Agenda packet — San Dimas City Council, August 11, 2026 (part 2 of 2)

IV. END-USER FEES
The Contractor will charge customers (end-users) fees as provided by the Operator as specified in Appendix A for transactions. The end user fees may be paid in part or fully by the Operator and may be retained in part or fully by the Contractor per the terms in Appendix A.

In subsequent years, or as new features are added or the model of the service evolves, the fee structure may change to accommodate those new features and models. The Contractor will notify the Operator 45 (forty-five) days prior to any anticipated changes in fees. Any additional features would be optional if there are new fees involved, and either the Operator or customers may opt out of these features.

All personal and financial data must be managed in compliance with standards set forth by the Payment Card Industry Data Security Standards (PCI compliancy).

V. TERM
This Agreement shall enter in force upon its execution by both Parties and is entered into for three (3) years, but no less than one (1) year. This Agreement can be terminated by Operator for any reason at any time by Operator providing thirty (30) days written notice to Contractor. The Contract will automatically be extended for one year at a time after the initial period, always subject to the same termination clause contained herein Section V. Term.

Notwithstanding the above, either Party may cancel the Agreement at any time if the other Party is in serious breach of this Contract and will not correct the situation within 30 days of having been informed about it in writing by the other Party.

VI. MISCELLANEOUS

6.1 Indemnification. The Contractor shall defend (with legal counsel satisfactory to the Operator), indemnify and hold the Operator, its elected officials, agents and employees harmless from and against all liabilities, obligations, fines, claims, damages, penalties, lawsuits, governmental proceedings, judgments, costs and expenses (including, without limitation, all attorneys’ fees, costs and expenses of litigation):
• Arising out of any negligent act or omission of Contractor, its directors, officers, Contractors, agents and/or employees in connection with the services provided pursuant to this Contract; and/or
• Arising from a breach of this Contract by Contractor, and/or • Arising out of or due to any failure on the part of Contractor to perform or comply with any rule, ordinance, or law to be kept and performed.

Operator will inform Contractor of any such claim or demand that alleges liability based in whole or in part on any act or omission of Contractor, its directors, officers, agents, or employees.

Thereafter, the Contractor shall (i) reasonably cooperate in the defense of such claim, and (ii) pay its defense of such claim as incurred, whether or not such claim is ultimately successful. In this

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regard, the Operator will reasonably cooperate with Contractor allowing Contractor to jointly select, with the Operator, attorneys to defend the Operator and Contractor provided that Contractor confirms Its obligation to pay the Operator's defense costs.

6.2 Applicable Law. All federal, state, and local laws applicable in the rendering of the services by the Contractor shall be compelled with in all respects by the Contractor as shall all rules and regulations of the Operator and any other applicable governmental agency.

6.3 Public Records Request. Correspondence, reports, and other written work that is generated during the relationship created by this Contract, may be requested by third parties pursuant to the _____California______ State Public Records Act. The parties agree that if such a request is filed, the party with whom the request is filed will promptly notify all other parties to this Contract The parties further agree that they will not disclose any such requested material until at least ten (10) business days after providing notification to all other parties to this Contract. The intent of this clause Is to provide all parties the opportunity to seek injunctive relief pursuant to the relevant provisions in the _______California____ State Public Records Act. to protect the vital functions of those entitles. This clause shall survive the termination or expiration of this Contract.

6.4 Jurisdiction. This Agreement Is made and delivered in the State of California, and shall be construed and enforced in accordance with the laws thereof.

6.5 Notices: Any notice, demand, request, consent, approval or communication that either party desires or is required to give to the other party shall be in writing addressed to the other party at the addresses as follows:

TO OPERATOR:

The City of San Dimas
Attn: Director of Public Works
245 E Bonita Ave San Dimas 91773
TO CONTRACTOR:

Liberty Plugins, Inc.

ATTN: Kristen Helsel
1482 East Valley Road. Suite 329,
Santa Barbara, CA 98108
or such address as may have been specified by notifying the other party of the change of address.

Notice shall be deemed served on the date of actual delivery or the first attempted delivery as shown on the return receipt If mailed with the United States Postal Service by certified mail, return receipt requested.

6.5 Survival. All obligations of the Contractor as provided for in this agreement shas not cease upon the termination of this agreement and shall continue as obligations until fully performed. All clauses of this agreement which require performance beyond the termination date shall survive the termination date of this agreement.

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6.6 Entire Agreement. This Is the entire agreement between the parties. It may not be altered or modified except by a written amendment to this Contract that references the intent of the parties to amend this Contract. There is no other oral or written understanding between the parties concerning this matter.

6.7 Signing Authority. Anyone signing this Contract on behalf of the contractor personally certifies that they have the authority to execute said document on behalf of the Contractor and that their signature is binding upon the Contractor.

6.8 Insurance. Contractor shall, at all times during the term of this Agreement, maintain at its sole cost and expense, the following minimum insurance coverages issued by an insurer admitted in the State of California and rated A- or better by A.M. Best:
a) Commercial General Liability with limits of not less than $1,000,000 per occurrence with 3,000,000 aggregate,, naming the Operator, its elected officials, officers, agents, and employees as additional insureds using ISO form CG 20 10 or equivalent. b) Commercial Crime / Cyber Liability / Technology E&O with limits of not less than $2,000,000 per claim, covering unauthorized access to Customer or Operator data, PCI-related exposures, and network security liability.
c) Workers’ Compensation Insurance as required by law, with statutory limits.

Contractor shall furnish Operator with certificates of insurance and all required endorsements prior to the commencement of services. Such insurance shall be primary and noncontributory with respect to any insurance carried by Operator. Failure to maintain insurance shall constitute a material breach.

Contractor: Liberty Pluglns, Inc.
1482 East Valley Road, Ste 329,
Santa Barbara, CA 93108
By: __________________________
Typed: Kristen Helsel
Title: CEO
Date: ________________________
Operator: The City of San Dimas
245 E Bonita Ave San Dimas 91773
By: __________________________
Typed:

Title:

Date: ________________________

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APPENDIX A: SERVICE AND TRANSACTION FEES AND REPORTS
I. PAYMENT SCHEDULE: Processing of payments from between Operator and Contractor will be handled on a quarterly schedule, remittance of balances to be paid thirty (30) days after the previous quarter has ended.

II. RATE SCHEDULE: Customers can pay for charging session using a pay per use or wallet model. Operator has chosen the following schedule for customer payments.

Wallet: Customers add funds to their account then charging transactions draw down from the balance to reduce transaction fee cost. Wallet accounts require a wallet maintenance fee. Replenishing the wallet will be subject to credit card fees.

The Operator chooses this option for the following users: (_) Employees or building residents (X) None (_) Other: ______________.

Pay-per-use: Customers pay per transaction. Transactions are subject to convenience and credit card fees. The Operator chooses this option for the following users: (X) General Public (_) Employees or building residents (_) None (_) Other: ______________.

III. NETWORK FEES: The monthly network fee for the Operator are as follows:

Equipment Number Installed Price per Unit per
Month
Total Price
Per Month
Hydra Control Units $35 $
Hydra Managed
Chargers
$9 $
Code Connect
Chargers
9 $9 $81
Total: $972
Total Per Year: $972.00
IV. TRANSACTION FEES:

Fee Amount Paid By
Convenience Fee $0.35/Transac�on Customer
Wallet Fee* N/A Operator
Credit Card Fee** $0.30 + 2.99%/Transac�on TBD by Operator

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*Use of a Wallet by an EV charger user aggregates transactions into a single credit card transaction. This is done in the effort to reduce the number of credit card charges, minimizing transaction fees and charge-offs.
**Credit Card Fees are determined solely by the credit card company and are subject to change at any time without notice; the Contractor has no control over or responsibility for such fee adjustments.

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APPENDIX B: ADDITIONAL OR CUSTOM REPORTS
This section lists any additional or custom reports requested by the Operator and agreed to by the Contractor. Any creation or programming fees associated with such reports will be listed in this Appendix and billed to Operator at the time of agreement. Recognizing that the Contract Term will extend automatically each year, unless terminated by Operator as provided herein, from time to time, the Operator may request additional or custom reports.

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ATTACHMENT 3
City owned Electric Vehicle Charger Locations

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Agenda Item Staff Report
To: Honorable Mayor and Members of the City Council
For the Meeting of August 11, 2026
From: Brad McKinney, City Manager
Prepared by: Yasmin Dabbous, Assistant Planner
Subject: Adopt Resolution 2026-52, Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04 & Tree Permit 25-11. 1161 N. Cataract Avenue (APNs: 8661-008-031 & 8661-008-035). This project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332, In-Fill Development Projects, Class 32.
____________________________________________________________________________

SUMMARY
The Tentative Parcel Map application is a request to subdivide a 36,759 square-foot lot into two lots each measuring a minimum of 7,500 square feet in size within the SF-A 7500 Zone. The existing single-family residence and several accessory structures on the existing parcel (Parcel No. 1) will remain as-is and will remain in compliance with the Code. The Development Plan Review application is for the proposed development on the new Parcel No. 2, which consists of a 2,015 square-foot two-story single-family residence with a detached 600 square-foot threecar garage. The site plan also shows a detached 1,000 square-foot Accessory Dwelling Unit (ADU) for reference only which will be built after the subdivision is complete as the ADU is permitted by-right. The Tree Permit application is included in the request to remove one mature Oak tree located at the center of the newly created Parcel No. 2.

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

On July 16, 2026, the Planning Commission discussed the project and voted 5-0 to adopt Resolution PC-1707, recommending approval to the City Council of Tentative Parcel Map 25- 03 (TPM 084338), Development Plan Review 25-04 and Tree Permit 25-11. The Planning Commission also recommended approval to the City Council to grant the Applicant’s request for a waiver from the Code requirement to underground existing off-site utilities.

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 2
For the Meeting of August 11, 2026

RECOMMENDATION
Staff and the Planning Commission recommend the City Council:

1. Adopt Resolution 2026-52 (Attachment 1), approving Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04 and Tree Permit 25-11.

2. Find that this project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332, In-Fill Development Projects, Class 32.

Planning Commission recommends the City Council:

FISCAL IMPACT
There is no fiscal impact for the recommended action; however, the development of the new single-family residence will provide additional property tax revenue for the City.

BACKGROUND
On June 27, 2025, the Applicant (Michael Lancy) on behalf of the property owners, submitted an application for the subdivision of a 36,759 square-foot lot into two lots for the development of a 2,015 square-foot two-story single-family residence with a detached 600 square-foot three-car garage on the newly created lot (Parcel No. 2). The site plan also shows a detached 1,000 squarefoot Accessory Dwelling Unit (ADU) that is not part of this project request and is being shown for layout context only. The application includes an associated tree removal request for one mature Oak tree located at the center of newly created Parcel No. 2. The subject site is located at 1161 N. Cataract Avenue and is zoned Single-Family Agriculture 7,500 (SF-A 7500).

The subject site measures roughly 36,759 square feet (0.844 acres) in size and is defined as a through-lot situated between Wehner Lane to the west and Cataract Avenue to the east (Figure 1). The property is currently one legal parcel but was assigned two (2) separate Assessor’s Parcel Numbers (8661-008-031 & 8661-008-035) for the purpose of assessing property taxes at a different rate on the west portion of the property that is vacant. The subject site is surrounded by single-family residences to the east, west and south, and single-family residences and a townhome development to the north, across the San Dimas Wash. While Cataract Avenue is a

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 3
For the Meeting of August 11, 2026
public street, Wehner Lane is a private street with the subject site west property line spanning to the centerline of Wehner Lane, as outlined in Figure 1 below.

Figure 1 - Vicinity Map (Subject Site in Red)
The subject site was originally developed in 1967 with a 2,600 square-foot two-story single-family residence and attached two-car garage with primary street frontage and driveway access on Cataract Avenue. The site has had several improvements in past years that include, but are not limited to, a swimming pool, 490 square-foot standalone storage structure, remodels, room conversions, etc. All existing development on Parcel No. 1 will remain and there are no proposed changes to this parcel.

The site includes several mature trees; however, all are to remain protected in place except for one mature Oak tree located at the center of Parcel No. 2. That existing Oak tree is proposed for removal for development of the site as outlined in the Tree Removal scope.

The proposed project was reviewed against the City Council approved Resolution 2024-42, expressing the City Council’s desire to prioritize the preservation of equestrian uses in existing single-family agriculture zoning and the keeping of other animals as specified in Chapter 18.28 Single-Family Agriculture Zone of the San Dimas Municipal Code (SDMC). The proposed project meets all development standards and requirements of the underlying zone and does not involve a General Plan Amendment, Zone Change or modification of the City's adopted horse-keeping regulations. Additionally, the proposed development maintains the ability to keep other animals as outlined in the Single-Family Agriculture Chapter on both lots and horse keeping on Parcel No.

1. Currently, the adjacent properties do not contain active horse-keeping, and the project would not hinder the ability for neighboring properties to establish horse keeping, where feasible. N Cataract Ave. Wehner Ln.

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 4
For the Meeting of August 11, 2026
On July 16, 2026, the Planning Commission considered the project applications, at which members of the public spoke, both in support and opposition of the project. In addition, Staff received two (2) public comment letters after the staff report had been published which were provided to the Planning Commission the day of the meeting and made part of the public record.

The first public comment from Michael Sutton, who also spoke at the meeting, requested that the Oak tree be preserved in place. The second public comment from Hillary Hamilton noted general support for the project. Following deliberation, the Planning Commission voted 5-0 to recommend approval of the project in addition to the waiver request for undergrounding utilities to the City Council. Draft minutes of that meeting are included in Attachment 5 of this report. Additionally, all public comments have been provided as Attachment 6 of this report.

DISCUSSION/ANALYSIS
The proposed development consists of subdividing an existing 36,759 square-foot lot into two lots. Parcel No. 1 will measure approximately 25,512 square feet (0.586 acres) in size and Parcel No. 2 will measure approximately 11,247 square feet (0.258 acres) in size (Attachment 2). The site is currently zoned SF-A 7500, as are the residential properties directly abutting it to the north, east, west, and south. The proposed subdivision will create two new lots that will each meet the required minimum lot size of 7,500 square feet as required in the underlying zone and meet the minimum widths required for each parcel based on lot size. The subject site is additionally zoned for horse keeping and light agriculture uses.

Site Layout & Improvements
With the proposed subdivision, Parcel No. 1 will maintain the existing street frontage along N.

Cataract Avenue and Parcel No. 2 will have assigned street frontage along Wehner Lane. Parcel No. 2 already has vehicular access fronting Wehner Lane. The street is private and has not been developed with sidewalks or curbs but does have existing roadway improvements (see Figure 2).

The Los Angeles County Fire Department reviewed the Tentative Parcel Map for access and had no concerns with the proposed subdivision; however, they provided two Conditions of Approval, which are incorporated in Attachment 1 of this report.

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 5
For the Meeting of August 11, 2026
Figure 2 – Proposed Site Plan
The entire site is currently enclosed with a six (6) foot high wood fence along the rear and both side property lines, and a white vinyl fence along the front yard. With the exception of the rear property line fence, all the existing fencing for Parcel No. 1 will remain in place. Section 18.20.110 of the SDMC requires that new lots be improved with decorative walls not greater than six feet in height on or within all rear and side property lines. A 42-inch-high fence and vehicular gate will also be installed along the front property line facing Wehner Lane. The material and design will be reviewed as part of the plan check process. As part of the proposed subdivision request, fencing along the side property lines of Parcel No. 2 will be replaced with six (6) foot high CMU split face walls with decorative caps (see Attachment 3). The existing chain link fence dividing the parcels will be removed. As required by the Code, the rear property line would have to be improved with decorative block wall; however, the property owners have requested that it remain open to access both sites as they wish. This is intended for convenience and a bigger back yard space because their daughter will occupy the newly developed home with her family. Due to the unique situation and after much discussion with the Applicant, Staff proposed the Applicant construct fifty (50) percent of the rear property line wall at this time, and the other 50 percent would be installed at the time of sale or transfer of either parcel. Staff has prepared Condition No. 14 requiring that prior to final recordation of the Parcel Map, the Applicant shall record a deed restriction or covenant, requiring completion of the remaining fifty (50) percent of the rear property line wall prior to the sale or transfer of either parcel. This ensures that the wall will be installed prior to new ownership, meeting the current development standards.

Additional site improvements include the installation of a new ten (10) foot private sewer easement for Parcel No. 2 along the southern portion of Parcel No.1. New landscaped areas subject to compliance with the City’s Model Water Efficient Landscape Ordinance (MWELO) will also be incorporated as part of the overall site improvements as well.

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 6
For the Meeting of August 11, 2026
Municipal Code (SDMC) Section 17.32.110, “the city may require dedication of improvements such as rights-of-way, easements, and construction of reasonable off-site and on-site improvements for the parcels being created pursuant to the provisions of Section 66411.1 of the Subdivision Map Act”. In other words, the City may require the undergrounding of all new and existing utilities and utility drops, which is incorporated into Condition No. 67.

There is currently one (1) existing utility pole located along Wehner Lane street frontage of the subject site (Figures 3 & 4).

Figures 3 & 4 – Wehner Lane Corridor (Highlighted in Yellow) & View of Existing Utility Pole For new developments, particularly in areas of the city that have been undeveloped, the purpose of undergrounding new utilities is to create safer and aesthetically pleasing infrastructure by protecting lines from weather, vehicles, and natural hazards, which reduces outages, fire risks, and maintenance costs. By having new utilities installed underground, it offers a long-term benefit of enhancing community safety and improving property values by providing clear skies for better views. The purpose of undergrounding existing utilities is similar and is primarily intended to remove unsightly poles and/or impact accessibility along sidewalks. The most noticeable benefit of the removal of existing utility poles is how it improves streetscape aesthetics and the overall appearance of a community. Still, the undergrounding of existing utilities within a highly urbanized and/or developed area may not provide as much of a positive visual impact when there are other existing utility poles that will remain and are not likely to be removed unless initiated by the City.

These City initiatives would require a substantial amount of funding either by proposed capital improvement projects or other Federal/State grant funding for City infrastructure improvements.

The project site is located between Wehner Lane to the west and Cataract Avenue to the east.

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 7
For the Meeting of August 11, 2026
run north and south along the east side of the street. Undergrounding the one existing utility pole located along the project frontage of Parcel No. 2 (Figure 4) would not be as impactful to the visual streetscape of that immediate area. With the street minimally trafficked, visual presence of the poles is not prominent. Additionally, there are currently no plans for the City to remove any of the existing utility poles along Wehner Lane at this time.

San Dimas Municipal Code (SDMC) Section 17.32.130(A) allows the Planning Commission to recommend to the City Council, and the City Council may waive the requirements of undergrounding of existing utilities “if topographical, soil or any other conditions make such underground installation unreasonable or impractical”. The Applicant has submitted a letter (Attachment 4) requesting a waiver from the requirement of undergrounding the existing utility pole located along their Wehner Lane street frontage. They argue that “Undergrounding this pole would require going under the wash, which is generally not a viable solution to underground the electrical under a wash”.

The City Engineer is in support of the waiver request made by the Applicant. The City Engineer noted that the requirement to underground the existing overhead power lines is infeasible for this project because the existing power pole adjacent to the project site contains a transformer that serves the two existing properties and this above-ground service connection needs to be maintained as it is infeasible to install these services underground due to the flood control channel between the power pole and the properties.

At the July 16, 2026, Planning Commission meeting, the Commission agreed that based on the City Engineer’s recommendation, location of the Los Angeles County Flood Control District Wash and no plans to underground the existing overhead utilities on Wehner Lane, it would not be appropriate to require the Applicant to underground the utilities. Should the City Council agree with the Commission and decide to waive the requirement to underground existing utilities, Staff will modify Condition No. 67 from the Conditions of Approval, and add the following WHEREAS, to the resolution:
“WHEREAS, the Applicant requested a waiver from the Code requirement to underground existing off-site utilities, per SDMC Section 17.32.110 Off-site improvements and

17.32.130 Underground utilities; and the Planning Commission recommended approval of the waiver of underground utilities to the City Council at the July 16, 2026, public hearing; and City Council approved the Applicant’s request for a waiver at the August 11, 2026, public hearing; and”
House Design & Development Standards
The development of the new detached ADU on each parcel is not under the purview of the Planning Commission; however, the ADU is noted on the site plan for reference only. The new residence and detached garage will be designed in a Craftsman/Cottage hybrid style (Figures 5 & 6). The design includes the following finishes and materials:
• Varied rooflines and prominent front gable;
• Multiple materials of wood siding, shakes, and river rock stone veneer on tapered support columns;
• Architectural window trim and decorative grids;
• Composition shingle roofing;
• Full-width front porch and extended second-floor balcony; • Stone chimney;

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 8
For the Meeting of August 11, 2026
• Balanced window placement for front façade symmetry; and • Decorative exposed wood brackets and rustic detailing.

Figures 5 & 6 – West (Front) & North (Side) Elevations of New Residence on Parcel No. 2 The proposed layout for the new single-family residence provides for 2,015 square feet of living floor area and a 600 square-foot detached three-car garage. The residence will have four (4) bedrooms and four (4) bathrooms. There will be a bedroom, bathroom and powder room located on the ground floor with the remaining bedrooms and bathrooms located on the second floor. The floor plan includes the second-floor balcony facing north measuring approximately 86 square feet (Attachment 3). Staff believe the proposed balcony does not pose any privacy concerns as it’s oriented towards the center yard where the driveway is located and away from neighboring properties.

The surrounding neighborhood is primarily comprised of one-story single-family residences with occasional two-story homes scattered along Wehner Lane and Cataract Avenue. Baseline Road to the south has predominantly two-story residences. The proposed single-family home generally fits the character and style of the surrounding community.

The proposed single-family residence will be constructed to comply with the development standards of the SF-A Zone, including setbacks, lot coverage, height, etc. as follows:

Code
Requirement
Proposed Parcel
No. 1 Proposed Parcel No. 2
Front Yard Setback 20’-0” 20’-0” *
Side Yard Setback 5’-0” 55’-5” & 4-0” **
Side Yard Setback
– Driveway side 12’-0” 12’-0”
Building Height 35’-0” 27’-3”
Parking 2 garage spaces 3 car-garage
Driveway Aisle
Width 12’-0” 13’-2”
Lot Coverage 35.0%
All existing
development is to
remain on Parcel
No. 1; no changes
are proposed within
this project scope.

This subdivision will
not create any
nonconformities. 17.4%
* From centerline of street the setback is 35’-0”.
** Pursuant to state ADU law provisions, ADUs are only required to have a minimum of a 4’-0” side and rear yard setback.

Tree Removal

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 9
For the Meeting of August 11, 2026
The proposed development will require the removal of one mature Oak tree located within the center area of newly created Parcel No. 2. The Oak tree is requested for removal as its location conflicts with the proposed location of the new driveway access to the detached three-car garage.

The Applicant has provided a conceptual landscape plan noting a 3:1 replacement ratio consisting of (3) Sweets Shade trees, each proposed at 15-gallon boxes in size to be replanted on Parcel No. 2 (Attachment 3). Two (2) of these replacement trees are going to be replanted within the front yard area of the lot. The Tree Preservation Ordinance specifies “tree relocation and/or two for one replacement with minimum fifteen-gallon box tree(s), or other replacement of equivalent value and size” be required within the subject property for the removal of the mature Oak tree.

The proposed replacement tree species (Sweet Shade) was selected from the City’s replacement tree guide. The Applicant visited a tree nursery and looked at several different options for replanting. They chose this specific type because they believed it was the best fit for them in terms of maintenance, shade and overall look.

Staff has worked with the Applicant extensively in the past to configure the lot in a way to preserve the Oak tree. The Applicant tried drafting several different site plan options in an effort to preserve the tree while still developing the property with their desired site layout and building sizes.

However, due to the number of proposed structures, their size, and the site's constraints, the Applicant was unable to find a layout that would both preserve the Oak tree and meet their development goals, resulting with the proposed layout as shown in Attachment 3. Additionally, the homeowners considered having the existing Oak tree relocated in an attempt to preserve it.

However, an arborist visited the site and determined that it would not be feasible to relocate a tree of that size.

ALTERNATIVES
Staff does not have any proposed alternatives for this request; however, the City Council may recommend changes to the project.

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

Respectfully submitted,
Yasmin Dabbous
Assistant Planner
Attachments:

1. Resolution 2026-52

2. Tentative Parcel Map 084338

3. Project Plan Set, Material Board & Conceptual Landscape Plan

4. Applicant Waiver Letter Request

5. July 16, 2026, Planning Commission Staff Report, Resolution PC-1707 & Draft Minutes

6. Public Comments Received for the July 16, 2026, Planning Commission Meeting

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ATTACHMENT 1
RESOLUTION 2026-52

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS, COUNTY OF LOS ANGELES, APPROVING TENTATIVE PARCEL MAP 25-03 (TPM 084338), DEVELOPMENT PLAN REVIEW 25-04, AND TREE PERMIT 25-11, A REQUEST TO SUBDIVIDE ONE (1) EXISTING 36,759 SQUARE-FOOT PARCEL INTO TWO (2) PARCELS FOR THE DEVELOPMENT OF A NEW 2,015 SQUARE-FOOT TWO-STORY SINGLE-FAMILY RESIDENCE AND A DETACHED 600 SQUARE-FOOT THREE-CAR GARAGE ON THE NEWLY CREATED PARCEL (PARCEL NO. 2), WITH AN ASSOCIATED TREE REMOVAL REQUEST FOR ONE (1) MATURE OAK TREE LOCATED AT 1161 N. CATARACT AVENUE WITHIN THE SINGLE-FAMILY AGRICULTURE 7,500 (SF-A7500) ZONE (APNS: 8661-008-031 & 8661-008-035). THIS PROJECT IS CATEGORICALLY EXEMPT UNDER CEQA GUIDELINES, TITLE 14, ARTICLE 19 CATEGORICAL EXEMPTIONS, SECTION 15332, INFILL DEVELOPMENT PROJECTS, CLASS 32.

WHEREAS, an application was duly filed for Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04, and Tree Permit 25-11 by:

Michael Lancy R.A.
8780 19th Street #224
Alta Loma, CA 91701
WHEREAS, the Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04, and Tree Permit 25-11 is described as:

A request to subdivide one (1) existing 36,759 square-foot parcel into two (2) Parcels for the development of a new 2,015 square-foot two-story single-family residence and a detached 600 square-foot three-car garage on the newly created parcel (Parcel No. 2), with an associated tree removal request for one (1) mature Oak tree at 1161 N. Cataract Avenue within the SingleFamily Agriculture 7,500 (SF-A7500) Zone (APNs: 8661-008-031 & 8661-008-035). The item references a detached 1,000 square-foot ADU; however, that is provided solely for context in terms of site layout, and will be built after the subdivision is approved as the ADU is allowed byright.

WHEREAS, the Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04, and Tree Permit 25-11 applies to the following described real property:
1161 N. Cataract Avenue (APNs: 8661-008-031 & 8661-008-035); and WHEREAS, the Tentative Parcel Map 25-03 (TPM 084338) was submitted to the County of Los Angeles Fire Department with a request for their report and recommendations; and WHEREAS, notice was duly given of the Planning Commission’s public hearing on the matter and that a public hearing was held on July 16, 2026, at the hour of 6:00 p.m., with all testimony received being made a part of the public record; and WHEREAS, the City Council has received the report and recommendation from the Planning Commission, the County of Los Angeles Fire Department in the form of conditions of approval included in this Resolution, and the written report and recommendation of Staff; and

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 2
August 11, 2026
WHEREAS, notice was duly given of the City Council’s public hearing on the matter and that a public hearing was held on August 11, 2026, at the hour of 7:00 p.m., with all testimony received being made a part of the public record; and
WHEREAS, all requirements of the California Environmental Quality Act and the City’s Environmental Guidelines have been met for the consideration of whether the project will have a significant effect on the environment. The project is hereby determined to be Categorically Exempt per Section 15332 Class 32, In-Fill Development Projects, of the State CEQA Guidelines.

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

Tentative Parcel Map Findings:

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

The two (2) parcels will each measure greater than 7,500 square feet, which is the minimum parcel size required for the SF-A 7500 zone. Parcel No. 1 will measure approximately 25,512 square feet (0.586 acres) in size and Parcel No. 2 will measure approximately 11, 247 square feet (0.258 acres) in size.

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

The proposed Tentative Parcel Map is consistent with the General Plan Land Use Element Policies, Goal L-9, Objective 9.1, “Preserve the visual identity and character of existing neighborhoods”. The two (2) parcels, when developed, will meet the minimum parcel size of 7,500 square feet, as required by the Single-Family Agriculture 7,500 zone. Maintaining the minimum parcel size to be 7,500 square feet will allow for preservation of the existing parcel sizes of the neighborhood and overall character of the surrounding neighborhood. The single-family residence and detached garage shall meet all of the development requirements of the Single-Family Agriculture 7,500 zone. Additionally, the site plan references a detached 1,000 square-foot ADU; however, that is provided solely for context in terms of site layout and is permitted ministerially.

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

The subdivision creates two (2) new Parcels each measuring a minimum of 7,500 square feet in size. Parcel No. 1 will measure approximately 25,512 square feet (0.586 acres) in size and Parcel No. 2 will measure approximately 11,247 square feet (0.258 acres) in size. Each of the two (2) Parcels are adequate in size and layout to accommodate independent single-family residential uses. Parcel No. 1 already has an existing two-story single-family residence which will remain asis and is not proposed for any changes within this project scope. Approval of this project will not result in any nonconformities for those existing structures. The newly created vacant parcel (Parcel No. 2) will be developed with one (1) single-family residence and detached three-car

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 3
August 11, 2026
garage with a referenced future ADU. The project will fit the scale and character of the surrounding residential community. Parcel No. 1 will maintain existing access from N. Cataract Avenue, whereas the new Parcel will establish access off Wehner Lane, which is an established private street.

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

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

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

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

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

The Tentative Parcel Map and required off-site improvements are not likely to cause serious public health problems. The project will create two (2) new parcels for the new residential development of one (1) single-family residence with a detached garage that will be required to comply with all applicable codes and regulations to prevent serious public health problems.

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

There are no existing access easements through the subject property; therefore, the new parcel map will not conflict with any existing easements. However, the approval of this Tentative Parcel Map will require the installation of a new ten (10) foot private sewer easement for Parcel No. 2 along the southern portion of Parcel No.1.

Development Plan Review Findings:

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

The subject property is zoned Single-Family Agriculture 7,500 and is already developed with a single-family residence and attached 2-car garage. As part of the proposed residential development to subdivide the property into two parcels, the existing single-family residence and detached garage will not be altered. One (1) new two-story single-family residence will be constructed along with one (1) detached 3-car garage and one (1) detached single-story ADU; to be located on Parcel No. 2. The ADU is provided solely for reference in terms of site layout and

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 4
August 11, 2026
is permitted ministerially. The new single-family residence will abut already existing single-family residences to the east, west, and south of the site. The development for the new two-story singlefamily residence, comprising of 2,015 square feet of floor area and a 600 square-foot attached 3- car garage on an 11,247 square-foot Parcel is suitable for the single-family residential use intended for the site and is compatible with existing single-family developments located within the same subject zone. In addition, the new single-family residence will be constructed to comply with all development standards of the SF-A 7500 Zone.

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

The subject site is currently developed with a two-story single-family residence which will remain as-is and is not proposed for any changes within this project scope. Access onto proposed Parcel No. 1 will continue to be from N. Cataract Avenue while access onto proposed Parcel No. 2 will be from Wehner Lane. The property is located within an established residential neighborhood that is served by an existing private street, Wehner Lane, which is adequate in width and pavement type to support the vehicular traffic. The existing drive apron on N. Cataract Avenue will remain and a new driveway for Parcel No. 2 will be constructed. Furthermore, the new residence will be constructed in a manner that will minimize its impact on adjacent properties, including locating the second-floor balcony to face away from abutting properties, increasing privacy and reducing adverse effects on neighboring property to the south.

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

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

Tree Removal Findings:

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

The existing mature Oak tree located at the center of Parcel No. 2 prevents the reasonable development of the property. The existing Oak tree conflicts with the proposed location of the new driveway access leading to the detached 600 square-foot 3-car garage on Parcel No. 2.

Therefore, removal of the one (1) Oak tree is warranted. As required by the City’s Tree Preservation Ordinance, the Applicant will be required to plant a minimum of two (2) replacement canopy-type trees that are at minimum 15-gallon in size as part of the approval of removing the one (1) mature Oak tree. The Applicant has proposed to replant three (3) 15-gallon box Sweet Shade trees on the property; two will be located within the front yard area of Parcel No. 2 and the other will be located within the rear yard area of Parcel No. 2. All other trees on the property will be preserved in place.

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 5
August 11, 2026
NOW, THEREFORE, BE IT FURTHER RESOLVED TO THE ABOVE FINDINGS, that the City Council of the City of San Dimas grants approval of Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04, and Tree Permit 25-11, subject to the Applicant’s compliance with Conditions in “Exhibit A”, attached hereto and incorporated herein. A copy of this Resolution shall be mailed to the Applicant.

PASSED, APPROVED and ADOPTED, this 11th day of August, 2026. ____________________________________
Emmett G. Badar, Mayor
ATTEST:
_______________________________
Debra Black, City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §

CITY OF SAN DIMAS )
I, DEBRA BLACK, CITY CLERK of the City of San Dimas, California, do hereby certify that Resolution 2026-52 was duly adopted and passed at a regular meeting of the San Dimas City Council on the 11th, day of August, 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Debra Black, City Clerk

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 6
August 11, 2026
Exhibit A

CONDITIONS OF APPROVAL
TENTATIVE PARCEL MAP 25-03 (TPM 084338), DEVELOPMENT PLAN REVIEW 25- 04 AND TREE PERMIT 25-11 (ACCELA PROJ-25-21)
A request to subdivide one (1) existing 36,759 square-foot parcel into two (2) Parcels for the development of a new 2,015 square-foot two-story single-family residence and a detached 600 square-foot three-car garage on the newly created parcel (Parcel No. 2), with an associated tree removal request for one (1) mature Oak tree at 1161 N. Cataract Avenue within the Single-Family Agriculture 7,500 (SF-A7500) Zone (APNs: 8661-008-031 & 8661-008-035). The item references a detached 1,000 square-foot ADU; however, that is provided solely for context in terms of site layout and is permitted ministerially. This project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332, In-Fill Development Projects, Class

32. PLANNING DIVISION - (909) 394-6250

GENERAL

1. The Applicant/Developer shall agree to defend at his sole expense any action brought against the City, its agents, officers or employees because of the issuance of such approval, or in the alternative, to relinquish such approval. The Applicant shall reimburse the City, its agents, officers or employees for any Court costs and attorney’s fees which the City, its agents, officers or employees may be required by a court to pay as a result of such action. The City may, at its sole discretion, participate at its own expense in the defense of any such action but such participation shall not relieve Applicant of his obligations under this condition.

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

3. Copies of the signed City Council Resolution No. 2026-52, approval letter and the Conditions of Approval shall be included on the plans (full size). The sheet(s) are for information only to all parties involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect.

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

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

18.12.070(F).

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 7
August 11, 2026

6. The Applicant/Developer shall comply with all Conditions of Approval as approved by the City Council on August 11, 2026.

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

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

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

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

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

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

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

Prior to final recordation of the Parcel Map, the Applicant shall record a deed restriction or covenant, requiring completion of the remaining fifty (50) percent of the rear property line wall of Parcel No. 2 prior to the sale or transfer of either parcel (as shown on the attached site plan of recordation document). The Applicant shall be responsible for all costs and fees associated with the preparation, recordation, administration and future removal or termination of the deed restriction or covenant. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Applicant/Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/ fences along the project's perimeter.

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 8
August 11, 2026

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

16. Graffiti shall be removed within 72 hours from the project site.

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

18. The property owner shall maintain their portion of the private street as outlined by their property lines in good condition at all times and to the determination of the Director of Community Development and City Engineer.

DESIGN

19. Building architecture and site plan shall be consistent with plans presented to the City Council on August 11, 2026, provided that the Director of Community Development is authorized to make revisions consistent with the San Dimas Municipal Code and to facilitate improved parking Parcel circulation.

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

21. The lighting fixture design shall complement the architectural style of the single-family residence. Location and type of exterior lighting fixtures shall be submitted to the Planning Division for review and approval prior to installation.

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

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

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

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

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

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 9
August 11, 2026

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

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

LANDSCAPE

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

Installation of landscaping and irrigation shall be completed prior to final of the project.

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

31. The Applicant/Developer shall show all proposed transformers on the landscape plan. All transformers shall be screened to the satisfaction of the Director of Community Development.

32. Final tree preservation plans shall be reviewed and approved by the Planning Division prior to issuance of building permits.

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

34. The tree replacement for Tree Permit 25-11 shall be a 3:1 ratio. The three replacement trees will be Sweet Shade trees. A different tree species may be selection but shall first be approved by the Director of Community Development. All trees to be planted on the project site shall be a minimum of 15-gallon in size, a minimum of eight (8) feet in height, with a minimum canopy span of three (3) feet.

BUILDING DIVISION – (909) 394-6260

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

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

37. The Applicant/Developer shall submit a flow test (Form 195) to the Building Division of the City of San Dimas that have been reviewed and approved by the Los Angeles County Fire Department.

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 10
August 11, 2026

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

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

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

41. The plans should show all utilities, overhead or underground service, sewer and gas service.

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

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

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

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

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

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

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

49. The Applicant/Developer shall Contact the Los Angeles County Public Works Department Environmental Program Division and Land Development Division for any required permit or

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 11
August 11, 2026
clearance of industrial and hazardous waste disposal, and for any proposed alterations, connections, access, etc. to any of the Los Angeles County Public Works facilities or rights-ofway.

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

51. The Applicant/Developer shall comply with CAL Green Section 4.408.2 “Residential Mandatory Measures, Residential waste recycling.

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

8.36.100.

ENGINEERING DIVISION – (909) 394-6240

53. The Hydrology Report and Soils Report shall be consistent regarding the infiltration rate used for the design and sizing of Low Impact Development (LID) facilities. Any discrepancies between reports shall be resolved, and all calculations, analyses, and conclusions shall reflect the approved design infiltration rate.

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

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

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

57. The Applicant/Developer engineer or surveyor shall set durable monuments to the satisfaction of the City Engineer in conformance with Section 66495 of the Subdivision Map Act and Municipal Code Section 17.44.031. The Applicant/Developer shall also provide a Monumentation Bond in an amount sufficient to guarantee the setting of monumentation specified in writing by a Registered Engineer or Licensed Land Surveyor of Record.

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

59. The Applicant/Developer shall install sanitary sewers to serve Parcel 2 to the satisfaction of the City Engineer and Public Works Director.

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 12
August 11, 2026

60. The Applicant/Developer shall install domestic water to serve Parcel 2 to the satisfaction of City Engineer and Public Works Director.

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

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

63. The subject development is located within an area of Special Flood Hazard as identified by the Federal Emergency Management Agency (FEMA). The Applicant/Developer shall meet all conditions and requirements as set forth in Title 15, Chapter 15.60 of the San Dimas Municipal Code.

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

65. The Applicant/Developer shall provide a 10-foot wide private sanitary sewer easement across Parcel 1 for the benefit of Parcel 2.

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

67. The Applicant/Developer shall underground, all new utilities and utility drops on Wehner Lane. All utility poles adjacent to the project site shall be removed and the utility lines underground to the closest power pole(s) off-site (neighboring properties).

68. In order to meet the requirements of the NPDES Permit Order R4-2021-0105, the Applicant/Developer shall complete the New Development/Redevelopment Preliminary Project Questionnaire as part of the Project Application Form in its entirety. Staff will review the questionnaire to determine if the project is subject to Low Impact Development (LID) principles.

69. If the project is found to meet the requirements for LID principles, the Applicant/Developer shall submit a LID Plan using the City's Low Impact Development (LID) Cover Sheet and Template. The LID principles must also be included in the design and construction plans for the project prior to receiving a Grading Permit and/or Building permit.

70. A Maintenance Covenant shall be prepared as part of the LID Plan per the City's Low Impact Development (LID) Cover Sheet and Template. The Maintenance Covenant shall include all Exhibits and the required maintenance schedules and instructions. The Maintenance Covenant shall be in a format suitable for recordation and shall be fully executed by the property owner(s)

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Resolution 2026-52 TPM 25-03 DPR 25-02
TRP 25-11 – 1161 N. Cataract Ave Page 13
August 11, 2026
and recorded with the L.A. County Registrar/Recorder's Office prior to the Certificate of Occupancy for the project.

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

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

PARKS & RECREATION DEPARTMENT – (909) 394-6230

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

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

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

75. A fire flow availability form, FORM 195, is required prior to building permit issuance for the proposed development within Parcel 2. The form shall be submitted concurrently with the architectural plan to the jurisdictional Building and Safety office for review and acceptance. The required fire flow for the public fire hydrants for this project is 1,000 gpm at 20 psi residual pressure for 1 hour duration.

END OF CONDITIONS

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ATTACHMENT 2

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90.80'
125.00'
N
08°55'43" W

34.09'
N
0 0°0
6 0' 8" W
4 3.7
2'
N
0 0°10 1' 6" W
8 9.6
4'
N
0 0°0
6'0
8" W 171.8
0'
N 89°53'52" E 300.00'
183.91'
D= 5°10'34"
R= 2440.00'
L= 220.43'
D= 55°26'02"
R= 60.00'
L= 58.05'
D= 0°50'11"
R= 2440.00'
L= 35.61'
S

WEHNER LN
Future ADU 717 square feet + 96 square foot
porch. NOT A PART, DEFERRED SUBMITTAL
Main Residence
2-Story
Salt Box Design
(2,015 s.f.)
3-car
Garage
(600 s.f.)

ADJACENT PROPERTY
(NOT IN SCOPE OF WORK)
15' - 0" 20' - 0"
12' -
0"
10' -
0"
5' - 0"
5' - 6"
backup
26' -
0"
Existing
Utility
Easement
Landscape
Landscape
Landscape
6" split face
masonry wall w/
cap to 6'-0"
6" split face
masonry wall w/
cap to 6'-0"
6" split face
masonry wall w/
cap to 6'-0"
N. CATARACT
Existing Power
Pole to Remain
Existing wrought Iron Gate
to be removed and
replaced w/automated 42"
high max rolling gate w/track
6" split face
masonry wall w/
cap to 6'-0"
137' - 7" R.
average
1 3' -
2"
Site Frontage Width
95' - 4"
10' -
0"
Porch w/
Balcony Above
(86 s.f. each level)
Porch
(155 s.f.)
8 9.61'
17 2.0
8'
access width
17' - 0"
Central A/C
Compressor
decrotive fencing to 42"
65' - 7"
8' - 10"
decorative fencing to 42"
22' - 6"
d
2 ec
0 orative
' - 0"
fencing to 42"
Gate Motor
10' -
2"
f.p.
2025 California Building Code (CBC) / 2021 International Building Code (IBC) 2025 California Residential Code (CRC) / 2022 International Residential Code (IRC) 2025 California Electrical Code (CEC) / 2022 NFPA 70
2025 California Mechanical Code (CMC) / 2021 Uniform Mechanical Code (UMC) 2025 California Plumbing Code (CPC) / 2021 Uniform Plumbing Code (UPC) 2025 California Green Buildings Standards Code (CalGreen) 2025 California Energy Code
1/16" = 1'-0"
Site Plan
8780 19th Street #224 - Alta Loma, California 91701 V o i c e - ( 909 ) 706 - 6080 JOB NO.:

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STATE OF CALIFORNIA
No. C27720
L. MICHAEL LANCY
Ren. 8/31/27
• P l a n n e r s • D r a f t i n g
Byron & Mary Ann Garcia
Wehner Lane
San Dimas, Ca. 91773
Preliminary Title Cover Sheet, Site Plan
P-0
50102rrJL
Author 6/2/2025

VICINITY MAP
NORTH

SHEET INDEX

PROJECT SCOPE

PROJECT INFORMATION
(17.4 %)
Project Site
PROPOSED HEIGHT OF STRUCTURE:

CLIENT INFORMATION:

ASSESSORS PARCEL No:

LOT SIZE:

CONSTRUCTION TYPE:

OCCUPANCY:

PROJECT VALUATION:

EXISTING BLDG DATA

PROPOSED BLDG DATA
PROPOSED NEW LOT COVERAGE (FAR):

NEW FLOOR AREA (1ST):

NO EXISTING STRUCTURES EXIST ON PROPOSED NEW SITE.

V-b
R-3
225,000.00
Byron & Mary Ann Garcia
1161 N. Cataract Ave
San Dimas, CA 91773
Ph. : (626) 862-4404
eMail:
[email protected]
1031 s.f.

THIS STRUCTURE CONFORMS TO THE CONVENTIONAL LIGHT FRAME CONSTRUCTION AND BRACING REQUIREMENTS OF CBC SECTION 2308, SUBJECT TO THE LIMITATIONS IN 2308.2.1 THROUGH 2308.2.6. 8661-008-035
36,759 s.f. (0.844 ACRES)

1. LOT SPLIT OF EXISTING SITE

2. NEW 2-STORY RESIDENCE (2042 s.f.)

3. NEW 3-CAR GARAGE (600 s.f.)

4. TREE REMOVAL

THIS STRUCTURE IS NOT SPRINKLERED AND IS NOT REQUIRED TO BE SPRINKLERED "NO EXISTING FIRE SPRINKLER SYSEM WITHIN EXISTING MAIN DWELLING." Sheet # Sheet Name Set Order
P-0 Preliminary Title Cover Sheet, Site Plan 1
P-1 Preliminary at Main Residence 2
P-2 Preliminary at Garage 3
P-3 Elevations at Main Residence 4
P-4 Material Samples 5
P-5 Preliminary Grading (Sht 1 of 2) 6
P-6 Preliminary Grading (Sht 2 of 2) 7
P-7 Parcel Map 8
P-8 Preliminary Landscape Plan 9
P-9 Preliminary 3D View 10
Total Sheets: 10

APPLICABLE CODES
NORTH
NEW FLOOR AREA (GARAGE): 600 s.f.

NEW PROPOSED LOT AREA: 11247 s.f.
1ST FLR EXTERIOR PORCH AREA (FRONT): 155 s.f.
& 8661-008-031
(2ND):
25'-2"
984 s.f.

RESIDENCE TOTAL: 2015 s.f.
1ST FLR EXTERIOR PORCH AREA (REAR): 86 s.f.
2ND FLR EXTERIOR PORCH AREA (REAR): 86 s.f.

ZONING: SF-A7500
GENERAL PLAN LAND USE DESIGNATION: SINGLE FAMILY LOW
HFSZ: R-3
Legal Description
ATTACHMENT 3

Page 256 ends

SEALANT
SIDING
FINISH
SCREEN
(SINGLE OR DOUBLE)

HUNG WINDOW TINTED

INSULATED GLASS

GYP BOARD

INTERIOR

FINISH (TYP)

EXTERIOR
1X4 TRIM
@ HEADER

AND JAMBS

SEALANT
SCREEN

SIDING FINISH

EXTERIOR
(SINGLE OR DOUBLE)

HUNG WINDOW TINTED

INSULATED GLASS

GYP BOARD

INTERIOR

FINISH (TYP)
1X4 TRIM
@ HEADER

AND JAMBS

SEALANT
2 P-3
132 SF
Bedroom
337 SF
Game Room
125 SF
Bedroom
106 SF
Bedroom
56 SF
Bath
23 SF
Toilet
36 SF
Hall
54 SF
Bath
10 19
14 21
12 13
16 17
11 18
20 86 SF
Balcony
A
A
A
A

A A B A A
A
B A A
2" / 12"
3 SF
15 Stor.
15 2" / 12"
5' - 6" 10' - 5" 2' - 8" 9' - 7"
6' -
0"
8' - 4" 4' - 5"
11' -
7" 3' -
5" 8' - 1"
14' - 4"
2 P-3
1 P-3
52 SF
Bath
165 SF
Bedroom
45 SF
Closet
99 SF
Dining
91 SF
Kitchen
322 SF
Living
75 SF
Hall
1 2
4 5 3
9 6
7 8
86 SF
Balcony
W
a
s
h
er
Dryer
A
A
A
A
A A
A A
B
B
249 SF
Porch
1 22
0' -
7" 10' -
7" 10' -
7"
2 6' -
7" 6' -
0"
10' - 10" 5' - 6"
3' -
6"
6' - 9"
4' - 1" 3' - 11" 3' -
7" 15' - 1"
9 5 3
7 Pantry
Tankless
water htr
14' - 10"
6' - 0" 4' - 5" 3' - 6" 3' - 6"
1' -
8"

GAS FIREPLACE
w/ RIVER ROCK

VENEER FINISH
2 P-3
1 P-3
R
o
of B
elo
w
@
F ri st Flo
or
Patio Deck Below
2" / 12"
O.H.
1' - 5"
O.H.
1' - 0"
O.H.
1' - 5"
O.H.
1' - 9"
2" / 12"
2" / 12"
5 1 2/ " / 12"
5 1 2/ " / 12"
7 1/2" / 12"
7 1/2" / 12"
7 1/2" / 12"
16" / 12" 16" / 12"
7 1/2" / 12"
Window Schedule
Mark Description Rough Opening Frame
Width Height Finish Material Comments
A Ultimate Wood Double Hung 2' - 11" 5' - 1" Factory Factory See detail for trim installation B Vinyl Slider (Obscure Glazed) 3' - 0" 1' - 6" Factory See detail for trim installation D Ultimate Wood Double Hung 2' - 11" 3' - 1" Factory WD Door Schedule at Residence
Mark Room Name or Area
Designation
Dimensions Type Comments Width Height Thk.
1 Living 3' - 0" 6' - 8" 1 3/4" SC
2 2' - 8" 6' - 8" 1 3/4" SC
3 Hall 2' - 6" 6' - 8" 1 3/8" HC
4 Hall 5' - 0" 7' - 0" 1 3/4"
5 Hall 2' - 6" 6' - 8" 1 3/8" HC
6 Pantry 2' - 0" 6' - 8" 1 3/8" HC
7 Bath 2' - 8" 6' - 8" 1 3/8" HC
8 Bedroom 6' - 0" 7' - 0" 2"
9 Closet 2' - 8" 6' - 8" 1 3/8" HC
10 Bath 2' - 8" 6' - 8" 1 3/8" HC
11 Bedroom 2' - 8" 6' - 8" 1 3/8" HC
12 Bedroom 2' - 8" 6' - 8" 1 3/8" HC
13 Hall 2' - 8" 6' - 8" 1 3/8" HC
14 Bath 2' - 8" 6' - 8" 1 3/8" HC
15 Closet 5' - 0" 7' - 0" 1 3/4"
16 Bath 2' - 8" 6' - 8" 1 3/8" HC
17 Bath 2' - 8" 6' - 8" 1 3/8" HC
18 Bedroom 6' - 0" 7' - 0" 1 3/4"
19 Hall 2' - 0" 6' - 8" 1 3/8" HC
20 Balcony 6' - 0" 7' - 0" 2"
21 Toilet 2' - 6" 6' - 8" 1 3/4"
22 2' - 0" 6' - 8" 1 3/8" HC
8780 19th Street #224 - Alta Loma, California 91701 V o i c e - ( 909 ) 706 - 6080 JOB NO.:

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STATE OF CALIFORNIA
No. C27720
L. MICHAEL LANCY
Ren. 8/31/27
• P l a n n e r s • D r a f t i n g
Byron & Mary Ann Garcia
Wehner Lane
San Dimas, Ca. 91773
Preliminary at Main Residence
P-1
50102rrJL
Author 6/2/2025
N
1/4" = 1'-0"
2nd Floor Plan @ Main Residence
N
1/4" = 1'-0"
1st Floor Plan @ Main Residence
1/4" = 1'-0"
Roof Plan @ Main Residence
N
3" = 1'-0"
Typical Window Trim Detail
3" = 1'-0"
Typical Window Sill Detail

Page 257 ends

12' - 9"
4" / 12" 4" / 12"
O.H.
1' - 0"
O.H.
1' - 0"
O.H.
1' - 0"
O.H.
1' - 0"
Interior (Face to Face)
30' - 0"
Interior (Face to Face)
20' - 0"
1 2
3 A A
8780 19th Street #224 - Alta Loma, California 91701 V o i c e - ( 909 ) 706 - 6080 JOB NO.:

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STATE OF CALIFORNIA
No. C27720
L. MICHAEL LANCY
Ren. 8/31/27
• P l a n n e r s • D r a f t i n g
Byron & Mary Ann Garcia
Wehner Lane
San Dimas, Ca. 91773
Preliminary at Garage
P-2
50102rrJL
Author 6/2/2025
N
1/4" = 1'-0"
East Elevation at Garage
1/4" = 1'-0"
North Elevation at Garage
1/4" = 1'-0"
South Elevation at Garage
1/4" = 1'-0"
West Elevation at Garage
Door Schedule at Garage
Mark Room Name or Area
Designation
Dimensions Type Comments Width Height Thk.
1 Garage 16' - 0" 7' - 0" 1 1/2" Overhead Garage Door
2 Garage 8' - 0" 7' - 0" 1 1/2"
3 3' - 0" 6' - 8" 1 3/4" SC
Window Schedule at Garage
Mark Description
Rough Opening Frame
Width Height Finish Material Comments
A Ultimate Wood Double Hung 3' - 9" 4' - 1" Factory Factory 1/4" = 1'-0"
Roof Plan at Garage
N
1/4" = 1'-0"
Level 1 at Garage
Garage
Stl
Stl Overhead Garage Door
Door w/ Weather Striping and Closer
Factory Grid,window trim and shutters

Page 258 ends

1x4 corner
trim boards (typ)
25' - 2"
27' - 3"
Level 1
0"
Grade
-8"
Level 2
10' - 1"
Level 3
19' - 1"
Level 1
0"
Grade
-8"
Level 2
10' - 1"
2 P-3
Level 3
19' - 1"
8780 19th Street #224 - Alta Loma, California 91701 V o i c e - ( 909 ) 706 - 6080 JOB NO.:

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STATE OF CALIFORNIA
No. C27720
L. MICHAEL LANCY
Ren. 8/31/27
• P l a n n e r s • D r a f t i n g
Byron & Mary Ann Garcia
Wehner Lane
San Dimas, Ca. 91773
Elevations at Main Residence
P-3
50102rrJL
Author 6/2/2025
3/16" = 1'-0"
East Elevation
3/16" = 1'-0"
North Elevation
3/16" = 1'-0"
South Elevation
3/16" = 1'-0"
West Elevation
1/4" = 1'-0"P-3
2 Section 2
1/4" = 1'-0"P-3
1 Section 1

Page 259 ends

8780 19th Street #224 - Alta Loma, California 91701 V o i c e - ( 909 ) 706 - 6080 JOB NO.:

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STATE OF CALIFORNIA
No. C27720
L. MICHAEL LANCY
Ren. 8/31/27
• P l a n n e r s • D r a f t i n g
Byron & Mary Ann Garcia
Wehner Lane
San Dimas, Ca. 91773
Material Samples
P-4
50102rrJL
Author 6/2/2025
Wood Shake Exterior Wall Finish at 2nd Floor River Rock Finish at fireplace

Page 260 ends

Page 261 ends

Page 262 ends

Main Residence
3-Car Garage
ADU
pavement edge
3/4" Crushed Rock (4" thick)
3/4" decorative rock (2" thick)
Wood bark mulch over weed
barrier (2" thick)
Grass Lawn
Legend
(3) Trees to be selected by owner to
be selected from the most current edition of the
"City of San Dimas/Shade Tree Replacement Guide"
as indicated here (15 Gallon Minimum Size):

Note: additional planting to be provided in construction drawings shall be designed for Low Impact Development (LID) following criteria:
• Determine pre-developed conditions and identify the hydrologic goal. • Assess treatment goals, which depend on site use and local keystone pollutants. • Identify a process that addresses the specific needs of the site. • Implement a practice that utilizes the chosen process and that fits within the site's constraints.

Existing Trees to be removed
Conceptual Landscape Plan
8780 19th Street #224 - Alta Loma, California 91701 V o i c e - ( 909 ) 706 - 6080 JOB NO.:

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STATE OF CALIFORNIA
No. C27720
L. MICHAEL LANCY
Ren. 8/31/27
• P l a n n e r s • D r a f t i n g
Byron & Mary Ann Garcia
Wehner Lane
San Dimas, Ca. 91773
Preliminary Landscape Plan
P-8
50102rrJL
Author 6/2/2025
1/8" = 1'-0"

Page 263 ends

March 15, 2026
City of San Dimas, CA – Planning Department
Dear Yasmin Dabbous;
Re: Undergrounding Utilities for 1161 N. Cataract, San Dimas, CA Based on the requirement to underground the overhead utilities would be impractical along Wehner Lane. There is a pole on the neighboring property to the south in the yard area of the house. This would require trenching through the yard and driveway to underground the lines between the poles. The pole that is located on 1161 N. Cataract has a transformer and supplies the power the house to the north of the wash. Undergrounding this pole would require going under the wash, which is generally not viable solution to underground the electrical under a wash.

Sincerely,
William M. Raymond Jr.

R.C.E. 57580, L.S. 7279
President
MARSHALL ENGINEERING GROUP, INC.
432 E. Foothill Blvd., Ste. 120, San Dimas, CA 91773
Phone: 626-914-5788  Fax: 626-914-5757  WEB: www.megi.us  LAND PLANNING
 CIVIL ENGINEERING
 GPS & ROBOTIC SURVEYING
 LEED® CERTIFICATION
 STORMWATER QUALITY DESIGN &

INSPECTION
ATTACHMENT 4

Page 264 ends

Agenda Item Staff Report
To: Honorable Chair and Members of Planning Commission
For the Meeting of July 16, 2026
From: Luis Torrico, Director of Community Development
Prepared by: Yasmin Dabbous, Assistant Planner
Subject: Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04 & Tree Permit 25-11: A request to subdivide a 36,759 square-foot lot into two lots for the development of a 2,015 square-foot, two-story single-family residence with a detached 600 square-foot three-car garage on the newly created lot (Parcel No. 2), with an associated tree removal request for one mature Oak tree at 1161 N. Cataract Avenue (APNs: 8661-008-031 & 8661-008-035). This project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332, In-Fill Development Projects, Class 32. ____________________________________________________________________________

ATTACHMENT 5

Page 265 ends

TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 2
For the Meeting of July 16, 2026

RECOMMENDATION
Staff recommends that the Planning Commission:

1. Adopt Resolution PC-1707 (Attachment 1), recommending approval to the City Council of Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04 and Tree Permit 25-11.

2. Recommend approval to the City Council of the Applicant’s waiver request for the requirement of undergrounding existing off-site utilities.

3. Find that this project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332, In-Fill Development Projects, Class 32.

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

FISCAL IMPACT
There is no fiscal impact for the recommended action; however, the development of the new single-family residence will provide additional property tax revenue for the City.

BACKGROUND
On June 27, 2025, the Applicant (Michael Lancy) on behalf of the property owners, submitted an application for the subdivision of a 36,759 square-foot lot into two lots for the development of a 2,015 square-foot two-story single-family residence with a detached 600 square-foot three-car garage on the newly created lot (Parcel No. 2). The site plan also shows a detached 1,000 squarefoot Accessory Dwelling Unit (ADU) that is not part of this project request is being shown for layout context only. The application includes an associated tree removal request for one mature Oak tree located at the center of newly created Parcel No. 2. The subject site is located at 1161 N.

Cataract Avenue and is zoned Single-Family Agriculture 7,500 (SF-A 7500).

Page 266 ends

TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 3
For the Meeting of July 16, 2026
Figure 1 - Vicinity Map (Subject Site in Red)
The subject site was originally developed in 1967 with a 2,600 square-foot two-story single-family residence and attached two-car garage with primary street frontage and driveway access on Cataract Avenue. The site has had several improvements in past years that include, but are not limited to, a swimming pool, 490 square-foot standalone storage structure, remodels, room conversions, etc. All existing development on Parcel No. 1 will remain and there are no proposed changes to this Parcel.

The site includes several mature trees; however, all are to remain protected in place except for one mature Oak tree located in the middle of Parcel No. 2. That existing Oak tree is proposed for removal for development of the site as outlined in the Development Plan Review scope.

The project was also reviewed against the City Council approved Resolution 2024-42, expressing the City Council’s desire to prioritize the preservation of equestrian uses in existing single-family agriculture zoning and the keeping of other animals as specified in Chapter 18.28 Single-Family Agriculture Zone of the San Dimas Municipal Code (SDMC). The proposed project meets all development standards and requirements of the underlying zone and does not involve a General Plan Amendment, Zone Change or modification of the City's adopted horse-keeping regulations.

Additionally, the proposed development maintains the ability to keep other animals as outlined in the Single-Family Agriculture Chapter on both lots and horse keeping on Parcel No. 1. Currently, the adjacent properties currently do not contain active horse-keeping and the project would not hinder the ability for neighboring properties to establish horse keeping, where feasible.

Page 267 ends

TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 4
For the Meeting of July 16, 2026
east, west, and south. The proposed subdivision will create two new lots that will each meet the required minimum lot size of 7,500 square feet as required in the underlying zone and meet the minimum widths required for each parcel based on lot size. The subject site is additionally zoned for horse keeping and light agriculture uses.

Site Layout & Improvements
With the proposed subdivision, Parcel No. 1 will maintain the existing street frontage along Cataract Avenue and Parcel No. 2 will have assigned street frontage along Wehner Lane. Parcel No. 2 already has vehicular access fronting Wehner Lane. The street is private and has not been developed with sidewalks, curbs but does have roadway improvements (see Figure 2). The Los Angeles County Fire Department reviewed the Tentative Parcel Map for access and had no concerns with the proposed subdivision; however, they provided Conditions of Approval, which are incorporated in Attachment 1 of this report.

Figure 2 – Proposed Site Plan
The entire site is currently enclosed with a six (6) foot high wood fence along the rear and both side property lines, and a white vinyl fence along the front yard. With the exception of the rear property line fence, all the existing fencing for Parcel No. 1 will remain in place. Section 18.20.110 of the SDMC requires that new lots be improved with decorative walls not greater than six feet in height on or within all rear and side property lines. A 42-inch high fence and vehicular gate will also be installed along the front property line. The material and design will be reviewed as part of the plan check process. As part of the proposed subdivision request, fencing along the side property lines of Parcel No. 2 will be replaced with six (6) foot high CMU split face walls with decorative caps (see Attachment 3). The existing chain link fence dividing the parcels will be removed. As required by the Code, the rear property line would have to be improved with decorative block wall; however, the property owners have requested that it remain open to access both sites as they wish. This is intended for convenience and a bigger back yard space because their daughter will be occupying the newly developed home with her family. Due to the unique

Page 268 ends

TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 5
For the Meeting of July 16, 2026
situation and after much discussion with the Applicant, Staff proposed the Applicant construct 50 percent of the rear property line wall at this time and the other 50 percent would be installed at the time of sale or transfer of either parcel. Staff has prepared Condition No. 14 requiring that prior to final recordation of the Parcel Map, the Applicant shall record a deed restriction or covenant, requiring completion of the remaining fifty (50) percent of the rear property line wall prior to the sale or transfer of either parcel. This ensures that the wall will be installed prior to new ownership, meeting the current development standards.

As previously mentioned, Wehner Lane is a private street, which means the street is owned and maintained by the existing property owners. As a result, the City cannot require any offsite improvements along Wehner Lane including a sidewalk unless the property owner were to voluntarily dedicate a portion of their property to the City. However, in accordance with San Dimas Municipal Code (SDMC) Section 17.32.110, “the city may require dedication of improvements such as rights-of-way, easements, and construction of reasonable off-site and on-site improvements for the parcels being created pursuant to the provisions of Section 66411.1 of the Subdivision Map Act”. In other words, the City may require the undergrounding of all new and existing utilities and utility drops, which is incorporated into Condition No. 67.

There is currently one (1) existing utility pole located along Wehner Lane street frontage of the subject site (Figures 3 & 4).

Page 269 ends

TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 6
For the Meeting of July 16, 2026
protecting lines from weather, vehicles, and natural hazards, which reduces outages, fire risks, and maintenance costs. By having new utilities installed underground, it offers a long-term benefit of enhancing community safety and improving property values by providing clear skies for better views. The purpose of undergrounding existing utilities is similar and is primarily intended to remove unsightly poles and/or impact accessibility along sidewalks. The most noticeable benefit of the removal of existing utility poles is how it improves streetscape aesthetics and the overall appearance of a community. Still, the undergrounding of existing utilities within a highly urbanized and/or developed area may not provide as much of a positive visual impact when there are other existing utility poles that will remain and are not likely to be removed unless initiated by the City.

These City initiatives would require a substantial amount of funding either by proposed capital improvement projects or other Federal/State grant funding for City infrastructure improvements.

The project site is located between Wehner Lane to the west and Cataract Avenue to the east.

Both streets are classified as Local streets under the Caltrans California Road System Functional Classification. This means that they both carry very low traffic volumes running north and south bound from the western boundary of Baseline Road into the San Dimas Wash and Woodlad Oaks Drive to the north (Figure 3). Along the Wehner Lane corridor, there are existing utility poles that run north and south along the east side of the street. Undergrounding the one (1) existing utility pole located along the project frontage of Parcel No. 2 (Figure 4) would not be as impactful to the visual streetscape of that immediate area. With the street minimally trafficked, visual presence of the poles is not prominent. Additionally, there are currently no plans for the City to remove any of the existing utility poles along Wehner Lane at this time.

San Dimas Municipal Code (SDMC) Section 17.32.130(A) allows the Planning Commission to recommend to the City Council, and the City Council may waive the requirements of undergrounding of existing utilities “if topographical, soil or any other conditions make such underground installation unreasonable or impractical”. The Applicant has submitted a letter (Attachment 4) requesting a waiver from the requirement of undergrounding the existing utility pole located along their Wehner Lane street frontage. They argue that “Undergrounding this pole would require going under the wash, which is generally not viable solution to underground the electrical under a wash”.

Should the Planning Commission recommend approval to the City Council to waive the requirement to underground existing utilities, Condition No. 67 will need to be revised to remove the requirement to remove adjacent utility poles.

House Design & Development Standards
The development of the new detached ADU on each parcel is not under the purview of the Planning Commission; however, the ADU is noted on the site plan for reference only. The new residence and detached garage will be designed in a Craftsman/Cottage hybrid style (Figures 5 & 6). The design includes the following finishes and materials:
• Varied rooflines and prominent front gable;

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 7
For the Meeting of July 16, 2026
• Multiple materials of wood siding, shakes, and river rock stone veneer on tapered support columns;
• Architectural window trim and decorative grids;
• Composition shingle roofing;
• Full-width front porch and extended second-floor balcony; • Stone chimney;
• Balanced window placement for front façade symmetry; and • Decorative exposed wood brackets and rustic detailing.

Figures 5 & 6 – West (Front) & North (Side) Elevations of New Residence on Parcel No. 2 The proposed layout for the new single-family residence provides for 2,015 square feet of living floor area and a 600 square-foot detached three-car garage. The residence will have four (4) bedrooms and four (4) bathrooms. There will be a bedroom, bathroom and powder room located on the ground floor with the remaining bedrooms and bathrooms will be located on the second floor. The floor plan includes the second-floor balcony facing north measuring approximately 86 square feet (Attachment 3). Staff believe the proposed balcony does not pose any privacy concerns as it’s oriented towards the center yard where the driveway is located and away from neighboring properties.

The proposed single-family residence will be constructed to comply with the development standards of the SF-A Zone, including setbacks, lot coverage, height, etc. as follows:

Code
Requirement
Proposed Parcel
No. 1 Proposed Parcel No. 2
Front Yard Setback 20’-0” 20’-0” *
Side Yard Setback 5’-0” 55’-5” & 4-0” **
Side Yard Setback
– Driveway side 12’-0” 12’-0”
Building Height 35’-0” 27’-3”
Parking 2 garage spaces 3 car-garage
Driveway Aisle
Width 12’-0”
All existing
development is to
remain on Parcel
No. 1; no changes
are proposed within
this project scope.

This subdivision will 13’-2”

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 8
For the Meeting of July 16, 2026
Lot Coverage 35.0%
not create any
nonconformities. 17.4%
* From centerline of street the setback is 35’-0”.
** Pursuant to state ADU law provisions, ADUs are only required to have a minimum of a 4’-0” side and rear yard setback.

Tree Removal
The proposed development will require the removal of one mature Oak tree located within the center area of newly created Parcel No. 2. The Oak tree is requested for removal as its location conflicts with the proposed location of the new driveway access to the detached three-car garage.

However, an arborist visited the site and determined that it would not be feasible to relocate a tree of that size.

ALTERNATIVES
Staff does not have any proposed alternatives for this request; however, the Planning Commission may recommend changes to the project.

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

Respectfully submitted,
Yasmin Dabbous
Assistant Planner

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TPM 25-03 (TPM 084338), DPR 25-04 & TP 25-11 Page 9
For the Meeting of July 16, 2026
Attachments:

1. Resolution PC-1707

2. Tentative Parcel Map 084338

3. Project Plan Set, Material Board & Conceptual Landscape Plan

4. Applicant Waiver Letter Request

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RESOLUTION PC-1707

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 25-03 (TPM 084338), DEVELOPMENT PLAN REVIEW 25-04, AND TREE PERMIT 25-11, A REQUEST TO SUBDIVIDE ONE (1) EXISTING 36,759 SQUARE-FOOT PARCEL INTO TWO (2) PARCELS FOR THE DEVELOPMENT OF A NEW 2,015 SQUAREFOOT TWO-STORY SINGLE-FAMILY RESIDENCE AND A DETACHED 600

SQUARE-FOOT THREE-CAR GARAGE ON THE NEWLY CREATED PARCEL (PARCEL NO. 2), WITH AN ASSOCIATED TREE REMOVAL REQUEST FOR ONE (1) MATURE OAK TREE LOCATED AT 1161 N. CATARACT AVENUE WITHIN THE SINGLE-FAMILY AGRICULTURE 7,500 (SF-A7500) ZONE (APNS: 8661-008-031 & 8661-008-035). THIS PROJECT IS CATEGORICALLY EXEMPT UNDER CEQA GUIDELINES, TITLE 14, ARTICLE 19 CATEGORICAL EXEMPTIONS, SECTION 15332, IN-FILL DEVELOPMENT PROJECTS, CLASS

32. WHEREAS, an application was duly filed for Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04, and Tree Permit 25-11 by:

Michael Lancy R.A.
8780 19th Street #224
Alta Loma, CA 91701
WHEREAS, the Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04, and Tree Permit 25-11 is described as:

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Resolution PC-1707 Page 2
WHEREAS, notice was duly given of the Planning Commission’s public hearing on the matter and that a public hearing was held on July 16, 2026, at the hour of 6:00 p.m., with all testimony received being made a part of the public record; and WHEREAS, all requirements of the California Environmental Quality Act and the City’s Environmental Guidelines have been met for the consideration of whether the project will have a significant effect on the environment. The project is hereby determined to be Categorically Exempt per Section 15332 Class 32, In-Fill Development Projects, of the State CEQA Guidelines.

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

Tentative Parcel Map Findings:

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

The Tentative Parcel Map creates two (2) Parcels from one existing 39,759 square-foot parcel, which will be developed in consistency with the General Plan and the Single-Family Agriculture 7,500 (SF-A 7500) zone. The newly created parcels meet all the development standards of the underlying zoning designation and the underlying General Plan designation of Single-Family Low. The two (2) parcels will each measure greater than 7,500 square feet, which is the minimum parcel size required for the SF-A 7500 zone. Parcel No. 1 will measure approximately 25,512 square feet (0.586 acres) in size and Parcel No. 2 will measure approximately 11, 247 square feet (0.258 acres) in size.

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

The proposed Tentative Parcel Map is consistent with the General Plan Land Use Element Policies, Goal L-9, Objective 9.1, “Preserve the visual identity and character of existing neighborhoods”. The two (2) parcels, when developed, will meet the minimum parcel size of 7,500 square feet, as required by the Single-Family Agriculture 7,500 zone. Maintaining the minimum parcel size to be 7,500 square feet will allow for preservation of the existing parcel sizes of the neighborhood and overall character of the surrounding neighborhood. The singlefamily residence and detached garage shall meet all of the development requirements of the Single-Family Agriculture 7,5000 zone. Additionally, the site plan references a detached 1,000 square-foot ADU; however, that is provided solely for context in terms of site layout and is permitted ministerially.

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

The subdivision creates two (2) new Parcels each measuring a minimum of 7,500 square feet in size. Parcel No. 1 will measure approximately 25,512 square feet (0.586 acres) in size and Parcel No. 2 will measure approximately 11,247 square feet (0.258 acres) in size. Each of the two (2) Parcels are adequate in size and layout to accommodate independent single-family residential uses. Parcel No. 1 already has an existing two-story single-family residence which will remain as-is and is not proposed for any changes within this project scope. Approval of this project will not result in any nonconformities for those existing structures. The newly created vacant parcel (Parcel No. 2) will be developed with one (1) single-family residence

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Resolution PC-1707 Page 3
and detached three-car garage with a referenced future ADU. The project will fit the scale and character of the surrounding residential community. Parcel No. 1 will maintain existing access from N. Cataract Avenue, whereas the new Parcel will establish access off Wehner Lane, which is an established private street.

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

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

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

Development Plan Review Findings:

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

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Resolution PC-1707 Page 4
layout and is permitted ministerially. The new single-family residence will abut already existing single-family residences to the east, west, and south of the site. The development for the new two-story single-family residence, comprising of 2,015 square feet of floor area and a 600 square-foot attached 3-car garage on an 11,247 square-foot Parcel is suitable for the singlefamily residential use intended for the site and is compatible with existing single-family developments located within the same subject zone. In addition, the new single-family residence will be constructed to comply with all development standards of the SF-A 7500 Zone.

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

Furthermore, the new residence will be constructed in a manner that will minimize its impact on adjacent properties, including locating the second-floor balcony to face away from abutting properties, increasing privacy and reducing adverse effects on neighboring property to the south.

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

Tree Removal Findings:

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

Therefore, removal of the one (1) Oak tree is warranted. As required by the City’s Tree Preservation Ordinance, the Applicant will be required to plant a minimum of two (2) replacement canopy-type trees that are at minimum 15-gallon in size as part of the approval of removing the one (1) mature Oak tree. The Applicant has proposed to replant three (3) 15- gallon box Sweet Shade trees on the property; two will be located within the front yard area of Parcel No. 2 and the other will be located within the rear yard area of Parcel No. 2. All other trees on the property will be preserved in place.

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Resolution PC-1707 Page 5
PURSUANT TO THE ABOVE FINDINGS, IT IS RESOLVED that the Planning Commission recommends to the City Council approval of Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04, and Tree Permit 25-11 subject to the Applicant’s compliance with Conditions in “Exhibit A”, attached hereto and incorporated herein. A copy of this Resolution shall be mailed to the Applicant.

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

AYES:

NOES:

ABSENT:

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

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Resolution PC-1707 Page 5

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Resolution PC-1707 Page 6
Exhibit A

32. PLANNING DIVISION - (909) 394-6250

GENERAL

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

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

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

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Resolution PC-1707 Page 7

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

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

14. Per Code Section 18.20.110 Fences and walls, a six-foot-high decorative block wall with a cap finish shall be constructed along both side property lines of newly created Parcel No. 2, as well as fifty (50) percent of the total linear length of the rear property line wall of Parcel No. 2. Prior to final recordation of the Parcel Map, the Applicant shall record a deed restriction or covenant, requiring completion of the remaining fifty (50) percent of the rear property line wall of Parcel No. 2 prior to the sale or transfer of either parcel (as shown on the attached site plan of recordation document). The Applicant shall be responsible for all costs and fees associated with the preparation, recordation, administration and future removal or termination of the deed restriction or covenant. If a double wall condition would result, the developer shall make a good faith effort to work with the adjoining property owners to provide a single wall. Applicant/Developer shall notify, by mail, all contiguous property owners at least 30 days prior to the removal of any existing walls/ fences along the project's perimeter.

15. During grading and construction phases, the construction manager shall serve as the contact person in the event that dust or noise levels become disruptive to local residents.

A sign shall be posted at the project site with the contact phone number.

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Resolution PC-1707 Page 8

16. Graffiti shall be removed within 72 hours from the project site.

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

DESIGN

19. Building architecture and site plan shall be consistent with plans presented to the City Council on Month xx, 2026, provided that the Director of Community Development is authorized to make revisions consistent with the San Dimas Municipal Code and to facilitate improved parking Parcel circulation.

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

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

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

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Resolution PC-1707 Page 9

LANDSCAPE

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

31. The Applicant/Developer shall show all proposed transformers on the landscape plan. All transformers shall be screened to the satisfaction of the Director of Community Development.

32. Final tree preservation plans shall be reviewed and approved by the Planning Division prior to issuance of building permits.

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

BUILDING DIVISION – (909) 394-6260

37. The Applicant/Developer shall submit a flow test (Form 195) to the Building Division of the City of San Dimas that have been reviewed and approved by the Los Angeles County Fire Department.

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

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Resolution PC-1707 Page 10

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

41. The plans should show all utilities, overhead or underground service, sewer and gas service.

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

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

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

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Resolution PC-1707 Page 11

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

51. The Applicant/Developer shall comply with CAL Green Section 4.408.2 “Residential Mandatory Measures, Residential waste recycling.

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

ENGINEERING DIVISION – (909) 394-6240

59. The Applicant/Developer shall install sanitary sewers to serve Parcel 2 to the satisfaction of the City Engineer and Public Works Director.

60. The Applicant/Developer shall install domestic water to serve Parcel 2 to the satisfaction of City Engineer and Public Works Director.

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Resolution PC-1707 Page 12

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

65. The Applicant/Developer shall provide a 10-foot wide private sanitary sewer easement across Parcel 1 for the benefit of Parcel 2.

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Resolution PC-1707 Page 13
executed by the property owner(s) and recorded with the L.A. County Registrar/Recorder's Office prior to the Certificate of Occupancy for the project.

PARKS & RECREATION DEPARTMENT – (909) 394-6230

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

The required fire flow for the public fire hydrants for this project is 1,000 gpm at 20 psi residual pressure for 1 hour duration.

END OF CONDITIONS

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CITY OF SAN DIMAS

PLANNING COMMISSION

MINUTES
Regularly Scheduled Meeting
Thursday, July 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
Assistant Planner Yasmin Dabbous
Senior Management Analyst Kimberly Neustice

CALL TO ORDER AND FLAG SALUTE
Chairman Bratt called the regular meeting of the Planning Commission to order at 6:02 p.m. and Commissioner Barnes led the flag salute.

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

PUBLIC HEARING
PH 1. Tentative Parcel Map 25-03 (TPM 84338), Development Plan Review 25-04 & Tree Permit 25-11; A request to subdivide a 36,759 square-foot lot into two lots for the development of a 2,015 square-foot, two-story single-family residence with a detached 600 square-foot threecar garage on the newly created lot (Parcel No. 2), with an associated tree removal request for one mature Oak tree at 1161 N Cataract Avenue (APN’s: 8661-008-031 & 8661-008- 035). This project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332, In-Fill Development Projects, Class 32.

Staff report presented by Assistant Planner Dabbous recommending the Planning Commission to adopt Resolution PC-1707, recommending approval to the City Council Tentative Parcel Map 25- 03, Development Plan Review 25-04, Tree Permit 25-11 and find that this project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332, InPage 288 – 315 Planning Commission Minutes Page 2
July 16, 2026
Fill Development Projects, Class 32. Additionally, staff asked that the Planning Commission recommend approval to the City Council of the applicant’s waiver request for the requirement of undergrounding existing off-site utilities.

Commissioner Barnes stated that the Oak tree takes up a large amount of space on the lot. He asked if Staff had explored different options to protect the Oak tree in place.

Vice-Chairman Davis stated that in the presentation, the Oak tree is very large and impractical to relocate. He asked if staff discussed this with the City arborist.

Assistant Planner Dabbous said that the owners had been talking about relocating the tree for many years, and back then they did consult with the City Arborist at the time, Debra Day, but she stated that it would not be possible to relocate the tree.

Chairman Bratt opened the public hearing at 6:16 p.m.

Speaker 1 – Applicant Byron Garcia wanted to thank the Commissioners and neighbors who took the time to come to the meeting. He and his family moved into the property in 2010, and the property was mostly dirt. They have greatly improved the property over the years and the proposal being presented tonight was their vision for the property when they purchased it. He understands the value of having a tree of this magnitude but he’s hoping that the neighbors understand that it’s not his intention to make things worse, the purpose is to create a future for their kids and in the process create something better for the neighborhood. They are willing to work with the City, talk with the neighbors, and make some accommodations to get this project approved.

Chairman Bratt asked if the City is requiring the applicant to improve the street as part of this project.

Director of Community Development Torrico stated that there is a condition that requires them to maintain their portion of Wehner Lane which is a private street.

Planning Manager Espinoza stated that Wehner Lane is in pretty good condition currently and Condition No. 18 does put into place the maintenance of the street going forward. The City doesn’t feel repairs are needed at this time, but if it gets damaged during construction, they will request the owner to make the repairs before the project is finaled.

Vice-Chairman Davis asked the owner about the two windows on the south elevation that are over the stairwell and overlooks the neighbor’s house. He is concerned about the location of these windows in relation to overlooking the neighbor’s property and asked if they could be moved to the east side.

Speaker 1 - Applicant Byron Garcia stated that they could possibly make the changes. They were added to the south side because that’s where the sun shines the most and would provide natural lighting.

Planning Manager Espinoza stated that Staff reviewed the details on the plans, but the Commission could recommend changes.

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Planning Commission Minutes Page 3
July 16, 2026
Speaker 2 - Joe Estes stated he is the neighbor immediately south and the owners of the property have been great neighbors. He understands the Oak tree situation, but he also had Oak trees on his property that they had lost over the last fifty-three years they have lived there due to various reasons. They hate to see the tree removed but these trees are not eternal, and they fully support the project.

Speaker 3 - Mike Sutton is here to voice his opposition to the tree removal permit. He’s asking the Commission to deny the permit and to have the owners redesign the project to keep the Oak tree.

This tree cannot be easily replaced by planting new trees. City code states that trees should not be removed unless the tree is an extreme hazard. This property was purchased knowing that this Oak tree was there and they should have considered this for their project. He also states that this lot seems to currently have about seven cars on it but by developing this lot, the cars will be displaced to parking on the street causing a hazard.

Speaker 4 - Adrian Belmontez lives on Wehner Lane, and he agrees with the previous speaker.

He and his parents have lived there for a combined 70 years, and he inherited his property when they passed. He witnessed a fire on one lot where they store vehicles. He’s concerned that cars parking on the street would not allow emergency vehicles to make it down the street. The street is very small and the condition of the street is only in good shape because it took almost five years for the neighbors to come together to come up with the money for the repair of the street. There are cracks already appearing in the street because of the applicant’s vehicles coming and going. He understands that it’s their property to do what they will with it, but they should consider the neighbors and just because he says they will look into it, doesn’t mean they will do anything about it. If they have been planning this project for the last few years, why did the neighbors only receive their postcards on Saturday, why did they come so late if this was being planned.

Speaker 1 – Applicant Byron Garcia wanted to address some of the things the neighbors brought up. The cars that are on the back part of the lot will all be moved up to the cataract property once the project is under construction and they will not be stored on the new parcel. He knows Wehner Lane is a private street, but other people have cars on their lots that are sticking out into the street.

He also wants to let the previous speaker know that they did pay into the rehab of Wehner Lane.

They are involved in the neighborhood, and they care about the street.

Chairman Bratt closed the public hearing at 6:35 p.m.

Commissioner Barnes had no specific comments on the project. He felt that it’s unfortunate that the tree is located where it is and he’s glad they tried to look at keeping the tree, but he understands that for the development of that parcel, the tree needs to be removed.

Commissioner Green stated that she knows someone that developed a different property and kept the oak tree but soon after the construction, the Oak tree died. She doesn’t like to see Oak trees removed but she understands the owner’s desire to develop. Someday, the new trees will grow and become good replacements.

Vice-Chairman Davis knows that the Commission has no authority on private streets and it’s up to the neighbors to get together and take care of the street. His concern is emergency vehicles, is that under the purview of the City. On typical streets the width of the street for emergency vehicles is considered for new development.

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July 16, 2026
Assistant Planner Dabbous stated that the owner did get the parcel map approved by Los Angeles County Fire. They cleared it for public hearing and included two conditions of approval.

Director of Community Development Torrico stated that the City is restricted on private streets but if there are public safety issues, the City can get involved in these issues.

Vice-Chairman Davis stated that it seems the Oak tree makes the property undevelopable. He does like trees, but it’s between developing the property or saving the tree.

Chairman Bratt stated that as a commissioner, he wants to do what is best for the community and the neighborhood. However, the Oak tree takes up the whole lot so he’s not sure how the project could be redesigned to keep the Oak on Parcel 2 and develop it at the same time.

Director of Community Development Torrico stated that there were some concerns from the speakers tonight that the removal of the Oak tree was not in compliance with City code. There are findings in the code indicating a tree can be removed if it hinders development. Based on those findings, this tree meets that criteria. Staff will notify the neighbors when this goes to City Council.

RESOLUTION PC-1707

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN

SQUAREFOOT TWO-STORY SINGLE-FAMILY RESIDENCE AND A
DETACHED 600 SQUARE-FOOT THREE-CAR GARAGE ON THE NEWLY
CREATED PARCEL (PARCEL NO. 2), WITH AN ASSOCIATED TREE
REMOVAL REQUEST FOR ONE (1) MATURE OAK TREE LOCATED AT 1161 N. CATARACT AVENUE WITHIN THE SINGLE-FAMILY AGRICULTURE 7,500 (SF-A7500) ZONE (APNS: 8661-008-031 & 8661-008-035). THIS PROJECT IS CATEGORICALLY EXEMPT UNDER CEQA GUIDELINES, TITLE 14, ARTICLE 19 CATEGORICAL EXEMPTIONS, SECTION 15332, IN-FILL DEVELOPMENT PROJECTS, CLASS 32.

MOTION: Motion is split into three actions.

Moved by Vice-Chairman Davis, seconded by Commissioner Green to adopt Resolution PC1707, recommending approval of Tentative Parcel Map 25-03, Development Plan Review 25-04, and Tree Permit 25-11 to the City Council.

Motion carried 5-0.

Moved by Vice-Chairman Davis, seconded by Commissioner Barnes to recommend approval of the Applicant’s request for a waiver from the code requirement to underground the existing off-site utilities due to financial hardship.

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Planning Commission Minutes Page 5
July 16, 2026
Motion carried 5-0
Moved by Vice-Chairman Davis, seconded by Commissioner Shirley to find the project Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332, In-Fill Development Projects, Class 32.

Motion carried 5-0

OTHER BUSINESS
OB 1. Presentation and Discussion of the Safety Element Update and Local Hazard Mitigation Plan.

Presentation of the Safety Element Update and Local Hazard Mitigation Plan given by Starla Barker from De Novo Planning Group.

Vice-Chairman Davis stated he sees that these documents are addressing fires, floods and earthquakes. He asked what else will be addressed.

Ms. Barker stated that these documents address natural hazards.

Vice-Chairman Davis stated that there was a large wildfire back in the 30’s, more information can be found from the historical society on that. The first thing that shuts down in emergencies is communication systems. He asked if these documents will address situations like this.

Ms. Barker stated that part of this process will be to look at critical facilities which include communication systems. They asked people in the community how they like to receive their information so that they can look into planning for these, establishing redundancies and if something does happen, what are the communication lines. This is why they are having other agencies assist in the development of these documents. Maybe there are ways other agencies handle communications that they should be looking at.

Vice-Chairman Davis stated the need to be detailed as to what people should do when there is a disaster and they can’t communicate. He will be interested to see what the recommended actions will be.

Chairman Barnes is concerned about wildfires and the examples that have come from the Altadena fire. He feels that there are a lot of lessons that can be learned from what Altadena’s residents went through. From a transportation standpoint, evacuation is a big topic. He is looking forward to seeing what comes out of this process.

Commissioner Shirley mentioned that in the Altadena situation, there were a lot of fire hydrants that weren’t working properly. He asked how often are the hydrants checked here in the City.

Reservoirs must be drained, how often does the City drain their reservoirs and will they be able to help in a fire.

Commissioner Green thanked Ms. Barker for the presentation. She feels that the City can learn a lot from what happened in Altadena and is looking forward to reviewing these documents.

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Planning Commission Minutes Page 6
July 16, 2026

ORAL COMMUNICATIONS
a. Community Development Department
Director of Community Development Torrico gave updates:
• 1356 Cienega Avenue parcel map was approved by the City Council in May. • The City Council also approved the two MCTA’s for the Minor Conditional Use Permit and unclassified uses.
• Director of Community Development Torrico thanked Commissioner Barnes for his and the committee’s work on the July 3rd event. It was amazing and those who attended could feel the community was having a good time together and it was a great success.

Commissioner Barnes felt it showcased the great things about this community and how everyone comes together. There were a few issues that came up, but the committee heads handled the situations, and everything went smoothly.
b. Members of the Audience
No communications were made.
c. Planning Commission
Commissioner Green understood that there are properties that have electric poles going across the property and that houses and structures couldn’t be built in this area. She has seen that on Cataract Avenue and Wehner Lane there are structures within this area. She asked if these structures are grandfathered in.

Planning Manager Espinoza stated that there really aren’t structures under these utility easements other than a couple patios or horse corrals. There was one instance where an agreement was made with the Department of Water and Power and the property owner and that if DWP ever had to do work in this area, they would be allowed to knock the structure down.

Commissioner Shirley stated that there is a house on Via Alegre where he has seen people in hazmat suits going in and out of the house. He is wondering what happened there.

Director of Community Development Torrico stated that the owner passed away in February this year and no one has come forward to claim the property. The City has had to set up to clean portions of the property, and the City is in the process of putting the property into a receivership. In the meantime, the City got an inspection warrant to go in and clean the house out. The City expects them to be on site for approximately two weeks.

Chairman Bratt thanked Yasmin for her very detailed report this evening. As he read through the agenda, he will usually notate questions that he has but, in this report, as he kept reading, his questions were answered. He felt it was very complete, very detailed and appreciated her efforts.

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July 16, 2026

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

0. The meeting adjourned at 7:13 p.m. to the regular Planning Commission Meeting scheduled for Thursday, August 20, 2026.
________________________________
David A. Bratt, Chairman
San Dimas Planning Commission
ATTEST:
_______________________
Kimberly Neustice
Senior Management Analyst
Approved: August 20, 2026

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1 Yasmin Dabbous
From: Michael Sutton <[email protected]>
Sent: Tuesday, July 14, 2026 9:42 AM
To: Yasmin Dabbous
Subject: Strong opposition to this Thursdays hearing topic-1161 N Cataract CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Report phish using Phish Alert Button.

Dear Chair and Members of the San Dimas Planning Commission, I am writing as a local resident to voice my strong and unequivocal opposition to the proposed development plan and associated tree removal permit for the property located at 1161 N. Cataract Ave, San Dimas, CA 91773.

This project seeks the destruction of a healthy, centuries-old native heritage oak tree.

Under San Dimas Municipal Code Chapter 18.162 (Tree Preservation Ordinance), this tree is classified as a significant, irreplaceable ecological and community asset. I urge the Planning Commission to deny the tree removal permit and order the developer to submit an alternative architectural layout that preserves this historic canopy.

I oppose the removal based on the following critical mandates under San Dimas law:

1. Failure to Meet Removal Criteria: Per city code, a significant private tree should only be approved for removal due to verified disease, public safety hazards, or an irreconcilable conflict with a layout. This oak tree is completely healthy, structurally sound, and thriving.

2. Feasible Design Alternatives Exist: The desire to maximize a structural footprint or simplify construction does not outweigh the community’s mandate to preserve ancient native oaks. The developer can—and should—be required to adjust building setbacks, shift footprints, or alter driveway configurations to protect the tree and its critical root zone.

3. Irreplaceable Environmental Value: A tree of this age provides massive localized cooling, carbon sequestration, and stormwater benefits that a newly planted 15- gallon replacement tree cannot replicate for centuries.

I request that the Planning Commission require an independent, third-party arborist evaluationof the tree’s health and root zone before any votes are cast, rather than relying solely on the developer’s self-funded report.

Please officially enter this letter, along with the attached photographs demonstrating the pristine health of the oak tree, into the public record for this project.

Thank you for your dedication to preserving the historic, natural character of San Dimas.

You don't often get email from [email protected]. Learn why this is important ATTACHMENT 6

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2 Sincerely,
Michael Sutton
Wehner Lane Resident-San Dimas, CA
(626)274-5007

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1 Yasmin Dabbous
From: Michael Sutton <[email protected]>
Sent: Tuesday, July 14, 2026 9:57 AM
To: Yasmin Dabbous
Subject: Photos of tree from 1161 N Cataract to be attached to opposition letter CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Report phish using Phish Alert Button.

You don't often get email from [email protected]. Learn why this is important

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2 Page 298 – 315
3 Sent from my iPhone

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1 Yasmin Dabbous
From: Hillary Hamilton <[email protected]>
Sent: Thursday, July 16, 2026 1:26 PM
To: Yasmin Dabbous
Subject: 1161 N. Cataract Ave
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Report phish using Phish Alert Button.

Hi Mrs. Dabbous,
I am writing in response to the Planning Commision Public Hearing Notice I received regarding my neighbor's Development Plan Review 25-04 and Tree Permit 25-11; PROJ-25-21 Their address is 1161 N.

Cataract Ave.

My name is Hillary Hamilton and I own 257 W Woodland Oaks Dr, San Dimas, Ca 91773. I would like to go on record as in favor of this project. Thank you for notifying me via mail of the public meeting. I am unable to attend.

Thank you, Hillary Hamilton
You don't often get email from [email protected]. Learn why this is important

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City Council Meeting
August 11, 2026
Tentative Parcel Map 25-03 (TPM 084338),
Development Plan Review 25-04 & Tree Permit 25-11
Subdivision of a 36,759 sq.ft. lot into two lots for the development of a 2,015 sq.ft., 2-story single-family residence with a detached 600 square-foot 3-car garage on the newly created lot (Parcel No. 2), with a tree removal request for one mature Oak tree at 1161 N. Cataract Ave (APNs: 8661-008-031 & -035).

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

ATTACHMENT 7

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CITY OF SAN DIMAS
Background / Vicinity Map
• Located in Single-Family Agriculture
7,500 (SF-A 7500) zone
• Project site is 36,759 sq. ft. in size
• Existing property is one legal lot with
two APN’s (for tax purposes)
• Property is surrounded by single-family
homes to the East, South and West;
townhomes and single-family homes to
the North
Wehner Lane
• Wehner Lane is a private street
N Cataract Ave.
2

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CITY OF SAN DIMAS
Subject Site
3 Image 1 - View from Wehner Lane
Image 2 - View from N. Cataract Avenue

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CITY OF SAN DIMAS
Tentative Parcel Map (084338)
4 Proposed Subdivision Line
Parcel No. 1 Parcel No. 2

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CITY OF SAN DIMAS
Site Plan
PARCEL NO. 1
PARCEL NO. 2
New 6’-0” high split face block wall
New SFR
New ADU
5 New Detached Garage Applicant is requesting 50%
of rear wall to be remain
open for family access.

LEGEND:

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CITY OF SAN DIMAS
Undergrounding of Existing Utilities
6 Utility Pole
Required to be
Undergrounded
Approx. 275' of
Undergrounding
San Dimas Wash
• SDMC 17.32.130(A) allows Planning
Commission to recommend to the City
Council to waive the undergrounding of
existing utilities “if topographical, soil or
any other conditions make such
underground installation unreasonable
or impractical”.
• Applicant submitted request letter
(Attachment 4) and it's supported by
the City Engineer due to infeasibility of
undergrounding beneath the wash.

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CITY OF SAN DIMAS
Development Standards
7 Code
Requirement
Proposed Parcel
No. 1
Proposed Parcel
No. 2
Front Yard Setback 20’-0”
All existing
development is to
remain on Parcel
No. 1; no changes
are proposed
within this project
scope. This
subdivision will not
create any
nonconformities.
20’-0” *
Side Yard Setback 5’-0” 55’-5” & 4-0” **
Side Yard Setback –
Driveway side 12’-0” 12’-0”
Building Height 35’-0” 27’-3”
Parking 2 garage spaces 3 car-garage
Driveway Aisle
Width 12’-0” 13’-2”
Lot Coverage 35.0% 17.4%
* From centerline of street the setback is 35’-0”.
** Pursuant to state ADU law provisions, ADUs are only required to have a minimum of a 4’- 0” side and rear yard setback. Page 307 – 315

CITY OF SAN DIMAS
House & Garage Design on Parcel No. 2
8

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CITY OF SAN DIMAS
Tree Permit 25-11
9 Existing Oak tree to be
Removed

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CITY OF SAN DIMAS
Tree Permit 25-11 – Developable Area
10 Existing Tree Canopy
Radius (± 35’)
Required Setbacks for
Habitable Structures
Remaining
Developable Area

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CITY OF SAN DIMAS
Tree Permit 25-11 – Tree Trimming
11 Existing Tree Canopy
Radius (± 35’)
“Zone 0” Radius (± 5’)
Remaining Tree Canopy

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CITY OF SAN DIMAS
Tree Permit 25-11
(P) Replacement trees
(E) Oak tree to be removed
12

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CITY OF SAN DIMAS
Public Comments
13 • The Planning Commission heard the item on July 16, 2026. • Staff received two public comments prior to that meeting:

1. Michael Sutton: opposes tree removal and requests
preservation of the tree.

2. Hillary Hamilton: general support for the project.

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CITY OF SAN DIMAS
Environmental Review
• Categorically Exempt under CEQA, Title 14, Article 19, Section 15332, In-Fill Development Projects, Class 32.
14

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CITY OF SAN DIMAS
Recommendation
Staff and the Planning Commission recommend the City Council:

1.Adopt Resolution 2026-52, approving Tentative Parcel Map 25-03 (TPM 084338), Development Plan Review 25-04 and Tree Permit 25-11.

2. Find that this project is Categorically Exempt under CEQA guidelines, Title 14, Article 19 Categorical Exemptions, Section 15332, In-Fill Development Projects, Class 32.

Planning Commission recommends the City Council:

1.Approve the Applicant’s request for a waiver from the Code requirement to underground existing off-site utilities, modify Condition No. 67 from the Conditions of Approval, and add a specific WHEREAS, to the resolution addressing that waiver:
“WHEREAS, the Applicant requested a waiver from the Code requirement to underground existing off-site utilities, per SDMC Section 17.32.110 Off-site improvements and 17.32.130 Underground utilities; and the Planning Commission recommended approval of the waiver of underground utilities to the City Council at the July 16, 2026, public hearing; and City Council approved the Applicant’s request for a waiver at the August 11, 2026, public hearing; and” 15

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San Dimas City CouncilAugust 11, 2026

San Dimas City Council
August 11, 2026