San Dimas City Council
May 12, 2026

CITY COUNCIL MEETING AGENDA
TUESDAY MAY 12, 2026 7:00 PM
SAN DIMAS COUNCIL CHAMBER
245 EAST BONITA AVENUE
A public agenda packet is available for review on the City’s website  www.sandimasca.gov or by contacting the City Clerk’s Office at [email protected].

Members of the public may observe the City Council meeting live on the City of San Dimas website at www.sandimasca.gov or on KWST Channel 3. To view from the website, select the Watch City Council Meetings blue button from the home page.
7:00 PM
CITY COUNCIL
Mayor Emmett Badar, Mayor Pro Tem Eric Weber, Councilmember Rachel Bratakos, Councilmember Eric Nakano, Councilmember Ryan A. Vienna
CALL TO ORDER AND FLAG SALUTE

RECOGNITION

1. Recognize 2026 Nonprofit of the Year Soroptimist International San Dimas/La Verne

2. Recognize San Dimas High School Girls Water Polo

3. Recognize “Older Americans Recognition Month” – James Shirley ORAL COMMUNICATIONS
(Members of the audience are invited to address the City Council on any item on this agenda or not on this agenda. Public comment will not be taken during each individual agenda item, except for public hearing items. Comments on public hearing items will be heard when that item is scheduled for discussion. Under the provisions of the Brown Act, the legislative body is prohibited from engaging in discussion on any item not appearing on the posted agenda. However, your concerns may be referred to staff or set for discussion at a later date. Each speaker will be limited to speaking once for up to (3) three minutes.)

PRESENTATION

1. Senior Club Annual Report – Verbal

2. San Dimas Chamber of Commerce Annual Report
CONSENT CALENDAR
(All items on the Consent Calendar are considered to be routine and will be enacted by one motion unless a member of the City Council requests separate discussion.) CC1. Recognize Ehlers­Danlos Syndrome & HSD Awareness Month

three minutes.)

PRESENTATION

1. Senior Club Annual Report – Verbal

2. San Dimas Chamber of Commerce Annual Report
CONSENT CALENDAR
(All items on the Consent Calendar are considered to be routine and will be enacted by one motion unless a member of the City Council requests separate discussion.) CC1. Recognize Ehlers­Danlos Syndrome & HSD Awareness Month CC2. Adopt Resolution 2026­26, A Resolution of the City Council of the City of San Dimas, Approving Certain Demands for the Pre­Paid Warrant Register of April 30, 2026, in the amount of $579,761.89 and Warrant Register of May 15, 2026, in the amount of $514,944.39.

CC3. Approve Minutes of the April 28, 2026 City Council Study Session and April 28, 2026 City Council Meeting
CC4. Reject Bids Submitted for the Replacement of the City Hall HVAC Boiler System CC5. Approve a Vendor Services Agreement with the San Dimas Chamber of Commerce to Provide Economic and Business Support Activities in an Amount not to Exceed $20,000 END OF CONSENT CALENDAR
RECOMMENDATION: Approve consent calendar with recommendations as presented in staff reports.

PUBLIC HEARING ITEMS
PH1. Approve Tentative Parcel Map 25­02 (TPM 84866), Development Plan Review 25­18 & Tree Permit 25­14; Subdivision of one (1) existing 17,274 Square­foot Lot into Two (2) Lots for the Development of a New 1,946 Square­foot Two­story Single­family Residence with an Attached 490 Square­foot Two­car Garage and a 1,000 Square­foot Detached ADU on Each Lot (1356 W. Cienega Avenue (APNs: 8385­002­037 & 8385­002­038) The Project is Exempt from the California Environmental Quality Act guidelines under Section 15332 RECOMMENDATION:

Staff and the Planning Commission recommend the City Council:

1.  Adopt Resolution 2026­27 (Attachment 1), approving Tentative Parcel Map 25­02 (TPM 84866), Development Plan Review 25­18, and Tree Permit 25­14.

The Planning Commission recommends the City Council:

1.  Approve the Applicant’s request for a waiver from the Code requirement to underground existing off­site utilities, delete Condition No. 28 from the Conditions of Approval, and add the following WHEREAS, to the resolution waiving the undergrounding requirement:
“WHEREAS, the Applicant requested a waiver from the Code requirement to underground existing off­site utilities, per SDMC Section 17.32.110 Off­site improvements and 17.32.130 Underground utilities; and the Planning Commission recommended approval of the waiver of underground utilities to the City Council at the April 16, 2026, public hearing; and City Council approved the Applicant’s request for a waiver at the May 12, 2026, public hearing; and”

1.  Approve the Applicant’s request for a waiver from the Code requirement to underground existing off­site utilities, delete Condition No. 28 from the Conditions of Approval, and add the following WHEREAS, to the resolution waiving the undergrounding requirement:
“WHEREAS, the Applicant requested a waiver from the Code requirement to underground existing off­site utilities, per SDMC Section 17.32.110 Off­site improvements and 17.32.130 Underground utilities; and the Planning Commission recommended approval of the waiver of underground utilities to the City Council at the April 16, 2026, public hearing; and City Council approved the Applicant’s request for a waiver at the May 12, 2026, public hearing; and”
ORAL COMMUNICATIONS
(Members of the Audience (Speakers are limited to (3) minutes or as may be determined by the Chair.) CITY REPORTS
CR1. City Manager
CR2. City Attorney
CR3. Members of the City Council
Councilmembers’ Report on Meetings Attended at the Expense of the Local Agency (Pursuant to AB 1234 – G.C. §53232.3(d)
City Council Requests for Future Items, Comments and Updates

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

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

Posting Statement:  I declare under penalty of perjury that on May 8, 2026, I posted a true and correct copy of this agenda on the bulletin board in the Civic Center Plaza of City Hall at 245 E. Bonita Ave., San Dimas Post Office 300 E. Bonita Ave., Von’s Via Verde Shopping Center 1160 Via Verde Ave., and on the City's website www.sandimasca.gov/agendas­minutes/as required by law.

May 8, 2026
Debra Black
Debra Black, City Clerk

2026 Nonprofit of the Year
Soroptimist International
San Dimas/La Verne
W
HEREAS, Soroptimist International San Dimas/La Verne founded in October 1988, is part of Soroptimist International, a global volunteer organization dedicated to improving the lives of women and girls through programs leading to social and economic empowerment; and
W
HEREAS, decades, Soroptimist International San Dimas/La Verne has demonstrated a steadfast commitment to serving the communities of San Dimas, La Verne, and the surrounding San Gabriel Valley through impactful programs, advocacy, and volunteer service; and
W
HEREAS, the organization’s mission includes providing educational scholarships, mentorship opportunities, and resources designed to empower women and girls to achieve their full potential, thereby strengthening families and the broader community; and
W
HEREAS, through Dream Programs, Soroptimist International San Dimas/La Verne provides recipients with financial assistance to continue their education, overcome barriers and achieve economic independence; and mentors young women equipping them with the tools and confidence needed for future success; and W
HEREAS, Soroptimist International San Dimas/La Verne also established the Bonita’s Children program in 1993, through which volunteers support students in need within Bonita Unified School District by providing school clothing and essential items, ensuring they are equipped with confidence and resources for academic success; and
W
HEREAS, Soroptimist International San Dimas/ La Verne has been selected as a California Nonprofit of the Year 2026 by State Senator Susan Rubio , representing Senate District 22, in recognition of its outstanding contributions and lasting impact on the community; and
N
OW THEREFORE, the City Council of the City of San Dimas, California, does hereby recognize and honor Soroptimist International San Dimas / La Verne for its exemplary service to the community and congratulates the organization on being named California Nonprofit of the Year 2026.

I
N WITNESS THEREOF, I, Mayor Emmett Badar, have hereunto set my hand and caused the seal of the City of San Dimas to be affixed this 12th day of May, 2026.

W
HEREAS, for the past 61 years, the month of May has been proclaimed throughout the Country as “Older Americans Recognition Month”; and W
HEREAS, the City of San Dimas recognizes that older adults are trailblazers—advocating for themselves, their peers, and their communities—paving the way for future generations; and
W
HEREAS, we appreciate the value of inclusion and support in helping older adults successfully contribute to and benefit from their communities; and
W
HEREAS, during the month of May, the City of San Dimas is celebrating the birthdays of those residents who this year have attained the age of 90 and older; and
W
HEREAS, James Shirley, active volunteer in the City of San Dimas, has been selected to represent the City at the Los Angeles County Older American Recognition Celebration; and
W
HEREAS, the San Dimas Senior Citizens Club, the Bingo
Committee, and the Senior Citizens Commission are commended for their volunteer commitments and financial contributions for the betterment of the San Dimas Senior Citizen/Community Center and the residents of San Dimas.

N
OW, THEREFORE, I, Mayor Emmett Badar, Mayor Pro Tem
Eric Weber, Councilmembers Rachel Bratakos, Eric Nakano, and Ryan A. Vienna do hereby proclaim May as “OLDER
AMERICANS MONTH” and urge every citizen to take time this month to recognize older adults and the people who serve and support them as powerful and vital citizens who greatly contribute to the community.

I
N WITNESS THEREOF, I, Mayor Emmett Badar, have hereunto set my hand and caused the seal of the City of San Dimas to be affixed this 12th day of May, 2026.

San Dimas
Chamberof
Commerce
@sandimaschamber Presented By: Silvia Melendez, MPA
City of San Dimas Presentation
Tuesday, May 12, 2026

A brief overview of the value the
Chamber provides to the City,
Businesses, Community, and Region
Local&Regional
ChamberValue
City of San Dimas Presentation
@sandimaschamber

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ChamberBenefits
City of San Dimas Presentation
Advances local and
regional economic
development
Connects San Dimas
businesses to City
resources and permitting
support
Expands business
networking beyond
San Dimas
@sandimaschamber
1 2
3

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regional business
education and training
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Strengthens peer
support, referrals, and
business-to-business
relationships
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Elevates San Dimas’
visibility in the regional
economy
4 5 6

Connected
to the Region
Promotes San Dimas as a
destination for commerce
and community activity
Encourages local
spending through Shop
Local initiatives
Supports seasonal and
regional marketing
opportunities
@sandimaschamber
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9

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SSttrreennggtthheennss cciivviicc ccoommmmuunniiccaattiioon n aanndd rregegiioonnaall aawwaarreenneessss tthhrroouugghh SSttaattee ooff tthhee CCiittyy ssuuppppoorrtt Strengthens civic communication and regional
awareness through State of the City support
10

Thankyou!
Questions?
@sandimaschamber
(909) 592-3818
246 E. Bonita Ave., CA 91773

Ehlers-Danlos Syndrome and
Hypermobility Spectrum
Disorders Awareness
W HEREAS, Ehlers-Danlos syndromes (EDS) are a group of 13 heritable connective tissue disorders that together affect 1 in 5,000 people. Each type of EDS has its own set of symptoms, but some features are seen across all types of EDS, including joint hypermobility, skin hyperextensibility, and tissue fragility.

W HEREAS, Hypermobility spectrum disorders (HSD) are connective tissue disorders that cause joint hypermobility, instability, injury, and pain. Other symptoms, such as fatigue, headaches, GI problems, and autonomic dysfunction are also often seen as part of HSD.

W HEREAS, There is no cure for any type of EDS or HSD. The conditions are managed by addressing a person’s symptoms. EDS and HSD can cause a variety of symptoms in many different areas of the body, so people with these conditions often require multiple providers in different specialties to manage their care.

W HEREAS, Access to professionals who are knowledgeable about EDS and HSD is limited in San Dimas and California. Lack of awareness about EDS and HSD in San Dimas, California and across the world stands in the way of the diagnosis, management, and research of these conditions.

W HEREAS, Awareness about EDS and HSD by both medical professionals and the general public can help improve the lives of people living with EDS and HSD in San Dimas and California.

N
OW THEREFORE, I Mayor Emmett Badar, Mayor Pro Tem Eric Weber, Councilmembers Rachel Bratakos, Eric Nakano and Ryan A. Vienna hereby proclaim the month of May 2026 as Ehlers-Danlos Syndromes and Hypermobility Spectrum Disorders Awareness Month” in the City of San Dimas.

I
N WITNESS THEREOF, I, Mayor Emmett Badar, have hereunto set my hand and caused the seal of the City of San Dimas to be affixed this 12th day of May 2026.

RESOLUTION 2026-26

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS, COUNTY OF LOS ANGELES, APPROVING CERTAIN DEMANDS FOR APRIL 30 AND MAY 15, 2026
WHEREAS, the following listed demands have been audited by the Director of Administrative Services; and
WHEREAS, the Director of Administrative Services has certified as to the availability of funds for payment thereto; and
WHEREAS, the register of audited demands has been submitted to the City Council for approval.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of San Dimas does hereby approve the Pre-Paid Warrant Register of April 30, 2026, in the amount of $579,761.89 and Warrant Register of May 15, 2026, in the amount of $514,944.39.

PASSED, APPROVED AND ADOPTED this 12th day of May 2026. ____________________________________
Emmett G. Badar, Mayor
ATTEST:
_______________________________
Debra Black, City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §

CITY OF SAN DIMAS )
I, DEBRA BLACK, CITY CLERK of the City of San Dimas, California, do hereby certify that Resolution 2026-26 was duly adopted and passed at a regular meeting of the San Dimas City Council on the 12th, day of May 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_______________________________
Debra Black, City Clerk

CITY COUNCIL MEETING

ACTION MINUTES
APRIL 28, 2026, 6:00 PM

STUDY SESSION MEETING
Council Members Present: Mayor Emmett Badar, Mayor Pro Tem Eric Weber, Councilmember Rachel Bratakos, Councilmember Eric Nakano, Councilmember Ryan A. Vienna Staff: City Manager Brad McKinney, Assistant City Manager Travis Sais, Director of Public Works Shari Garwick, Director of Administrative Services Michael O’Brien, Director of Community Development Luis Torrico, City Attorney Jeff Malawy, City Clerk Debra Black Call to Order: 6:15 PM

CONSENT ITEMS COMMENTS/RECOMMENDATIONS

1. Presentation of the Fiscal Year 2026-27
Draft Budget
The Council and Staff meet and discussion
the fiscal year 2026-27. There was interest
from councilmembers in seeing how the
percentages shift over 5–10 years, with a
request for historical charts to assess
long-term trends (e.g., admin vs. capital vs.
public safety over time).
• The preliminary FY 2026–27 budget
confirms that no program cuts are
proposed.
• The General Fund is projected to
have a $235,000 surplus on total
revenues of about $35 million,
strengthening already healthy
reserves.
• By year-end, total reserves are
expected to be over $44 million, with
unassigned reserves covering about
6–8 months of operations.
• One-time revenues from
redevelopment loan paybacks and
strong development/permit activity are
driving this year’s positive outlook but
may not repeat.
• About 30% of General Fund spending
goes to public safety, with other major
shares to public works, administration,
community development, and
parks/recreation.

• Roughly $8.5 million in capital projects
is planned, focused on street
improvements, city yard upgrades,
park/facility work, and key equipment.
• Commissions and residents
highlighted priorities including public
safety technology (license plate
readers), e-bike enforcement, and
expanding the community forest/tree
planting, which will be explored further
in upcoming sessions.

The meeting was adjourned at 7:00PM
I, Debra Black, City Clerk attest that these draft minutes are accurate and reflective of the actions taken by the City Council.

The minutes represent actions taken during the meeting of the City Council. Complete Council Member discussion on Regular Session meeting items can be viewed in archived video recordings on the City’s YouTube Channel at https://www.youtube.com/@cityofsandimas6330.

Public submittals on items are retained in the administrative record and can be viewed in the City’s archived Records Center at sandimasca.gov/city_documents. ___________________________
Debra Black, MMC
City Clerk

CITY COUNCIL MEETING

ACTION MINUTES
APRIL 28, 2026, 7:00 PM

REGULAR MEETING
Council Members Present: Mayor Emmett Badar, Mayor Pro Tem Eric Weber, Councilmember Rachel Bratakos, Councilmember Eric Nakano, Councilmember Ryan A. Vienna Staff: City Manager Brad McKinney, Assistant City Manager Travis Sais, Director of Public Works Shari Garwick, Director of Administrative Services Michael O’Brien, Director of Community Development Luis Torrico, City Attorney Jeff Malawy, City Clerk Debra Black, Facilities Manager Daniel Ford
Call to Order: 7:02 PM

CONSENT ITEMS COMMENTS/RECOMMENDATIONS

1. Adopt Resolution 2026-24, A Resolution
of the City Council of the City of San
Dimas, Approving Certain Demands for
the Warrant Register of April 30, 2026 in
the amount of $473,366.34.

2. Approve Minutes of the April 14, 2026
Study Session and April 14, 2026 City
Council Meeting

3. Receive and File the March 2026
Investment Report

4. Recognition for Professional Municipal
Clerk's Week

5. Recognition for Public Service
Recognition Week

6. Award Construction Contract 2026-03
Various Locations: Monte Vista Ave, Sixth
St, Cannon Ave Street Rehabilitation
Project to Gentry Brothers, Inc., in the
Amount of $725,100 and Approve an
Overall Project Budget of $885,100
including Geotechnical
Engineering/Survey and Contingency

7. Approve Final Tract Map 83304 for
Properties Located at 327 East Baseline
Road, and unaddressed properties (APN:
8661-017-011)
Councilmember Nakano requested items 4
and 5 be read.

MOTION: Motion/seconded by
Councilmember Vienna/Councilmember
Bratakos to approve consent calendar items
1-3 and 6-7. Motion carried 5-0.

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

Absent: None
Abstain: None
MOTION: Motion/seconded by
Councilmember Nakano/Councilmember
Vienna to approve consent calendar items 4
and 5. Motion carried 5-0.

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

Absent: None
Abstain: None

PUBLIC HEARING ITEMS COMMENTS/RECOMMENDATIONS

Approve Minutes of the April 28, 2026 City Council Study Session and April 28, 2026 City Council Meeting Page 2
For the Meeting of May 12, 2026

1. Presentation of Vacancies and the City's
Recruitment and Retention Efforts per
Assembly Bill 2561/Government Code
Section 3502.3
No public comments.

MOTION: Motion/seconded by Mayor Pro
Tem Weber/Councilmember Vienna to
receive and file. Motion carried 5-0.

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

Absent: None
Abstain: None

CITY REPORTS COMMENTS/RECOMMENDATIONS
a. City Manager City Manager McKinney reminded the
community
• Fire Station 64 is hosting Fire Service
Day and holding an open house on
Saturday, May 2nd from 10am – 2pm.
• Fire Department holding a three-day
training at Bonelli Park
• San Dimas Loop striping is complete,
and the final coating will be placed in
three weeks.
b. City Attorney None.
c. Members of the City Council
Reports on Meetings Attended AB 1234
(G.C. §53232.3(d))
None.

CITY COUNCIL REQUESTS FOR

FUTURE ITEMS

COMMENTS/RECOMMENDATIONS
None.

The meeting was adjourned at 8:41 PM in honor and memory of Councilmember Denis Bertone.

I, Debra Black, City Clerk attest that these draft minutes are accurate and reflective of the actions taken by the City Council.

The minutes represent actions taken during the meeting of the City Council. Complete Council Member discussion on Regular Session meeting items can be viewed in archived video recordings on the City’s YouTube Channel at https://www.youtube.com/@cityofsandimas6330.

Public submittals on items are retained in the administrative record and can be viewed in the City’s archived Records Center at sandimasca.gov/city_documents. ___________________________
Debra Black, MMC
City Clerk

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of May 12, 2026
From: Brad McKinney, City Manager
Prepared by: Scott Wasserman, Director of Parks & Recreation Subject: Reject all Bids Submitted for the City Hall HVAC Boiler Replacement ____________________________________________________________________________

SUMMARY
The City Hall HVAC Boiler Replacement was publicly bid on April 20, 2026. ACCO Engineering Systems was the lone bidder submitting a bid proposal for a total of $226,148.00.

Staff recommends rejecting all bids and re-bidding the project to achieve a more competitive bid result.

RECOMMENDATION
Staff recommends that the City Council:
• Reject all bids for the City Hall HVAC Boiler Replacement project and authorize staff to re-bid the project in accordance with Section 3.30.070(A)(1) of the San Dimas Municipal Code Rejecting Formal Bids.

GOVERNMENT CODE §84308 APPLIES:
https://leginfo.legislature.ca.gov
No

FISCAL IMPACT
The requested action is administrative and has a minimal fiscal impact.

BACKGROUND
The Facilities Maintenance Division of the Parks and Recreation Department oversees the maintenance and replacement of the City Hall boiler. The City Hall HVAC boiler is 25 years old and is located in the basement of City Hall and is an integral component of the heating, ventilation, and air conditioning climate control system providing hot water to multiple HVAC zones

Reject Bids Submitted for the City Hall HVAC Boiler System Page 2 For the Meeting of May 12, 2026
throughout City Hall and the Stanley Plummer Community Building. Due to the age of the equipment, it is becoming increasingly difficult to acquire replacement parts for the boiler. The equipment is approaching the end of its useful lifespan and requires replacement. The City Hall HVAC Boiler Replacement Project was funded in the amount of $150,000 in the City’s Fiscal Year 2025-26 Budget.

The project to replace the boiler is complicated, as a portion of the piping is encased in concrete and asbestos. The location of the boiler requires specialty equipment, such as a crane, to remove and replace the boiler. Due to the complexity of the project, City staff contracted with PBS Engineering in the amount of $19,200 to develop plans and specifications to replace the boiler. This leaves a balance of $130,800 for construction. The engineer’s estimate to complete the work is $100,000.

DISCUSSION/ANALYSIS
City staff executed the following bid timeline:
• RFB Issued March 27, 2026
• Mandatory Pre-Bid Job Walk April 6, 2026
• Pre-Bid Questions April 8, 2026
• Addendum April 15, 2026
• Bid Proposals Due April 20, 2026
Approximately 10 Bidders attended the pre-bid job walk conducted on April 6, 2026. Staff received one bid as follows:

Contractor Bid
1 ACCO Engineering $226,148
The estimate to replace the boiler exceeds the project budget by $95,348. Upon reviewing the bid submitted by ACCO Engineering, staff and the engineer from PBS are reviewing the plans and specifications to determine if a cost savings can be achieved. Staff anticipates bidding the job again following consultation with the engineer.

Section 3.30.070 of the San Dimas Municipal Code allows the City Council to reject formal bids, provided that the City provides written notice of this decision to the apparent low bidder, ACCO Engineering, at least two days prior to the City Council meeting at which bids may be rejected.

The City provided written notice to ACCO Engineering of its intent to reject all bids on April 28, 2026.

Section 3.30.070 of the SDMC reads as follows:

Section 3.30.070 Rejecting Formal Bids states that the following rules apply to rejecting formal bids for public projects:

A. In accordance with Public Contract Code Section 22038, the City Council may, in its discretion, reject any bids presented, if the city, prior to rejecting all bids, furnishes a written notice to an apparent low bidder. The notice shall inform the bidder of the city's intention to reject the bid and shall be mailed at least two business days prior to the city council meeting at

Reject Bids Submitted for the City Hall HVAC Boiler System Page 3 For the Meeting of May 12, 2026
which the city intends to reject the bid. If after the first invitation of bids all bids are rejected and after reevaluating its cost estimates of the project, the city shall have the option of either of the following:

1. Abandoning the project or re-advertising for bids in the manner described by this chapter.

2. Have the public project done by force account without further complying with this chapter, provided the city council has passed a resolution by a four fifths vote declaring that the project can be performed more economically by city employees.

B. Lowest Bidder. If a contract is awarded, it shall be awarded to the lowest responsible bidder.

C. No Bids. If no bids are received through the formal or informal procedure, the project may be performed by the employees of the city, by force account, or negotiated contract without further complying with this chapter.
(Ord. 1271 § 2, 2019; Ord. 1318, 12/10/2024)

ALTERNATIVES
Council may choose from the following alternatives:

1. Reject all bids, per staff recommendation, to afford staff and the engineer time to reevaluate and potentially revise the plans and specifications prior to re-bidding the project.

2. If the City Council does not wish to re-bid the project, it could direct staff to award a contract to the lowest responsible bidder, ACCO Engineering, with a 10% contingency bringing the total project budget to $248,763. A supplemental budget allocation for the difference of $117,963 would be required for this option.

ENVIRONMENTAL REVIEW
The proposed project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15302. Replacement or Reconstruction Class 2.

Respectfully submitted,
Scott Wasserman
Director of Parks & Recreation
Attachments:

1. ACCO Engineering Proposal

ATTACHMENT 1

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Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of May 12, 2026
From: Brad McKinney, City Manager
Prepared by: Hilly Sebadja, Management Analyst
Subject: Approve a Vendor Services Agreement with the San Dimas Chamber of Commerce to Provide Economic and Business Support Activities in an Amount not to Exceed $20,000.
____________________________________________________________________________

SUMMARY
The City partners annually with the San Dimas Chamber of Commerce to support local economic development efforts. Staff requests Council approve the vendor service agreement for Fiscal Year 2026-27 with the Chamber in the amount of $20,000.

RECOMMENDATION
City Staff recommends the City Council:

1. Authorize the City Manager, or designee, to enter into a Vendor Services Agreement with the San Dimas Chamber of Commerce, in a form approved by the City Attorney, to provide Economic and Business Support Activities for the 2026-27 Fiscal Year in an amount not to exceed $20,000.

2. Appropriate $20,000 in the City’s final Fiscal Year 2026-27 operating budget to support this agreement.

GOVERNMENT CODE §84308 APPLIES:
https://leginfo.legislature.ca.gov
No

FISCAL IMPACT
The proposed contract for Economic and Business Support services with the San Dimas Chamber of Commerce is for $20,000 for the annual contract. The Fiscal Year 2026-27 City budget includes an appropriation of $20,000 for the proposed general services in budget account number 001.4190.010.003.

Approve a Vendor Services Agreement with the San Dimas Chamber of Commerce Page 2 For the Meeting of May 12, 2026

BACKGROUND
Each year, the City of San Dimas establishes a partnership with the local Chamber of Commerce aimed at fostering economic growth and community engagement within the City. This partnership entails a formal agreement wherein the Chamber undertakes various initiatives to bolster the business environment and support community events in San Dimas.

The proposed action involves the approval of the upcoming agreement between the City and the Chamber, as outlined in Attachment 1, for Fiscal Year 2026-27.

DISCUSSION/ANALYSIS
The proposed agreement with the San Dimas Chamber of Commerce for FY 2026–27 maintains the same scope of services as previous years, focused on supporting the local business environment through outreach, referrals, business development, promotional programs, and City event coordination. These services include business owner training, networking events, new business assistance, and coordination on programs such as Shop Local and the State of the City.

The contract amount for Fiscal Year 2025-26 was $20,000 and will remain the same for the upcoming Fiscal Year 2026-27.

ALTERNATIVES
Alternative #1 – The City can choose to not renew the agreement with the Chamber, resulting in reduced support for local businesses. This is not recommended, as staff believes the Chamber continues to provide strong value through its existing services.

Alternative #2 – The City could consider expanding internal staffing or contracting with other service providers to deliver similar business support services. However, staff does not believe this approach would be as cost-effective or efficient as the current agreement with the Chamber.

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

Respectfully submitted,
Hilly Sebadja
Management Analyst
Attachments:

1. Chamber of Commerce Agreement Fiscal Year 2026-27

VENDOR AGREEMENT
This vendor agreement (“Agreement”) is made and effective as of May 12, 2026 (the “Effective Date”), by and between the City of San Dimas (“Agency”), a municipal corporation, and the San Dimas Chamber of Commerce (“Vendor”).

RECITALS
Agency wishes to retain the services of an experienced and qualified Vendor to provide business, residential and economic development services within the City of San Dimas.

Vendor represents and warrants that it is qualified to perform those services.

AGREEMENT
I. SERVICES
Vendor will provide the work and services listed in the Scope of Services attached hereto as Exhibit A. Vendor warrants that all work and services set forth in the Scope of Services will be performed in a competent, professional, and satisfactory manner.

II. TERM
Unless terminated earlier as provided herein below, the Agreement will commence for the period starting July 1, 2026 and will continue in full force and through June 30, 2027.

III. COMPENSATION
A. Vendor’s Fee
For services rendered pursuant to this Agreement, Vendor will be paid in accordance with the Compensation Schedule attached hereto as Exhibit B, provided, however, that in no event will the total amount of money paid to Vendor, for services initially contemplated by this Agreement, exceed the sum of twenty-thousand dollars ($20,000) (“Agreement Sum”), unless otherwise first approved in writing by Agency.

B. Schedule of Payment
Provided the Vendor is not in default under the terms of this Agreement, upon presentation of an invoice, Vendor will be paid the fees described as provided herein above. Payment will be due within thirty (30) days after the date of the invoice.

ATTACHMENT 1

IV. TERMINATION OF AGREEMENT
A. Agency may, at any time, for any reason, with or without cause, terminate this Agreement, or any portion hereof, by serving written notice of termination upon the Vendor at least thirty (30) days prior to the date of termination. Upon receipt of said notice, the Vendor shall immediately cease all work under this Agreement, unless the notice provides otherwise. If the Agency terminates a portion of this Agreement, such termination shall not make void or invalidate the remainder of this Agreement. A partial termination may be the removal of a specific service or event listed in Exhibit A, in which reimbursement for such removed service or event will not occur unless in accordance with Section IV.B.

B. In the event this Agreement is terminated pursuant to this section, the Agency shall pay to Vendor the actual value of the work performed up to the time of termination, less any disputed amounts. Upon termination of the Agreement pursuant to this section, the Vendor will submit an invoice to the Agency as provided herein above.

V. FORCE MAJEURE
If either party fails to perform its obligations because of strikes, lockouts, labor disputes, embargoes, acts of God, inability to obtain labor or materials or reasonable substitutes for labor or materials, governmental restrictions, governmental regulations, governmental control, judicial orders, enemy or hostile governmental action, civil commotion, fire or other casualty, or other causes beyond the reasonable control of the party obligated to perform, then that party’s performance shall be excused for a period equal to the period of such cause for failure to perform.

VI. AGENCY REPRESENTATIVE
Agency’s City Manager shall represent Agency in all matters pertaining to the administration of this Agreement, with respect to the work and services specified in this Agreement and to make all decisions in connection with this Agreement.

Whenever approval, directions, or other actions are required by Agency under this Agreement, those actions will be taken by the Agency City Manager, unless otherwise stated. The Agency’s Chief Executive has the right to designate another Agency Representative at any time, by providing notice to Vendor.

VII. VENDOR REPRESENTATIVE(S)
Vendor’s Chief Executive Officer are designated as being the principal(s) and representative(s) of Vendor authorized to act on its behalf with respect to the work specified in this Agreement and make all decisions in connection with this Agreement. Vendor shall not change the designated representatives without prior written consent of the Agency.

VIII. BUSINESS LICENSE
The Vendor must obtain an Agency business license prior to the start of work under this Agreement unless Vendor is qualified for an exemption.

IX. OTHER LICENSES AND PERMITS
Vendor warrants that it has all professional, contracting, and other permits and licenses required to undertake the work contemplated by this Agreement. At any time additional licenses and/or permits are required to perform on the services provided under this Agreement, the Vendor agrees to procure such licenses and permits as part of the services agreed upon.

X. VENDOR’S RECORDS
Records of the Vendor’s time pertaining to the services and records of accounts between the Agency and the Vendor will be kept on a generally recognized accounting basis. Vendor will also maintain all other records, including without limitation invoices, correspondence, specifications, drawings, progress reports, and the like, relating to the Vendor’s services. All records will be available to Agency during normal working hours. Vendor will maintain these records for three (3) years after final payment.

XI. RETENTION OF FUNDS
Vendor authorizes Agency to deduct from any amount payable to Vendor (whether or not arising out of this Agreement) any amounts the payment of which may be in dispute or that are necessary to compensate Agency for any losses, costs, liabilities, or damages suffered by Agency, and all amounts for which Agency may be liable to third parties, by reason of Vendor’s acts or omissions in performing or failing to perform Vendor’s obligations under this Agreement. In the event that any claim is made by a third party, the amount or validity of which is disputed by Vendor, or any indebtedness exists that appears to be the basis for a claim, Agency may withhold from any payment due, without liability for interest because of the withholding, an amount sufficient to cover the claim. The failure of Agency to exercise the right to deduct or to withhold will not, however, affect the obligations of Vendor to insure, indemnify, and protect Agency as elsewhere provided in this Agreement.

XII. NON-LIABILITY OF AGENCY OFFICERS AND EMPLOYEES
No officer, employee or volunteer of Agency will be personally liable to Vendor, in the event of any default or breach by the Agency or for any amount that may become due to Vendor under this Agreement.

XIII. INDEPENDENT CONTRACTOR
A. Vendor is and shall at all times remain as to the Agency a wholly independent contractor. Vendor’s employees performing the services under this Agreement on behalf of Vendor shall at all times be under Vendor's exclusive direction and control. Neither Agency nor any of its officers, employees, or agents shall have control over the conduct of Vendor or any of Vendor's employees, except as set forth in this Agreement. Vendor shall not at any time or in any manner represent that it or any of its employees or agents are in any manner employees or agents of the Agency. Vendor shall not incur nor have the power to incur any debt, obligation, or liability whatsoever against Agency, or bind Agency in any manner.

B. No employee benefits shall be available to Vendor in connection with the performance of this Agreement. Except for the fees paid to Vendor as provided in the Agreement, Agency shall not pay salaries, wages, or other compensation to Vendor and/or its employees for performing work or services hereunder for Agency. Agency shall not be liable for compensation or indemnification to Vendor for injury or sickness to its employee(s) arising out of performing work or services hereunder.

XIV. SUBCONTRACTORS
Before Vendor retains or hires a subcontractor to provide any work, labor, or services relative to this Agreement, Vendor must:

A. Present the name and identifying information of the subcontractor that will provide any work, labor, or services to Agency;
B. Present to the Agency the form of subcontract that will be used with the subcontractor for Agency’s approval, which approval will not be unreasonably withheld. Such subcontract agreement must include an indemnity agreement that is generally in accord with the indemnity obligations contained herein of this Agreement and must specifically name the Agency as an indemnified party; C. Secure from the subcontractor evidence of insurance coverage that meets with this Agreement including naming the Agency as an additional insured as required by this Agreement, unless such requirement is waived in writing by the Agency as provided herein below; and
D. For the purpose of this section, Agency and Vendor may agree if certain subcontractors, due to their limited or lack of involvement in executing obligations under this Agreement and who pose a mutually acceptable low risk, to modify requirements under this subsection. However, any subcontractor participating shall be subject to a mutually agreed upon written vendor agreement with Vendor or Agency that limits risk exposure to the Agency and Vendor.

XV. INDEMNIFICATION
Vendor agrees to indemnify the Agency, its officers, agents, volunteers, employees, and attorneys against, and will defend and hold and save them and each of them harmless from, and all actions, claims, damages to persons or property, penalties, obligations, or liabilities that may be asserted or claimed by any person, firm, entity, corporation, political subdivision or organization arising out of the negligent or wrongful acts, errors or omissions of Vendor, its agent, employees, subcontractors, or invitees, including each person or entity responsible for the provision of services hereunder.

XVI. INSURANCE
Without limiting Vendor’s indemnification of Agency, and prior to commencement of work, Vendor shall obtain, provide, and maintain at its own expense during the term of this Agreement, policies of insurance of the types and amounts described below and in a form that is satisfactory to Agency.

General liability insurance. Vendor shall maintain commercial general liability insurance with coverage at least as broad as Insurance Services Office form CG 00 01, in an amount not less than $1,000,000 per occurrence, $2,000,000 general aggregate, for bodily injury, personal injury, and property damage. The policy must include contractual liability that has not been amended. Any endorsement restricting standard ISO “insured contract” language will not be accepted.

Automobile liability insurance. Vendor shall maintain automobile insurance at least as broad as Insurance Services Office form CA 00 01 covering bodily injury and property damage for all activities of the Vendor arising out of or in connection with Work to be performed under this Agreement, including coverage for any owned, hired, non-owned, or rented vehicles, in an amount not less than $1,000,000 combined single limit for each accident.

Other provisions or requirements
Proof of insurance. Vendor shall provide certificates of insurance and required endorsements to Agency as evidence of the insurance coverage required herein.

Insurance certificates and endorsements must be approved by Agency’s Risk Manager prior to commencement of performance. Current certification of insurance shall be kept on file with Agency for the contract period and any additional length of time required thereafter. Agency reserves the right to require complete, certified copies of all required insurance policies, at any time.

Duration of coverage. Vendor shall procure and maintain for the contract period, and any additional length of time required thereafter, insurance against claims for injuries to persons or damages to property, or financial loss which may arise from or

in connection with the performance of the Work hereunder by Vendor, their agents, representatives, employees, or subconsultants.

Primary/non-contributing. Coverage provided by Vendor shall be primary and any insurance or self-insurance procured or maintained by Agency shall not be required to contribute with it. The limits of insurance required herein may be satisfied by a combination of primary and umbrella or excess insurance. Any umbrella or excess insurance shall contain or be endorsed to contain a provision that such coverage shall also apply on a primary and non-contributory basis for the benefit of Agency before the Agency’s own insurance or self- insurance shall be called upon to protect it as a named insured.

Agency’s rights of enforcement. In the event any policy of insurance required under this Agreement does not comply with these specifications or is canceled and not replaced, Agency has the right but not the duty to obtain the insurance it deems necessary, and any premium paid by Agency will be promptly reimbursed by Vendor or Agency will withhold amounts sufficient to pay premium from Vendor payments. In the alternative, Agency may cancel this Agreement.

Acceptable insurers. All insurance policies shall be issued by an insurance company currently authorized by the Insurance Commissioner to transact business of insurance or is on the List of Approved Surplus Line Insurers in the State of California, with an assigned policyholders’ Rating of A- (or higher) and Financial Size Category Class VII (or larger) in accordance with the latest edition of Best’s Key Rating Guide, unless otherwise approved by the Agency’s Risk Manager.

Waiver of subrogation. All insurance coverage maintained or procured pursuant to this agreement shall be endorsed to waive subrogation against Agency, its elected or appointed officers, agents, officials, employees, and volunteers or shall specifically allow Vendor or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss. Vendor hereby waives its own right of recovery against Agency and shall require similar written express waivers and insurance clauses from each of its subconsultants.

Enforcement of contract provisions (non estoppel). Vendor acknowledges and agrees that any actual or alleged failure on the part of the Agency to inform Vendor of non-compliance with any requirement imposes no additional obligations on the Agency nor does it waive any rights hereunder.

Requirements not limiting. Requirements of specific coverage features or limits contained in this Section are not intended as a limitation on coverage, limits or other requirements, or a waiver of any coverage normally provided by any insurance.

Specific reference to a given coverage feature is for purposes of clarification only as it pertains to a given issue and is not intended by any party or insured to be all inclusive, or to the exclusion of other coverage, or a waiver of any type. If the Vendor maintains higher limits than the minimums shown above, the Agency requires and

shall be entitled to coverage for the higher limits maintained by the Vendor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the Agency.

Notice of cancellation. Vendor agrees to oblige its insurance agent or broker and insurers to provide the Agency with a thirty (30) day notice of cancellation (except for nonpayment for which a ten (10) day notice is required) or nonrenewal of coverage for each required coverage. If any of the Vendor’s insurers are unwilling to provide such notice, then Vendor shall have the responsibility of notifying the Agency immediately in the event of Vendor’s failure to renew any of the required insurance coverages or insurer’s cancellation or non-renewal.

Additional insured status. General liability, automobile liability, and umbrella/excess liability insurance policies shall provide or be endorsed to provide that Agency and its officers, officials, employees, agents, and volunteers shall be additional insureds under such policies.

Prohibition of undisclosed coverage limitations. None of the coverages required herein will be in compliance with these requirements if they include any limiting endorsement of any kind that has not been first submitted to Agency and approved of in writing.

Separation of insureds. A severability of interests provision must apply for all additional insureds ensuring that Vendor’s insurance shall apply separately to each insured against whom claim is made or suit is brought, except with respect to the insurer’s limits of liability. The policy(ies) shall not contain any cross-liability exclusions.

Pass through clause. Vendor agrees to ensure that its subconsultants, subcontractors, and any other party who is brought into or involved in the services by Vendor (hereinafter collectively “Subcontractor”), provide the same minimum insurance coverage and endorsements required of Vendor. Vendor agrees to monitor and review all such coverage and assumes all responsibility for ensuring that such coverage is provided in conformity with the requirements of this section. However, in the event Vendor’s Subcontractor cannot comply with this requirement, which proof must be submitted to the Agency, Vendor may still be able to utilize the Subcontractor provided Vendor shall be required to ensure that its Subcontractor provide and maintain insurance coverage and endorsements sufficient to the specific risk of exposure involved with Subcontractor’s scope of work and services, with limits less than required of the Vendor, but in all other terms consistent with the Vendor’s requirements under this Agreement. This provision does not relieve the Vendor of its contractual obligations under the Agreement and/or limit its liability to the amount of insurance coverage provided by its Subcontractors. This provision is intended solely to provide Vendor with the ability to utilize a Subcontractor who may be otherwise qualified to perform the work or services but may not carry the same insurance limits as required of the Vendor under this Agreement given the limited scope of work or

services provided by the Subcontractor. Vendor agrees that upon request, all agreements with Subcontractors, and others engaged in the services, will be submitted to Agency for review.

Agency’s right to revise specifications. The Agency reserves the right at any time during the term of the contract to change the amounts and types of insurance required by giving the Vendor ninety (90) days advance written notice of such change. If such change results in substantial additional cost to the Vendor, the Agency and Vendor may renegotiate Vendor’s compensation.

Self-insured retentions. Any self-insured retentions must be declared to and approved by Agency. Agency reserves the right to require that self-insured retentions be eliminated, lowered, or replaced by a deductible, or require proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention through confirmation from the underwriter.

Timely notice of claims. Vendor shall give Agency prompt and timely notice of claims made or suits instituted that arise out of or result from Vendor’s performance under this Agreement, and that involve or may involve coverage under any of the required liability policies.

Additional insurance. Vendor shall also procure and maintain, at its own cost and expense, any additional kinds of insurance, which in its own judgment may be necessary for its proper protection and prosecution of the work.

XVII. CONFLICT OF INTEREST
No officer or employee of the Agency may have any financial interest, direct or indirect, in this Agreement, nor may any officer or employee participate in any decision relating to the Agreement that affects the officer or employee’s financial interest or the financial interest of any corporation, partnership or association in which the officer or employee is, directly or indirectly interested, in violation of any law, rule or regulation.

No person may offer, give, or agree to give any officer or employee or former officer or employee, nor may any officer or employee solicit, demand, accept, or agree to accept from another person, a gratuity or an offer of employment in connection with any decision, approval, disapproval, recommendation, preparation or any part of a program requirement or a purchase request, influencing the content of any specification or procurement standard, rendering of advice, investigation, auditing, or in any other advisory capacity in any way pertaining to any program requirement, contract or subcontract, or to any solicitation or proposal.

XVIII. NOTICE
All notices, requests, demands, or other communications under this Agreement will be in writing. Notice will be sufficiently given for all purposes as follows:

A. Personal delivery. When personally delivered to the recipient; notice is effective on delivery.

B. First Class mail. When mailed first class to the last address of the recipient known to the party giving notice, notice is effective three mail delivery days after deposit in a United States Postal Service office or mailbox.

C. Certified mail. When mailed certified mail, return receipt requested, notice is effective on receipt, if delivery is confirmed by a return receipt.

D. Overnight delivery. When delivered by an overnight delivery service, charges prepaid or charged to the sender’s account; notice is effective on delivery, if delivery is confirmed by the delivery service.

E. Facsimile transmission. When sent by fax to the last fax number of the recipient known to the party giving notice; notice is effective on receipt. Any notice given by fax will be deemed received on the next business day if it is received after 5:00 p.m. (recipient’s time) or on a non-business day.

Addresses for purpose of giving notice are as follows:

To AGENCY: City of San Dimas
245 E. Bonita Avenue
San Dimas, CA 91773
Attention: City Clerk
To VENDOR: San Dimas Chamber of Commerce
246 E. Bonita Avenue
San Dimas, CA 91773
Attention: CEO
F. Any correctly addressed notice that is refused, unclaimed, or undeliverable because of an act or omission of the party to be notified, will be deemed effective as of the first date the notice was refused, unclaimed, or deemed undeliverable by the postal authorities, messenger or overnight delivery service.

G. Either party may change its address or fax number by giving the other party notice of the change in any manner permitted by this Agreement. Any change in address or fax number that is not provided to the other party will not void delivery

of any notice under this Agreement, and delivery to the last known address or fax number shall be deemed sufficient for notice under this Agreement.

XIX. PROHIBITION AGAINST ASSIGNMENT AND SUBCONTRACTING
This agreement and all exhibits are binding on the heirs, successors, and assigns of the parties. The Agreement may not be assigned or subcontracted by either Agency or Vendor without the prior written consent of the other.

XX. INTEGRATION; AMENDMENT
This Agreement represents the entire understanding of Agency and Vendor as to those matters contained in it. No prior oral or written understanding will be of any force or effect with respect to the terms of this Agreement. The Agreement may not be modified or altered except in writing signed by both parties.

XXI. INTERPRETATION
The terms of this Agreement should be construed in accordance with the meaning of the language used and should not be construed for or against either party by reason of the authorship of this Agreement or any other rule of construction that might otherwise apply.

XXII. SEVERABILITY
If any part of this Agreement is found to be in conflict with applicable laws, that part will be inoperative, null and void insofar as it is in conflict with any applicable laws, but the remainder of the Agreement will remain in full force and effect.

XXIII. TIME OF ESSENCE
Time is of the essence in the performance of this Agreement.

XXIV. GOVERNING LAW; JURISDICTION
This Agreement will be administered and interpreted under the laws of the State of California. Jurisdiction of any litigation arising from the Agreement will be in a court of competent jurisdiction within the county in which Agency is located.

XXV. COMPLIANCE WITH STATUTES AND REGULATIONS
Vendor will be knowledgeable of and will comply with all applicable federal, state, local, county, and city statutes, rules, regulations, ordinances, and orders.

XXVI. WAIVER OF BREACH

No delay or omission in the exercise of any right or remedy by a non-defaulting party on any default will impair the right or remedy or be construed as a waiver. A party’s consent or approval of any act by the other party requiring the party’s consent or approval will not be deemed to waive or render unnecessary the other party’s consent to or approval of any subsequent act. Any waiver by either party of any default must be in writing and will not be a waiver of any other default concerning the same or any other provision of this Agreement.

XXVII. ATTORNEY’S FEES
Except as provided for herein above, in any dispute, litigation, arbitration, or other proceeding by which one party either seeks to enforce its rights under this Agreement (whether in contract, tort, or both) or seeks a declaration of any rights or obligations under this Agreement, the prevailing party will be awarded reasonable attorney’s fees, together with any costs and expenses, to resolve the dispute and to enforce any judgment, including post-judgment attorney’s fees costs and expenses and any attorneys’ fees or costs incurred on appeal of any judgment.

XXVIII. EXHIBITS
All exhibits identified in this Agreement are incorporated into the Agreement by this reference.

XXIX. VENDOR’S AUTHORITY TO EXECUTE
The persons executing this Agreement on behalf of the Vendor warrant: (i) the Vendor is duly organized and existing under the appropriate state laws; (ii) they are duly authorized to execute this Agreement on behalf of the Vendor; (iii) by so executing this Agreement, the Vendor is formally bound to the provisions of this Agreement; and (iv) the entering into this Agreement does not violate any provision of any other Agreement to which the Vendor is bound.

By VENDOR: San Dimas Chamber of Commerce
Silvia Melendez, CEO
Raymond Foster, Chairperson of the Board
AGENCY: City of San Dimas
A Municipal Corporation
City Manager
ATTEST:

City Clerk
APPROVED AS TO FORM:

By City Attorney
Attachments: Exhibit A Scope of Services
Exhibit B Compensation Schedule

EXHIBIT A

SCOPE OF SERVICES
The Vendor and Agency will work together to ensure the services listed below meet the expectations of each party in providing quality economic development services to the City of San Dimas and its businesses.

Reimbursement
Amount
Continued Services to be provided by the Vendor
Maintain and distribute a collection of helpful information to San Dimas businesses and residents. Provide referrals, programs, outreach, and distribution efforts focusing on assisting new businesses and residents connect with the activities and resources of the San Dimas community.

Business Development Services; business owner training events, peer support from other businesses, networking, educational sessions, activities, and referral services.

Coordinate with the city to connect new businesses with the needed assistance to address their start up needs and permitting requirements.

Business and community programs which support business areas of the city seeking promotional opportunities and programs such as Shop Local and the Holiday Marketing Campaign.

State of the City Event support and coordination.
$20,000 Total (Payment through Monthly Payment)
New Added Service
$0 None
$20,000 Total Services and New Requested Activity
Reimbursement or Other Services
TBD Other services with mutual written agreement prior to the service being performed and budgeted through the appropriate Agency budget process. $20,000 Total (Not to Exceed)
Reporting – Vendor shall provide an annual written report highlighting the services and activities undertaken perform on this Agreement. Vendor shall work with Agency to coordinate and schedule the report due date and to schedule a public presentation to the Agency Council, and if requested, to the Vendor’s Executive Board.

Review of Services – No later than two months prior to the expiration of this Agreement, a subcommittee of the Agency and representatives from the Vendor will meet to conduct a review of the services provided under this Agreement. The objective of this review will be to evaluate the success, value or potential adjustment of the services provided for the following year.

EXHIBIT B

COMPENSATION SCHEDULE
Total payments by Agency to Vendor under this Agreement shall not exceed twentythousand dollars ($20,000) unless such not to exceed amount is amended by written amendment to this Agreement. At no time shall expenditure authorization be given to exceed fifty thousand dollars ($50,000) until the Agency’s Council has reviewed and approved the Agreement prior to incurring such expenditures.

In consideration of the services provided in Exhibit A as Continued Services to be provided by the Vendor, the Agency will distribute twenty-thousand dollars ($20,000) in equal monthly payments of $1,666.67 per month to the Vendor starting in July 2026 and ending at termination of the Agreement for each month where such services are provided. Payment shall be made within 30 days of conclusion of the month in which services were provided.

At the time of termination in accordance with Section IV of this Agreement, the Agency will compensate the Vendor in accordance with Section IV.B within 30 days of invoicing and no further obligation of Agency incur for services provided after the date of termination.

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of May 12, 2026
From: Brad McKinney, City Manager
Prepared by: Anne Moore, Senior Planner
Subject: Approve Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18 & Tree Permit 25-14; Subdivision of One (1) Existing 17,274 Square-foot Lot into Two (2) Lots for the Development of a New 1,946 Square-foot Two-story Single-family Residence with an Attached 490 Square-foot Two-car Garage and a 1,000 Square-foot Detached ADU on Each Lot. (1356 W. Cienega Avenue within the Single=Family 7,500 (SF-7500) Zone (APNs: 8385-002-037 & 8385- 002-038)).The Project is Exempt from the California Environmental Quality Act Guidelines under Section 115332
____________________________________________________________________________

SUMMARY
On May 16, 2025, Peter Thai on behalf of the property owners, submitted a Tentative Parcel Map and Development Plan Review application to subdivide one existing 17,274 square-foot lot into two (2) lots each measuring a minimum of 7,500 square feet in size within the SF-7500 Zone. The existing lot is currently developed with an existing 800 square-foot one-story singlefamily residence with a detached two-car garage. The existing single-family residence will be demolished, and each new lot will be developed with a 1,946 square-foot two-story single-family residence with an attached 490 square-foot two-car garage and a 1,000 square-foot detached Accessory Dwelling Unit (ADU). A Tree Permit was also submitted to request the removal of one (1) Pine tree located on the subject site. The subject site is not zoned for horse keeping or agriculture uses.

The Applicant is also requesting a waiver from the Code requirement to underground existing off-site utilities, per Code Section 17.32.110 Off-site improvements and 17.32.130 Underground utilities.

On January 15, 2026, the Planning Commission continued the project to a date uncertain to allow the Applicant to work with Staff to try and address the concerns raised by the residents at the public hearing. The Applicant met with Staff on February 5, 2026, and the project has been revised to accommodate additional guest parking and address privacy concerns.

On April 16, 2026, the Planning Commission discussed the project and adopted Resolution PC1703, recommending approval to the City Council of Tentative Parcel Map 25-02 (TPM),

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 2 For the Meeting of May 12, 2026
Development Plan Review 25-18, and Tree Permit 25-14. The Planning Commission also recommended approval to the City Council to grant the Applicant’s request for a waiver from the Code requirement to underground existing off-site utilities.

RECOMMENDATION
Staff and the Planning Commission recommend the City Council:

1. Adopt Resolution 2026-27 (Attachment 1), approving Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18, and Tree Permit 25-14.

The Planning Commission recommends the City Council:

1. Approve the Applicant’s request for a waiver from the Code requirement to underground existing off-site utilities, delete Condition No. 28 from the Conditions of Approval, and add the following WHEREAS, to the resolution waiving the undergrounding requirement:
“WHEREAS, the Applicant requested a waiver from the Code requirement to underground existing off-site utilities, per SDMC Section 17.32.110 Off-site improvements and

17.32.130 Underground utilities; and the Planning Commission recommended approval of the waiver of underground utilities to the City Council at the April 16, 2026, public hearing; and City Council approved the Applicant’s request for a waiver at the May 12, 2026, public hearing; and”
GOVERNMENT CODE §84308 APPLIES:
https://leginfo.legislature.ca.gov
Yes

FISCAL IMPACT
There is no fiscal impact for the recommended action; however, the development of the two (2) new single-family residences on the proposed parcels will provide additional property tax revenue for the City.

BACKGROUND
On May 16, 2025, the Applicant, Peter Thai on behalf of the property owners, submitted an application (DPR 25-18) for the construction of two (2) two-story single-family residences and two (2) detached ADUs with the associated removal of one (1) Pine tree (TP 25-14) and the demolition of an existing 800 square-foot one-story single-family residence with a detached two-car garage in conjunction with Tentative Parcel Map 25-02 (TPM 84866) (Attachment 2). The subject site is located at 1356 W. Cienega Avenue and is zoned Single-Family 7,500 (SF-7500).

The subject site measures roughly 17,274 square feet in size and is a corner lot located south of Cienega Avenue and west of Kimberly Avenue (Figure 1). The property is currently one legal parcel but was assigned two (2) APN’s for the purpose of property taxes being assessed at a different rate on the west portion of the property. The subject site is surrounded by single-family residences to the west, east and south, and single-family residences and a mobile home park to the north, across Cienega. While Cienega Avenue is a public street, Kimberly Avenue is a private street. Therefore, the east property line of the subject site is located to the centerline of Kimberly Avenue.

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 3 For the Meeting of May 12, 2026
Figure 1- Vicinity Map, Subject Site Outlined in Red.

The subject property was developed in 1951 with an 800 square-foot one-story single-family residence and a detached two-car garage with primary street frontage on Kimberly Avenue (see Attachment 4). There exists two (2) mature significant trees and one (1) non-mature tree located along the Kimberly Avenue street frontage. The mature trees consist of one (1) Pine tree and one (1) Oak tree. The existing Oak tree is located along the south property line and will be preserved in place, while both the Pine tree and non-mature tree will be removed.

On January 15, 2026, the Planning Commission held a public hearing to consider the proposed Tentative Parcel Map 25-02 (TPM 84866) and associated development applications (see Attachment 6). During the Commission’s discussion, several questions were raised regarding the massing of the new two-story single-family dwelling units and whether or not there was sufficient parking being provided on both Parcel No. 1 and Parcel No. 2 for the proposed new single-family residences and the detached ADUs. Several residents shared that the new two-story residences would obstruct their view of the San Gabriel Mountains and expressed their concern of the massing being out-of-scale with the existing neighborhood. Staff explained that the City’s SingleFamily 7,500 (SF-7500) Zone, where the subject property is located, allows for all existing onestory single-family residences to be improved with a two-story addition as well as the construction of new two-story single-family residences. In addition, there are no viewshed protections in the City’s Code. Staff further explained that State law does not require parking be provided, nor can cities require parking for ADUs and that the proposed ADUs shown on the project plans are intended for reference only since they are not subject to discretionary review. Although the Applicant is not required to provide additional parking for the ADUs, there is ample on-site parking provided for vehicles for Parcel No. 1, which fronts on Cienega Avenue. Due to the limitations of the street frontage for Parcel No. 2, which faces Kimberly Avenue, a private street, and the desire to protect the existing Oak tree along the south property line, the Applicant did not propose additional paved area for parking.

Cienega Ave.

Shellman Ave.

Kimberly Ave.

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After hearing Staff’s presentation, the public’s concerns, and the Applicant’s presentation, the Commission voted 5-0 to continue the project to a date uncertain to allow the Applicant to work with Staff to try to revise the proposed development to better address the concerns raised by the residents at the public hearing. The January 15, 2026, minutes are attached as Attachment 7 for reference.

On February 5, 2026, the Applicant met with Staff and revised the project to accommodate additional parking and address privacy concerns shared by the residents at the Planning Commission meeting.

On April 16, 2026, the Planning Commission discussed the project and held a public hearing to receive any comments or concerns from the public. Several residents of Kimberly Avenue continued to raise concerns that were mentioned previously at the January 15, 2026, public hearing about the condition of Kimberly Avenue, the massing of the two-story single-family residences, and lack of parking. Staff shared with the public and the Commissioners that due to the California Housing Accountability Act (HAA), the Commission’s ability to deny the project is very limited when the proposed housing project complies with all applicable zoning and development standards within the City. After further discussion on the project, the Commissioners expressed their reservation on recommending approval of the project, but understood that because of the HAA, they would not be able to deny the proposed project.

After hearing Staff’s presentation and the concerns raised by the public during the public hearing, the Commission voted 4-1 to adopt Resolution PC-1703, recommending approval to the City Council of Tentative Parcel Map 25-02 (TPM), Development Plan Review 25-18, and Tree Permit 25-14. The Planning Commission also voted 4-1 recommending approval to the City Council to grant the Applicant’s request for a waiver from the Code requirement to underground existing offsite utilities. The Commissioners agreed that based on the scope of the proposed development, and since the City currently does not have any foreseeable plans to underground the existing overhead utilities on the south side of Cienega, it would not be appropriate to require the Applicant to underground the utilities.

DISCUSSION/ANALYSIS
The proposed development consists of subdividing an existing 17,274 square-foot lot into two (2) lots. Lot 1 will measure 7,714 square feet in size and Lot 2 will measure 9,262 square feet in size.

The site is currently zoned SF-7500 as are the residential properties abutting it to the east, west, and south. The proposed subdivision will create two (2) new lots that will each meet the required minimum lot size of 7,500 square feet as required in the SF-7500 Zone and meet the minimum width of 50 feet.

Site Layout/Improvements
With the proposed subdivision, Parcel No. 1 will have street frontage along Cienega Avenue while Parcel No. 2 will maintain the existing street frontage along Kimberly Avenue. There currently exists a driveway apron on Cienega Avenue, which will provide access to Parcel No. 1 (see Attachment 4).

After meeting with Staff on February 5, 2026, the Applicant made a few revisions to the site plan, which includes relocating both the detached ADU and the new two-story single-family residence on Parcel No. 2, and providing additional hardscape within the front yard area, which allows for more on-site parking. In comparison to the original Site Plan (Figure 2), there were no changes

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 5 For the Meeting of May 12, 2026
made to the size and design of the two (2) new single-family residences and the two (2) new detached ADUs. The revisions for the site are reflected in Figure 3 and the reasons for them are discussed later in the staff report.

The property is already developed with a 6-foot-high block wall along the west and south property lines, which will remain. The existing gate and block wall located along the north property line for Parcel No. 1 will be removed since it will no longer comply with the 42-inch height limitation for walls/fences located within the front yard setback (see Attachment 4). Additionally, the remaining portion of the block wall along the north property line on Parcel No. 2 will be removed as well because it currently exceeds the 6-foot height limitation for block walls as required by the Zoning Code. The existing chain link fence located down the central area of the property will be completely removed and a new 6-foot tan split face block wall with a decorative cap will be installed to separate the two (2) new lots. The 6-foot tan split face block wall will also be required to continue along the north property line of Parcel No. 2 to replace the previous block wall that is being removed.

Figure 2 - Original Site Plan

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 6 For the Meeting of May 12, 2026
Figure 3 - Revised Site Plan.

Additional site improvements include the installation of a new private sewer lateral connection for Parcel No. 1 to the existing public sewer main. 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.

As previously mentioned, Kimberly Avenue is a private street, which means the street is owned and maintained by the existing property owners. As a result, the City cannot require any offsite improvements along Kimberly Avenue including a sidewalk unless the property owner were to voluntarily dedicate a portion of their property to the City. However, in accordance with San Dimas Municipal Code (SDMC) Section 17.32.110, “the city may require dedication of improvements such as rights-of-way, easements, and construction of reasonable off-site and on-site improvements for the parcels being created pursuant to the provisions of Section 66411.1 of the Subdivision Map Act.” In other words, the City may require the undergrounding of all new and existing utilities and utility drops, which is incorporated into Condition No’s. 27 and 28. There is currently one existing utility pole located along the Cienega Avenue street frontage of the subject site (Figure 4).

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 7 For the Meeting of May 12, 2026
For new developments, particularly in areas of the city that have been undeveloped, the purpose of undergrounding new utilities is to create safer and aesthetically pleasing infrastructure by protecting lines from weather, vehicles, and natural hazards, which reduces outages, fire risks (especially wildfires), and maintenance costs. By having new utilities installed underground, it offers a long-term benefit of enhancing community safety and improving property values by providing clear skies for better views. The purpose of undergrounding existing utilities is similar and is primarily intended to remove unsightly poles that have been poorly maintained and/or impact accessibility along sidewalks. The most noticeable benefit of the removal of existing utility poles is how it improves streetscape aesthetics and the overall appearance of a community. Still, the undergrounding of existing utilities within a highly urbanized and/or developed area may not provide as much of a visual impact when there are other existing utility poles that will remain and are not likely to be removed unless initiated by the City. These City initiatives would require a substantial amount of funding either by proposed capital improvement projects or other federal/state grant funding for city infrastructure improvements.

The project site is located along Cienega Avenue, which is a secondary arterial that carries moderate to high traffic volumes from the western boundary of the City at Valley Center Avenue into the City’s downtown area as it intersects with Arrow Highway/Eucla Avenue (Figure 5). Along the Cienega Avenue corridor, there are existing utility poles that run east west all along the south side of the street. Undergrounding the one (1) existing utility pole located along the project frontage of 1356 W. Cienega Avenue (Figure 4) would not be as impactful to the visual streetscape of that immediate area and there are currently no plans for the City to remove any of the existing utility poles along Cienega Avenue at this time.

Figure 4 - Left: View of Existing Utility Pole adjacent to subject site. Right: Close Up View of Existing Utility Pole.

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 8 For the Meeting of May 12, 2026
Figure 5 - Cienega Avenue Corridor highlighted in yellow.

SDMC Section 17.32.130.A, allows the Planning Commission to recommend to the City Council and the City Council may waive the requirements of undergrounding of existing utilities “if topographical, soil or any other conditions make such underground installation unreasonable or impractical.” The Applicant has submitted a letter (Attachment 5) requesting a waiver from the requirement of undergrounding the existing utility pole located along their Cienega Avenue street frontage due to the following reasons:
a) “The project consists of only two standard residential homes…making the undergrounding requirement disproportionate to the scope and impact of the improvement. b) The requirement to underground the existing utility pole along the Cienega frontage of the property would require “installing approximately 232 linear feet of new underground conduit”, which would result in an estimated construction cost of $186,000 to $232,000.

With the added cost of utility plan preparation for review by Southern California Edison, which brings the total cost to underground the existing utilities to approximately $206,000 to $257,000, the Applicant states that this estimated cost “represents a substantial financial hardship for a small two-home infill project and would delay the project by approximately six (6) months.” At both the January 15, 2026, and the April 16, 2026, Planning Commission meetings, the majority of the Commissioners agreed that based on the scope of the proposed development, and since there are no plans to underground the existing overhead utilities on Cienega, it would not be appropriate to require the Applicant to underground the utilities. Should the City Council agree with the Commission and decide to waive the requirement to underground existing utilities, Condition No. 28 will need to be deleted from the Conditions of Approval. Also, staff would add the following WHEREAS, to the resolution waiving the undergrounding:
“WHEREAS, the Applicant requested a waiver from the Code requirement to underground existing off-site utilities, per SDMC Section 17.32.110 Off-site improvements and

17.32.130 Underground utilities; and the Planning Commission recommended approval of the waiver of underground utilities to the City Council at the April 16, 2026, public hearing; and City Council approved the Applicant’s request for a waiver at the May 12, 2026, public hear; and”
House Design
The development of the new detached ADU on each parcel is not under the purview of the Planning Commission; however, plans for the ADUs are included in the project plans (Attachment 3) for reference only. There is one floor plan layout that will be used for both of the new two-story single-family residences and detached ADUs, but the exterior finish materials will vary slightly, and the layout will be mirrored, to avoid the residences looking identical to each other (see Subject Site
City Boundary

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 9 For the Meeting of May 12, 2026
Attachment 3 and Figures 6-7). The new residences will be designed to include the following finishes and materials:
• A three-foot high exterior stone veneer wainscot on the front façade and stucco finish. • Architectural window trim and/or decorative shutters or gable siding to help break up the massing and front wall plane.
• Composition shingle roofing
• Decorative light fixtures
Figure 6 - North Elevation of Parcel No. 1.

Figure 7 - West Elevation of Parcel No. 2.

The proposed layout for each new single-family residence provides for 1,946 square feet of living floor area and a 490 square-foot attached two-car garage. Each residence will have four (4) bedrooms and three (3) bathrooms. There will be a bedroom and bathroom located on the ground floor with the remaining bedrooms and bathrooms will be located on the second floor. The floor plan will also have a second-floor den/loft area located across from the stairwell (Attachment 3).

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 10 For the Meeting of May 12, 2026
The surrounding neighborhood is primarily comprised of one-story single-family residences with the closest two-story residential structure located approximately 465 feet west of the property at 340 S. Valley Center Ave (Figures 8-9). For context, the property located at 340 S. Valley Center Avenue is set back 18’-6” from the street side property line (Cienega Avenue). This property was approved by the Development Plan Review Board in October 1985 and constructed in 1987.

The Applicant in their original proposal tried to minimize the massing along the Cienega Avenue street frontage, by siting the new single-family residence for Parcel No. 1 at a distance of 31’-4” from the front property line and to place the new single-family residence for Parcel No. 2 along the south property line away from Cienega Avenue (Figure 10) This original proposal for Parcel Figure 8 - 340 S. Valley Center (South Elevation).

Figure 9 - 340 S. Valley Center (West Elevation).
18’-6”

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 11 For the Meeting of May 12, 2026
No. 2 provided for vehicle parking only within the driveway leading up to the attached two-car garage with the rest of the front yard area comprising of proposed new landscaping.

Figure 10 - Original Site Plan.

However, due to several resident concerns about insufficient onsite parking for the new residences, and the preservation of the existing mature Oak tree located on the south property line, the Applicant has revised the site layout to relocate the new two-story single-family residence on Parcel No. 2 towards the north property line. This revised layout places the new single-story detached ADU at 8’-4” from the south property line and the new two-story single-family residence at 5’-0” from the north property line. Although this option places the larger two-story massing towards Cienega Avenue, this configuration will assist with the following:

1. Help ensure more privacy for the property located directly to the south at 415 Kimberly Avenue.

2. Allow for continued preservation of the Oak tree along the south property line, which also helps to partially shield the two-story house on Lot 2, when viewing the site south of the tree.

3. Create additional hardscape areas to allow for more adequate vehicular parking for the detached ADU; accommodating for three to four cars (see yellow highlighted area in Figure 9).

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 12 For the Meeting of May 12, 2026
Figure 11 - Revised Site Plan.

Although the Applicant is not required to provide additional parking for the ADUs, the Applicant has shown a good faith effort in trying to resolve many of the issues that were raised by the residents with the revisions made to the site layout. The revised Site Plan shown in Figure 11 illustrates that each new lot will be able to accommodate at least seven (7) standard sized vehicles. The new two-story single-family residence on Parcel No. 1 is set back approximately 41’-0” from the south property line, which helps to lessen the impact of privacy onto the adjacent properties to the south and west of the subject site. Also, in order to ensure privacy for the adjacent properties abutting the subject site, that are all single-story, the Applicant is proposing just one (1) small bathroom window on the west elevation of the new single-family residence on Parcel No. 1 and the south elevation of the new single-family residence on Parcel No. 2.

Additionally, as mentioned earlier in the staff report, the City’s Single-Family 7,500 (SF-7500) Zone where the subject property is located allows for all existing one-story single-family residences to be improved with a two-story addition as well as the construction of new two-story single-family residences. These types of improvements are typically only subject to a Director’s level of review for development standards, design layout, materials and colors and not for the use of the second story as the second story itself cannot be denied.

Development Standards
The proposed single-family residences will be constructed to comply with the development standards of the SF-Zone, including setbacks, lot coverage, and height as follows:

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 13 For the Meeting of May 12, 2026
Code Requirement Proposed Parcel 1 Proposed Parcel 2
Front Yard Setback 20’-0” 31’-4” 23’-0” *
Street Side Yard
Setback
5’-0” ** N/A 5’-0”
Side Yard Setback
– Driveway side
12’-0” 12’-0” 8’-4” ***
Side Yard Setback 5’-0” 5’-6” N/A
Building Height 35’-0” 26’-3” 26’-3”
Parking 2 garage spaces 2-car garage 2-car garage
Lot Coverage 35.0% 32.2% 26.8%
* From centerline of street, the setback is 38’-0”.
** Municipal Code Text Amendment (MCTA) 24-09 adopted on September 23, 2025, by City Council reduced the street side setback for corner lots from 10’-0” to 5’-0”. *** Pursuant to state ADU law provisions, ADUs are only required to have a minimum of a 4’-0” side and rear yard setback.

Tree Removal
The proposed development will require the removal of one (1) Pine tree and one (1) non-mature Crepe Myrtle tree located within the front yard area of Parcel No. 2. Both the Pine tree and nonmature tree will need to be removed because its location conflicts with the proposed location of the new single-family residence on Parcel No. 2. The Applicant in their original proposal, provided a landscape plan that proposed two (2) Eastern Redbud, each being 36-inch box in size, to be replanted on the subject site. However, due to comments made by several residents regarding the planting of native California species of trees, the Applicant has agreed to replant with two (2) California Sycamore trees, each a minimum of 24-inch box in size (Attachment 3). For the removal of non-mature trees on single-family residential properties, a tree replacement is not required.

The Tree Preservation Ordinance specifies “tree relocation and/or two for one replacement with minimum fifteen-gallon box tree(s), or other replacement of equivalent value and size” be required within the subject property for the removal of the mature Pine tree. One (1) California Sycamore will each be replanted within the front yard areas of Parcel No. 1 and No. 2.

ALTERNATIVES
There are no alternatives proposed for this request; however, the City Council may recommend changes to the project.

ENVIRONMENTAL REVIEW
The proposed project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332. In-Fill Development Projects, Class 32.

Respectfully submitted,
Anne Moore
Senior Planner

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 14 For the Meeting of May 12, 2026
Attachments:

1. Resolution 2026-27

2. Tentative Parcel Map 84866

3. Project Plans & Material Board

4. Photos of Subject Site

5. Request for Waiver Letter

6. April 16, 2026, Planning Commission Staff Report, Draft Minutes & Resolution PC-1703

7. January 15, 2026, Planning Commission Minutes

8. Public Comment

ATTACHMENT 1
RESOLUTION 2026-27

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN

DIMAS, COUNTY OF LOS ANGELES, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF TENTATIVE PARCEL MAP 25-02 (TPM 84866), DEVELOPMENT PLAN REVIEW 25-18, AND TREE PERMIT 25-14, A REQUEST TO APPROVE THE SUBDIVISION OF ONE EXISTING 17,274 SQUARE-FOOT LOT INTO TWO LOTS FOR THE DEVELOPMENT OF A NEW 1,946 SQUAREFOOT TWO-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED 490 SQUARE-FOOT TWO-CAR GARAGE AND A 1,000 SQUARE-FOOT
DETACHED ACCESSORY DWELLING UNIT (ADU) ON EACH LOT. THE

SINGLE-FAMILY RESIDENCE WILL BE DEMOLISHED AND THE PINE TREE REMOVED AT 1356 W. CIENEGA AVENUE WITHIN THE SINGLE-FAMILY 7,500 (SF-7500) ZONE (APNS: 8385-002-037 & 8385-002-038).

WHEREAS, an application was duly filed for Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18, and Tree Permit 25-14 by:

Peter Thai
301 E. Arlight Street
Monterey Park, CA 91755
WHEREAS, the Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18, and Tree Permit 25-14 is described as:

A request to approve the subdivision of one (1) existing 17,274 square-foot lot developed with an existing single-family residence into two (2) lots for the development of a new 1,946 square-foot two-story single-family residence with an attached 490 square-foot two-car garage and a 1,000 square-foot detached accessory dwelling unit (ADU) on each lot. The single-family residence will be demolished and the Pine tree removed at 1356 W. Cienega Avenue within the Single-Family 7,500 (SF-7500) Zone (APNs: 8385-002-037 & 8385-002-038).

WHEREAS, the Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25- 18, and Tree Permit 25-14 applies to the following described real property:
1356 W. Cienega Avenue (APNs: 8385-002-037 & 8385-002-038); and WHEREAS, the Tentative Parcel Map 25-02 (TPM 84866) was submitted to all appropriate agencies as required under Section 17.12.030 of the San Dimas Municipal Code with a request for their report and recommendations; and
WHEREAS, notice was duly given of the Planning Commission’s public hearing on the matter and that a public hearing was held on January 15, 2026 at the hour of 6:00 p.m., with all testimony received being made a part of the public record; and WHEREAS, the Planning Commission voted 5-0 to continue the public hearing to a date uncertain in order for the Applicant to work with Staff to try to resolve the issues raised by the residents at the public hearing; and

Resolution 2026-27 Page 2
Tentative Parcel Map 25-02 Development Plan Review 25-18 Tree Permit 25-14
May 12, 2026
WHEREAS, notice was duly given of the Planning Commission’s public hearing on the matter and that a public hearing was held on April 16, 2026 at the hour of 6:00 p.m., with all testimony received being made a part of the public record; and WHEREAS, the City Council has received the report and recommendation from the Planning Commission, and of such agencies as have submitted information including the written report and recommendation of Staff; and
WHEREAS, notice was duly given of the City Council public hearing on the matter and that public hearing was held on May 12, 2026, at the hour of 7:00 p.m., with all testimony received being made part of the public record; and
WHEREAS, all requirements of the California Environmental Quality Act and the City’s Environmental Guidelines have been met for the consideration of whether the project will have a significant effect on the environment. The project is hereby determined to be Categorically Exempt per Section 15332 Class 32, In-Fill Development Projects, of the State CEQA Guidelines.

NOW, THEREFORE, in consideration of the evidence received at the City Council hearing, and for the reasons discussed by the City Council at the May 12, 2026 hearing, the City Council now finds as follows:

Tentative Parcel Map Findings:

A. That the proposed tract map is consistent with the General Plan and the applicable Land Use Zone.

The Tentative Parcel Map creates two (2) lots from one existing 17,274 square-foot lot, which will be developed consistent with the General Plan and the Single-Family 7,500 (SF-7500) zone. The two (2) lots will each measure a minimum of 7,500 square feet, which is the minimum lot size required for the SF-7500 zone. The newly created lots meet all the development standards of the SF-7500 zone and the underlying General Plan designation of Single-Family Low.

B. That the design or improvement of the proposed subdivision is consistent with the General Plan and the applicable Land Use Zone.

The proposed Tentative Parcel Map is consistent with the General Plan Land Use Element Policies, Goal L-9, Objective 9.1, “Preserve the visual identity and character of existing neighborhoods.” The two (2) lots, when developed, will meet the minimum lot size of 7,500 square feet, as required by the Single-Family 7,500 zone. Maintaining the minimum lot size to be 7,500 square feet will allow for preservation of the existing lot sizes of the neighborhood.

The two (2) single-family residences and detached ADUs that are being proposed at this time shall meet all of the development requirements of the Single-Family 7,5000 zone.

C. That the site is physically suitable for the type of development proposed.

The subdivision creates two (2) new lots each measuring a minimum of 7,500 square feet in size. The two (2) lots are adequate in size to accommodate the proposed residential development of two (2) single-family residences and two (2) detached ADUs on each lot,

Resolution 2026-27 Page 3
Tentative Parcel Map 25-02 Development Plan Review 25-18 Tree Permit 25-14
May 12, 2026
which will fit the scale and type of the surrounding neighborhood. Proposed Parcel No. 2 already has an existing one-story single-family residence, which will be demolished to accommodate the new single-family residence and detached ADU. Parcel No. 2 will maintain the existing access from Kimberly Avenue, which is currently a private street. The other new lot (Parcel No. 1) will also be developed with a new single-family residence and detached ADU with street frontage and access along Cienega Avenue.

D. That the site is physically suitable for the proposed density of the development.

The Tentative Parcel Map would create two (2) residential parcels within an existing residential neighborhood. The two (2) new parcels meet the minimum lot size of 7,500 square feet, which can easily accommodate a single-family residence, which will be consistent with the SingleFamily Low Land Use designation and Single-Family 7,500 zoning of the subject site.

E. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat.

The Tentative Parcel Map to create two (2) new parcels will comply with all applicable codes and regulations. The residential development proposed at this time will comply with all applicable codes. The subdivision is exempt from the Environmental Quality Act (CEQA), as an In-Fill Development, and the proposed residential development project is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat.

F. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems.

The Tentative Parcel Map and required off-site improvements are not likely to cause serious public health problems. The project will create two (2) new parcels for the new residential development of two (2) single-family residences with two (2) detached ADUs that will be required to comply with all applicable codes and regulations to prevent serious public health problems.

G. That the design of the subdivision or the proposed improvements will not conflict with easements, acquired by the public at-large, for access through or use of the property within the proposed subdivision.

There are no existing access easements through the subject property; therefore, the new parcel map will not conflict with any existing easements.

Development Plan Review Findings:

A. The development of the site in accordance with the development plan is suitable for the use or development intended.

The subject property is zoned Single-Family 7,500 and is already developed with a singlefamily residence and detached 2-car garage. As part of the proposed residential development to subdivide the property into two parcels, the existing single-family residence and detached garage will be demolished. Two (2) new two-story single-family

Resolution 2026-27 Page 4
Tentative Parcel Map 25-02 Development Plan Review 25-18 Tree Permit 25-14
May 12, 2026
residences will be constructed along with two (2) attached 2-car garages and two (2) detached single-story ADUs; one of each per new lot. The new single-family residences will abut already existing single-family residences to the east, west, and south of the site.

The development for the new two-story single-family residences, each comprising of 1,946 square feet of floor area and a 490 square-foot attached 2-car garage on a 17,274 squarefoot lot is suitable for the single-family residential use intended for the site and is compatible with existing single-family developments located within the same subject zone.

In addition, the new single-family residences will be constructed to comply with the development standards of the SF-7500 Zone.

B. The total development is so arranged as to avoid traffic congestion, ensure the public health, safety and general welfare, and prevent adverse effects on neighboring property.

The subject site is currently developed with a one-story single-family residence with a detached 2-car garage, which will be demolished to accommodate the proposed residential development. The property is located within an established residential neighborhood that is served by an existing private street, Kimberly Avenue, which is adequate in width and pavement type to support the vehicular traffic. Access onto proposed Parcel No. 1 will be from Cienega Avenue while access onto Proposed Parcel No. 2 will be from the existing access from Kimberly Avenue. The existing drive apron on Cienega Avenue will remain and a new driveway for Parcel No. 1 will be constructed.

Furthermore, the new dwelling units will be constructed in a manner that will minimize its impact on adjacent properties, including increase setback distance from property lines and reduction in the quantity of windows on facades closest to the property line of adjacent residences.

C. The development is consistent with all elements of the general plan and its in compliance with all applicable provisions of the zoning code and other ordinances and regulations of the City.

The proposed new single-family residences with attached garages is in accordance with the property’s General Plan designation of Single Family Low and will comply with the General Plan Land Use Element Policies, Goal L-9, Objective 9.1, “Preserve the visual identity and character of existing neighborhoods.” In addition, the new dwelling units will be constructed to comply with the development standards of the SF-7500 Zone along with all other ordinances and regulations of the City.

Tree Removal Findings:

B. It is reasonable to remove the trees because the continued existence at the location prevents the reasonable development of the subject property.

The existing mature Pine tree and non-mature tree located near the north property line and front yard area of Parcel No. 2 prevents the reasonable development of the property.

The existing Pine tree and non-mature tree locations conflicts with the proposed location of the new detached ADU on Parcel No. 2. Therefore, removal of the one (1) Pine tree and one (1) non-mature tree is warranted. As required by the City’s Tree Preservation Ordinance, the Applicant will be required to plant a minimum of two (2) replacement

Resolution 2026-27 Page 5
Tentative Parcel Map 25-02 Development Plan Review 25-18 Tree Permit 25-14
May 12, 2026
canopy-type trees that are at minimum 15-gallon in size as part of the approval of removing the one (1) mature Pine tree. Non-mature trees proposed for removal on single-family residential properties are not subject to the tree replacement requirement. The Applicant has proposed to replant two (2) 24-inch box California Sycamore trees on the property; one will be located within the front yard area of Parcel No. 2 and the other will be located within the front yard area of Parcel No. 1. All other trees on the property, including the existing mature Oak tree located near the south property line of Parcel No. 2 will be preserved in place.

NOW, THEREFORE, BE IT FURTHER RESOLVED TO THE ABOVE FINDINGS, that the City Council OF THE City of San Dimas grants approval of Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18, and Tree Permit 25-14, subject to the Applicant’s compliance with Conditions in “Exhibit A”, attached hereto and incorporated herein. A copy of this Resolution shall be mailed to the Applicant.

PASSED, APPROVED and ADOPTED, this 12th day of May, 2026. _____________________________
Emmett G. Badar, Mayor
ATTEST:
__________________________
Debra Black, City Clerk
I, Debra Black, City Clerk of the City of San Dimas, do hereby certify that Resolution 2026-27 was adopted by the City Council of the City of San Dimas at its regular meeting of May 12, 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
___________________________
Debra Black, City Clerk

Resolution 2026-27 Page 6
Tentative Parcel Map 25-02 Development Plan Review 25-18 Tree Permit 25-14
May 12, 2026
Exhibit A
Conditions of Approval for
Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18, and Tree Permit 25-14
ACCELA PROJ-25-0002
A request to approve the subdivision of one (1) existing 17,274 square-foot lot into two (2) lots for the development of a new 1,946 square-foot two-story single-family residence with an attached 490 square-foot two-car garage and a 1,000 square-foot detached ADU on each lot. The existing single-family residence will be demolished and the Pine tree removed at 1356 W. Cienega Avenue within the Single-Family 7,500 (SF-7500) Zone (APNs: 8385-002-037 & 8385-002-038).

PLANNING DIVISION - (909) 394-6250

GENERAL

1. The Applicant/Developer shall agree to defend at his sole expense any action brought against the City, its agents, officers or employees because of the issuance of such approval, or in the alternative, to relinquish such approval. The Applicant shall reimburse the City, its agents, officers or employees for any Court costs and attorney’s fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action.

The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve Applicant of his obligations under this condition.

2. The Applicant/Developer shall be responsible for any City Attorney costs incurred by the City for the project, including, but not limited to, consultations, and the preparation and/or review of legal documents. The Applicant shall deposit funds with the City to cover these costs in an amount to be determined by the City.

3. Copies of the signed City Council Resolution of Approval 2026-27 and the Conditions of approval shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect.

4. The Applicant/Developer shall comply with all Zoning Ordinances applicable to the project/request.

5. The building permits for this project must be issued and construction commenced and diligently pursued toward completion within one (1) year from the date of approval or the approval will become invalid. A time extension may be granted under the provisions set forth in Chapter 18.12.070 F.

6. The Applicant/Developer shall comply with all Conditions of Approval as approved by the City Council on May 12, 2026.

7. The Applicant/Developer shall sign an affidavit accepting all Conditions and all Standard Conditions prior to Final Map recordation.

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May 12, 2026

8. The Applicant/Developer shall comply with all City of San Dimas Business License requirements and shall provide a list of contractors and subcontractors that are subject to business license requirements.

9. The Tentative Parcel Map shall expire twenty-four months following approval, unless an extension for a period or periods not to exceed a total of twenty-four months is granted by the City Council. A subdivider may request an extension by written application to the Director of Community Development. Such application shall be filed at least thirty days before the Tentative Parcel Map is due to expire. Requests for all extensions shall be accompanied by a processing fee as prescribed by resolution of the City Council.

10. The Tentative Parcel Map is subject to City Council approval. Should the City Council approve the Tentative Parcel Map, the Applicant/Developer shall comply with all Conditions of Approval as approved by the City Council on a date to be determined.

11. Prior to the start of construction, the Applicant/Developer shall install a minimum five-foot (5’) high chain-link fence or other approved material which shall have a dark green or black colored view obscuring screen. The fence shall totally enclose the project site when vacant, under construction or under demolition and said fence shall remain until occupancy is granted.

12. The entire site shall be kept free from trash and debris at all times and in no event shall trash and debris remain for more than 24 hours.

13. The Applicant/Developer shall submit a construction access and staging plan, and schedule for the development of all lots for Directors of Community Development and Public Works approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, NPDES and security fencing.

14. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Applicant/Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/ fences along the project's perimeter.

15. During grading and construction phases, the construction manager shall serve as the contact person in the event that dust or noise levels become disruptive to local residents. A sign shall be posted at the project site with the contact phone number.

16. Graffiti shall be removed within 72 hours.

17. All parking provided shall meet the requirements of Section 18.156 of the San Dimas Municipal Code.

DESIGN

18. Building architecture and site plan shall be consistent with plans presented to the Planning Commission on April 16, 2026 provided that the Director of Community Development is

Resolution 2026-27 Page 8
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authorized to make revisions consistent with the San Dimas Municipal Code and to facilitate improved parking lot circulation.

19. Plans for all exterior design features, including, but not limited to, doors, windows, mailboxes and and architectural treatments, shall be submitted to the Planning Division for review and approval before issuance of building permits.

20. The lighting fixture design shall be complement the architectural program. Location and type of exterior lighting fixtures shall be submitted by the developer to the Planning Division for review and approval prior to installation.

21. Any asphalt roofing material installed by the Applicant/Developer shall consist of “premium” quality, heavy-textured, dimensional, 25-year rated shingles. A sample shall be submitted to the Planning Division for review and approval prior to installation.

22. The Applicant/Developer shall pour a 5’ x 9’ concrete pad to be used for the trash, recycling and green waste bins. The trash pad area shall be behind a fence outside of the front yard setback. Access to the trash pad shall be by a three-foot wide solid walkway to the curb or alley. The exact location of the trash/recycling enclosure(s) shall be approved by the Planning Division.

23. Gas meters, backflow prevention devices and other ground-mounted mechanical or electrical equipment installed by the Applicant/Developer shall be inconspicuously Iocated and screened, as approved by the Director of Community Development. Location of this equipment shall be clearly noted on landscape construction documents.

24. All exterior building colors shall match the color and material board on file with the Planning Division. Any revision to the approved building colors shall be submitted to the Planning Division for review and approval.

25. The Applicant/Developer shall paint all exposed flashing and/or exposed vents the same color as the adjacent wall/roof.

26. New or replaced electrical panels and sub-panels shall be flush mounted for single-family and multi-family developments.

27. The Applicant/Developer shall underground all new utilities, and utility drops.

28. The Applicant/Developer shall remove the existing utility pole located on the sidewalk along W. Cienega Avenue within the frontage of the project site. The existing overhead utility lines spanning between the utility pole located on the sidewalk along W. Cienega Avenue adjacent to 404 Kimberly Avenue and the utility pole located on the sidewalk along W.

Cienega Avenue adjacent to 402 S. Shellman Avenue shall be underground.

LANDSCAPE

29. The Applicant/Developer shall submit to the Planning Division, prior to the issuance of building permits, detailed landscaping and automatic irrigation plans prepared by a California Licensed Landscape Professional, in addition to a $2,500 deposit for review of

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the plans. Water efficient landscapes shall be implemented in all new and rehabilitated landscaping in single-family and multi-family projects, and in private development projects that require a grading permit, building permit or use permit, as required by Chapter 18.14 of the San Dimas Municipal Code.

30. All landscaping and automatic irrigation shall be installed and functional prior to occupancy of the building(s), in accordance with the plans approved by the Planning Division.

31. No trees shall be removed other than those indicated on the approved set of landscape plans.

32. All trees to be planted on the project site shall be a minimum of eight (8) feet in height, with a minimum canopy span of three (3) feet.

BUILDING DIVISION – (909) 394-6260

33. The plans shall be prepared in compliance with the latest edition of the codes as amended and adopted by reference by the City of San Dimas: California Green Building Standards Code, California Building Code, California Residential Code, California Mechanical Code, California Plumbing Code, and California Electrical Code.

34. The Applicant/Developer shall comply with the latest California Title 24 Energy requirements for all new lighting, insulation, and mechanical equipment and submit calculations and signed at time of initial plan review. All exterior lighting to comply with required lighting density limits, controls and BUG standards.

35. All plans are required to be stamped by a California Registered Engineer or Architect unless specifically exempted by Sections 5537-5538 of the California Business & Professions Code.

36. Construction calculations, including lateral analysis, shall be required at the time plans are submitted for plan check.

37. Mechanical, Electrical and Plumbing plans are required to be submitted at time of initial plan submittal. Electrical schematic and load calculations, and plumbing (drain, waste, vent, water, and gas) schematics will be required before issuance of electrical or plumbing permits.

38. The Applicant/Developer shall submit a Drainage Plan for the proposed development to be reviewed and approved by the City Engineer and the Building Official.

39. The Applicant/Developer shall submit a Precise Grading Plan for the proposed development to be reviewed and approved by the City Engineer and the Director of Community Development. Plans shall include a composite utility locations, paving and stripping plan as well as the size of the disturbed area and the volumetric amount of cut, fill, and overexcavation.

40. The Applicant/Developer shall submit a Rough Grading Plan for the proposed development to be reviewed and approved by the City Engineer and the Director of Community

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Development. The Grading Plan shall conform to Appendix J of the California Building Code and shall utilize City standard notes and layout.

41. Prior to the issuance of any grading or building permits, the Applicant/Developer shall submit an updated Engineering Geology/Soils Report that includes an accurate description of the geology of the site and conclusions and recommendations regarding the effect of the geologic conditions on the proposed development and include a discussion of the expansiveness of the soils and recommended measures for foundations and slabs on grade to resist volumetric changes of the soil. This report shall also include recommendations for surcharge setback requirements in the area of ungraded slopes steeper than five horizontal to one vertical.

42. Building foundation inspections shall not be performed until a rough grading certification, location and elevation certification of the foundation forms from a California licensed surveyor, and a final soils report has been filed with the City and approved. All drainage facilities must be operable.

43. Prior to the inspection of the foundation, the Applicant/Developer shall submit a footing bottom compaction certification by a licensed soils technician who is working under the direct supervision of the Geologist of Record.

44. Fees shall be paid to Bonita School District in compliance with Government Code Section 65995.

45. The Applicant/Developer shall Contact the Los Angeles County Public Works Department, Environmental Program Division for any required permit or clearance of industrial and hazardous waste disposal.

46. The Applicant/Developer shall Contact the Los Angeles County Sanitation District for potential fees associated with annexation, connection, or change of occupancy

47. The Applicant/Developer shall comply with CAL Green Section 4.408.2 “Residential Mandatory Measures, Residential waste recycling” (or if applicable) 5.408.2 “Commercial Mandatory Measures, Commercial waste recycling”.

48. Prior to removing any existing structures on the property, the Applicant/Developer shall obtain clearance from SCAQMD and obtain a Demolition Permit from the Building and Safety Division.

49. The Applicant/Developer shall submit an Electrical Distribution Plan

50. Construction hours shall be limited to between 7:00 a.m. and 8:00 p.m., and shall be prohibited at any time on Sundays or public holidays, per San Dimas Municipal Code Section 8.36.100.

ENGINEERING DIVISION – (909) 394-6240

51. The Applicant/Developer shall provide a signed copy of the City’s certification statement declaring that the contractor will comply with Minimum Best Management Practices (BMPs) required by the MS4 permit for Los Angeles County as mandated by the National Pollutant Discharge Elimination System (NPDES).

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52. The Applicant/Developer shall submit Rough Grading and a Precise Grading Plans for the proposed development to be reviewed and approved by the City Engineer and the Director of Community Development. The Grading Plan shall conform to Appendix J of the California Building Code and shall utilize City standard notes and layout.

53. Prior to the issuance of any grading or building permits, the Applicant/Developer shall submit an updated Engineering Geology/Soils Report that includes an accurate description of the geology of the site and conclusions and recommendations regarding the effect of the geologic conditions on the proposed development and include a discussion of the expansiveness of the soils and recommended measures for foundations and slabs on grade to resist volumetric changes of the soil.

54. The Applicant/Developer shall install sanitary sewers to serve the entire development to the specifications of the City Engineer. Each parcel shall have one private sewer lateral connection to the existing public sewer main in Cienega Avenue or Kimberly Avenue. The Applicant/Developer shall pay all required sewer connection fees.

55. The Applicant/Developer shall contact the Los Angeles County Sanitation District for any required annexation, extension, or sewer trunk fee. Proof of payment/clearance is required before the City will issue any sewer permit.

56. The Applicant/Developer shall provide drainage improvements to carry runoff of storm waters in the area proposed to be developed, and for contributory drainage from adjoining properties to be reviewed and approved by the City Engineer. The Applicant/Developer shall make a good faith effort to negotiate with the downstream property owner for all required downstream storm drain improvements. The proposed drainage improvements shall be based on a detailed Hydrology Study conforming to the current Los Angeles County methodology. The developed flows outletting into the existing downstream system(s) from this project cannot exceed the pre-existing storm flows

57. For all projects which disturb less than one (1) acre of soil, Applicant/Developer shall submit a temporary erosion control plan to be approved by the City Engineer and filed with the City and shall be installed and operable at all times.

58. For all non-exempt projects which disturb less than one (1) acre of soil and are not part of a larger common plan of development which in total disturbs one acre or more, Applicant/Developer must submit a signed certification statement declaring that the contractor will comply with Minimum Best Management Practices (BMPs) required by the MS4 permit for Los Angeles County as mandated by the National Pollutant Discharge Elimination System (NPDES). Additionally, all projects within this category will require the preparation and submittal by the Applicant/Developer a local Stormwater Pollution Prevention Plan/Wet Weather Erosion Control Plan. The project proponent is ultimately responsible to comply with all requirements of the MS4 permit, which the City of San Dimas enforces. The City of San Dimas has the authority to enter the project site, review the local SWPPP/WWECP and require modifications and subsequent implementation to the local SWPPP/WWECP in order to prevent polluted runoff from leaving the project site onto private or public property. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site:

Resolution 2026-27 Page 12
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May 12, 2026
a. Retention basins of sufficient size shall be utilized to retain storm water on the site. (BMP SE-2, Sedimentation Basin)
b. Where storm water is conveyed to a public drainage system, collection point, gutter, or similar disposal method, water shall be filtered by use of a barrier system, wattle, or other method approved by the enforcing agency. (BMPs SE1, Silt Fence; SE-5, Fiber Rolls; SE-6, Gravel Bag Berm)

59. The Applicant/Developer shall provide mailboxes per City of San Dimas standards. Mailbox locations are subject to the approval of the local postmaster and the City Engineer.

60. The Applicant/Developer shall submit water to be reviewed and approved by the City Engineer, Golden State Water Company, and the Los Angeles County Fire Department.

61. The Applicant/Developer shall be responsible for any repairs within the limits of the development, including but not limited to streets and paving, private driveways, fences/walls, curbs and gutters, sidewalks, and street lights as determined by the City Engineer and Public Works Director.

62. For all projects subject to Low Impact Development (LID) regulations, Applicant/Developer must submit a site-specific drainage concept and stormwater quality plan to implement LID design principles. A fully executed “Maintenance Covenant for LID Requirements” shall be recorded with the L.A. County Registrar/Recorder and submitted to the Public Works Department prior to the Certificate of Occupancy. Covenant documents shall be required to include an exhibit that details the installed treatment control devices as well as any site design or source control Best Management Practices (BMPs) for post construction. The information to be provided on this exhibit shall include, but not be limited to:
i. 8 ½” x 11” exhibits with record property owner information. ii. Types of BMPs (i.e., site design, source control and/or treatment control) to ensure modifications to the site are not conducted without the property owner being aware of the ramifications to BMP implementation. iii. Clear depiction of location of BMPs, especially those located below ground. iv. A matrix depicting the types of BMPs, frequency of inspection, type of maintenance required, and if proprietary BMPs, the company information to perform the necessary maintenance.
v. Calculations to support the sizing of the BMPs employed on the project shall be included in the report. These calculations shall correlate directly with the minimum treatment requirements of the current MS4 permit. In the case of implementing infiltration BMPs, a percolation test of the affected soil shall be performed and submitted for review by the City Engineer. vi. This document shall be reviewed by and concurred with Public Works to ensure the covenant complies with the MS4 Permit.

63. A Final Parcel Map prepared by or under the direction of a Registered Civil Engineer or Licensed Land Surveyor must be processed through the City Engineer prior to being filed with the County Recorder.

64. All easements existing at the time of the Final Parcel Map approval must be accounted for on the approved Tentative Parcel Map. This includes the location, owner, purpose, and

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recording reference for all existing easements. If an easement is blanket or indeterminate in nature, a statement to that effect must be shown on the tentative map in lieu of its location.

65. All site, grading, landscape & irrigation, and street improvement plans shall be coordinated for consistency prior to the issuance of any permits.

66. A preliminary title report and guarantee is required and such document shall show all fee interest holders; all interest holders whose interest could ripen into a fee; all trust deeds, together with the name of the trustee; and all easement holders. The account for this title report should remain open until the final map is filed with the County Recorder.

67. The Applicant/Developer engineer or surveyor shall set durable monuments to the satisfaction of the City Engineer in conformance with Section 66495 of the Subdivision Map Act. The Applicant/Developer shall also provide a monumentation specified in writing by a Registered Engineer or Licensed Land Surveyor of Record with accompanying security.

68. Construction parking and material storage to be confined to the site. No construction related parking or material storage will be allowed on the surrounding public and private streets.

69. The Applicant/Developer shall underground all new utilities and utility drops.

70. The Applicant/Developer shall underground all existing overhead utilities and shall remove all existing utility poles along the frontage of the project site to the closest power poles offsite (neighboring properties).

71. The Applicant/Developer shall obtain a Public Works permit for all work within or adjacent to the public right-of-way and shall be subject to review and approval of the Public Works Director and the work shall be in accordance with applicable standards of the City of San Dimas; i.e. Standard Specifications for Public Works Construction (Green Book) and the California Manual of Uniform Traffic Control Devices (CA MUTCD), and further that the construction equipment ingress and egress be controlled by a plan approved by Public Works.

72. The Applicant/Developer shall provide full street improvements on all streets within the limits of the development. Improvements to include curbs and gutters, sidewalks, medians, and paving according to City standards, as shown in the following table:

Street Name
Gutter
Curb &
A.C.

Pavement
Side-walk
Drive
Approach
Lights
Street
Trees
Street
Multi-use
Trail
Median
Island
Bike Trail
Other
Cienega Avenue X X X
Kimberly Avenue X
Notes: AC Pavement to include 2 inch cold mill and asphalt overlay on Cienega Avenue and 3 inch cold mill and asphalt overlay on Kimberly Avenue.

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PARKS & RECREATION – (909) 394-6230

73. The Applicant/Developer shall comply with City regulations regarding payment of Park, Recreation and Open Space Development Fee per SDMC Chapter 3.26. Fees shall be paid prior to issuance of building permits.

74. The Subdivision Applicant/Developer shall comply with Chapter 17.36 of the San Dimas Municipal Code regarding Park Land Dedication (Quimby Act). The City may require fees in lieu of land or a combination thereof based on the market value of the land to be dedicated. Fees shall be paid prior to recordation.

LOS ANGELES COUNTY FIRE DEPARTMENT – (323) 890-4243

75. A digital copy of the Final Map shall be submitted to the Fire Department’s Land Development Unit for review and approval prior to recordation. Submittal shall be provided through EPIC-LA using the following Plan Type: Fire Land Development–City Request– Final Map (Tract/Parcel).

End of Conditions

STRUCTURES DAMAGED DURING THE COURSE OF THE WORK.

RESPONSIBLE FOR REPAIRING OR REPLACING ANY UTILITIES OR DAMAGE DURING THE COURSE OF THE WORK. AND SHALL BE

PROTECT ALL EXISTING UTILITIES AND STRUCTURES FROM

RESPONSIBLE FOR TAKING ALL PRECAUTIONS NECESSARY TO
COMMENCING CONSTRUCTION. THE CONTRACTOR SHALL BE

POTHOLING AS NECESSARY AT ALL CROSSINGS PRIOR TO

DEPTH OF EXISTING UNDERGROUND UTILITIES AND SHALL PERFORM

RESPONSIBLE FOR FIELD VERIFICATION OF THE LOCATION AND
PRESENT TAHT ARE NOT SHOWN. THE CONTRACTOR SHALL BE

POSSIBLE THAT ADDITIONAL UNDERGROUND UTILITIES COULD BE

SURFACE DATA AND AVAILABLE RECORD INFORMATION AND IT IS NOT GURANTEED. THESE DRAWINGS WERE PREPARED BASED ON

THE LOCATIONS AND EXISTENCE OF UNDERGROUND UTILITIES ARE OFFICIAL RECORDS. (10')
RECORDED JUNE 1, 1999 AS INST. NO. 99-990500, OF

CONSTRUCT AND OTHER PURPOSES PER DOCUMENT
E3 EASEMENT TO THE COUNTY OF LOS ANGELES FOR ROAD,
96-18215, OF OFFICIAL RECORDS. (15')
DOCUMENT RECORDED JANUARY 4, 1996 AS INST. NO.

E2 EASEMENT FOR PUBLIC UTILITIES PURPOSES PER
OF OFFICIAL RECORDS.

DOCUMENT RECORDED MAY 26, 1965 AS INST. NO. 3168,
E1 25' EASEMENT FOR SANITARY SEWERS PURPOSES PER
ORDER NO. 1500-2416325 AMENDMENT 1 DATED 09-09-2024.

EASEMENTS ARE PLOTTED PER PRELIMINARY TITLE REPORT
EASEMENT NOTES:

BENCHMARK:

ELEVATION: 795.308' (NAVD 1988)

COR VALLEY CTR AVE & CEINEGA AVE
LACO FC TAG IN S CB 1FT W/O BCR@SE
COUNTY B.M. NO. NG5348
BASIS OF BEARINGS:

PER TRACT NO. 51979, M.B. 1212/88-93
CENTERLINE OF CIENEGA AVENUE N89^44'32"E
HERE ON MAY NOT REFLECT ALL OF THEM.

SPECIES ON-SITE AS THE SURVEY SHOWN

DOCUMENT ALL PROTECTED TREE

2. ARBORIST SHOULD BE CONSULTED TO
RELATED PROFESSIONAL.

THIS MAPAND SHOULD BE EXAMINED BY A

1. BLUE LINE STREAMS ARE NOT SHOWN ON
SURVEYOR'S NOTES:

UNDERGROUND UTILTIES:

PROJECT:

TOTAL SUBDIVISION AREA: 18623.75 S.F. (0.4275 AC)
PROPOSED NUMBER OF LOTS: 2
EXISTING GROSS AREA: 18623.75 S.F. (0.4275 AC)
EXISTING NUMBER OF LOTS: 1
ADDRESS: 1356 W. CIENEGA AVE, SAN DIMAS, CA 91773

IN TWO PROPOSED PARCEL

THE PROJECT IS A SUBDIVISION OF ONE EXISITNG PARCEL
NOTE:

PROPOSED NUMBER OF PARCELS: 2
TOTAL NET AREA: 13,702.59 S.F (0.3146 AC)
TOTAL GROSS AREA: 18,623.75 S.F. (0.4275 AC)
PROPOSED USE: R3/U
EXISTING USE: R3/U
ZONE (PRESENT/PROPOSED): SF-7500
FLOOD MAP PANEL: 06037C1725F
FLOOD MAP EFFECTIVE DATE: 09/26/2008
FLOOD ZONE: X
x
x
x
x
x

RELATIVE BORDER SCALE

IS IN INCHES
0 1 2 3
40 '
1E 52
TC(814.52)
FL(813.87)
TC(813.80)
FL(813.20)
TC(812.57)
FL(811.90)
TC(811.40)
FL(810.73)
TC(810.36)
FL(809.67)
TC(809.29)
FL(808.64)
TC(808.36)
FL(807.71)
PP
PP
PP
PP
W/M
G
W
G/M
DWY
6'H CBW
6'H CBW
6'H CBW
165.06'
165.05'
102
.86
'
102
.81
'

CIENEGA AVENUE
CL
PP TIE
ST. SIGN

POWERPOLELINE (EXISTING)
PP TIE
4'H CF
15E2
10E3
A
V
EN
U
E
K
IM
B
E
R
L
Y

TENTATIVE PARCEL MAP

STATE OF CALIFORNIA

IN THE CITY OF SAN DIMAS
IN BOOK 1212 PAGE 88-90 OF MAPS, RECORDS OF THE COUNTY OF LOS ANGELES BEING A DIVISION OF LOT 20, TRACT No. 51979 AS PER MAP RECORDED NO. 084866
LEGAL DESCRIPTION:

OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

PER MAP RECORDED IN BOOK 22, PAGE 21, OF MAPS, IN THE

SAN DIMAS, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS

JOSE, AND A PORTION OF THE RANCHO SAN JOSE, IN THE CITY OF 9 WEST, IN THE SUBDIVISION OF THE RANCHO ADDITION TO SAN NORTHWEST QUARTER OF SECTION 9, TOWNSHIP 1 SOUTH, RANGE

HALF OF THE EAST HALF OF THE SOUTHWEST QUARTER OF THE

A PORTION OF THE WEST HALF OF THE WEST HALF OF THE NORTH 13,702.59 S.F. (NET)
PROPERTY SIZE: 18,623.75 S.F. (GROSS)
APN: 8385-002-037 & 8385-002-038
OWNER/SUBDIVIER: CIVIL ENGINEER:

TEL: 626-476-1229
WEST COVINA, CA 91790
1818 DAVID CT

KIN SENG WONG
EMAIL: [email protected]
TEL: 626-374-5459
ROSEMEAD, CA 91770
8646 ABILENE STREET

STEVE TRIEU/KEVIN NGUYEN
UTILITY INFORMATION:
(800) 684-8123
Southern California Edison
ELECTRICITY:
(626) 857-1075
Spectrum
CABLE & INTERNET SERVICE:
(800) 999-4033
Golden State Water Company
WATER:
(800) 427-2200
Southern California Gas
GAS:

EARTHWORK QUANTITIES:
(SITE CONDITION, SOIL ENGINEER'S RECOMMENDATION)
ACTUAL AMOUNT MAY VARY DUE TO OTHER UNKNOWN FACTORS.
*CUT AND FILL AMOUNT IS ESTIAMTED ONLY,
Total 380 (cy), Export 10 (cy)
Cut 185 (cy), Fill including 15% shrinkage 195 (cy)
SCALE : 1" = 10'
1 02
.86
'

75.00'

75.00'

VICINITY MAP
WF : WOODEN FENCE
W/M : WATER METER
TC : TOP OF CURB
S/W : SIDEWALK
SMH : SEWER MANHOLE
S/D : STORM DRAIN
SCO : SEWER CLEAN OUT
RW : RETAINING WALL
PP : POWER POLE
P/L : PROPERTY LINE
HP : HIGH POINT
I/F : IRON FENCE
GM : GAS METER
FL : FLOW LINE
FS : FINISH SURFACE
FF : FINISH FLOOR
EX : EXISTING
DWY : DRIVEWAY
CONC. : CONCRETE
CF : CHAIN LINK FENCE
C&G : CURB AND GUTTER
CBW/RW : CONC. BLOCK/RETAINING WALL
C/B : CATCH BASIN
CATV : CABLE T.V. PULLBOX
: VENT
: DRAIN HOLE
: WOOD POST
: DRAINAGE PATTERN
: EXISTING TREE
: CENTERLINE
: CF/ CHAIN LINK FENCE
: WF/WOOD FENCE OR IF/IRON FENCE
: STREET LIGHT
: SEWER LINE
: WATER LINE
: EXISTING COUNTOUR LINE
: EXISTING ELEVATION (#)
: SEPTIC TANK
: TELEPHONE PULL BOX
: HIGH VOLTAGE BOX
: TV CABLE PULL BOX
: UTILITY PULL BOX
: TRAFFIC SIGNAL PULL BOX
: STREET LIGHT PULL BOX
E : EDISON PULL BOX
S
T
U
TV
H.V.

TEL
S.T.
(813.00)
(813)
W W
S S
CL
TOTAL LIVING AREA : 1,000 SF
1-STORY ADU
ADU
N COVERED PORCH : 18 SF
2-CAR GARAGE : 490 SF
2ND FLOOR : 1019 SF
1ST FLOOR : 927 SF
TOTAL LIVING AREA : 1,946 SF
2-STORY SFR WITH 2-CAR GARAGE

MAIN DWELLING
LOT AREA = 7,714.5 SF
PROPOSED PARCEL 1:

TOTAL LIVING AREA : 1,000 SF
1-STORY ADU
ADU
N COVERED PORCH : 18 SF
2-CAR GARAGE : 490 SF
2ND FLOOR : 1019 SF
1ST FLOOR : 927 SF
TOTAL LIVING AREA : 1,946 SF
2-STORY SFR WITH 2-CAR GARAGE

MAIN DWELLING
LOT AREA = 9,262.16 SF
PROPOSED PARCEL 2:

FF 812.50
PAD 812.00
UNIT 1
FF 812.50
PAD 812.00
UNIT 2
FF 814.50
PAD 814.00
UNIT 3
FF 814.50
PAD 814.00
UNIT 4
811.15FG
811.75FG
812.00FG
UNIT 1
FS 812.00
GARAGE
FF 812.50
812.00FG
811.67FG
813.83FS
FF 814.50
UNIT 4
814.00FS
813.50FG
12' 53' 10' 22' 30' 11'-11" 25'
(E1)

EASEMENT

SECTION A
SCALE 1" = 20"

PL (PROPOSED)
PL
PL
813.67FG
814.00FG
UNIT 4
FS 814.00
GARAGE
FF 814.50
813.80FG
FF 814.50
UNIT 3
814.00FG
12' 53' 8'-3" 25' 813.80FG5'
PL
PL

SECTION B
SCALE 1" = 20"
ABBREVIATIONS:

LEGEND:

ALL EXISITNG BUILDINGS, TREES (EXCEPT ONE), TO BE REMOVED BEFORE CONSTRUCTION CONSTRUCTION NOTES:

A A
B
B
PARCEL 1
PARCEL 2

15.58' 20.26'

PROPERTY LINE

PROPOSED NEW

90.05'

90.06'
10'
(E3)

EASEMENT
15'
(E2)

EASEMENT
8'

SIDEWALK

S S S S
S S S
S
S
S
S
S
S
S
S
S
S
EW
ER
L
NI
E (P
R
O
P
O
S
ED
)

SEWER LINE (PROPOSED)

SEWER LINE (PROPOSED)
TO
B
E
VER
FI
EI
D
(E
)
S
EW
ER
L
NI
E
S
S
S
S
S
S
S
S
S
S
S
S
S
EW
ER
L
NI
E
(EX
SI
T
NI
G
)
TO
B
E
VER
FI
EI
D
(E)/ PROPOSED SEWER LINE
S S S

DRIVEWAY

PROPOSED
(E)/
W
W
W
W
(P
R
O
P
O
S
ED
)
W
ATER
L
NI
E

W W W W
(E)/ PROPOSED WATER LINE
5'

DRIVEWAY

PROPOSED
S S S
(E)/ PROPOSED SEWER LINE

DRIVEWAY
(E)/PROPOSED

WALKWAY

PROPOSED

W W W W
(E)/ PROPOSED WATER LINE
ATTACHMENT 2

A.P.N.: 8385-002-037 / 038
SAID COUNTY.

ANGELES COUNTY RECORDER OF

IN THE OFFICE OF THE LOS
T1S R9W, STATE OF CALIFORNIA,
MAPS POR OF NW 1/4 OF SEC 9

ASSESSOR'S
M R 22-21-23 FOR DESC SEE

NEW SFR AND NEW ADU
1356 W. CIENEGA AVE
SAN DIMAS, CA 91773

3. LEGAL DESCRIPTION:

9. CONSTRUCTION TYPE:

6. ZONING:

8. OCCUPANCY:

SF-7500

2. OWNER:

1. PROJECT:

5. LOT AREA: LOT 1: 7,714.5 SF

TYPE V-B
R3 / U

1. 2.INFO. & STATISTICS

VICINITY MAP

10. CODE:

11. BUILDING HEIGHT / STORIES: 26'-4" / 2-STORY
AN ADU.

3. PER LOT, TO CONSTRUCT
W/ 2-CAR GARAGE.

A MAIN DWELLING HOUSE

2. PER LOT, TO CONSTRUCT
LOTS.

4. SCOPE OF WORK: 1. TO SUBDIVIDE FOR 2

MUNICIPAL CODE

ENERGY CODE, & CITY OF SAN DIMAS
2022 CAL GREEN CODES, 2022 CA.
2022 CBC, CRC, CFC, CEC, CMC, CPC,

STEVEN TRIEU
1356 W. CIENEGA AVE
SAN DIMAS, CA 91773

12. LOT COVERAGE (PER LOT):

7. GENERAL PLAN DESIGNATION:

LOW MEDIUM DENSITY RESIDENTIAL

DESIGN TEAM
EMAIL: [email protected]
TEL: (626) 283-9494

PETER THAI
DESIGNER:

WYTESTUDIOS
STRUCTURAL ENGINEER: MPE ENGINEER:

A-1.1

ARCHITECTURAL

SITE PLAN

SHEET INDEX
A-2.2 PROPOSED LOT 1 MAIN ROOF

4.NOTES
CF1R.

FEATURES SUMMARY PER

INSPECTIONS AND SPECIAL
3) ALL HERS REQUIRED
VERIFY ALL DIMENSIONS.
2) CONTRACTOR TO FIELD
SYSTEM IS NOT REQUIRED.

SYSTEM. FIRE SPRINKLER

NOT HAVE FIRE SPRINKLER
1) PRIMARY DWELLING DOES
A-2.0 PROPOSED LOT 1 MAIN 1ST FLR

PROPOSED SITE PLAN
SCALE: 1" = 10'-0"

5.DEFERRED SUBMITTALS
4) PV SYSTEM (1.94kWdc) WILL BE A SEPARATE PERMIT.

PLANS ON HTE JOBSITE AT ROUGH FRAMING INSPECTION.

SYSTEM WITHIN THE FRAMING SYSTEM; AND HAVE A SET OF APPROVED TO ROUGH FRAMING INSPECTION; INSTALL THE PORTION OF HTE

BE REQUIRED TO BE ALTERED, SUBMIT AND OBTAIN APPROVAL PRIOR

THAT IS GOING TO REQUIRE INSTALLATIONS WHERE THE FRAMING MAY 3) FOR PHOTOVOLTAIC SOLAR, FIRE SPRINKLER, AND SIMILAR SUBMITTALS DEFERRED SUBMITTALS.

THE BUILDING DEPARTMENT HAS REVIEWED AND APPROVED THE
2) DEFERRED SUBMITTALS SHALL NOT BE INSTALLED OR ERECTED UNTIL DESIGN.

BEEN FOUND TO BE IN GENERAL COMPLIANCE WITH THE BUILDING

IDENTIFYING THAT THE SUBMITTALS HAVE BEEN REVIEWED AND HAVE

DRAWING SET AND ON THE COVER SHEET OF THE CALCULATIONS

BUILDING DEPARTMENT WITH A NOTATION ON EACH SHEET OF THE

WHEN APPROPRIATE FORWARD THE SUBMITTAL PACKAGE TO THE

IN RESPONSIBLE CHARGE WHO SHALL REVIEW THE SUBMITTAL SAND 1) DEFERRED SUBMITTALS SHALL FIRST BE SUBMITTED TO THE INDIVIDUAL A-2.1 PROPOSED LOT 1 MAIN 2ND FLR
LOT 2: 9,262.67 SF
14'-6" / 1-STORY
TOTAL AREA = 2,485 SF
(N) ADU 1,000 SF
PROPOSED: MAIN DWELLING (1ST FLR) 927 SF
2-CAR GARAGE 490 SF
N COVERED PORCH 18 SF
C
L

CIENEGA AVE
LOT 1: Area 7,714.5 SF

KIMBERLY AVE
LOT 2: Area 9,262.16 SF
C
L
W/H
W/D

STACKED
A/C
REF
TOTAL LIVING AREA:

PROPOSED ADU
1,000 SQ. FT.

W/H
REF
UP
D W
EV

A/C A/C
AREA
(N) LANDSCAPE

DRIVEWAY
(N) CONCRETE

WALKWAY
(N) CONCRETE
AREA
(N) LANDSCAPE
AREA
(N) LANDSCAPE
AREA
(N) LANDSCAPE
AREA
(N) LANDSCAPE
TOTAL LIVING AREA:

PROPOSED MAIN DWELLING
1,946 SQ. FT.

TOTAL AREA:

ATTACHED 2-CAR GARAGE
490 SQ. FT.

TOTAL AREA:

ATTACHED 2-CAR GARAGE
490 SQ. FT.

TOTAL LIVING AREA:

PROPOSED MAIN DWELLING
1,946 SQ. FT.
50 SF
PORCH

COVERED
(N)
TOTAL LIVING AREA:

PROPOSED ADU
1000 SQ. FT.

DRIVEWAY
(N) CONCRETE AREA
(N) LANDSCAPE
W/H
W/D

STACKED
REF
A/C
50 SF
PORCH

COVERED
(N)
LOT 1
TOTAL AREA = 2,485 SF
(N) ADU 1,000 SF
PROPOSED: MAIN DWELLING (1ST FLR) 927 SF
2-CAR GARAGE 490 SF

N COVERED PORCH
LOT 2
18 SF
EXISTING F.H.
(6" X 4" X 2-1/2")
A/C
A/C
REF
UP
1 2 3 4 5 6 7 8
1615141312 1110 9
EV
W
D
W/H
SLAB
(N) CONCRETE
SLAB
(N) CONCRETE
SLAB
(N) CONCRETE
A-2.4 PROPOSED LOT 1 ADU ROOF
A-2.3 PROPOSED LOT 1 ADU FLR
A-2.7 PROPOSED LOT 2 MAIN ROOF
A-2.5 PROPOSED LOT 2 MAIN 1ST FLR
A-2.6 PROPOSED LOT 2 MAIN 2ND FLR
A-2.9 PROPOSED LOT 2 ADU ROOF
A-2.8 PROPOSED LOT 2 ADU FLR
A-3.1 PROPOSED LOT 1 MAIN BLDG ELEV.

A-3.2 PROPOSED LOT 1 ADU BLDG ELEV.

A-3.3 PROPOSED LOT 2 MAIN BLDG ELEV.

A-3.4 PROPOSED LOT 2 ADU BLDG ELEV.

A-6.1 DOOR & WINDOW SCHEDULE
1,204 SF
AREA

FRONT YARD HARDSCAPE
1,207 SF
18 SF
PORCH

COVERED
(N)
N COVERED PORCH 50 SF
N COVERED PORCH 50 SF
FENCE
6'-0" 6'-0"

DRIVEWAY
(N) CONCRETE
5 6
7 1
2 3
4 1 2
3 4
5 6
7 ATTACHMENT 3

40'
FF
DWY
PP
PP
PP
SMH
SMH
PP
W/M
G
W

OAK DRIP LINE
EX. STRUCTURE
EX. STRUCTURE
EX. STRUCTURE
STGE
EX. STRUCTURE
G/M
FF
FF
PATIO
BUSH
BUSH
BUSH

BUSH BUSH

LANDSCAPE

LANDSCAPE

ASPHALT
CONC
DWY
CONC

LANDSCAPE

LANDSCAPE

CONC LANDSCAPE
CONC
CONC
CONC
CONC
PATIO
PATIO
6'H CBW
RET. WALL
6'H CBW

PLANTER

PLANTER
6'H CF

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER
165.06'
165.05'
102.86'
102.81'

CIENEGA AVENUE CL
PP TIE
ST. SIGN

POWERPOLELINE
PP TIE
4'H CF
LEGEND:

TO BE DEMOLISH

EXISITING STRUCTURE

DEMOLITION PLAN
SCALE: 1" = 10'-0"
SKK INVESTMENT LLC 1356 W. Cienega Ave
San Dimas CA 91773

REVISIONS BY CSJ DATE
Exp.06/30/26 CIVIL
STATE
OF
AINR
FO
LI
CA

REGISTERED

PROFESSIONAL ENGINEER
No. C75929

SAN DIMAS CALIFORNIA
XX XX XX/XX/XX Checked:

PW PROJECT #
SHEET
Project No.: Designed: Date:

DEMOLITION PLAN
241122WK1SCHA
D-1

NEW SFR & ADU
REV. DATE JULY 2011

KIN SENG
WONG

EXISTING FENCE TO BE REMOVED

EXISTING WALL & GATE TO BE REMOVED

TREE TO BE REMOVED

TO BE DEMOLISH
& MISC. ITEMS

EXISITING CONCRETE

40'
FF
DWY
PP
PP
PP
SMH
SMH
PP
W/M
G
W

OAK DRIP LINE
EX. STRUCTURE
EX. STRUCTURE
EX. STRUCTURE
STGE
EX. STRUCTURE
G/M
FF
FF
PATIO
BUSH
BUSH
BUSH

BUSH BUSH

LANDSCAPE

LANDSCAPE

ASPHALT
CONC
DWY
CONC

LANDSCAPE

LANDSCAPE

CONC LANDSCAPE
CONC
CONC
CONC
CONC
PATIO
PATIO
6'H CBW
RET. WALL
6'H CBW

PLANTER

PLANTER
6'H CF

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER
165.06'
165.05'
102.86'
102.81'

CIENEGA AVENUE CL
PP TIE
ST. SIGN

POWERPOLELINE
PP TIE
4'H CF

EXISTING SITE PLAN
SCALE: 1" = 10'-0"
SKK INVESTMENT LLC 1356 W. Cienega Ave
San Dimas CA 91773

REVISIONS BY CSJ DATE
Exp.06/30/26 CIVIL
STATE
OF
AINR
FO
LI
CA

REGISTERED

PROFESSIONAL ENGINEER
No. C75929

SAN DIMAS CALIFORNIA
XX XX XX/XX/XX Checked:

PW PROJECT #
SHEET
Project No.: Designed: Date:

EXISTING SITE PLAN
241122WK1SCHA
E-1

NEW SFR & ADU
REV. DATE JULY 2011

KIN SENG
WONG
EX. FENCE EX. FENCE
EX. BLOCK WALL
EX. BLOCK WALL
EX. BLOCK WALL

40 '
FF
DWY
PP
PP
PP
SMH
SMH
PP
W/M
G
W

OAK DRIP LINE
EX. STRUCTURE
EX. STRUCTURE
EX. STRUCTURE
STGE
EX. STRUCTURE
G/M
FF
FF
PATIO
BUSH
BUSH
BUSH

BUSH BUSH

LANDSCAPE

LANDSCAPE

ASPHALT
C
O
N
C
DWY
CONC

LANDSCAPE

LANDSCAPE

CONC LANDSCAPE
CONC
CONC
CONC
CONC
PATIO
PATIO
6'H CBW
RET. WALL
6'H CBW

PLANTER

PLANTER
6'H CF

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER

PLANTER
165.06'
165.05'
102.86'
102.81'

CIENEGA AVENUE
CL
PP TIE
ST. SIGN

POWERPOLELINE
PP TIE
4'H CF

FENCE PLAN
SCALE: 1" = 10'-0"

TO REMAIN

BLOCK WALL
EXISTING 6'

TO REMAIN

BLOCK WALL
EXISTING 6'

TO REMAIN
FENCE

CHAIN LINK

EXISTING

ON NEW PROPERTY LINE

WALL (SPLIT FACE)

PROPOSED NEW

NO PROPOSED NEW FENCE
SKK INVESTMENT LLC 1356 W. Cienega Ave
San Dimas CA 91773

REVISIONS BY CSJ DATE
Exp.06/30/26
CIVIL

STATE OF

AINR FO
LI
CA
REG

ISTERED PROFESSIONAL
ENG
INEER
No. C75929

SAN DIMAS CALIFORNIA
XX XX XX/XX/XX Checked:

PW PROJECT #
SHEET
Project No.: Designed: Date:

WALL AND FENCE PLAN
241122WK1SCHA
F-1

NEW SFR & ADU
REV. DATE JULY 2011

KIN SENG
WONG

TO BE REMOVED

EXISTING CHAIN LINK FENCE

TO BE REMOVED

(813.43)
(814.23)
(813.04)
(813.56)
(812.94)
(813.19)
(813.52)
(813.44)
(813.44)
(813.68)
(814.16)
(814.07)
(814.05)
(813.89)
(813.56)
(813.88)
813.75
813.75
(813.59)
TC(813.80)
FL(813.20)
(813.66)
(813.65)
(813.38)
(813.24)
(812.93)
TC(812.57)
FL(811.90)
(811.41)
TC(811.40)
FL(810.73)
TC(810.36)
FL(809.67)
(810.52)
(810.27)
TC(809.29)
FL(808.64)
(809.25)
(808.96)
(809.02)
(808.52)
(810.06)
(808.77)
TC(808.36)
FL(807.71) (807.86)
(814.23)
(811.00) (811.07) (811.95)
811.35
(811.25) (811.32)
(812.93)
811.50
811.00
(810.90)
(810.05) (810.43)
(813.70)
(813.62)
(812.89)
(813.98)
(813.15)
(812.96)
(813.80)
(813.89)
(813.87)

LANDSCAPE
DWY

LANDSCAPE

CONC CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
811.40
811.33
812.28
811.67812.00
811.67 811.67
811.90
812.40
812.00
811.00
811.00 812.00
(813.47)
813.20
813.50
813.50
813.10
813.80
813.67
812.50
812.00
812.50
812.50
812.50
812.50 812.50
812.50
812.50
814.00
A
813.00

SECTION A-A

FLOW LINE
(811.12)
Elev 811.43
Elev 813.00

2.0 %

NO SCALE
FINISH GRADE xxx.xx
Exist GRADE (xxx.xx)
(811.78)
(811.12)
(811.78)

2.0 %

AND GUTTER
Conc CURB
Exist BLOCK WALL
A
Exist SIDEWALK
6' BLOCK WALL
BUSH
C
L

CIENEGA AVE

KIMBERLY AVE
C
L
40'
AREA
(N) LANDSCAPE

DRIVEWAY
(N) CONCRETE
AREA
(N) LANDSCAPE
AREA
(N) LANDSCAPE
AREA
(N) LANDSCAPE
AREA
(N) LANDSCAPE

DRIVEWAY
(N) CONCRETE AREA
(N) LANDSCAPE
50 SF
PORCH

COVERED
(N)
SLAB
(N) CONCRETE
SLAB
(N) CONCRETE
SLAB
(N) CONCRETE
1,207 SF
18 SF
PORCH

COVERED
(N)
813.25

PROPOSED GRADING PLAN
W/D

STACKED
REF
A/C
W/H
W/H
REF
UP
D W
EV

A/C A/C
813.15 813.10 812.85 813.10
812.00
812.00
W/H
W/D

STACKED
A/C
REF
A/C
A/C
REF
UP
1 2 3 4 5 6 7 8
1615141312 1110 9
EV
W
D
W/H

WALKWAY
(N) CONCRETE

DRIVEWAY
(N) CONCRETE
SKK INVESTMENT LLC 1356 W. Cienega Ave
San Dimas CA 91773

REVISIONS BY CSJ DATE
Exp.06/30/26
CIVIL

STATE OF

AINR FO
LI
CA
REG

ISTERED PROFESSIONAL
ENG
INEER
No. C75929

SAN DIMAS CALIFORNIA
XX XX XX/XX/XX Checked:

PW PROJECT #
SHEET
Project No.: Designed: Date:

GRADING & GRADING PLAN
241122WK1SCHA
G-1

NEW SFR & ADU KIN SENG
WONG

PP
PP
PP
SMH
SMH
PP
G
W
FF
DWY
165.06'
165.05'
102.86'
102.81'

CIENEGA AVENUE
CL
PP TIE
PP TIE

LANDSCAPE

LANDSCAPE

LANDSCAPE

LANDSCAPE

LANDSCAPE

CONC CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
CONC
6" Conc CURB
6' BLOCK WALL
6' BLOCK WALL
6' BLOCK WALL

PLANTING LEGEND
TREES
REMOVED) DIA 40", PINE
(TOTAL 1 EX. TREE TO BE
EX. TREE TO BE REMOVED
02 24" BOX CALIFORNIA SYCAMORE (L)(T)(N)

PLANTANUS RACEMOSA
SHRUBS
9 1 GAL BUSH SUNFLOWER (L)(S)(N)

ENCELIA CALIFORNICA
18 5 GAL YEW PINE (M)(T)(P)

PODOCARPUS MACROPHYLLUS
13 1 GAL SAFARI SUNSET (L)(S)(E)

LEUCADENDRON
S

S S S S S S S S S
P
L
L

L L L L
ALL AT 5' O.C.
902 S.F.
1 GAL COMMON YARROW (L)(Gc)

ACHILLEA MILLEFOLIUM
644 S.F.
1 GAL WOLLY THYME (L)(Gc)

THYMUS PSEUDOLANUGINOSUS

GROUNDCOVER
- AT 24" O.C.
- AT 24" O.C.
(P)-PERENNIAL, (V)-VINE
(Gc)-GROUNDCOVER, (N)-NATIVE,
(T)-TREE, (S)-SHRUB, (G)-GRASS,
(L)-LOW, (M)-MODERATE, (H)-HIGH,
W.U.C.O.L.S. REGION 7 PLANT FACTOR:

LOT COVERAGE SUMMARY:

TOTAL LANDSCAPED AREA: 5,197 SF
1,711 SF OF NO WATER USE ON GRAVEL & D.G. (32.9%)
3,486 SF OF LOW WATER USE PLANTS (67.1%)

CALIFORNIA SYCAMORE

YEW PINE

BUSH SUNFLOWER

WOLLY THYME

COMMON YARROW

SAFARI SUNSET

PROPOSED LANDSCAPE PLAN
SCALE: 1" = 10'-0"
MULCH
MULCH
MULCH
MULCH

PROPOSED NEW SFR

PROPOSED NEW ADU

PROPOSED NEW SFR
SKK INVESTMENT LLC 1356 W. Cienega Ave
San Dimas CA 91773

REVISIONS BY CSJ DATE
Exp.06/30/26
CIVIL

STATE OF

AINR FO
LI
CA
REG

ISTERED PROFESSIONAL
ENG
INEER
No. C75929

SAN DIMAS CALIFORNIA
XX XX XX/XX/XX Checked:

PW PROJECT #
SHEET
Project No.: Designed: Date:

PROPOSED LANDSCAPE PLAN
241122WK1SCHA
L-1

NEW SFR & ADU
REV. DATE JULY 2011

KIN SENG
WONG
1,204 SF
AREA

FRONT YARD HARDSCAPE
AREA
(N) LANDSCAPE
L
L
L

L L L L L
1,207 SF

PROPOSED NEW ADU
LOT 1 LOT 2

LANDSCAPED AREA

HARDSCAPED AREA

LOW WATER USE PLANT AREA
NO WATER USE ON GRAVEL & D.G.

LOT 1

FRONT YARD HARDSCAPE RATIO
3,501 SF 1,696 SF
2,877 SF
2,719 SF
782 SF

40.6%
3,156 SF
767 SF
929 SF

46.7%
LOT 2 TOTAL
1,163 SF
AREA

FRONT YARD HARDSCAPE
1,163 SF
AREA

FRONT YARD HARDSCAPE
5,197 SF
6,033 SF
3,486 SF
1,711 SF
6" Conc CURB 44.5'

2.85'

44.9'

27.5'

8.9'

70.6'

36.1' 27'

33.8'

17.6'
63' 37.9'

23.9' 9.1'

2.5'

12.4'
5'

18.5'

28.8'

2.6'
MULCH
AREA
(N) LANDSCAPE
1,215 SF
CONC
CONC
CONC

CONC CONC

8.5'
12'
4' 2.5' 16' 5' 28' 2'
20'

29.3'
50 SF
PORCH

COVERED
(N)
50 SF
PORCH

COVERED
(N)
GRASS
GRASS
MULCH
CONC
CONC
MULCH
MULCH

P P P P P P P P P P

GRASS P P P P P P P P
REMAIN) DIA 48", OAK
(TOTAL 1 EX. TREE TO
EX. TREE TO KEEP

LANDSCAPE AREA

PROPOSED FRONT YARD

23.4'
FRONT YARD LANDSCAPE RATIO 59.3% 53.3%

ATTACHMENT 4
Attachment 4
Photos of Subject Site
Photos of the site and surrounding area are included in the following pages and are keyed into the photo map below:

1. View looking West toward 1356 W. Cienega Ave. and private street, Kimberly Ave. 8 6
4 5
Existing Pine
to be removed
Existing non-mature
tree to be removed
1 2
3 7
9

2. View looking northwest at Parcel 2 and existing Oak tree to be preserved.

3. View looking northeast toward Cienega Avenue from Parcel 2.

Existing Pine
to be removed
Existing non-mature
tree to be removed

4. View of existing south wall along Parcel 2.

5. West Elevation view of existing single-family residence to be demolished.

6. View looking northwest toward the existing west property line wall of Parcel 1.

7. View looking east toward the existing hedge/chain link fence to be removed.

8. View looking east toward existing gate and driveway access to Parcel 1.

9. View looking East toward existing utility pole along Cienega Ave. frontage.

ATTACHMENT 5

Agenda Item Staff Report
To: Honorable Chairman and Members of Planning Commission For the Meeting of April 16, 2026
From: Luis Torrico, Director of Community Development
Prepared by: Anne Moore, Senior Planner
Subject: Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18 & Tree Permit 25-14; Discussion and Consideration of a request to approve the subdivision of one (1) existing 17,274 square-foot lot into two (2) lots for the development of a new 1,946 square-foot two-story single-family residence with an attached 490 square-foot two-car garage and a 1,000 square-foot detached ADU on each lot. The existing single-family residence will be demolished and one (1) Pine tree will be removed at 1356 W. Cienega Avenue within the SingleFamily 7,500 (SF-7500) Zone (APNs: 8385-002-037 & 8385-002-038). ____________________________________________________________________________

SUMMARY
On May 16, 2025, Peter Thai on behalf of the property owners, submitted a Tentative Parcel Map and Development Plan Review application to subdivide one existing 17,274 square-foot lot into two (2) lots each measuring a minimum of 7,500 square feet in size within the SF-7500 Zone. The existing lot is currently developed with an existing 800 square-foot one-story singlefamily residence with a detached two-car garage. The existing single-family residence will be demolished, and each new lot will be developed with a 1,946 square-foot two-story single-family residence with an attached 490 square-foot two-car garage and a 1,000 square-foot detached Accessory Dwelling Unit (ADU). A Tree Permit was also submitted to request the removal of one (1) Pine tree located on the subject site. The subject site is not zoned for horse keeping or agriculture uses.

The Applicant is also requesting a waiver from the Code requirement to underground existing off-site utilities, per Code Section 17.32.110 Off-site improvements and 17.32.130 Underground utilities.

On January 15, 2026, the Planning Commission continued the project to a date uncertain to allow the Applicant to work with Staff to try and address the concerns raised by the residents at the public hearing. The Applicant met with Staff on February 5, 2026, and the project has been revised to accommodate additional guest parking and address privacy concerns.

ATTACHMENT 6

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 2 For the Meeting of April 16, 2026

RECOMMENDATION
Staff recommends the Planning Commission:

1. Adopt Resolution PC-1703 (Attachment 1), recommending approval to the City Council of Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18, and Tree Permit 25-14.

2. Staff is not providing a recommendation on the Applicant’s request for a waiver from the Code requirement to underground existing off-site utilities; however, the report includes discussion on the matter to assist the Planning Commission on its determination.

GOVERNMENT CODE §84308 APPLIES:
https://leginfo.legislature.ca.gov
Yes

FISCAL IMPACT
There is no fiscal impact for the recommended action; however, the development of the two (2) new single-family residences on the proposed parcels will provide additional property tax revenue for the City.

BACKGROUND
On May 16, 2025, the Applicant, Peter Thai on behalf of the property owners, submitted an application (DPR 25-18) for the construction of two (2) two-story single-family residences and two (2) detached ADUs with the associated removal of one (1) Pine tree (TP 25-14) and the demolition of an existing 800 square-foot one-story single-family residence with a detached two-car garage in conjunction with Tentative Parcel Map 25-02 (TPM 84866) (Attachment 2). The subject site is located at 1356 W. Cienega Avenue and is zoned Single-Family 7,500 (SF-7500).

Figure 1 - Vicinity Map, Subject Site Outlined in Red
Cienega Ave.

Shellman Ave.

Kimberly Ave.

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 3 For the Meeting of April 16, 2026
The subject site measures roughly 17,274 square feet in size and is a corner lot located south of Cienega Avenue and west of Kimberly Avenue (Figure 1). The property is currently one legal parcel but was assigned two (2) APN’s for the purpose of property taxes being assessed at a different rate on the west portion of the property. The subject site is surrounded by single-family residences to the west, east and south, and single-family residences and a mobile home park to the north, across Cienega. While Cienega Avenue is a public street, Kimberly Avenue is a private street. Therefore, the east property line of the subject site is located to the centerline of Kimberly Avenue.

The subject property was developed in 1951 with an 800 square-foot one-story single-family residence and a detached two-car garage with primary street frontage on Kimberly Avenue (see Attachment 4). There exists two (2) mature significant trees and one (1) non-mature tree located along the Kimberly Avenue street frontage. The mature trees consist of one (1) Pine tree and one (1) Oak tree. The existing Oak tree is located along the south property line and will be preserved in place, while both the Pine tree and non-mature tree will be removed.

On January 15, 2026, the Planning Commission held a public hearing to consider the proposed Tentative Parcel Map 25-02 (TPM 84866) and associated development applications (see Attachment 6). During the Commission’s discussion, several questions were raised regarding the massing of the new two-story single-family dwelling units and whether or not there was sufficient parking being provided on both Parcel No. 1 and Parcel No. 2 for the proposed new single-family residences and the detached ADUs. Several residents shared that the new two-story residences would obstruct their view of the San Gabriel Mountains and expressed their concern of the massing being out-of-scale with the existing neighborhood. Staff explained that the City’s SingleFamily 7,500 (SF-7500) Zone, where the subject property is located, allows for all existing onestory single-family residences to be improved with a two-story addition as well as the construction of new two-story single-family residences. In addition, there are no viewshed protections in the City’s Code. Staff further explained that State law does not require parking be provided, nor can cities require parking for ADUs and that the proposed ADUs shown on the project plans are intended for reference only since they are not subject to discretionary review. Although the Applicant is not required to provide additional parking for the ADUs, there is ample on-site parking provided for vehicles for Parcel No. 1, which fronts on Cienega Avenue. Due to the limitations of the street frontage for Parcel No. 2, which faces Kimberly Avenue, a private street, and the desire to protect the existing Oak tree along the south property line, the Applicant did not propose additional paved area for parking.

After hearing Staff’s presentation, the public’s concerns, and the Applicant’s presentation, the Commission voted 5-0 to continue the project to a date uncertain to allow the Applicant to work with Staff to try to revise the proposed development to better address the concerns raised by the residents at the public hearing.

On February 5, 2026, the Applicant met with Staff and revised the project to accommodate additional parking and address privacy concerns shared by the residents at the Planning Commission meeting.

DISCUSSION/ANALYSIS
The proposed development consists of subdividing an existing 17,274 square-foot lot into two (2) lots. Lot 1 will measure 7,714 square feet in size and Lot 2 will measure 9,262 square feet in size.

The site is currently zoned SF-7500 as are the residential properties abutting it to the east, west, and south. The proposed subdivision will create two (2) new lots that will each meet the required

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 4 For the Meeting of April 16, 2026
minimum lot size of 7,500 square feet as required in the SF-7500 Zone and meet the minimum width of 50 feet.

Site Layout/Improvements
With the proposed subdivision, Parcel No. 1 will have street frontage along Cienega Avenue while Parcel No. 2 will maintain the existing street frontage along Kimberly Avenue. There currently exists a driveway apron on Cienega Avenue, which will provide access to Parcel No. 1 (see Attachment 4).

After meeting with Staff on February 5, 2026, the Applicant made a few revisions to the site plan, which includes relocating both the detached ADU and the new two-story single-family residence on Parcel No. 2, and providing additional hardscape within the front yard area, which allows for more on-site parking. In comparison to the original Site Plan (Figure 2) There were no changes made to the size and design of the two (2) new single-family residences and the two (2) new detached ADUs. The revisions for the site are reflected in Figure 2 and the reasons for them are discussed later in the staff report.

Figure 2 – Original Site Plan.

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 5 For the Meeting of April 16, 2026
Figure 3 – Revised Site Plan.

The property is already developed with a 6-foot high block wall along the west and south property lines, which will remain. The existing gate and block wall located along the north property line for Parcel No. 1 will be removed since it will no longer comply with the 42-inch height limitation for walls/fences located within the front yard setback (see Attachment 4). Additionally, the remaining portion of the block wall along the north property line on Parcel No. 2 will be removed as well because it currently exceeds the 6-foot height limitation for block walls as required by the Zoning Code. The existing chain link fence located down the central area of the property will be completely removed and a new 6-foot tan split face block wall with a decorative cap will be installed to separate the two (2) new lots. The 6-foot tan split face block wall will also be required to continue along the north property line of Parcel No. 2 to replace the previous block wall that is being removed.

Additional site improvements include the installation of a new private sewer lateral connection for Parcel No. 1 to the existing public sewer main. 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.

As previously mentioned, Kimberly Avenue is a private street, which means the street is owned and maintained by the existing property owners. As a result, the City cannot require any offsite improvements along Kimberly Avenue including a sidewalk unless the property owner were to voluntarily dedicate a portion of their property to the City. However, in accordance with San Dimas Municipal Code (SDMC) Section 17.32.110, “the city may require dedication of improvements such as rights-of-way, easements, and construction of reasonable off-site and on-site improvements for the parcels being created pursuant to the provisions of Section 66411.1 of the

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 6 For the Meeting of April 16, 2026
Subdivision Map Act.” In other words, the City may require the undergrounding of all new and existing utilities and utility drops, which is incorporated into Condition No’s. 27 and 28. There is currently one existing utility pole located along the Cienega Avenue street frontage of the subject site (Figures 4).

For new developments, particularly in areas of the city that have been undeveloped, the purpose of undergrounding new utilities is to create safer and aesthetically pleasing infrastructure by protecting lines from weather, vehicles, and natural hazards, which reduces outages, fire risks (especially wildfires), and maintenance costs. By having new utilities installed underground, it offers a long-term benefit of enhancing community safety and improving property values by providing clear skies for better views. The purpose of undergrounding existing utilities is similar and is primarily intended to remove unsightly poles that have been poorly maintained and/or impact accessibility along sidewalks. The most noticeable benefit of the removal of existing utility poles is how it improves streetscape aesthetics and the overall appearance of a community. Still, the undergrounding of existing utilities within a highly urbanized and/or developed area may not provide as much of a visual impact when there are other existing utility poles that will remain and are not likely to be removed unless initiated by the City. These City initiatives would require a substantial amount of funding either by proposed capital improvement projects or other federal/state grant funding for city infrastructure improvements.

The project site is located along Cienega Avenue, which is a secondary arterial that carries moderate to high traffic volumes from the western boundary of the City at Valley Center Avenue into the City’s downtown area as it intersects with Arrow Highway/Eucla Avenue (Figure 5). Along the Cienega Avenue corridor, there are existing utility poles that run east west all along the south side of the street. Undergrounding the one (1) existing utility pole located along the project frontage of 1356 W. Cienega Avenue (Figures 4) would not be as impactful to the visual streetscape of that immediate area and there are currently no plans for the City to remove any of the existing utility poles along Cienega Avenue at this time.

Figure 4 – Left: View of Existing Utility Pole adjacent to subject site. Right: Close Up View of Existing Utility Pole.

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 7 For the Meeting of April 16, 2026
Figure 5 - Cienega Avenue Corridor highlighted in yellow.

SDMC Section 17.32.130.A, allows the Planning Commission to recommend to the City Council and the City Council may waive the requirements of undergrounding of existing utilities “if topographical, soil or any other conditions make such underground installation unreasonable or impractical.” The Applicant has submitted a letter (Attachment 5) requesting a waiver from the requirement of undergrounding the existing utility pole located along their Cienega Avenue street frontage due to the following reasons:
a. “The project consists of only two standard residential homes…making the undergrounding requirement disproportionate to the scope and impact of the improvement.” b. The requirement to underground the existing utility pole along the Cienega frontage of the property would require “installing approximately 232 linear feet of new underground conduit”, which would result in an estimated construction cost of $186,000 to $232,000.

With the added cost of utility plan preparation for review by Southern California Edison, which brings the total cost to underground the existing utilities to approximately $206,000 to $257,000, the Applicant states that this estimated cost “represents a substantial financial hardship for a small two-home infill project and would delay the project by approximately six (6) months.” At the January 15, 2026, Planning Commission meeting, two Commissioners agreed that based on the scope of the proposed development, and since there are no plans to underground the existing overhead utilities on Cienega, it would not be appropriate to require the Applicant to underground the utilities. However, no action was taken by the Commission on this matter. Should the Planning Commission recommend approval to the City Council to waive the requirement to underground existing utilities, Condition No. 28 will need to be deleted from the Conditions of Approval.

House Design
The development of the new detached ADU on each parcel is not under the purview of the Planning Commission; however, plans for the ADUs are included in the project plans (Attachment 3) for reference only. There is one floor plan layout that will be used for both of the new two-story single-family residences and detached ADUs, but the exterior finish materials will vary slightly and the layout will be mirrored, to avoid the residences looking identical to each other (see Attachment 3 and Figure 6-7). The new residences will be designed to include the following finishes and materials:
• A three-foot high exterior stone veneer wainscot on the front façade and stucco finish. • Architectural window trim and/or decorative shutters or gable siding to help break up the massing and front wall plane.
• Composition shingle roofing
• Decorative light fixtures
Subject Site
City Boundary

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 8 For the Meeting of April 16, 2026
Figure 6 - North Elevation of Parcel No. 1.

Figure 7 - West Elevation of Parcel No. 2.

The proposed layout for each new single-family residence provides for 1,946 square feet of living floor area and a 490 square-foot attached two-car garage. Each residence will have four (4) bedrooms and three (3) bathrooms. There will be a bedroom and bathroom located on the ground floor with the remaining bedrooms and bathrooms will be located on the second floor. The floor plan will also have a second-floor den/loft area located across from the stairwell (Attachment 3).

The surrounding neighborhood is primarily comprised of one-story single-family residences with the closest two-story residential structure located approximately 465 feet west of the property at 340 S. Valley Center Ave (Figure 8-9). For context, the property located at 340 S. Valley Center Avenue is set back 18’-6” from the street side property line (Cienega Avenue). This property was approved by the Development Plan Review Board in October 1985 and constructed in 1987.

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 9 For the Meeting of April 16, 2026
The Applicant in their original proposal tried to minimize the massing along the Cienega Avenue street frontage, by siting the new single-family residence for Parcel No. 1 at a distance of 31’-4” from the front property line and to place the new single-family residence for Parcel No. 2 along the south property line away from Cienega Avenue (Figure 10) This original proposal for Parcel No. 2 provided for vehicle parking only within the driveway leading up to the attached two-car garage with the rest of the front yard area comprising of proposed new landscaping.

Figure 8 - 340 S. Valley Center (South Elevation).

Figure 9 - 340 S. Valley Center (West Elevation).
18’-6”

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 10 For the Meeting of April 16, 2026
Figure 10 – Original Site Plan.

However, due to several resident concerns about insufficient onsite parking for the new residences, and the preservation of the existing mature Oak tree located on the south property line, the Applicant has revised the site layout to relocate the new two-story single-family residence on Parcel No. 2 towards the north property line. This revised layout places the new single-story detached ADU at 8’-4” from the south property line and the new two-story single-family residence at 5’-0” from the north property line. Although this option places the larger two-story massing towards Cienega Avenue, this configuration will assist with the following:

1. Help ensure more privacy for the property located directly to the south at 415 Kimberly Avenue.

2. Allow for continued preservation of the Oak tree along the south property line, which also help partially shield the two-story house on Lot 2, when viewing the site south of the tree.

3. Create additional hardscape areas to allow for more adequate vehicular parking for the detached ADU; accommodating for three to four cars (see yellow highlighted area in Figure 9).

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 11 For the Meeting of April 16, 2026
Figure 11 – Revised Site Plan.

Although the Applicant is not required to provide additional parking for the ADUs, the Applicant has shown a good faith effort in trying to resolve many of the issues that were raised by the residents with the revisions made to the site layout. The revised Site Plan shown in Figure 11 illustrates that each new lot will be able to accommodate at least seven (7) standard sized vehicles. The new two-story single-family residence on Parcel No. 1 is set back approximately 41’-0” from the south property line, which helps to lessen the impact of privacy onto the adjacent properties to the south and west of the subject site. Also, in order to ensure privacy for the adjacent properties abutting the subject site, that are all single-story, the Applicant is proposing just one (1) small bathroom window on the west elevation of the new single-family residence on Parcel No. 1 and the south elevation of the new single-family residence on Parcel No. 2.

Additionally, as mentioned earlier in the staff report, the City’s Single-Family 7,500 (SF-7500) Zone where the subject property is located allows for all existing one-story single-family residences to be improved with a two-story addition as well as the construction of new two-story single-family residences. These types of improvements are typically only subject to a Director’s level of review for development standards, design layout, materials and colors and not for the use of the second story as the second story itself cannot be denied.

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 12 For the Meeting of April 16, 2026
Development Standards
The proposed single-family residences will be constructed to comply with the development standards of the SF-Zone, including setbacks, lot coverage, and height as follows:

Code Requirement Proposed Parcel 1 Proposed Parcel 2
Front Yard Setback 20’-0” 31’-4” 23’-0” *
Street Side Yard
Setback
5’-0” ** N/A 5’-0”
Side Yard Setback
– Driveway side
12’-0” 12’-0” 8’-4” ***
Side Yard Setback 5’-0” 5’-6” N/A
Building Height 35’-0” 26’-3” 26’-3”
Parking 2 garage spaces 2-car garage 2-car garage
Lot Coverage 35.0% 32.2% 26.8%
* From centerline of street, the setback is 38’-0”.
** Municipal Code Text Amendment (MCTA) 24-09 adopted on September 23, 2025 by City Council reduced the street side setback for corner lots from 10’-0” to 5’-0”. *** Pursuant to state ADU law provisions, ADUs are only required to have a minimum of a 4’-0” side and rear yard setback.

Tree Removal
The proposed development will require the removal of one (1) Pine tree and one (1) non-mature Crepe Myrtle tree located within the front yard area of Parcel No. 2. Both the Pine tree and nonmature tree will need to be removed because its location conflicts with the proposed location of the new single-family residence on Parcel No. 2. The Applicant in their original proposal, provided a landscape plan that proposed two (2) Eastern Redbud, each being 36-inch box in size, to be replanted on the subject site. However, due to comments made by several residents regarding the planting of native California species of trees, the Applicant has agreed to replant with two (2) California Sycamore trees, each a minimum of 24-inch box in size (Attachment 3). For the removal of non-mature trees on single-family residential properties, a tree replacement is not required.

The Tree Preservation Ordinance specifies “tree relocation and/or two for one replacement with minimum fifteen-gallon box tree(s), or other replacement of equivalent value and size” be required within the subject property for the removal of the mature Pine tree. One (1) California Sycamore will each be replanted within the front yard areas of Parcel No. 1 and No. 2.

ALTERNATIVES
There are no alternatives proposed for this request; however, the Planning Commission may recommend changes to the project.

ENVIRONMENTAL REVIEW
The proposed project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332. In-Fill Development Projects, Class 32.

Tentative Parcel Map 25-02 (TPM 84866), DPR 25-18 & TP 25-14 Page 13 For the Meeting of April 16, 2026
Respectfully submitted,
Anne Moore
Senior Planner
Attachments:

1. Resolution PC-1703

2. Tentative Parcel Map 84866

3. Project Plans & Material Board

4. Photos of Subject Site

5. Request for Waiver Letter

6. January 15, 2026, Planning Commission Staff Report & Draft Minutes

CITY OF SAN DIMAS

PLANNING COMMISSION

MINUTES
Regularly Scheduled Meeting
Thursday, April 16, 2026, at 6:00 p.m.
245 East Bonita Avenue, City Council Chamber

PRESENT
Chairman David Bratt
Vice-Chairman John Davis
Commissioner Margie Green
Commissioner Doran Barnes
Commissioner James Shirley
Director of Community Development Luis Torrico
Planning Manager Marco Espinoza
Senior Planner Anne Moore
Assistant Planner Taylor Galindo
Assistant Planner Yasmin Dabbous
Senior Management Analyst Kimberly Neustice
Administrative Assistant Guillermo Padilla

CALL TO ORDER AND FLAG SALUTE
Chairman Bratt called the regular meeting of the Planning Commission to order at 6:01 p.m. and Commissioner Shirley led the flag salute.

CONSENT CALENDAR
CC 1. Moved by Commissioner Green, seconded by Commissioner Shirley to approve the consent calendar. Motion carried 5-0.

PUBLIC HEARING
PH 1. Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18 & Tree Permit 25-14; Discussion and Consideration of a request to approve the subdivision of one (1) existing 17,274 square-foot lot into two (2) lots for the development of a new 1,946 squarefoot two-story single-family residence with an attached 490 square-foot two-car garage and a 1,000 square-foot detached ADU on each lot. The existing single-family residence will be demolished, and one (1) Pine tree will be removed at 1356 W. Cienega Avenue within the Single-Family 7,500 (SF-7500) Zone (APNs: 8385-002-037 & 8385-002-038).

Director of Community Development Torrico gave an update to the Planning Commission reminding them that this item came before them at the January 15, 2026, Planning Commission

Planning Commission Minutes Page 2
April 16, 2026
meeting and summarized the previous discussion. He reminded the Commission that the item before them tonight is the Tentative Parcel Map, the Tree Permit, and the Development Plan Review in regards to the single-family homes on the lots and not the ADU’s. The Tentative Parcel Map can’t be denied under the Subdivision Map Act as long as it meets the requirements of the law and the City’s development standards, unless there are health and safety concerns in which the Planning Commission would have to make those findings. As for the single-family homes, the zoning allows for a second story by right.

Staff report presented by Senior Planner Anne Moore recommending Planning Commission adopt Resolution PC-1703, recommending approval of Tentative Parcel Map 25-02, Development Plan Review 25-18 and Tree Permit 25-18 to the City Council and to give a recommendation to City Council on the Applicant’s request for a waiver on the undergrounding of utilities Code requirement.

Commissioner Green asked if the Applicant was to underground the utilities and if in a few years, the City received a grant to underground the rest of Cienega Avenue, would that make a difference in the cost to the owner. Does it save any money in the long run to do it now.

Planning Manager Espinoza stated that the condition before the Commission tonight would be to do the undergrounding during the development of this project. As far as saving money on the undergrounding, it would be a City project and if it’s being funded in part by a grant, it would be less cost to the City, but he believes it would be difficult to find a grant to cover this kind of project in this area.

Commissioner Barnes clarified that because this is a private street, the homeowners own the property out to the center line of the street. As part of this development, the Applicant will be required to improve their section of the street.

Senior Planner Moore stated yes, that is a condition from the Public Works Department.

Vice-Chairman Davis stated that he sees that the plans in the agenda packet have a comment on them that they are for reference only. Does that mean that after tonight, the plans could be changed.

Senior Planner Moore stated that the Commission can review the design of the single-family homes, but comments cannot be made on the design of the Accessory Dwelling Units (ADUs) because they are by-right pursuant to State law.

Commissioner Barnes stated that he knows the ADUs are for reference only, but what about the parking. Is that for reference only.

Senior Planner Moore stated that the Applicant decided to add additional parking areas to help alleviate on-street parking that might happen because of the ADUs.

Commissioner Barnes asked if the Commission can still require that the parking on the current plans remain so the Applicant can’t come back stating that they changed their mind on providing parking for the ADUs.

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April 16, 2026
Planning Manager Espinoza stated that the City cannot require parking for the ADUs, only for the main houses. As part of the design there is front yard setback of twenty feet so that there’s enough room to accommodate two cars in front of the garage.

Director of Community Development Torrico stated that it’s a thin line on the requirement for parking. He believes that the Applicant will keep the additional parking because he worked with Staff to change the plans and rearrange the layout of the site.

Commissioner Shirley asked how many bedrooms the ADUs have. He’s concerned that the ADU on the Cienega parcel, the people parking for the house could block the ADU tenants from driving back to the ADU parking area.

Director of Community Development Torrico stated three bedrooms. The way that both parcels are designed, the parking for the ADU’s wouldn’t be blocked by the people living in the homes.

Commissioner Shirley stated that he understands that Kimberly Avenue is a private street, and he thought that the people of the new lots couldn’t park on Kimberly.

Director of Community Development Torrico stated that the people from Parcel 1 on Cienega Avenue should not be parking on Kimberly Avenue but on Parcel 2, which fronts Kimberly Avenue, they own part of the street so that allows street parking.

Chairman Bratt opened the public hearing at 6:27 p.m.

Kin Wong, Applicant/Owner, stated that they changed the design to provide more parking on both lots. On the last proposal, the neighborhood stated that there was no parking on Kimberly. He’s not building large homes; he’s building reasonably sized homes that match the neighborhood. This style of home is more attractive to the younger generation. The owner stated that they don’t need to provide parking for the ADUs, but they heard the concerns of the City and neighbors, so they made the adjustment of putting additional parking. He believes this new design better fits what the City and neighbors are asking for. They tried to balance the neighbor’s concerns with the added benefits, and he appreciates the City’s comments.

Speaker 1 – He was at the meeting in January, and he is in favor of waiving the undergrounding requirement. Based on where this project is located, it doesn’t seem that undergrounding the utilities will benefit the neighborhood and the cost associated with the undergrounding is very onerous.

Speaker 2 – He’s heard some things that are incorrect tonight. One of the items was that an ADU doesn’t require parking but according to the City’s Municipal Code, there has to be 1 parking spot per ADU so that’s incorrect. As far as the lot coverage, he doesn’t feel that this project meets the City’s requirements. There are no two-story homes on Kimberly Avenue. He prefers his privacy over aesthetics. He moved to San Dimas because of the small town feel with single family dwellings.

He wasn’t allowed to build a second story thirty years ago and another neighbor wanted to build a second unit three years ago and wasn’t allowed. He doesn’t have a problem if the people of these lots park on their portion of Kimberly but if they park in front of his house, he will have the cars towed.

He also stated that the development needs to have 40% green space and this has way more than 60% hardscape. Kimberly isn’t a full-size road so when you get people parking on both sides of the

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street you can barely get one car down the center of the road. Cienega is also too congested, and the cars go too fast.

Vice-Chairman Davis stated that the State has put a lot of laws in place that keep the Cities from being able to set certain requirements for development. He understands the speaker’s concerns but unfortunately there are some things that cannot be controlled by the City.

Director of Community Development Torrico stated the current City Code for ADUs was revised in March 2025 and is in compliance with State law. In the previous version of the code there were requirements for parking, but the updated code follows State law which states that no additional parking can be required for ADU’s. Each year the State makes changes to these laws and Staff has to keep up with these changes by updating the City Code. These types of structures used to be referred to as Granny Units but the State has seen the need to add extra housing units. One example of the changes is Assembly Bill 1033, which was approved in 2024, t and allows ADU’s to be owned by a separate owner from the main house. As for second story structures, it’s a permitted use and allowed by-right and Staff cannot deny it. Staff does try to work with the applicants on the design of the second story to reduce massing, but cannot deny it.

Planning Manager Espinoza stated that before the State made changes in the law, the City did have affordability requirements and every year the owner had to certify that they rented the extra unit to someone with low to moderate income. The State has now eliminated the affordability requirement. The City isn’t looking to have parcels add ADU’s but the State is requiring cities to allow them.

Director of Community Development Torrico stated that the State only allows the City to add design requirements. The State also approved a law that allows commercial areas to be built into residential. This is another reason why design requirements were added to the City Code.

Speaker 3 – She understands that the Applicant did provide extra parking on the lots but there is no street parking on Cienega Avenue. So, if the occupants of Parcel 1 have guests over, they can’t park on Cienega, so the next logical and closest spot to park is on Kimberly Avenue. Parcel 2 seems to have good parking but again, when they have a gathering, you can’t really park on the corner of Kimberly because that takes away the view for those pulling out onto Cienega. Parking is a problem on Kimberly already and this development will bring a lot of extra cars and people.

Speaker 4 – He attended the meeting in January, and he’s been living on Kimberly Avenue since 2011 and there were three major concerns of the neighbors. Parking is an issue and if there is a gathering at one of these parcels that will create a bigger problem because the street is completely full already. When he has family over, they park in his driveway. He has a No Parking sign in front of his house so people know that they can’t park there and they will be towed. Parking is an issue now and adding this development will just add to the problem. He’s worried that the two-story buildings will block their view of the foothills. The street itself is deteriorating and crumbling. He’s been patching areas on the street and some neighbors pitch in, but every time it rains, the fixes tend to get washed away. It needs to be dug up and redone.

Kin Wong, Applicant/Owner, reiterated that they don’t have to provide the parking for the ADU’s, but they redesigned the lots to provide more parking for the people that live on the lots to help. They

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April 16, 2026
are providing more parking spaces on site than is required of them. They tried to make some changes based on the neighbors’ and City’s concerns and feel that this is the best solution.

Chairman Bratt closed the public hearing at 6:57 p.m.

Chairman Bratt reminded the Commission that the item before them tonight is the tentative parcel map, the design of the main houses, and the tree removal permit.

Commissioner Barnes stated that with these types of projects, there’s typically a State law that limits the City on their level of approval. He appreciates the Applicants considering the concerns of Staff and the neighbors, and providing additional parking for the ADU’s. In terms of the two-story and massing, he feels that the changes that were made help reduce the massing of the homes.

Vice-Chairman Davis stated that he believes that with any development, the developer wants to maximize the project and the results of that end up being similar to the project before them tonight.

If the developer came back and said that they would like to split the lots, build homes that fit the neighborhood and didn’t have a second story, he feels that would be a better proposal, but the Planning Commission cannot deny the project based on these items. He is not in favor of waiving the undergrounding requirement and he will vote to keep that as part of the conditions of the development.

Commissioner Green thanked the Planning Staff for putting so much time into redesigning the project and she feels that it’s a reasonable solution with all the laws that must be followed. She drove along Cienega Avenue and there is a two-story ADU on Cienega Avenue about a block down from Kimberly Avenue. It might not be what the City would have approved in the past, but the State laws keep us from having as much discretion.

Commissioner Shirley stated that he appreciates the Staff and Applicant taking the time to work on the design, but he also appreciates the concerns that the neighbors have. His biggest concern is the parking, and he can see that gatherings would create additional parking issues. He doesn’t want people getting into fights over the parking or parking on the front lawns. People aren’t going to park four blocks away to come to a gathering. He also understands the restrictions that the State has placed on cities and there isn’t much that they can comment on when it comes to these laws.

Chairman Bratt stated that they cannot deny the two-story house as it’s permitted by code in this area. The design of the homes is pretty good, and they did make some changes that are helpful.

Based on the tentative design presented tonight, the Applicant did try to provide adequate parking.

He feels that the changes are acceptable. He feels that the request to waive the undergrounding requirement seems reasonable. It doesn’t make sense to underground this two hundred feet of Cienega Avenue when the rest of the street is overhead.

Vice-Chairman Davis agreed that it’s unreasonable to require the Applicant to underground this portion. They also revised their project to accommodate everything that the Planning Commission asked them to do to make it a better project. He just feels that there’s one thing that they have some control over and that’s the undergrounding of the utilities. He feels that a better project would have been to have one single-story home on each lot and he’d be good with that.

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Director of Community Development Torrico stated the requirements of the Code related to waiving the requirement to underground utilities, which allows the Planning Commission to recommend to the City Council and the City Council may waive the requirements if topographical, soil or any other conditions make such underground installation unreasonable or impractical.

Commissioner Green stated that as far as parking goes, visitors will probably just move to the next street over from Kimberly Avenue. As for the undergrounding requirement, she doesn’t see a benefit to undergrounding and is supportive of the waiver.

Vice-Chairman Davis asked if the motion for this item could be split into two parts. The first motion for the approval of the Tentative Parcel Map, Development Plan Review and the Tree Removal Permit on one motion and the second motion would be the Commission’s recommendation on the requested waiver for the undergrounding of the utilities.

Director of Community Development Torrico stated that would be fine.

Vice-Chairman Davis recommends that the request for a waiver from the Code requirement to underground existing off-site utilities be denied and the applicant be required to underground the utilities.

There is no second to the motion. Motion fails.

RESOLUTION PC-1703

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN

DIMAS, COUNTY OF LOS ANGELES, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF TENTATIVE PARCEL MAP 25-02 (TPM 84866), DEVELOPMENT PLAN REVIEW 25-18, AND TREE PERMIT 25-14, A REQUEST TO APPROVE THE SUBDIVISION OF ONE EXISTING 17,274 SQUARE-FOOT LOT INTO TWO LOTS FOR THE DEVELOPMENT OF A NEW 1,946 SQUAREFOOT TWO-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED 490 SQUARE-FOOT TWO-CAR GARAGE AND A 1,000 SQUARE-FOOT DETACHED ACCESSORY DWELLING UNIT (ADU) ON EACH LOT. THE SINGLE-FAMILY RESIDENCE WILL BE DEMOLISHED AND THE PINE TREE REMOVED AT 1356 W. CIENEGA AVENUE WITHIN THE SINGLE-FAMILY 7,500 (SF-7500) ZONE (APNS: 8385-002-037 & 8385-002-038).

MOTION: Motion is split into two parts.

Moved by Commissioner Barnes, seconded by Commissioner Green to adopt Resolution PC1703, recommending approval of Tentative Parcel Map 25-02, Development Plan Review 25-18, and Tree Permit 25-14 to the City Council. The Planning Commission let it be known that they are not in complete favor of the project but due to the constraints placed by State laws, they did not have a legal basis to deny the project.

Motion carried 4-1 (Davis)

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April 16, 2026
Moved by Commissioner Barnes, seconded by Commissioner Green to recommend approval of the Applicant’s request for a waiver from the Code requirement to underground existing off-site utilities due to the extreme financial hardship.

Motion carried 4-1 (Davis)
Director of Community Development Torrico requested that the Commission move Public Hearing Item 3 to be heard before Public Hearing Item 2.

Chairman Bratt approved the change in order.

PH 3. Consideration and Discussion of Municipal Code Text Amendment 25-02, A Request to Amend the San Dimas Municipal Code, Title 18, as Necessary to Provide Clarity on the Existing Provisions for Conditional Use Permits, Introduce Procedures and Uses for Minor Conditional Use Permits, Modify the Appeal Period, and Modify Definitions. This Project is Exempt from the California Environmental Quality Act Guidelines under Section 15061(b)(3).

Staff report presented by Assistant Planner Galindo. Staff would like to request that the Planning Commission adopt Resolution PC-1695 with a motion to revise the wording in Section 1 of Exhibit A of the Resolution, on page 147 of the agenda packet at the top of the page Roman numeral three, shall be revised to redact the language "and may also be posted at." It came to light after publishing that this is a requirement.

Chairman Bratt asked if the City is no longer going to identify where the agenda will be posted. He feels that it should be posted somewhere in Via Verde as this area is an isolated location and no public buildings are around. It would be his preference to keep posting at the Vons shopping center.

Assistant Planner Galindo stated that the City Clerk is working on an MCTA to address this part of the code. The City is just removing the wording from this portion of the code, and it will be addressed in the MCTA by the City Clerk.

Director of Community Development Torrico stated that Staff was planning on removing the posting in Via Verde, however, if the Planning Commission would like it posted in Via Verde, they can request that.

Assistant Planner Galindo stated that they would like it to be removed from the Code so it’s not a required posting location, but the practice will be to keep posting in Via Verde.

Planning Manager Espinoza stated that the City Clerk will be handling that Code modification and Staff would like to be consistent with the existing Resolution by removing this requirement in this Chapter and to follow the City Clerk’s direction. He stated that Staff can forward the Commission’s

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April 16, 2026
recommendation to keep the Via Verde location to the City Clerk for consideration during that MCTA process.

Commissioner Barnes was curious about pet boarding and day care use. He feels this use has a higher impact than some of the other uses listed to be Minor Conditional Use Permits (MCUP). He feels it could have a lot of noise potential and could have more than a minor impact on the surrounding uses.

Planning Manager Espinoza stated it was considered minor because the conditions that the Planning Commission might impose are similar to some of the other uses under the MCUP. Staff felt that they understood what the Commission’s concerns would be on these types of uses and would make sure the conditions of approval would cover these concerns. By going through the MCUP process it would also save the applicant time and money by not going through the full Conditional Use Permit (CUP) process.

Director of Community Development Torrico stated that as part of the MCUP process, Staff will be looking at the location being proposed, and if there are any concerns, it can be escalated to the Planning Commission for review. Additionally, the surrounding business owners would be notified of the proposed use, and if they have concerns, they can share them and Staff can decide how to proceed from there.

Assistant Planner Galindo stated that pet boarding was approved as a by right use by the DPRB years ago. This is one of the items being proposed to be codified in Assistant Planner Dabbous’s MCTA and moving it to the MCUP process as Staff felt it needed a higher review authority.

Commissioner Green asked who makes the decision on what would be considered minor.

Planning Manager Espinoza stated that it’s up to the Planning Commission to make those suggestions as to who would approve these uses. If the Commission felt that the pet boarding should be a CUP, Staff can make that change in this MCTA and then forward it on to Council for review.

The intent of the MCUP was to streamline the process for the applicant. If a business comes in that doesn’t really fit into any of the existing categories, Staff will ask the Director if they feel the use was similar to existing listed uses. If the Director determines the use to be different, the applicant would need to do apply for an MCTA and this will be where the Planning Commission and City Council decide if the use falls under MCUP or CUP process.

Director of Community Development Torrico stated that the uses under the MCUP are listed on the table provided in the staff report and this is where the types of units will be defined in the code.

The City has lost businesses in the past for these types of uses because they didn’t want to spend the time and cost going through the CUP process.

Chairman Bratt opened the public hearing at 7:50 p.m.

No communications were made.

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April 16, 2026
Chairman Bratt closed the public hearing at 7:51 p.m.

RESOLUTION PC-1695

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN

DIMAS, COUNTY OF LOS ANGELES, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF MUNICIPAL CODE TEXT AMENDMENT 25-02, A REQUEST TO AMEND TITLE 18 AS NECESSARY TO PROVIDE CLARITY ON THE EXISTING

PROVISIONS FOR CONDITIONAL USE PERMITS, INTRODUCE PROCEDURES

FOR MINOR CONDITIONAL USE PERMITS, CODIFY MINOR CONDITIONAL

USES IN VARIOUS ZONES, MODIFY THE APPEAL PERIOD, AND MODIFY

DEFINITIONS, WITH AN EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT PURSUANT TO SECTION 15061(b)(3).

MOTION: Moved by Vice-Chairman Davis, seconded by Commissioner Shirley to adopt Resolution PC-1695, recommending approval of Municipal Code Text Amendment 25-02 to the City Council with one minor revision:
• Revise the wording in Section 1 of Exhibit A of the Resolution, on page 147 of the agenda packet at the top of the page Roman numeral three, shall be revised to redact the language "and may also be posted at."
Motion carried 5-0
PH 2. Discussion and Consideration of Municipal Code Text Amendment 25-06, a request to amend the San Dimas Municipal Code, Title 18 Zoning, to Eliminate Chapter 18.192 Unclassified Uses and to Codify Formerly Approved Unclassified Use Requests within their respected zones. This Project is Exempt from the California Environmental Quality Act Guidelines under Section 15061(b)(3).

Staff report presented by Assistant Planner Dabbous recommending the Planning Commission adopt Resolution PC-1700 recommending approval of Municipal Code Text Amendment 25-06 to the City Council.

Chairman Bratt asked if the intent is to make this a flexible code to approve uses as they come up or would the City need to go through a MCTA again in a few years to adopt additional uses.

Planning Manager Espinoza stated that each of the chapters will define the process to allow new uses to be reviewed by the Director of Community Development. If the Director feels the proposed use is similar to an existing use, the Director will approve it under that process. If the Director determines that it would be an entirely new use, the applicant will have to apply for an MCTA to have the use added to the code in the appropriate area.

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April 16, 2026
Commissioner Barnes asked for clarification on page 105 section 31, specialty beverage with no less than 15,000 sf of total floor area. What is a specialty beverage vs non-specialty. Aren’t all alcohol uses required to have a CUP.

Director of Community Development Torrico stated that this was a CUP approval for Total Wine and is now being codified as part of this MCTA. If another use like this wanted to be added to this area they wouldn’t be allowed if they did not meet the minimum floor area of 15,000 square feet.

Chairman Bratt opened the public hearing at 8:01 p.m.

No communications made.

Chairman Bratt closed the public hearing at 8:02 p.m.

RESOLUTION PC-1700

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN

DIMAS, COUNTY OF LOS ANGELES, RECOMMENDING TO THE CITY COUNCIL APPROVAL OF MUNICIPAL CODE TEXT AMENDMENT 25-06, A CITY INITIATED AMENDMENT TO TITLE 18 ZONING, ELIMINATING CHAPTER 18.192

UNCLASSIFIED USES FROM THE CODE AND ASSOCIATED AMENDMENTS TO

OTHER APPLICABLE ZONES TO CODIFY FORMERLY APPROVED
CLASSIFICATION REQUESTS. THIS PROJECT IS EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES UNDER SECTION 15061(B)(3).

MOTION: Moved by Vice-Chairman Davis, seconded by Commissioner Green to adopt Resolution PC-1700, recommending approval of Municipal Code Text Amendment 25-06 to the City Council.

Motion carried 5-0

ORAL COMMUNICATIONS
a. Community Development Department
Director of Community Development Torrico gave updates:

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April 16, 2026
Vice-Chairman Davis asked if he could initiate a change to the code so that Planning Commission can have greater flexibility on some of the development standards when approving a project.

Director of Community Development Torrico stated Planning Commission could direct Staff to initiate a Municipal Code Text Amendment (MCTA). Staff recently discussed some Municipal Code issues regarding combability of developments in neighborhoods. For projects that fall under the Housing Accountability Act, the State requires that only objective, measurable design standards be applied. cIf the Commission would like to look at placing certain objective design criteria, such as limiting second story homes, Staff can look into it.

Vice-Chairman Davis expressed his concern for the lack of control that the City and Commission have on the design of projects, and he would like the Planning Commission to have more flexibility on what is allowed or not allowed.

Planning Manager Espinoza suggested the Commission review the adopted Objective Design Standards and decide from there if they feel something should be changed.

Vice-Chairman Davis asked Staff to research some options that would give the Planning Commission some control over proposed designs and their compatibility with the surrounding neighborhood.

Commissioner Barnes seconds the request. He would be interested to see if there’s anything that might come of this.

Director of Community Development Torrico clarified that the Commission would first like Staff to do some research with other cities and in our code before Staff start the MCTA initiation process.

All Commissioners agreed and directed Staff to move forward with analyzing possible options to give some control of project design back to the Commission.

Director of Community Development Torrico gave updates:
• The 76-gas station was approved by City Council and the plans for the remodel of the station have been submitted for plan check.
• The MCTA for the Deletion of Unpermitted Uses was approved by the City Council and now the City is in compliance with the State law.
• The Forestry site has started demolition of existing structures. b. Members of the Audience
No communications were made.
c. Planning Commission

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April 16, 2026
Commissioner Shirley stated that he enjoyed attending the Planning Commissioners Academy and appreciated the ethics and harassment training. He was disappointed to hear about the various case studies in these subjects, especially with all the training that is required for public officials. He enjoys interacting with people from other cities and hearing their points of view and the types of projects they are working on.

Commissioner Green appreciated the ability to attend the Planning Commissioners Academy.

Talking to people from other jurisdictions and taking the classes makes her realize how much work Staff has to do to keep up with the changes in state laws.

Commissioner Barnes stated that he also enjoyed the Academy and he will be serving on the board for the Planning Commissioners Academy next year in Monterey.

Chairman Bratt stated that he’s been on the Planning Commission for twenty-three years and he hasn’t attended the Academy for the last few years so he really appreciated joining this year and networking with other cities. He wants to reiterate that he feels sending a staff member would be very beneficial.

Chairman Bratt would like to request that comments during public hearing items be limited to three minutes. He also requested from the other Commissioners and Staff that they should not engage in a discussion with the speaker during the Public Comment period and take notes and respond after the public hearing has been closed.

ADJOURNMENT
MOTION: Commissioner Green moved, seconded by Commissioner Shirley. Motion carried 5-

0. The meeting adjourned at 8:31 p.m. to the regular Planning Commission Meeting scheduled for Thursday, May 21, 2026.
________________________________
David A. Bratt, Chairman
San Dimas Planning Commission
ATTEST:
_______________________
Kimberly Neustice
Senior Management Analyst
Approved: May 21, 2026

RESOLUTION PC- 1703

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN

DIMAS, COUNTY OF LOS ANGELES, RECOMMENDING APPROVAL TO THE CITY COUNCIL OF TENTATIVE PARCEL MAP 25-02 (TPM 84866), DEVELOPMENT PLAN REVIEW 25-18, AND TREE PERMIT 25-14, A REQUEST TO APPROVE THE SUBDIVISION OF ONE EXISTING 17,274 SQUARE-FOOT LOT INTO TWO LOTS FOR THE DEVELOPMENT OF A NEW 1,946 SQUAREFOOT TWO-STORY SINGLE-FAMILY RESIDENCE WITH AN ATTACHED 490 SQUARE-FOOT TWO-CAR GARAGE AND A 1,000 SQUARE-FOOT
DETACHED ACCESSORY DWELLING UNIT (ADU) ON EACH LOT. THE

SINGLE-FAMILY RESIDENCE WILL BE DEMOLISHED AND THE PINE TREE REMOVED AT 1356 W. CIENEGA AVENUE WITHIN THE SINGLE-FAMILY 7,500 (SF-7500) ZONE (APNS: 8385-002-037 & 8385-002-038).

WHEREAS, an application was duly filed for Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18, and Tree Permit 25-14 by:

Peter Thai
301 E. Arlight Street
Monterey Park, CA 91755
WHEREAS, the Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18, and Tree Permit 25-14is described as:

A request to approve the subdivision of one (1) existing 17,274 square-foot lot developed with an existing single-family residence into two (2) lots for the development of a new 1,946 square-foot two-story single-family residence with an attached 490 square-foot two-car garage and a 1,000 square-foot detached accessory dwelling unit (ADU) on each lot. The single-family residence will be demolished and the Pine tree removed at 1356 W. Cienega Avenue within the Single-Family 7,500 (SF-7500) Zone (APNs: 8385-002-037 & 8385-002-038).

WHEREAS, the Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25- 18, and Tree Permit 25-14 applies to the following described real property:
1356 W. Cienega Avenue (APNs: 8385-002-037 & 8385-002-038); and WHEREAS, the Tentative Parcel Map 25-02 (TPM 84866) was submitted to all appropriate agencies as required under Section 17.12.030 of the San Dimas Municipal Code with a request for their report and recommendations; and
WHEREAS, the Planning Commission has received the report and recommendation of such agencies as have submitted information including the written report and recommendation of Staff; and
WHEREAS, notice was duly given of the Planning Commission’s public hearing on the matter and that a public hearing was held on January 15, 2026 at the hour of 6:00 p.m., with all testimony received being made a part of the public record and the Planning Commission continued the public hearing to a date uncertain in order for the Applicant to work with Staff to try to resolve the issues raised by the residents at the public hearing; and

Resolution PC-1703 Page 2
WHEREAS, notice was duly given of the Planning Commission’s public hearing on the matter and that a public hearing was held on April 16, 2026 at the hour of 6:00 p.m., with all testimony received being made a part of the public record; and WHEREAS, all requirements of the California Environmental Quality Act and the City’s Environmental Guidelines have been met for the consideration of whether the project will have a significant effect on the environment. The project is hereby determined to be Categorically Exempt per Section 15332 Class 32, In-Fill Development Projects, of the State CEQA Guidelines.

NOW, THEREFORE, in consideration of the evidence received at the hearing, and for the reasons discussed by the Commissioners at the hearing, and subject to the Conditions attached as “Exhibit A”, the Planning Commission now finds as follows:

Tentative Parcel Map Findings:

A. That the proposed tract map is consistent with the General Plan and the applicable Land Use Zone.

The Tentative Parcel Map creates two (2) lots from one existing 17,274 square-foot lot, which will be developed consistent with the General Plan and the Single-Family 7,500 (SF-7500) zone. The two (2) lots will each measure a minimum of 7,500 square feet, which is the minimum lot size required for the SF-7500 zone. The newly created lots meet all the development standards of the SF-7500 zone and the underlying General Plan designation of Single-Family Low.

B. That the design or improvement of the proposed subdivision is consistent with the General Plan and the applicable Land Use Zone.

The proposed Tentative Parcel Map is consistent with the General Plan Land Use Element Policies, Goal L-9, Objective 9.1, “Preserve the visual identity and character of existing neighborhoods.” The two (2) lots, when developed, will meet the minimum lot size of 7,500 square feet, as required by the Single-Family 7,500 zone. Maintaining the minimum lot size to be 7,500 square feet will allow for preservation of the existing lot sizes of the neighborhood.

The two (2) single-family residences and detached ADUs that are being proposed at this time shall meet all of the development requirements of the Single-Family 7,5000 zone.

C. That the site is physically suitable for the type of development proposed.

The subdivision creates two (2) new lots each measuring a minimum of 7,500 square feet in size. The two (2) lots are adequate in size to accommodate the proposed residential development of two (2) single-family residences and two (2) detached ADUs on each lot, which will fit the scale and type of the surrounding neighborhood. Proposed Parcel No. 2 already has an existing one-story single-family residence, which will be demolished to accommodate the new single-family residence and detached ADU. Parcel No. 2 will maintain the existing access from Kimberly Avenue, which is currently a private street. The other new lot (Parcel No. 1) will also be developed with a new single-family residence and detached ADU with street frontage and access along Cienega Avenue.

Resolution PC-1703 Page 3
D. That the site is physically suitable for the proposed density of the development.

The Tentative Parcel Map would create two (2) residential parcels within an existing residential neighborhood. The two (2) new parcels meet the minimum lot size of 7,500 square feet, which can easily accommodate a single-family residence, which will be consistent with the SingleFamily Low Land Use designation and Single-Family 7,500 zoning of the subject site.

E. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat.

The Tentative Parcel Map to create two (2) new parcels will comply with all applicable codes and regulations. The residential development proposed at this time will comply with all applicable codes. The subdivision is exempt from the Environmental Quality Act (CEQA), as an In-Fill Development, and the proposed residential development project is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat.

F. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems.

The Tentative Parcel Map and required off-site improvements are not likely to cause serious public health problems. The project will create two (2) new parcels for the new residential development of two (2) single-family residences with two (2) detached ADUs that will be required to comply with all applicable codes and regulations to prevent serious public health problems.

G. That the design of the subdivision or the proposed improvements will not conflict with easements, acquired by the public at-large, for access through or use of the property within the proposed subdivision.

There are no existing access easements through the subject property; therefore, the new parcel map will not conflict with any existing easements.

Development Plan Review Findings:

A. The development of the site in accordance with the development plan is suitable for the use or development intended.

The subject property is zoned Single-Family 7,500 and is already developed with a singlefamily residence and detached 2-car garage. As part of the proposed residential development to subdivide the property into two parcels, the existing single-family residence and detached garage will be demolished. Two (2) new two-story single-family residences will be constructed along with two (2) attached 2-car garages and two (2) detached single-story ADUs; one of each per new lot. The new single-family residences will abut already existing single-family residences to the east, west, and south of the site.

The development for the new two-story single-family residences, each comprising of 1,946 square feet of floor area and a 490 square-foot attached 2-car garage on a 17,274 squarefoot lot is suitable for the single-family residential use intended for the site and is compatible with existing single-family developments located within the same subject zone.

Resolution PC-1703 Page 4
In addition, the new single-family residences will be constructed to comply with the development standards of the SF-7500 Zone.

B. The total development is so arranged as to avoid traffic congestion, ensure the public health, safety and general welfare, and prevent adverse effects on neighboring property.

The subject site is currently developed with a one-story single-family residence with a detached 2-car garage, which will be demolished to accommodate the proposed residential development. The property is located within an established residential neighborhood that is served by an existing private street, Kimberly Avenue, which is adequate in width and pavement type to support the vehicular traffic. Access onto proposed Parcel No. 1 will be from Cienega Avenue while access onto Proposed Parcel No. 2 will be from the existing access from Kimberly Avenue. The existing drive apron on Cienega Avenue will remain and a new driveway for Parcel No. 1 will be constructed.

Furthermore, the new dwelling units will be constructed in a manner that will minimize its impact on adjacent properties, including increase setback distance from property lines and reduction in the quantity of windows on facades closest to the property line of adjacent residences. Both lots will be able to accommodate a minimum of five additional vehicles in the driveways, in addition to the two additional parking spaces in each in the garage for a total of seven parking spaces per lot.

C. The development is consistent with all elements of the general plan and its in compliance with all applicable provisions of the zoning code and other ordinances and regulations of the City.

The proposed new single-family residences with attached garages is in accordance with the property’s General Plan designation of Single Family Low and will comply with the General Plan Land Use Element Policies, Goal L-9, Objective 9.1, “Preserve the visual identity and character of existing neighborhoods.” In addition, the new dwelling units will be constructed to comply with the development standards of the SF-7500 Zone along with all other ordinances and regulations of the City.

Tree Removal Findings:

B. It is reasonable to remove the trees because the continued existence at the location prevents the reasonable development of the subject property.

The existing mature Pine tree and non-mature tree located near the north property line and front yard area of Parcel No. 2 prevents the reasonable development of the property.

The existing Pine tree and non-mature tree locations conflicts with the proposed location of the new detached ADU on Parcel No. 2. Therefore, removal of the one (1) Pine tree and one (1) non-mature tree is warranted. As required by the City’s Tree Preservation Ordinance, the Applicant will be required to plant a minimum of two (2) replacement canopy-type trees that are at minimum 15-gallon in size as part of the approval of removing the one (1) mature Pine tree. Non-mature trees proposed for removal on single-family residential properties are not subject to the tree replacement requirement. The Applicant has proposed to replant two (2) 24-inch box California Sycamore trees on the property; one will be located within the front yard area of Parcel No. 2 and the other will be located within the front yard area of Parcel No. 1. All other trees on the property, including the DRAFT

Resolution PC-1703 Page 5
existing mature Oak tree located near the south property line of Parcel No. 2 will be preserved in place.

PURSUANT TO THE ABOVE FINDINGS, IT IS RESOLVED that the Planning Commission recommends to the City Council approval of Tentative Parcel Map 25-02 (TPM 84866) subject to the Applicant’s compliance with Conditions in “Exhibit A”, attached hereto and incorporated herein. A copy of this Resolution shall be mailed to the Applicant.

PASSED, APPROVED and ADOPTED, this 16th day of April, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________
David A. Bratt, Chairman
San Dimas Planning Commission
ATTEST:
__________________________________________
Kimberly Neustice, Senior Administrative Analyst

Resolution PC-1703 Page 5

Resolution PC-1703 Page 6
Exhibit A
Conditions of Approval for
Tentative Parcel Map 25-02 (TPM 84866), Development Plan Review 25-18, and Tree Permit 25-14
ACCELA PROJ-25-0002
A request to approve the subdivision of one (1) existing 17,274 square-foot lot into two (2) lots for the development of a new 1,946 square-foot two-story single-family residence with an attached 490 square-foot two-car garage and a 1,000 square-foot detached ADU on each lot. The existing single-family residence will be demolished and the Pine tree removed at 1356 W. Cienega Avenue within the Single-Family 7,500 (SF-7500) Zone (APNs: 8385-002-037 & 8385-002-038).

PLANNING DIVISION - (909) 394-6250

GENERAL

1. The Applicant/Developer shall agree to defend at his sole expense any action brought against the City, its agents, officers or employees because of the issuance of such approval, or in the alternative, to relinquish such approval. The Applicant shall reimburse the City, its agents, officers or employees for any Court costs and attorney’s fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action.

The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve Applicant of his obligations under this condition.

2. The Applicant/Developer shall be responsible for any City Attorney costs incurred by the City for the project, including, but not limited to, consultations, and the preparation and/or review of legal documents. The Applicant shall deposit funds with the City to cover these costs in an amount to be determined by the City.

3. Copies of the signed City Council Resolution of Approval No. **** and the Conditions of approval shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect.

4. The Applicant/Developer shall comply with all Zoning Ordinances applicable to the project/request.

5. The building permits for this project must be issued and construction commenced and diligently pursued toward completion within one (1) year from the date of approval or the approval will become invalid. A time extension may be granted under the provisions set forth in Chapter 18.12.070 F.

6. The Applicant/Developer shall comply with all Conditions of Approval as approved by the City Council on _______ XX, 2026.

7. The Applicant/Developer shall sign an affidavit accepting all Conditions and all Standard Conditions prior to Final Map recordation.

Resolution PC-1703 Page 7

8. The Applicant/Developer shall comply with all City of San Dimas Business License requirements and shall provide a list of contractors and subcontractors that are subject to business license requirements.

9. The Tentative Parcel Map shall expire twenty-four months following approval, unless an extension for a period or periods not to exceed a total of twenty-four months is granted by the City Council. A subdivider may request an extension by written application to the Director of Community Development. Such application shall be filed at least thirty days before the Tentative Parcel Map is due to expire. Requests for all extensions shall be accompanied by a processing fee as prescribed by resolution of the City Council.

10. The Tentative Parcel Map is subject to City Council approval. Should the City Council approve the Tentative Parcel Map, the Applicant/Developer shall comply with all Conditions of Approval as approved by the City Council on a date to be determined.

11. Prior to the start of construction, the Applicant/Developer shall install a minimum five-foot (5’) high chain-link fence or other approved material which shall have a dark green or black colored view obscuring screen. The fence shall totally enclose the project site when vacant, under construction or under demolition and said fence shall remain until occupancy is granted.

12. The entire site shall be kept free from trash and debris at all times and in no event shall trash and debris remain for more than 24 hours.

13. The Applicant/Developer shall submit a construction access and staging plan, and schedule for the development of all lots for Directors of Community Development and Public Works approval; including, but not limited to, public notice requirements, special street posting, phone listing for community concerns, hours of construction activity, dust control measures, NPDES and security fencing.

14. Six-foot decorative block walls shall be constructed along the project perimeter. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Applicant/Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/ fences along the project's perimeter.

15. During grading and construction phases, the construction manager shall serve as the contact person in the event that dust or noise levels become disruptive to local residents. A sign shall be posted at the project site with the contact phone number.

16. Graffiti shall be removed within 72 hours.

17. All parking provided shall meet the requirements of Section 18.156 of the San Dimas Municipal Code.

DESIGN

18. Building architecture and site plan shall be consistent with plans presented to the Planning Commission on April 16, 2026 provided that the Director of Community Development is authorized to make revisions consistent with the San Dimas Municipal Code and to facilitate improved parking lot circulation.

Resolution PC-1703 Page 8

19. Plans for all exterior design features, including, but not limited to, doors, windows, mailboxes and and architectural treatments, shall be submitted to the Planning Division for review and approval before issuance of building permits.

20. The lighting fixture design shall be complement the architectural program. Location and type of exterior lighting fixtures shall be submitted by the developer to the Planning Division for review and approval prior to installation.

21. Any asphalt roofing material installed by the Applicant/Developer shall consist of “premium” quality, heavy-textured, dimensional, 25-year rated shingles. A sample shall be submitted to the Planning Division for review and approval prior to installation.

22. The Applicant/Developer shall pour a 5’ x 9’ concrete pad to be used for the trash, recycling and green waste bins. The trash pad area shall be behind a fence outside of the front yard setback. Access to the trash pad shall be by a three-foot wide solid walkway to the curb or alley. The exact location of the trash/recycling enclosure(s) shall be approved by the Planning Division.

23. Gas meters, backflow prevention devices and other ground-mounted mechanical or electrical equipment installed by the Applicant/Developer shall be inconspicuously Iocated and screened, as approved by the Director of Community Development. Location of this equipment shall be clearly noted on landscape construction documents.

24. All exterior building colors shall match the color and material board on file with the Planning Division. Any revision to the approved building colors shall be submitted to the Planning Division for review and approval.

25. The Applicant/Developer shall paint all exposed flashing and/or exposed vents the same color as the adjacent wall/roof.

26. New or replaced electrical panels and sub-panels shall be flush mounted for single-family and multi-family developments.

27. The Applicant/Developer shall underground all new utilities, and utility drops.

28. The Applicant/Developer shall remove the existing utility pole located on the sidewalk along W. Cienega Avenue within the frontage of the project site. The existing overhead utility lines spanning between the utility pole located on the sidewalk along W. Cienega Avenue adjacent to 404 Kimberly Avenue and the utility pole located on the sidewalk along W.

Cienega Avenue adjacent to 402 S. Shellman Avenue shall be undergound.

LANDSCAPE

29. The Applicant/Developer shall submit to the Planning Division, prior to the issuance of building permits, detailed landscaping and automatic irrigation plans prepared by a California Licensed Landscape Professional, in addition to a $2,500 deposit for review of the plans. Water efficient landscapes shall be implemented in all new and rehabilitated landscaping in single-family and multi-family projects, and in private development projects that require a grading permit, building permit or use permit, as required by Chapter 18.14 of the San Dimas Municipal Code.

Resolution PC-1703 Page 9

30. All landscaping and automatic irrigation shall be installed and functional prior to occupancy of the building(s), in accordance with the plans approved by the Planning Division.

31. No trees shall be removed other than those indicated on the approved set of landscape plans.

32. All trees to be planted on the project site shall be a minimum of eight (8) feet in height, with a minimum canopy span of three (3) feet.

BUILDING DIVISION – (909) 394-6260

33. The plans shall be prepared in compliance with the latest edition of the codes as amended and adopted by reference by the City of San Dimas: California Green Building Standards Code, California Building Code, California Residential Code, California Mechanical Code, California Plumbing Code, and California Electrical Code.

34. The Applicant/Developer shall comply with the latest California Title 24 Energy requirements for all new lighting, insulation, and mechanical equipment and submit calculations and signed at time of initial plan review. All exterior lighting to comply with required lighting density limits, controls and BUG standards.

35. All plans are required to be stamped by a California Registered Engineer or Architect unless specifically exempted by Sections 5537-5538 of the California Business & Professions Code.

36. Construction calculations, including lateral analysis, shall be required at the time plans are submitted for plan check.

37. Mechanical, Electrical and Plumbing plans are required to be submitted at time of initial plan submittal. Electrical schematic and load calculations, and plumbing (drain, waste, vent, water, and gas) schematics will be required before issuance of electrical or plumbing permits.

38. The Applicant/Developer shall submit a Drainage Plan for the proposed development to be reviewed and approved by the City Engineer and the Building Official.

39. The Applicant/Developer shall submit a Precise Grading Plan for the proposed development to be reviewed and approved by the City Engineer and the Director of Community Development. Plans shall include a composite utility locations, paving and stripping plan as well as the size of the disturbed area and the volumetric amount of cut, fill, and overexcavation.

40. The Applicant/Developer shall submit a Rough Grading Plan for the proposed development to be reviewed and approved by the City Engineer and the Director of Community Development. The Grading Plan shall conform to Appendix J of the California Building Code and shall utilize City standard notes and layout.

41. Prior to the issuance of any grading or building permits, the Applicant/Developer shall submit an updated Engineering Geology/Soils Report that includes an accurate description of the geology of the site and conclusions and recommendations regarding the effect of the geologic conditions on the proposed development and include a discussion of the expansiveness of the soils and recommended measures for foundations and slabs on grade

Resolution PC-1703 Page 10
to resist volumetric changes of the soil. This report shall also include recommendations for surcharge setback requirements in the area of ungraded slopes steeper than five horizontal to one vertical.

42. Building foundation inspections shall not be performed until a rough grading certification, location and elevation certification of the foundation forms from a California licensed surveyor, and a final soils report has been filed with the City and approved. All drainage facilities must be operable.

43. Prior to the inspection of the foundation, the Applicant/Developer shall submit a footing bottom compaction certification by a licensed soils technician who is working under the direct supervision of the Geologist of Record.

44. Fees shall be paid to Bonita School District in compliance with Government Code Section 65995.

45. The Applicant/Developer shall Contact the Los Angeles County Public Works Department, Environmental Program Division for any required permit or clearance of industrial and hazardous waste disposal.

46. The Applicant/Developer shall Contact the Los Angeles County Sanitation District for potential fees associated with annexation, connection, or change of occupancy

47. The Applicant/Developer shall comply with CAL Green Section 4.408.2 “Residential Mandatory Measures, Residential waste recycling” (or if applicable) 5.408.2 “Commercial Mandatory Measures, Commercial waste recycling”.

48. Prior to removing any existing structures on the property, the Applicant/Developer shall obtain clearance from SCAQMD and obtain a Demolition Permit from the Building and Safety Division.

49. The Applicant/Developer shall submit an Electrical Distribution Plan

50. Construction hours shall be limited to between 7:00 a.m. and 8:00 p.m., and shall be prohibited at any time on Sundays or public holidays, per San Dimas Municipal Code Section 8.36.100.

ENGINEERING DIVISION – (909) 394-6240

51. The Applicant/Developer shall provide a signed copy of the City’s certification statement declaring that the contractor will comply with Minimum Best Management Practices (BMPs) required by the MS4 permit for Los Angeles County as mandated by the National Pollutant Discharge Elimination System (NPDES).

52. The Applicant/Developer shall submit Rough Grading and a Precise Grading Plans for the proposed development to be reviewed and approved by the City Engineer and the Director of Community Development. The Grading Plan shall conform to Appendix J of the California Building Code and shall utilize City standard notes and layout.

53. Prior to the issuance of any grading or building permits, the Applicant/Developer shall submit an updated Engineering Geology/Soils Report that includes an accurate description of the geology of the site and conclusions and recommendations regarding the effect of the geologic conditions on the proposed development and include a discussion of the

Resolution PC-1703 Page 11
expansiveness of the soils and recommended measures for foundations and slabs on grade to resist volumetric changes of the soil.

54. The Applicant/Developer shall install sanitary sewers to serve the entire development to the specifications of the City Engineer. Each parcel shall have one private sewer lateral connection to the existing public sewer main in Cienega Avenue or Kimberly Avenue. The Applicant/Developer shall pay all required sewer connection fees.

55. The Applicant/Developer shall contact the Los Angeles County Sanitation District for any required annexation, extension, or sewer trunk fee. Proof of payment/clearance is required before the City will issue any sewer permit.

56. The Applicant/Developer shall provide drainage improvements to carry runoff of storm waters in the area proposed to be developed, and for contributory drainage from adjoining properties to be reviewed and approved by the City Engineer. The Applicant/Developer shall make a good faith effort to negotiate with the downstream property owner for all required downstream storm drain improvements. The proposed drainage improvements shall be based on a detailed Hydrology Study conforming to the current Los Angeles County methodology. The developed flows outletting into the existing downstream system(s) from this project cannot exceed the pre-existing storm flows

57. For all projects which disturb less than one (1) acre of soil, Applicant/Developer shall submit a temporary erosion control plan to be approved by the City Engineer and filed with the City and shall be installed and operable at all times.

58. For all non-exempt projects which disturb less than one (1) acre of soil and are not part of a larger common plan of development which in total disturbs one acre or more, Applicant/Developer must submit a signed certification statement declaring that the contractor will comply with Minimum Best Management Practices (BMPs) required by the MS4 permit for Los Angeles County as mandated by the National Pollutant Discharge Elimination System (NPDES). Additionally, all projects within this category will require the preparation and submittal by the Applicant/Developer a local Stormwater Pollution Prevention Plan/Wet Weather Erosion Control Plan. The project proponent is ultimately responsible to comply with all requirements of the MS4 permit, which the City of San Dimas enforces. The City of San Dimas has the authority to enter the project site, review the local SWPPP/WWECP and require modifications and subsequent implementation to the local SWPPP/WWECP in order to prevent polluted runoff from leaving the project site onto private or public property. In order to manage storm water drainage during construction, one or more of the following measures shall be implemented to prevent flooding of adjacent property, prevent erosion and retain soil runoff on the site:
a. Retention basins of sufficient size shall be utilized to retain storm water on the site. (BMP SE-2, Sedimentation Basin)
b. Where storm water is conveyed to a public drainage system, collection point, gutter, or similar disposal method, water shall be filtered by use of a barrier system, wattle, or other method approved by the enforcing agency. (BMPs SE1, Silt Fence; SE-5, Fiber Rolls; SE-6, Gravel Bag Berm)

59. The Applicant/Developer shall provide mailboxes per City of San Dimas standards. Mailbox locations are subject to the approval of the local postmaster and the City Engineer.

60. The Applicant/Developer shall submit water to be reviewed and approved by the City Engineer, Golden State Water Company, and the Los Angeles County Fire Department.

Resolution PC-1703 Page 12

61. The Applicant/Developer shall be responsible for any repairs within the limits of the development, including but not limited to streets and paving, private driveways, fences/walls, curbs and gutters, sidewalks, and street lights as determined by the City Engineer and Public Works Director.

62. For all projects subject to Low Impact Development (LID) regulations, Applicant/Developer must submit a site-specific drainage concept and stormwater quality plan to implement LID design principles. A fully executed “Maintenance Covenant for LID Requirements” shall be recorded with the L.A. County Registrar/Recorder and submitted to the Public Works Department prior to the Certificate of Occupancy. Covenant documents shall be required to include an exhibit that details the installed treatment control devices as well as any site design or source control Best Management Practices (BMPs) for post construction. The information to be provided on this exhibit shall include, but not be limited to:
i. 8 ½” x 11” exhibits with record property owner information. ii. Types of BMPs (i.e., site design, source control and/or treatment control) to ensure modifications to the site are not conducted without the property owner being aware of the ramifications to BMP implementation. iii. Clear depiction of location of BMPs, especially those located below ground. iv. A matrix depicting the types of BMPs, frequency of inspection, type of maintenance required, and if proprietary BMPs, the company information to perform the necessary maintenance.
v. Calculations to support the sizing of the BMPs employed on the project shall be included in the report. These calculations shall correlate directly with the minimum treatment requirements of the current MS4 permit. In the case of implementing infiltration BMPs, a percolation test of the affected soil shall be performed and submitted for review by the City Engineer. vi. This document shall be reviewed by and concurred with Public Works to ensure the covenant complies with the MS4 Permit.

63. A Final Parcel Map prepared by or under the direction of a Registered Civil Engineer or Licensed Land Surveyor must be processed through the City Engineer prior to being filed with the County Recorder.

64. All easements existing at the time of the Final Parcel Map approval must be accounted for on the approved Tentative Parcel Map. This includes the location, owner, purpose, and recording reference for all existing easements. If an easement is blanket or indeterminate in nature, a statement to that effect must be shown on the tentative map in lieu of its location.

65. All site, grading, landscape & irrigation, and street improvement plans shall be coordinated for consistency prior to the issuance of any permits.

66. A preliminary title report and guarantee is required and such document shall show all fee interest holders; all interest holders whose interest could ripen into a fee; all trust deeds, together with the name of the trustee; and all easement holders. The account for this title report should remain open until the final map is filed with the County Recorder.

67. The Applicant/Developer engineer or surveyor shall set durable monuments to the satisfaction of the City Engineer in conformance with Section 66495 of the Subdivision Map Act. The Applicant/Developer shall also provide a monumentation specified in writing by a Registered Engineer or Licensed Land Surveyor of Record with accompanying security.

Resolution PC-1703 Page 13

68. Construction parking and material storage to be confined to the site. No construction related parking or material storage will be allowed on the surrounding public and private streets.

69. The Applicant/Developer shall underground all new utilities and utility drops.

70. The Applicant/Developer shall underground all existing overhead utilities and shall remove all existing utility poles along the frontage of the project site to the closest power poles offsite (neighboring properties).

71. The Applicant/Developer shall obtain a Public Works permit for all work within or adjacent to the public right-of-way and shall be subject to review and approval of the Public Works Director and the work shall be in accordance with applicable standards of the City of San Dimas; i.e. Standard Specifications for Public Works Construction (Green Book) and the California Manual of Uniform Traffic Control Devices (CA MUTCD), and further that the construction equipment ingress and egress be controlled by a plan approved by Public Works.

72. The Applicant/Developer shall provide full street improvements on all streets within the limits of the development. Improvements to include curbs and gutters, sidewalks, medians, and paving according to City standards, as shown in the following table:

Street Name
Gutter
Curb &
A.C.

Pavement
Side-walk
Drive
Approach
Lights
Street
Trees
Street
Multi-use
Trail
Median
Island
Bike Trail
Other
Cienega Avenue X X X
Kimberly Avenue X
Notes: AC Pavement to include 2 inch cold mill and asphalt overlay on Cienega Avenue and 3 inch cold mill and asphalt overlay on Kimberly Avenue.

PARKS & RECREATION – (909) 394-6230

73. The Applicant/Developer shall comply with City regulations regarding payment of Park, Recreation and Open Space Development Fee per SDMC Chapter 3.26. Fees shall be paid prior to issuance of building permits.

74. The Subdivision Applicant/Developer shall comply with Chapter 17.36 of the San Dimas Municipal Code regarding Park Land Dedication (Quimby Act). The City may require fees in lieu of land or a combination thereof based on the market value of the land to be dedicated. Fees shall be paid prior to recordation.

LOS ANGELES COUNTY FIRE DEPARTMENT – (323) 890-4243

75. A digital copy of the Final Map shall be submitted to the Fire Department’s Land Development Unit for review and approval prior to recordation. Submittal shall be provided

Resolution PC-1703 Page 14
through EPIC-LA using the following Plan Type: Fire Land Development–City Request– Final Map (Tract/Parcel).

End of Conditions

ATTACHMENT 7

 




 













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ATTACHMENT 8