencing and Exterior Walls
Site perimeter walls along most of the site would be existing masonry wall along the property line shared with adjacent parcels.
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