MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
2 Temporary Agriculture
Sales for Products
Grown On-site
(254 E. Foothill Blvd.)
CH DPRB 92-17 Approved
3/26/92
No action needed.
Use is conditionally
permitted.
Commercial Neighborhood (C-N)
Neighborhood
Financial Institution
CN PC-Resolution
No. PC 140
Approved
3/15/72
Codify as permitted.
Golf Club Sales and
Repair
CN PC-Resolution
No. 192
Approved
3/20/74
No action needed.
Use is permitted.
Montessori School CN DPRB 91-25 Approved as a
Conditional Use
(CUP) 3/14/91
Codify as CUP.
Indoor RemoteControl Racing FacilityCN DPRB 91-48 Approved as a Conditional Use
(CUP) 4/25/91
Codify as MCUP in
MCTA 25-02.
Accessory Veterinarian
Services, Animal
Surgery and Boarding
within a Pet Care
Center (retail
grooming and
pharmacy) (132 Via
Verde)
CN DPRB 96-43 Approved
10/10/96
Codify as MCUP in
MCTA 25-02.
Industrial/Light Manufacturing (M-1)
Metal Fabrication Use
(Kaiser AlumCo.)
M-1 (only minutes
found)
Approved
3/30/65
Codify as permitted.
Emergency Ambulance
Facility
(Lincroft - 108 S.
Cataract Ave.)
M-1 (only minutes
found)
Approved
8/17/65
Codify as CUP.
Photography Studio
(212 S. Eucla Ave.)
M-1 (minutes not
found)
Approved
5/3/66
Codify as permitted.
Day Care
(137 Commercial St.)
M-1 (only minutes
found)
Approved as a
Conditional Use
(CUP)
1/19/72;
Change of zone
needed to M-1
No action needed;
staff recommends
not allowing use
within zone. Original
business is no longer
in use as site has
been redeveloped.
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
3 Contractor’s Office
(with no walk-in from
general public)
M-1 DPRB 90-21 Approved
3/22/90
No action needed.
Use is permitted.
Personal Training
Facility with max.
2,000 sq. ft.
(462 W. Arrow Hwy)
M-1 DPRB 92-80 Approved
9/10/92
No action needed.
Determination
replaced by approval
of DPRB 07-22 for
4,500 sq.ft. size
limitation.
Rock Climbing Gym M-1 DPRB 94-26 Approved as a
Conditional Use
(CUP)
7/19/94
Codify as MCUP in
MCTA 25-02.
Veterinarian with max.
1,000 sq. ft. and no
regular overnight
boarding (142 W.
Bonita Ave.)
M-1 DPRB 95-06
(see minutes)
Approved
2/9/95
Codify as MCUP in
MCTA 25-02
(without size
limitations and allow
overnight boarding).
Vocational Training
Center NonResidential
(550 E. Arrow Hwy)
M-1 DPRB 95-23 Approved
4/27/95
Revise language to
clarify “vocational”
and prohibition of
massage and card
handling trades.
Performing Arts/Dance
Studio
(449 W. Allen Ave.)
M-1 DPRB 98-06 Approved
2/26/98
Codify as permitted
(max. 4,500 sq.ft.).
Accessory Motorcycle
Sales
(466 W. Arrow Hwy)
M-1 DPRB 04-73 Approved as an
Accessory Use
11/9/04
Codify as accessory
to permitted use
(max. 5
motorcycles).
Wholesaling of AllTerrain Vehicles
(Wholesale ATV ONLY,
no exterior displays of
merchandise, no test
drives at location, and
no on-site repairs)
(590 E. Arrow Hwy,
Unit A)
M-1 DPRB 06-43 Approved
07/27/06
Codify as permitted
(with outlined
restrictions).
Personal Training with
max. 4,500 sq. ft.
M-1 DPRB 07-22 Approved
04/26/07
Codify as permitted
(max. 4,500 sq.ft.).
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
4 Children’s Gymnasium
(949 N. Cataract)
M-1 CUD 08-01 Approved
08/06/08
Codify as permitted
(max. 4,500 sq.ft.).
Administrative Professional (A-P)
Animal Clinic AP (only minutes
found)
Approved
11/6/73
No action needed.
Use conditionally
permitted.
Assisted Living, Skilled
Nursing Facility and
Alzheimer’s Care
AP DPRB 98-19 Approved as a
Conditional Use
(CUP) 6/11/98
Codify as CUP.
Massage within Day
Spa
(1107 Via Verde)
AP DPRB 03-05 Approved as an
Accessory Use
01/23/03
No action needed.
Use permitted as
accessory within
specific primary
uses.
15-Bed Inpatient
Facility
(1136 & 1145 W.
Puente St.)
AP CUD 13-01
PC-Resolution
No. PC-1486
Approved as a
Conditional Use
(CUP) by PC
6/20/13.
Appealed to CC
by
Councilmember.
CC upheld
decision of PC
7/23/13.
Codify as CUP (max.
15 beds).
Creative Growth (C-G)
Artisans Village
(182 N. Village Ct.)
CG-1 (see Director
approval letter
and CC
minutes)
Approved
3/23/93.
Business License
MCTA approved
by CC 4/23/93.
No action needed.
Use permitted in
areas of DTSP which
replaced CG-1.
Escrow Office on 1st
Floor
(151 W. Bonita Ave.)
CG-1 DPRB 93-20
(see minutes)
Approved
4/7/93
No action needed.
DTSP permits offices
with limitations in
areas. This approval
was address specific
and the business is
now nonconforming
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
5 but can continue
operation.
Veterinary/Boarding
Clinic (Pet Metro)
CG-1 DPRB 94-58 Approved as an
Accessory Use
1/12/95
No action needed.
Use permitted by
MCUP in areas of
DTSP which replaced
CG-1.
Martial Arts Studio
(630-634 W. Arrow
Hwy)
CG-1 DPRB 95-07 Approved as a
Conditional Use
(CUP)
3/9/95
No action needed.
Use permitted byright or MCUP
(depends on size) in
areas of DTSP which
replaced CG-1.
Billiard Club, Dance &
Darts (511 W. Arrow
Hwy)
CG-1 DPRB 95-15 Approved as a
Conditional Use
(CUP) 3/14/95
No action needed.
Use permitted as
accessory in areas of
DTSP which replaced
CG-1.
Carwash
(555 W. Bonita Ave.)
CG-1 Not located Approved as a
Conditional Use
(CUP) 12/85
No action needed.
Use prohibited in
DTSP which replaced
CG-1.
Fitness Gym
(158 Village Ct. in
Foothill Center)
CG-1 DPRB 97-26 Approved as a
Conditional Use
(CUP) 7/10/97
No action needed.
Use conditionally
permitted in areas
of DTSP which
replaced CG-1.
On-Site Installation of
Vehicle Audio &
Accessories (580 W.
Arrow Hwy)
CG-1 DPRB 05-32 Approved as an
Accessory Use
05/12/05
No action needed.
Use prohibited in
DTSP which replaced
CG-1.
Dance Studio
(654 W. Arrow Hwy)
CG-1 DPRB 07-51 Approved as a
Conditional Use
(CUP) 11/07/07
No action needed.
Use permitted byright or MCUP
(depends on size) in
areas of DTSP which
replaced CG-1.
Jumping Jacks
Children’s
Entertainment
CG-1 CUD 10-01 PCResolution No.
1432
Approved as a
Conditional Use
(CUP) 12/15/10
No action needed.
Use permitted in
areas of DTSP which
replaced CG-1.
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
6 Business that Hosts
Parties
(610 W. Arrow Hwy)
Mobile Veterinarian
Clinic (142 W. Bonita
Ave.)
CG-2 DPRB 88-25;
not located
Approved
3/88
No action needed.
Zone replaced by
DTSP and mobile
businesses subject
to separate
standards.
Equipment Rental and
Storage Relocation
(City-initiated)
CG-2 DPRB 89-182 Denied 10/12/89.
Appealed by City
to CC. Approved
10/26/89.
No action needed.
Use prohibited in
areas of DTSP which
replaced CG-2.
Real Estate Office on
1 st Floor
(120 W. Bonita Ave.)
CG-2 DPRB 91-87 Approved
7/11/92
No action needed.
DTSP permits offices
with limitations. This
approval was
address specific and
the business is now
nonconforming but
can continue
operation.
Billiard Parlor
(623 W. Arrow Hwy)
CG-2 DPRB 92-52 Approved as a
Conditional Use
(CUP)
7/9/92
No action needed.
Use permitted as
accessory in areas of
DTSP which replaced
CG-1.
Banquet Facility with
Catering at San Dimas
Mansion
(121 San Dimas Ave.)
CG-2 DPRB 93-60 Approved
11/10/93
No action needed.
Use conditionally
permitted in areas of
DTSP which replaced
CG-2.
Low Volume DriveThru CVS Pharmacy
(Puddingstone
Shopping Center)
CG-2 DPRB 01-61 Approved as a
Conditional Use
(CUP)
12/13/01
No action needed.
Use prohibited in
DTSP which replaced
CG-2.
Accounting Office on
1 st Floor
(143 E. Bonita Ave.)
CG-2 DPRB 02-64 Approved
11/14/02
No action needed.
DTSP permits offices
with limitations. This
approval was
address specific and
the business is now
nonconforming but
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
7 can continue
operation.
F&A Financial
Institution
(442 W. Bonita Ave.)
CG-2 CUD 18-01;
PC-Resolution.
No. 1597
Approved
4/19/18
No action needed.
Use permitted in
areas of DTSP which
replaced CG-1.
Instructional
Photography Classes
(120 W. Bonita Ave.,
Unit D)
CG-2 CUD 17-01;
PC-Resolution
No. 1580
Approved
5/18/17
No action needed.
Use permitted byright or MCUP
(depends on size) in
areas of DTSP which
replaced CG-2.
Massage within
Holistic Care Center
(121 E. Bonita Ave.)
CG-2 DPRB 04-74 Approved as an
Accessory Use
12/15/04
No action needed.
Use prohibited in
DTSP which replaced
CG-2.
Physical Therapy
Office on 1st Floor
(149 E. Bonita Ave.)
CG-2,
Area II
DPRB 90-121 Approved
10/25/90
No action needed.
DTSP permits offices
with limitations. This
approval was
address specific and
the business is now
nonconforming but
can continue
operation.
Karate Studio
(146 E. Bonita Ave.)
CG-2,
Area II
CUD 14-02;
PC-Resolution
No. 1525
Approved
10/16/14
No action needed.
Use permitted byright or MCUP
(depends on size) in
areas of DTSP which
replaced CG-2.
Convenience Store
with Off-Sale Alcohol
(105 W. Arrow Hwy,
Unit 12 & 13)
CG-3,
Area A
CUD 14-03;
PC-Resolution
No. PC-1533
Approved as a
Conditional Use
(CUP)
1/15/15
No action needed.
Use conditionally
permitted in areas of
CG-3; alcohol
requires CUP.
Electronic (Stereo)
Sales & Installation
(125 E. Arrow Hwy)
CG-3,
Area 3
DPRB 95-34 Approved
7/13/95
No action needed;
staff recommends
not allowing use
within zone.
ITT Tech Educational
Facility Accessory to
Offices
CG-4 DPRB 04-83 Approved as an
Accessory Use
12/16/04
No action needed.
Use is permitted.
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
8 (650 W. Cienega Ave.)
Specific Plan No. 1 (SP-1)
Carwash SP-1,
Area 1
No
documentation
found on file
or associated
address.
Approved as a
Conditional Use
(CUP)
12/95
No action needed;
zone has since been
eliminated.
Chiropractor Office SP-1,
Area 3
DPRB 90-116 Approved
10/11/90
No action needed;
zone has since been
eliminated.
Specific Plan No. 2 (SP-2)
Acupressure
(1371 W. Arrow Hwy)
SP-2 DPRB 99-18 Approved as a
Conditional Use
(CUP)
5/14/99
Codify as permitted.
Childcare Center SP-2 References
DPRB 91-25
Approved as a
Conditional Use
(CUP)
3/25/99
Codify as CUP.
Specific Plan No. 9 (SP-9)
Restaurant (no drivein, drive-through
services, or alcohol
sales permitted) and
Research Facility,
General (Canyon Trails
Plaza 373 E. Foothill
Blvd.)
SP-9,
Area 4
CUD 09-04; PCResolution No.
1415
Approved
05/19/10
No action needed.
Use is permitted.
Specific Plan No. 18 (SP-18)
Dental Office SP-18 DPRB 89-191;
PC-Resolution
No. 90-12
Denied by DPRB
11/9/89.
Appealed by
Applicant to CC.
Approved
2/13/90.
No action needed.
Use is permitted.
Dog & Cat Vaccination
Clinic
(927 W. Arrow Hwy)
SP-18 DPRB 89-208 Approved
12/28/89
No action needed.
Use is permitted.
Chiropractic Office
(1034 W. Arrow Hwy,
Suite C)
SP-18 DPRB 92-97 Approved
11/12/92
No action needed.
Use is permitted.
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
9 Finance Company
(1033 W. Arrow Hwy)
SP-18,
Area 1
DPRB 92-98 Approved
11/12/92
Revise language to
clarify “financial
planning”.
State Farm Insurance
(915 W. Arrow Hwy)
SP-18,
Area 1
DPRB 01-44 Approved
8/23/01
No action needed.
Use is permitted.
Chase Bank Use
Including Drive-Thru
Service
(1001 W. Arrow Hwy)
SP-18,
Area 1
CUD 11-01; PCResolution No.
PC-1443
Approved
07/21/11
No action needed.
Use is conditionally
permitted.
Employment & Travel
Agency
(1033 W. Arrow Hwy)
SP-18,
Area 1
DPRB 99-50 Approved
11/4/99
No action needed.
Use is permitted.
H&R Block
(853 W. Arrow Hwy)
SP-18,
Area 1
DPRB 02-67 Approved
11/14/02
No action needed.
Use is permitted.
Classroom Use for
Azusa Pacific Online
University
(300 N. Lone Hill Ave.)
SP-18,
Area 2
CUD 14-01; PCResolution No.
1509
Approved
6/5/14
Codify as permitted
with outlined
limitations.
Specific Plan No. 20 (SP-20)
Petco/Veterinary
Services Overnight
Boarding Accessory to
Retail Operation
SP-20 DPRB 96-16 Approved as an
Accessory Use
3/3/96
No action needed.
Use is permitted.
Specialty Food Store
(Trader Joe’s) with OffSite Alcohol Sales
SP-20 DPRB 97-15 Approved (CUP
required for
alcohol sales)
4/24/97
No action needed.
Use is permitted;
alcohol requires
CUP.
Specialty Alcohol
Retail for Total Wine &
Spirits
(826 W. Arrow Hwy)
SP-20
Area II
CUD 21-01 Approved as
CUP
10/6/2021
Codify as CUP with
outlined limitations.
Specific Plan No. 25 (SP-25)
Accessory Residential
Caretaker Unit
(outlined restrictions)
SP-25 DPRB 04-64 Approved
12/16/04
Codify as accessory
use with outlined
limitations.
Various Zones
Setback on San Dimas
Ave. between Bonita
Ave. and Fifth Street
(50 feet min. from
AP, SFDR,
CG-2
(only minutes
found)
Approved
2/3/64
No action needed;
staff recommends
not allowing use
within zones.
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
10 center line of San
Dimas Ave. for any
new construction)
Development to
follow current
setback standards.
Filling of CO2 Bottles All CG
Zones
PC-Resolution
No. 153
Approved (only in
Areas Designated
Industrial on SP)
5/17/72
CG-1 and CG-2 are
part of DTSP. The
use is unclassified;
therefore, staff
recommends
permitting use in
CG-4 only. CG-3 is
designated for
residential/gas
station uses.
Mini Marts in
Conjunction with Gas
Stations
Various DPRB 89-138 Approved as
Permitted or
Conditionally
Permitted as
Retail
7/27/89
No action needed.
Use addressed in
various zones.
Karate Studio AP, CH (only minutes
found)
Approved
6/20/73
Codify as permitted.
Personal Training
Fitness Facility with
max. 2,600 sq. ft.
(462 W. Arrow Hwy)
AP, CG4, & M1DPRB 95-9 Approved
2/23/95
No action needed,
Staff recommends
not allowing within
AP zone. CG-4 and
M-1 addressed in
prior
recommendation.
Bicycle Shop, Camping
and Hiking Equipment
(including rental of
equipment)
All CG
AREAS
PC-Resolution
No. 152
Approved
5/17/72
No action needed.
Use is permitted in
all applicable zones.
Percentage of Office
Use Allowed in San
Dimas Plaza and San
Dimas Station North
and South
CG-1 &
SP-18
DPRB 03-70
(Updated by
CC)
Approved
11/03
No action needed.
Use is permitted in
all applicable zones.
Motorbike Shop
(442 W. Bonita
Avenue)
All CG
AREAS
PC-Resolution
No. 154
Approved
5/17/72
No action needed.
Use prohibited in
DTSP and is
addressed in CG-3
and CG-4 zones.
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
11 Miscellaneous
Extension for Paper
Product
Manufacturing
(National Fiber &
Cushioning Company)
N/A (only minutes
found)
Approved
10/23/61
No action needed.
The approval does
not include zoning
designation or
address.
Light Printing and
Office Supply Business
C-2 (only minutes
found)
Approved
2/21/62
No action needed.
Use permitted in
DTSP which replaced
C-2 zone.
Retail Milk Outlet C-2 (only minutes
found)
Approved
2/21/62
No action needed.
The approval does
not include address.
Coin-Operated Car
Wash
C-2 (only minutes
found)
Approved
2/1/66
No action needed.
The approval does
not include address.
Christmas Tree Farm
(1414 Juanita Avenue)
N/A No
documentation
found on file
or associated
address.
Approved
10/25/66
No action needed.
Development to
follow current
temporary use
standards.
Automobile Impound
Yard (with conditions)
M-1 ½ (only minutes
found)
Approved
2/28/68
No action needed.
The approval does
not include address.
Ice Vending Machines C-1 (only minutes
found)
Approved
12/2/69
No action needed.
The approval does
not include address.
Electrical Wholesale
Store
C-1 (only minutes
found)
Approved
2/2/71
No action needed.
The approval does
not include address.
Keeping of 3 Sheep R-A (only minutes
found)
Approved
1/19/72
No action needed;
staff recommend
following current
animal keeping
standards.
RV Storage A-1 PC-Resolution
154
PC
Recommendation
3/21/73
CC Approval
3/26/73
No action needed.
The approval does
not include address.
MCTA 25-06; Elimination of Chapter 18.192 Unclassified Uses June 9, 2026
12 Denied, Withdrawn or No Action Applications
Hookah Lounge as a
Conditional Use
(1399-1400 W. Arrow Hwy)
SP-2 CUD 09-02 Denied
8/7/09
Equine Animal Hospital
(220 W. Baseline Rd.)
AL DPRB 97-31 Not Processed; Refunded
8/22/97
Karate Studio CN (only minutes
found)
Denied for CN Zone
6/20/73
Pawn Shop CN (only minutes
found)
Denied
2/18/76
Research/Development
Facility
CG-3 DPRB 89-195 Withdrawn
Skateboard Ramp
(716 Delancy Ave.)
SF7500DPRB 91-45
(see minutes)
No Action by Board
4/25/91
Apartments at Grove
Station
(380-384 San Dimas Ave.)
CG-3,
Area
B
CUD 09-01 Withdrawn
Martial Arts Studio & Retail
Sales
(149 E. Bonita Ave.)
CG-2 CUD 09-03 Not Processed; Refunded
9/1/09
Teenage Driving School (138
W. Bonita Ave., Suite 102)
CG-2 DPRB 92-53 Continued to a Date Uncertain
7/23/92
Patio Supply Company
(208 ½ W First Street)
C-2 Submitted
2/26/62
Withdrawn
3/26/62
Withdrawn
Youth Center C-2 No Action
3/2/71
No Action; Applicant Failed to
Appear
Light Manufacturing (113 N
Monte Vista)
C-3 8/30/65 Denied by ruling of City Attorney
Pawn Shop CN 2/18/76 Denied
Ludvig Solberg Molding Mill M-1
1/2
2/25/63 Denied
Semi-Monthly Gymkhana
(1809 N. San Dimas Canyon
Road)
N/A 1/13/71 Denied
August Kniff Body and
Fender Shop (S. Eucla
Avenue)
N/A 10/17/73 No Action by Planning Commission
Mobile Bait Vending N/A 7/1/69 Denied
ATTACHMENT 3
ATTACHMENT 4
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: Yasmin Dabbous, Assistant Planner
Subject: 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). ____________________________________________________________________________
SUMMARY
For the past several years, Staff has been auditing the San Dimas Municipal Code (SDMC) to identify ways it can be more functional, as well as more user-friendly for residents, business owners, and Staff to understand and navigate. Staff identified several chapters of SDMC Title 18 Zoning that should be amended, updated, deleted and/or modified.
Chapter 18.192 Unclassified Uses outlines the processes and procedures for requests seeking to establish an unclassified use, a use not listed in the Code, as permitted or conditionally permitted in any commercial or industrial zone. However, upon approval, the uses are not codified into the Code, instead maintained in a separate binder outside of the Code. This creates confusion for Staff and the public. The chapter has been identified as an item that should be eliminated to ensure greater transparency and consistency of the Code. The public and staff will still have a process to request unclassified uses through a Municipal Code Text Amendment (MCTA) application which will codify the use, eliminating the current confusion.
Additionally, this amendment updates applicable zones to address formerly approved classification requests. The discussion/analysis section of this report further details the items encompassed in the proposed amendment.
RECOMMENDATION
Staff recommend the Planning Commission:
• Adopt Resolution PC-1700 recommending approval to the City Council of Municipal Code Text Amendment (MCTA) 25-06, as set forth in Attachment 1.
ATTACHMENT 5
MCTA 25-06 – Unclassified Uses Ordinance Page 2
For the Meeting of April 16, 2026
• Find that this Project is Exempt from the California Environmental Quality Act (CEQA) Guidelines under Section 15061(b)(3).
GOVERNMENT CODE §84308 APPLIES:
https://leginfo.legislature.ca.gov
No
FISCAL IMPACT
There is no fiscal impact for the recommended action.
BACKGROUND
The original intent of Chapter 18.192 Unclassified Uses was created to address that “in the development of a comprehensive zoning ordinance not all uses of land can be listed nor can all future uses be anticipated, or a use may have been omitted from the list of those specified as permissible in the various zones, or ambiguity may arise concerning the appropriate classification of a particular use within the meaning and intent of this title” (SDMC Section 18.192.010). In such cases, Chapter 18.192 was adopted to establish the processes and procedures that must be followed for any request seeking to establish an unclassified use as a permitted or conditionally permitted use in any commercial or industrial zone.
Chapter 18.192 was originally included as part of Ordinance No. 37, the City’s first established Zoning Ordinance adopted in 1961. Since then, the chapter was amended three (3) separate times. In 1970, Ordinance No. 276 amended the chapter to establish specified findings for application approvals. In 1980, Ordinance No. 722 was adopted to include procedural timelines and additional findings for approval. Most recently, in 2007, Ordinance No. 1170 was adopted, reassigning the review authority from the Development Plan Review Board (DPRB) to the Planning Commission.
Note that this process has also, historically, been referred to as Classification of Uses or Use Determinations in the past. These terms were commonly used as they describe the action being taken. This report uses the phrases interchangeably with the assumption of the same context.
DISCUSSION/ANALYSIS
The Planning Division plays an important role in assisting the public by determining whether a proposed business may operate in specific locations in accordance with zoning regulations. Staff offer guidance to prospective business owners seeking to locate in San Dimas, helping determine if their business would be allowed, and if so, what type of application would be required. After receiving a land use inquiry, Staff reviews the Code to determine if the proposed use is listed as permitted, permitted as an accessory/ancillary use, conditionally permitted, or prohibited within the site’s designated zone. However, it is evident that the Code cannot list all potential land uses.
Currently, in the case that the use is ambiguous and is not clearly classifiable, the potential business owner may submit a Classification of Use application requesting the proposed use to be considered and heard before the Planning Commission.
Per SDMC Section 18.192.040, the following findings must be made by the Planning Commission for approval of the use:
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For the Meeting of April 16, 2026
A. That the subject use and its operation is consistent with the goals and objectives of the general plan;
B. That the subject use and its operation is consistent with the purposes and intent of the zone in which the use is proposed to be located;
C. That the subject use and its operation is a compatible use in all areas of the city where the zoning is applied;
D. That the subject use is similar to one or more uses permitted in the zone within which it is proposed to be located. A use shall be deemed to be similar only where the size, scale, design and impact of the uses are comparable. A use shall not be deemed to be similar when the operation of the use involves greater impacts in terms of traffic, parking, noise, glare, odor, refuse or other environmental considerations; generates greater demand for public services; does not have comparable hours of operation; is significantly more intensive in the number of employees, patrons and other users of the facility; and is not complementary to other uses in the zone;
E. That the subject use and its operation will not adversely affect other permitted uses in the zone within which the use is proposed to be located;
F. That the subject use will be so designed, located and operated that the public health, safety and general welfare will be protected.
If the Planning Commission denies the request, the applicant can file an appeal to be heard by the City Council in accordance with SDMC Chapter 18.212 Appeal Procedures.
The following are examples of previously approved unclassified use requests:
• DPRB Case No. 95-07 (Attachment 3) was approval to allow a karate studio within the Creative Growth, Area I (CG-1) zone. The Board voted to allow the use with a Conditional Use Permit (CUP) on the basis that the proposed use was allowed and similar to and compatible with other conditional uses listed in the CG-1 zone. • DPRB Case No. 01-44 (Attachment 4) was approval to allow an insurance company office within the Specific Plan No. 18 (SP-18) zone. The Board found that the use was similar to office and service businesses permitted in the zone.
Staff have identified that the current unclassified use process creates an issue with applicability and full transparency. These classification of use approvals do not include an amendment to the Code to list the newly approved use in the specified chapter of the zone. This creates areas of confusion as the public cannot review these determinations unless they contact the Planning Division for questions or records. Additionally, these past determinations technically cannot be used for future requests as they were never formally codified and, at times, were determined to be site specific. As a result, Staff was advised to eliminate the chapter and codify former determinations which would ensure consistency throughout the Code. The proposed changes in this MCTA are in line with direction received from the City Attorney.
The proposed amendment will eliminate the Unclassified Uses Chapter, but there would still be a process by which to address uses that are not included in the Code. Under the current Code, there are certain zones/chapters that allow the Director of Community Development to determine if a use is similar to other uses in the Code, pursuant to Chapter 18.192 (Unclassified Uses Chapter). Since Chapter 18.192 is being eliminated, the reference to the Chapter would be removed from those sections of the Code that already permit the Director to make the determination. The Director’s authority to make these determinations would be added to the remaining chapters were applicable and would replace where Chapter 18.192 is referenced. The
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Director will consider whether the proposed use is similar or closely related to that of an already listed use in the zone. In the case the Director determines the use to be similar and not more obnoxious or detrimental to the public health, safety and welfare, the Director can deem the use to have the same applicability and application process as the similar listed use.
It’s important to note that the determination authority given to the Director will be solely for uses that are clearly similar to existing uses and would operate in the overall same manner as the existing use. An example of this process would be if a business owner proposes opening a head spa in the Commercial Neighborhood (C-N) zone. Head spas commonly provide specialized scalp treatments with hydration and steam therapy technology. The zone currently permits “Convenience goods and service businesses, including such retail uses as food markets, pharmacies and liquor stores; and including such service businesses as barber and beauty shops, cleaners/laundries, small appliance repair service businesses, swimming pool supply businesses, mobile home parts and sales, electrical equipment sales and services and similar uses”. The Director can informally determine whether the head spa is similar or closely related to that of a service use, such as a barber and beauty shop. This would allow the business to operate by right, provided that all required approvals are obtained with the appropriate business license issuance.
In the case that it is determined the use is not similar or related to an already listed use within the zone, the request would be denied by the Director. At that point, the applicant would have the option to submit an appeal to be heard by the Planning Commission in accordance with Chapter
18.212 Appeal Procedures.
Another process by which uses can be introduced into the Code would be a Municipal Code Text Amendment (MCTA). This would be applicable when uses are not approved by the Director or the Planning Commission on appeal, or it’s a completely new use that is not listed in the respective zoning chapters, nor is it similar to an existing use. This process includes a separate application and process that would be discussed and considered by both the Planning Commission and City Council. Planning Commission would review the request as a public hearing item and ultimately provide a recommendation to the City Council, who would make the final decision on either allowing the use by right, conditionally allowing the use or denying the use for the requested zone(s). This process ensures that the City Council is the final authority reviewing changes to the Code and new allowances in certain zones. Staff would like to note that this MCTA does not propose any changs to the MCTA process or procedures.
Associated Code Clean-up Items
Several sections of Title 18 reference Chapter 18.192 and must be revised to maintain consistency throughout the Code following its removal. The proposed changes include listing the new review authority of the Director of Community Development, removal of references to Chapter 18.192, and added language clarifying the appeal process if a request is denied.
Resolution PC-1700 (Attachment 1) further outlines the proposed revisions to the Code text.
Codification of Formerly Approved Classification Requests Since the adoption of Chapter 18.192, records show that the City has approved ninety-two (92) separate requests. Staff compiled records of these approvals in the form of a detailed records table as provided in Attachment 2. The table is organized by zone and includes a column with Staff notes and final recommendations, as implemented by this amendment, with further explanation. To summarize, each approval is assigned to one of five recommendations by Staff.
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For the Meeting of April 16, 2026
The diagram below summarizes the allocation of the total number of approvals and Staff recommendations:
Figure 1: Diagram of Staff Recommendations
The diagram above shows that most determinations (66) do not require any further action, as their uses have been addressed in one of the following ways:
• The use has been codified or addressed since their approvals through different text amendments.
• The zone no longer exists and new designation addresses use, such as rezoned Downtown Specific Plan (DTSP) designations.
• The approved use did not include a specific address and the previous zone no longer exists.
• The use now has a separate process or procedure (i.e. home occupation, animal keeping, temporary use, etc.).
• The approval is now null and void as determination was contingent upon specific address • The use is obsolete and not recommended for codification by Staff.
The diagram shows that a total of twenty (20 (14+6)) determinations are recommended to be codified as either permitted by right, permitted as an accessory use or conditionally permitted.
These recommendations generally follow the action taken by the DPRB or Planning Commission at the time of approval. The table below lists these uses with Staff recommendation as included in the resolution and comprehensive records table (Attachments 1 & 2):
No. Use Zone Staff Recommendation
1 Pet Grooming Services CH Permit by right
2 Neighborhood Financial Institution CN Permit by right 3 Montessori School CN CUP
4 Metal Fabrication M-1 Permit by right
5 Emergency Ambulance Facility M-1 CUP
6 Photography Studio M-1 Permit by right
7 Performing Arts/Dance Studio M-1 Permit by right (max. 4,500 sq. ft.) 8 Motorcycle Sales M-1 Permit as accessory
9 Wholesaling of All-Terrain Vehicles M-1 Permit by right 10 Personal Training M-1 Permit by right (max. 4,500 sq. ft.) Classfication
Approvals (92)
No Action
Needed (66)
Codify as
Permitted or
Accessory (14)
Codify as CUP (6)
To be Addressed
in MCTA 25-02 as
MCUP (4)
Clarify Language
(2)
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11 Children’s Gymnasium M-1 Permit by right (max. 4,500 sq. ft.) 12 Assisted Living, Skilled Nursing Facility
and Alzheimer’s Care AP CUP
13 Congregate Living Health Facility for
Inpatient Medical Rehab Care AP CUP
14 Acupressure SP-2 Permit by right
15 Childcare Center SP-2 CUP
16 Limited Classroom in Association with
Office
SP-18, Area
2 Permit by right
17 Specialty Alcohol Beverage Retailer
SP-20, Area
II CUP
18 Accessory Residential Caretaker Unit SP-25 Permit as accessory 19 Filling of CO2 Bottles CG-4 Permit by right
20 Karate Studio AP & CH Permit by right
Figure 2: Table of Uses to be Codified
There are four (4) previously approved classification requests that Staff believes should be reassigned to Minor Conditional Use Permits (MCUP). These uses may have a less then significant impact on the surrounding neighborhood; therefore, a Director’s review, as opposed to a public hearing before the Planning Commission, would be appropriate. The codification of these use determinations will not be addressed through this action, but rather, through the accompanying MCTA for the MCUP process and procedures (MCTA 25-02). That report will further describe and explain these amendment items.
Lastly, Staff recommends that the two (2) remaining approved determinations just include clarified language in the permitted uses sections of the Light Manufacturing (M-1) and Specific Plan No. 18 (SP-18) zones. The M-1 zone will be revised to note that vocational schools are permitted alongside training centers except for massage and card handling trades. The SP-18 zone will include language to clarify that financial planning businesses would be permitted alongside banks, savings and loan associations, credit union and financial institutions. This reduces confusion and ensures compatibility with the language used in the approved determinations as described in Attachment 1.
ALTERNATIVES
There are no alternatives proposed for this request; however, the Planning Commission may recommend changes to the proposed amendment.
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.
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For the Meeting of April 16, 2026
Respectfully submitted,
Yasmin Dabbous
Assistant Planner
Attachments:
1. Resolution PC-1700
2. Classification of Use Record Table
3. Example Classification of Use Determination (DPRB Case No. 95-07)
4. Example Classification of Use Determination (DPRB Case No. 01-44)
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).
WHEREAS, an Amendment to the San Dimas Municipal Code has been duly initiated by the City of San Dimas; and
WHEREAS, the Amendment is described as Municipal Code Text Amendment 25-06, an Amendment to Title 18 Zoning, to eliminate Chapter 18.192 Unclassified Uses from the Code and associated clean-up items to codify prior classified uses; and WHEREAS, the Amendment would affect the area City wide; and WHEREAS, notice was duly given of the public hearing on the matter and that 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 have been met for the consideration of whether the project will have a significant effect on the environment. It has been determined that this action is not a project under CEQA, as there will be no direct physical or reasonably foreseeable indirect physical change to the environment under Section 15061(B)(3).
NOW, THEREFORE, in consideration of the evidence received at the hearing, and for the reasons discussed by the Commissioners at the hearing, the Planning Commission now finds as follows:
A. The proposed Municipal Code Text Amendment will not adversely affect adjoining property as to value, precedent or be detrimental to the area.
The proposed Municipal Code Text Amendment is intended to remove the Unclassified Uses process and procedures chapter to provide clarity within the Code and ensure adherence with the legal advice of the City Attorney. Additionally, the amendment serves to further codify prior approval determinations within specified zones for consistency and transparency. All existing businesses that have obtained past classification approval are permitted to continue operation, ensuring this amendment does not adversely affect adjoining property value, precedent or be detrimental to the community. The codification of these uses further establishes an ongoing precedent for future businesses joining the community.
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Municipal Code Text Amendment 25-06 Page 2
B. The proposed Municipal Code Text Amendment will further the public health, safety and general welfare.
The proposed Municipal Code Amendment advances the general welfare of San Dimas residents and businesses by continuing to allow for new uses to be approved through similar determinations, while allowing the previously approved determinations to remain. This will further the general welfare of the community by removing a process that did not codify approvals and created confusion for Staff and the general public as these uses were not incorporated in the City’s Municipal Code. Removing the outdated processes and procedures allows for consistency with Chapter 18.208 Zone Changes and Amendments and creates greater transparency.
C. The proposed Municipal Code Text Amendment is consistent with General Plan and applicable Zoning.
The proposed Municipal Code Text Amendment will be consistent with the General Plan and applicable Zoning by further enhancing general procedures and regulatory processes regarding requests for new uses in commercial and industrial zones. The proposed amendment complies with the objectives of the General Plan Land Use Element by providing for well-planned communities. The elimination of Chapter 18.192 Unclassified Use and associated clean up items reduces confusion and inconsistencies with various other sections within the Code.
NOW, THEREFORE, BE IT FURTHER RESOLVED, PURSUANT TO THE ABOVE FINDINGS, that the Planning Commission recommends to the City Council approval of Municipal Code Text Amendment 25-06 as set forth in attached Exhibit A:
PASSED, APPROVED and ADOPTED, the 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 Management Analyst
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Municipal Code Text Amendment 25-06 Page 3
Exhibit A
*New text changes are in Blue and Underlined
*Deleted text is in Red and Strikethrough
SECTION 1. Chapter 18.192 is hereby deleted in its entirety:
Chapter 18.192. UNCLASSIFIED USES
§ 18.192.010. Purpose.
It is recognized that in the development of a comprehensive zoning ordinance not all uses of land can be listed nor can all future uses be anticipated, or a use may have been omitted from the list of those specified as permissible in the various zones, or ambiguity may arise concerning the appropriate classification of a particular use within the meaning and intent of this title.
Such unlisted uses are sometimes referred to in this title as "unclassified uses." § 18.192.020. Approval of unclassified uses.
In addition to the permitted uses listed in each zone, presently unlisted uses may be permitted in the zone when approved in accordance with the provisions of this chapter. The term "permitted uses" includes "conditionally permitted uses." § 18.192.030. Procedure for approval.
Any person seeking to establish an unclassified use as a permitted use in any commercial or industrial zone may submit a request for determination to the planning commission. After receipt of the request, at the next succeeding meeting of the commission for which notice can be given, the commission shall hold a public hearing upon the request. Notice of the time and place of the hearing shall be given in writing to the applicant and shall be posted in at least three public places. The commission may give such additional notice as it deems appropriate. The granting of an unclassified use shall not become effective until one day after the next regular city council meeting, but in no event shall it become effective before the twenty days after the planning commission's decision. The decision of the planning commission may be appealed to the city council in accordance with the provisions of Chapter 18.212. § 18.192.040. Findings.
Any unclassified use may be permitted where it is determined similar to the other permitted uses in the zone and not more obnoxious or detrimental to the public health, safety and welfare than such other permitted uses. Such a determination may be made where the approving body finds that all of the following conditions exist:
A. That the subject use and its operation is consistent with the goals and objectives of the general plan;
B. That the subject use and its operation is consistent with the purposes and intent of the zone in which the use is proposed to be located;
C. That the subject use and its operation is a compatible use in all areas of the city where the zoning is applied;
D. That the subject use is similar to one or more uses permitted in the zone within which it is proposed to be located. A use shall be deemed to be similar only where the size, scale, design and impact of the uses are comparable. A use shall not be deemed to be similar when the operation of the use involves greater impacts in terms of traffic, parking, noise, glare, odor, refuse or other environmental considerations; generates greater demand for public services; does not have comparable hours of operation; is
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Municipal Code Text Amendment 25-06 Page 4
significantly more intensive in the number of employees, patrons and other users of the facility; and is not complementary to other uses in the zone; E. That the subject use and its operation will not adversely affect other permitted uses in the zone within which the use is proposed to be located; F. That the subject use will be so designed, located and operated that the public health, safety and general welfare will be protected.
SECTION 2. Section 18.24.020 is hereby amended to read as follows:
§ 18.24.020. Uses permitted.
A. Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses, plus such other uses as the commission director of community development may deem, pursuant to the provisions of Chapter 18.192, to be similar and not more obnoxious or detrimental to the public health, safety and welfare. All uses shall be subject to the property development standards in Section 18.24.040.
SECTION 3. Section 18.48.020 is hereby amended to read as follows:
§ 18.48.020. Uses permitted.
Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the uses enumerated below, other than those uses the commission director of community development may deem to be similar and not detrimental to the public health, safety and welfare. pursuant to the provisions of Chapter 18.192 of this title. All uses shall be subject to the property development standards in Section 18.48.040.
SECTION 4. Section 18.64.020 is hereby amended to read as follows:
§ 18.64.020. Uses permitted.
A. Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses, plus such other uses as the commission director of community development may deem, pursuant to the provisions of Chapter 18.192, to be similar and not more obnoxious or detrimental to the public health, safety and welfare. All uses shall be subject to the property development standards in Section 18.64.040.
SECTION 5. Section 18.92.020 is hereby amended to read as follows:
§ 18.92.020. Permitted uses.
A. Generally. Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses, plus such other uses as the director of community development determines to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings set forth in Section 18.192.040 of this title. The determination of the director may be appealed to the planning commission and, thereafter, the city council pursuant to Chapter 18.212 of this title. All uses shall be subject to the property development standards in Section 18.92.050. All uses and storage shall be conducted within a totally enclosed building with the exception of nursery stock, automobile display, commercial recreational facilities and those uses permitted by conditional use permit.
B. …
7. Pet grooming services with accessory retail sales, provided that overnight boarding is prohibited.
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Municipal Code Text Amendment 25-06 Page 5
SECTION 6. Section 18.92.040 is hereby amended to read as follows:
§ 18.92.040. Prohibited uses.
…
F. Other uses which are inconsistent with the intent and provisions of the zone, as determined by the director of community development., in accordance with Section
18.192.040. The determination of the director of community development may be appealed to the planning commission and thereafter the city council in accordance with Chapter 18.212 of this title.
SECTION 7. Section 18.96.020 is hereby amended to read as follows:
§ 18.96.020. Uses permitted.
A. Generally. Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses, plus such other uses as the director of community development determines to be similar and not more obnoxious or detrimental to the public health, safety and welfare., in accordance with the findings set forth in Section 18.192.040 of this title. The determination of the director may be appealed to the planning commission and thereafter the city council pursuant to Chapter 18.212 of this title. All uses shall be subject to the property development standards in Section 18.96.050. All uses and storage shall be conducted within a totally enclosed building with the exception of nursery stock and incidental goods and merchandise displays subject to prior written approval by the director of community development.
B. …
8. Neighborhood financial institutions, including banks, savings and loan associations, and credit unions.
SECTION 8. Section 18.96.030 is hereby amended to read as follows:
§ 18.96.030. Conditional uses.
The following uses may be permitted provided that a conditional use permit is granted for any such use in accordance with Chapter 18.200 of this title:
…
H. Childcare centers.
SECTION 9. Section 18.96.040 is hereby amended to read as follows:
§ 18.96.040. Prohibited uses.
…
G. Other uses determined to be inconsistent with the intent and provisions of the zone, as determined by the director of community development., in accordance with Section 18.192.040. The determination of the director of community development may be appealed to the planning commission and thereafter the city council in accordance with Chapter 18.212 of this title.
SECTION 10. Section 18.122.020 is hereby amended to read as follows:
§ 18.122.020. Uses permitted.
Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered, or enlarged only for the following uses, plus other uses as deemed, pursuant to Chapter 18.192 of this title, to be similar and not more obnoxious or detrimental to the public health, safety and welfare by the director of community development. All uses shall be subject to the property development standards in Section 18.122.050 of this chapter.
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SECTION 11. Section 18.124.020 is hereby amended to read as follows:
§ 18.124.020. Uses permitted.
Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses, other than those uses the commission director of community development may deem, pursuant to the provisions of Chapter
18.192, to be similar and not more detrimental to the public health, safety and welfare. All uses shall be subject to the property development standards of Section 18.124.040.
SECTION 12. Section 18.128.030 is hereby amended to read as follows:
§ 18.128.030. Uses permitted.
Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for those uses enumerated in this article, plus other uses as the commission director of community development may deem, pursuant to Chapter
18.192, to be similar and not more obnoxious or detrimental to the public health, safety and welfare than said enumerated uses. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit. Outside storage is exempt from conditional use requirements provided that outdoor storage is maintained in accordance with the development standards set forth in Section 18.128.050.
SECTION 13. Section 18.128.080 is hereby amended to read as follows:
§ 18.128.080. Uses permitted.
Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for those uses enumerated in this article, plus other uses as the commission director of community development may deem, pursuant to Chapter
18.192, to be similar and not more obnoxious or detrimental to the public health, safety and welfare than said enumerated uses. All uses shall be subject to the development standards set forth in Section 18.128.110. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit. Outside storage is exempt from conditional use requirements provided that outdoor storage is maintained in accordance with the development standards set forth in Section 18.128.110.
…
N. Fabrication.
1…
3. Auto trailer, camper, and mobile home manufacture.;
4. Fabrication of metal for aluminum and steel culvert pipes.
Q. Other.
11. Vocational schools and Ttraining centers, industrial, provided such uses exclude massage and card handling trades;
12….
13. Athletic supply.;
14. Photography studio;
15. Studio (including but not limited to art, dance, gymnastics, martial arts, music, personal training, Pilates, yoga, and other similar instructional-based uses) with no more than 4,500 square feet of total floor area;
16. Gyms and fitness facilities with no more than 4,500 square feet of total floor area;
17.Children’s gymnasium with no more than 4,500 square feet of total floor area;
18. Wholesaling of All-Terrain Vehicles, provided such uses do not include exterior displays of merchandise or test drives on-site.
R. …
S. Accessory motorcycle sales (new or used), provided such uses have no more than five motorcycles on-site.
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SECTION 14. Section 18.128.090 is hereby amended to read as follows:
§ 18.128.090. Conditional uses.
The following uses, in addition to those uses permitted in the I-P zone pursuant to a conditional use permit, may be permitted subject to a conditional use permit pursuant to Chapter
18.200:
…
R. Tasting rooms providing on-site alcoholic beverage tastings and the sale of alcoholic beverages for off-site consumption provided that the alcoholic beverage is produced on the premises. Tasting rooms may include other ancillary activities to the tastings such as food trucks and live entertainment, provided that all uses are secondary and incidental to the manufacturing component and that, prior to their commencement, a site plan approval by the planning division is obtained for any outdoor activities and a live entertainment permit from the license and permit hearing board is obtained for any live entertainment.
Parking for such uses shall comply with the provisions of Chapter 18.156 or the business owner shall be required to demonstrate that the hours of the tasting room will not conflict with the other businesses on site to the satisfaction of the planning commission.; S. Ambulance services.
SECTION 15. Section 18.132.020 is hereby amended to read as follows:
§ 18.132.020. Permitted uses.
A. Generally. Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses, plus such other uses as the director of community development determines to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings set forth in Section 18.192.040 of this title. The determination of the director may be appealed to the planning commission and thereafter the city council pursuant to Chapter 18.212 of this title. All uses and storage shall be conducted within a totally enclosed building except for outdoor storage which is accessory to a permitted or conditional use and screened from view from the public right-of-way.
SECTION 16. Section 18.132.040 is hereby amended to read as follows:
§ 18.132.040. Joint uses.
A. The director of community development may approve ancillary or incidental uses to be established on properties used for public/semipublic purposes subject to conditions, including but not limited to conditions which regulate the nature, operation, frequency, or duration of the joint use. The following uses may be allowed, plus such other uses as the director of community development determines to be similar and not more obnoxious or detrimental to the public health, safety and welfare., in accordance with the findings set forth in Section 18.192.040 of this title. The determination of the director may be appealed to the planning commission and thereafter the city council pursuant to Chapter 18.212 of this title.
SECTION 17. Section 18.136.020 is hereby amended to read as follows:
§ 18.136.020. Uses permitted.
A. Generally. Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses, plus such other uses as the director of community development determines to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings set forth in Section 18.192.040. The determination of
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the director may be appealed to the planning commission and thereafter the city council pursuant to Chapter 18.212 of this title. All uses shall be subject to the property development standards in Section 18.136.050. All uses and storage shall be conducted within a totally enclosed building with the exception of public utilities substations.
B. Specifically.
1….
…
10. Karate studios.
SECTION 18. Section 18.136.030 is hereby amended to read as follows:
§ 18.136.030. Conditional uses.
The following uses may be permitted subject to a conditional use permit pursuant to Chapter 18.200 of this title:
A. …
Q. Conversion of structures originally designed as a residence into an office or business use.;
R. Congregate living health facility for inpatient medical rehabilitation care, provided such uses do not exceed fifteen (15) beds;
S. Senior care facility providing assisted living, skilled nursing and specialized Alzheimer’s services.
SECTION 19. Section 18.136.040 is hereby amended to read as follows:
§ 18.136.040. Prohibited uses.
…
J. Other uses which are inconsistent with the intent and provisions of this zone, as determined by the director of community development, in accordance with Section
18.192.040. The determination of the director of community development may be appealed to the planning commission and thereafter the city council in accordance with Chapter 18.212 of this title.
SECTION 20. Section 18.140.090 is hereby amended to read as follows:
§ 18.140.090. Uses in specific plan areas.
Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the permitted and conditionally permitted uses described in each area, plus such other uses as the director of community development determines to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings set forth in Section 18.192.040. The determination of the director may be appealed to the planning commission and, thereafter, the city council, pursuant to Chapter 18.212 of this title. Conditional uses shall be subject to Chapter 18.200 of this title. All uses shall be subject to the property development standards in Section 18.140.100, and shall be located only where designated on the specific plan map (Exhibit A) found at the end of this chapter. All uses and storage shall be conducted within a totally enclosed building with the exception of nursery stock or unless permitted as a conditional use in this zone by conditional use permit pursuant to Chapter 18.200. Uses made nonconforming by the adoption of the ordinance codified in this chapter, or any amendment thereto, may be continued in accordance with Section
18.204.170, provided that there shall be no expansion or change of an existing use that is nonconforming to another nonconforming use, and there shall be no expansion, change or alteration of any building or structure that is nonconforming on the subject property.
A. Area 3—Mixed Use….
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5. Other Uses. Other similar permitted and conditional uses determined by the director of community development to be similar and not more obnoxious or detrimental to the public health, safety and welfare., in accordance with the findings as set forth in section 18.192.040 of this title.
The determination of the director may be appealed to the planning commission and, thereafter, the city council in accordance with Chapter 18.212 of this title. …
B. Area 4—Commercial/Light Industrial….
1. Permitted Uses.
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c. Other similar uses determined by the director of community development to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings as set forth in Section 18.192.040. The determination of the director may be appealed to the planning commission and, thereafter, the city council in accordance with Chapter
18.212 of this title;
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f. Accessory massage permitted with the following primary businesses: athletic club, day spa, beauty salon, barbershop and similar uses.;
g. Filling of carbon dioxide bottles.
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3. Prohibited Uses.
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h. Other uses inconsistent with the intent and provisions of this zone, as determined by the director of community development, in accordance with Section 18.192.040. The determination of the director of community development may be appealed to the planning commission and, thereafter, the city council in accordance with Chapter 18.212 of this title.
SECTION 21. Section 18.500.040 is hereby amended to read as follows:
§ 18.500.040. Permitted uses.
A. Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the following uses, plus such other uses as the director of community development determines to be similar and not more obnoxious or detrimental to the public health, safety and general welfare, in accordance with the findings set forth in Section 18.192.040 of this title. …
D. Commercial Uses. The following uses are permitted in areas designated "commercial" on Exhibit A, set out at the end of this chapter:
1. Those uses listed as permitted uses in the C-N, A-P and C-H zones, with the exception of fortunetelling.;
2. Acupressure.
SECTION 22. Section 18.500.050 is hereby amended to read as follows:
§ 18.500.050. Conditional uses.
The following uses may be permitted in areas designated "commercial" on Exhibit A, set out at the end of this chapter, subject to a conditional use permit pursuant to Chapter 18.200 of this title.
A….
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K. Thrift stores.;
L. Childcare centers.
SECTION 23. Section 18.514.060 is hereby amended to read as follows:
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§ 18.514.080. Area Four – Highway retail.
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C. …
4. Other uses which are consistent with the intent and provisions of the specific plan, as determined by the director of community development, in accordance with Section
18.192.040. The determination of the director of community development may be appealed to the planning commission and thereafter to the city council in accordance with Chapter 18.212 of this title.
D. …
13. Other uses which are consistent with the intent and provisions of the specific plan, as determined by the director of community development, in accordance with Section
18.192.040. The determination of the director of community development may be appealed to the planning commission and thereafter to the city council in accordance with Chapter 18.212 of this title.
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15. Other uses which are inconsistent with the intent and provisions of the zone, as determined by the director of community development, in accordance with Section
18.192.040. The determination of the director of community development may be appealed to the planning commission and thereafter the city council in accordance with Chapter 18.212 of this title.
SECTION 24. Section 18.528.050 is hereby amended to read as follows:
§ 18.528.050. Area I – Service station use.
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C…
9. Other uses inconsistent with the intent and provisions of this zone, as determined by the director of community development, in accordance with Section 18.192.040. The determination of the director of community development may be appealed to the city planning commission and, thereafter, the city council in accordance with Chapter 18.192
18.212 of this title.
SECTION 25. Section 18.530.060 is hereby amended to read as follows:
§ 18.530.060. Permitted uses.
Permitted uses in area I of Specific Plan No. 18 are as follows:
A….
H. Financial institutions, including banks, savings and loan associations, financial planning and credit unions;
SECTION 26. Section 18.530.100 is hereby amended to read as follows:
§ 18.530.100. Permitted uses.
Permitted uses in area II of Specific Plan No. 18 are as follows:
M. Accessory massage permitted with the following primary businesses: medical doctor's office and similar uses.;
N. Limited classroom, in association with an office, similar to on-site administrative training and meeting rooms, provided such uses do not exceed ten percent of total floor area.
SECTION 27. Section 18.530.120 is hereby amended to read as follows:
§ 18.530.120. Prohibited uses.
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G. Other uses inconsistent with the intent and provisions of this zone, as determined by the director of community development, in accordance with Section 18.192.040. The
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determination of the director of community development may be appealed to the planning commission and thereafter, the city council in accordance with Chapter 18.192 18.212.
SECTION 28. Section 18.532.070 is hereby amended to read as follows:
§ 18.532.070. Uses Permitted.
Buildings, structures, and land shall be used and buildings and structures shall hereafter be erected, structurally altered, or enlarged only for the following uses, plus such other uses as the director or community development determines to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings set forth in Section 18.192.040. The determination of the director may be appealed to the planning commission and, thereafter the city council pursuant to Chapter 18.192 18.212. All uses and storage shall be conducted within a totally enclosed building.
SECTION 29. Section 18.532.230 is hereby amended to read as follows:
§ 18.532.230. Uses permitted - Generally.
Buildings, structures and land shall hereafter be erected, structurally altered or enlarged only for the following uses, plus other uses as the director of community development determines to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings set forth in Section 18.192.040. The determination of the director may be appealed to the planning commission and, thereafter, the city council pursuant to Chapter
18.192 18.212. All uses and storage shall be conducted within a totally enclosed building unless otherwise permitted.
SECTION 30. Section 18.532.240 is hereby amended to read as follows:
§ 18.532.240. Permitted uses.
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O. Other uses which are consistent with the intent and provisions of the specific plan, as determined by the director of community development, in accordance with Section
18.192.040. The determination of the director of community development may be appealed to the planning commission and thereafter to the city council in accordance with Chapter 18.212 of this accordance with Chapter 18.212 of this title.
SECTION 31. Section 18.532.250 is hereby amended to read as follows:
§ 18.532.250. Conditional uses.
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E. Specialty alcohol beverage retailer with no less than 15,000 square feet of total floor area.
E. F. On-sale sale of alcohol beverages, provided that such use is secondary and incidental to a permitted use;
F. G. On-site brewing and service of beer produced on the premises, provided that such use is secondary and incidental to a restaurant. The brewing component shall be limited to a maximum production of five thousand barrels per year unless an increased production volume is granted by the planning commission to support the commercial business after finding that the production volume and operations are compatible with the subject site and its surroundings during review of the conditional use permit; G. H. Health/exercise club to include, but not be limited to, uses such as: personal trainers, pilates, and yoga;
H. I. Recreational entertainment to include, but not be limited to, uses such as: inflatable jumper facilities and laser tag;
I. J. Instructional physical activities to include, but not be limited to, uses such as dance studio, martial arts studio, and trampoline;
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J. K. Thrift stores;
K. L. Hotels and motels, including retail establishments as part of a hotel or motel complex; L. M. Other uses which are consistent with the intent and provisions of the specific plan, as determined by the director of community development, in accordance with Section
18.192.040. The determination of the director of community development may be appealed to the planning commission and thereafter to the city council in accordance with Chapter 18.212 of this title.
SECTION 32. Section 18.532.260 is hereby amended to read as follows:
§ 18.532.260. Prohibited uses.
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S. Other uses which are inconsistent with the intent and provisions of the zone, as determined by the director of community development, in accordance with Section
18.192.040. The determination of the director of community development may be appealed to the planning commission and thereafter the city council in accordance with Chapter 18.212 of this title.
SECTION 33. Section 18.534.160 is hereby amended to read as follows:
§ 18.534.160. Permitted uses.
B. Buildings, structures and land shall be used, and buildings and structures shall hereafter be erected, structurally altered or enlarged only for those uses enumerated in this section as well as those uses the commission director of community development may deem to be similar and not more obnoxious or detrimental to the public health, safety and welfare than the enumerated uses. The determination of the director of community development may be appealed to the city planning commission and, thereafter, the city council in accordance with Chapter 18.212 of this title. All uses shall be subject to the development standards set forth in this chapter. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit.
C. …
D. Other similar uses which the planning commission finds compatible with the permitted uses described in this section, consistent with the purpose and intent of the district and not of a type to affect adversely the use of adjoining properties. Application for determination of similar uses shall be made in writing to the director of community development and shall include a detailed description of the proposed use, reasons for justification and such other information as may be required by the planning commission to facilitate the determination.
SECTION 34. Section 18.538.040 is hereby amended to read as follows:
§ 18.538.040. General provisions.
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G. Any land use designation, permitted use, or conditionally permitted use not specifically provided by Specific Plan No. 23 shall not be permitted without a determination of use by the approving body pursuant to provisions of Chapter 18.192 of this title unless as determined by the director of community development. The determination of the director of community development may be appealed to the city planning commission and, thereafter, the city council in accordance with Chapter 18.212 of this title.
SECTION 35. Section 18.538.110 is hereby amended to read as follows:
§ 18.538.110. Planning area I – Mixed use – Residential/Industrial.
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Buildings, structures, and land shall be used, and buildings and structures shall be altered or enlarged only for those uses specified herein. In addition, those uses the approving body director of community development may deem as similar but not more obnoxious or detrimental to the public health, safety and general welfare as those listed below may be permitted pursuant to the provisions of Chapter 18.12 of this title. All uses shall be conducted within a totally enclosed building, except as permitted by a conditional use permit.
SECTION 36. Section 18.540.040 is hereby amended to read as follows:
§ 18.540.040. General notes.
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G. Any permitted uses or conditionally permitted use not specifically provided by the San Dimas Specific plan No. 24 shall not be permitted without a determination of use unless determined otherwise by the director of community development pursuant to provisions of Chapter 18.12 of this title; and
SECTION 37. Section 18.542.140 is hereby amended to read as follows:
§ 18.542.140. Accessory uses.
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F. Other uses similar to those stated which the director of community development finds consistent with the spirit and intent of this specific plan. Residential caretaker unit, provided such use is established on property with a minimum size of twenty acres, does not exceed 2,000 square feet in total floor area and is limited to occupancy by the property owner or employee of the property owner;
G. Other uses similar to those stated which the director of community development finds consistent with the spirit and intent of this specific plan.
SECTION 38. Section 18.544.040 is hereby amended to read as follows:
§ 18.544.040. General notes.
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G. Any permitted use or conditionally permitted use not specifically provided by the San Dimas Specific Plan No. 26 shall not be permitted without a determination of use unless determined otherwise by the Community Development Department director of community development; and
SECTION 39. Section 18.544.110 is hereby amended to read as follows:
§ 18.544.110. Permitted uses.
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E. Other Uses. Other similar permitted and conditional uses determined by the director of community development to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings as set forth in Section
18.192.040 of this title. The determination of the director may be appealed to the planning commission and, thereafter, the city council in accordance with Chapter 18.212 of this title.
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
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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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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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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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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
City Council Meeting
June 9, 2026
Municpal Code Text Amendment (MCTA) 25-06
Amending the San Dimas Municipal Code, Title 18 Zoning, to Eliminate Chapter
18.192 Unclassified Uses and to Codify Formerly Approved Unclassified Use Determinations within their Respective Zones.
This Project is Exempt from the California Environmental Quality Act Guidelines under Section 15061(b)(3).
1
Background
• Chapter 18.192 outlines processes/procedures for requests to establish unclassified uses as permitted or conditionally permitted in commercial or industrial zones.
• Not all land uses can be listed.
• Some uses may be omitted.
• Not all future uses can be anticipated.
• Ambiguity may arise about the appropriate classification of a use. 2
Analysis
• Issues & Concerns:
• Current process does not amend the Code to add the approved use. • Determinations are only stored in a binder at Planning Division counter. • The public can't view determinations in the Municipal Code. • Consistency and full transparency.
• Past determinations technically can't be used for future requests. They were never formally codified, and some were site specific. 3
Analysis
4 Classfication
Approvals (92)
No Action
Needed (66)
Codify as
Permitted or
Accessory (14)
Codify as CUP (6)
To be Addressed
in MCTA 25-02
as MCUP (4)
Clarify Language
(2)
Analysis
5 No. Use Zone Staff Recommendation
1 Pet Grooming Sevices CH Permit by right
2 Neighborhood Financial Institution CN Permit by right 3 Montessori School CN CUP
4 Metal Fabrication M-1 Permit by right
5 Emergency Ambulance Facility M-1 CUP
6 Photography Studio M-1 Permit by right
7 Performing Arts/Dance Studio M-1 Permit by right (max. 4,500 square feet) 8 Motorcycle Sales M-1 Permit as accessory
9 Wholesaling of All-Terrain Vehicles M-1 Permit by right 10 Personal Training M-1 Permit by right (max. 4,500 square feet) 11 Children’s Gymnasium M-1 Permit by right (max. 4,500 square feet) 12 Assisted Living, Skilled Nursing Facility and
Alzheimer’s Care
AP
CUP
13 Congregate Living Health Facility for Inpatient
Medical Rehab Care
AP
CUP
14 Acupressure SP-2 Permit by right
15 Chilcare Center SP-2 CUP
16 Limited Classroom in Association with Office
SP-18, Area 2
Permit by right
17 Speciality Alchol Beverage Retailer SP-20, Area II CUP 18 Accessory Residential Caretaker Unit SP-25 Permit as accessory 19 Filling of CO2 Bottles CG-4 Permit by right
20 Karate Studio AP & CH Permit by right
Analysis
6 Proposed Process
APPLICANT
PROPOSES
UNCLASSIFIED
USE
Director of Community
Development
informally considers
request
APPROVES REQUEST DENIES REQUEST
Applicant follows
application process
of similar use
(MCUP, CUP, etc.)
Applicant can file
appeal to Planning
Commission or
submit MCTA
application
Recommendation
Staff and the Planning Commission recommend that the City Council:
• Ready by title and introduce Ordinance 1338; and
• Find that this Project is Exempt from the California Environmental Quality Act (CEQA) Guidelines under Section 15061(b)(3). 7
Analysis
Current Process
8 Applicant
submits Classification of Use
application
Planning
Commission
formally considers
request
APPROVES REQUEST DENIES REQUEST
Applicant follows
application process
of similar use
(MCUP, CUP, etc.)
Applicant can file
appeal to City
Council
Proposed Process
APPLICANT
PROPOSES
UNCLASSIFIED USE
Director of
Community
Development
informally
considers request
APPROVES REQUEST DENIES REQUEST
Applicant follows
application process
of similar use
(MCUP, CUP, etc.)
Applicant can file
appeal to Planning
Commission; submit
MCTA application
APPLICANT
PROPOSES
UNCLASSIFIED USE
Background
9 Action Date Ordinance No. Item
Adopted 1961 No. 37 Chapter adopted in original Zoning Code Amended 1970 No. 276 Established findings for approval
Amended 1980 No. 722 Added procedural timelines and additional findings for approval
Amended 2007 No. 1170 Reassigned review authority from DPRB to the PC