San Dimas City Council
September 8, 2026

CITY COUNCIL AND SUCCESSOR AGENCY
MEETING AGENDA
TUESDAY SEPTEMBER 8, 2026 7:00 PM
SAN DIMAS COUNCIL CHAMBER
245 EAST BONITA AVENUE
A public agenda packet is available for review on the City’s website  www.sandimasca.gov or by contacting the City Clerk’s Office at [email protected].

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Members of the public may observe the City Council meeting live on the City of San Dimas website at www.sandimasca.gov or on KWST Channel 3. To view from the website, select the Watch City Council Meetings blue button from the home page.
7:00 PM
CITY COUNCIL
Mayor Emmett Badar, Mayor Pro Tem Rachel Bratakos, Councilmember Eric Nakano, Councilmember Ryan A. Vienna, Councilmember Eric Weber
CALL TO ORDER AND FLAG SALUTE
ORAL COMMUNICATIONS
(Members of the audience are invited to address the City Council on any item on this agenda or not on this agenda. Public comment will not be taken during each individual agenda item, except for public hearing items. Comments on public hearing items will be heard when that item is scheduled for discussion. Under the provisions of the Brown Act, the legislative body is prohibited from engaging in discussion on any item not appearing on the posted agenda. However, your concerns may be referred to staff or set for discussion at a later date. Public comments will be taken in the following order: (1) in person, (2) Zoom participants, (3) telephone call in. Each speaker will be limited to speaking once for up to (3) three minutes.)

y,
CALL TO ORDER AND FLAG SALUTE
ORAL COMMUNICATIONS
(Members of the audience are invited to address the City Council on any item on this agenda or not on this agenda. Public comment will not be taken during each individual agenda item, except for public hearing items. Comments on public hearing items will be heard when that item is scheduled for discussion. Under the provisions of the Brown Act, the legislative body is prohibited from engaging in discussion on any item not appearing on the posted agenda. However, your concerns may be referred to staff or set for discussion at a later date. Public comments will be taken in the following order: (1) in person, (2) Zoom participants, (3) telephone call in. Each speaker will be limited to speaking once for up to (3) three minutes.)
CONSENT CALENDAR
(All items on the Consent Calendar are considered to be routine and will be enacted by one motion unless a member of the City Council requests separate discussion.) CC1. Recognize Patriotism Week September 8­ 14
CC2. Adopt Resolution 2026­55, A Resolution of the City Council of the City of San Dimas, Approving Certain Demands for the Pre­paid Warrant Register of August 31, 2026, in the amount of $945,280.08 and Warrant Register of September 15, 2026 in the amount of $287,884.78.

CC3. Approve Minutes of the August 25, 2026 Study Session Meeting and the August 25, 2026 City Council Meeting
CC4. Deny Claim Chang v. City of San Dimas CJP 3056918
CC5. Deny Claim Kelly v. City of San Dimas CJP 3057378 JBV CC6. Approve an Update to the City's Biennial Conflict of Interest Code CC7. Approve the Los Angeles County Metropolitan Transportation Authority Capital Reserve Agreement for the Arrow Highway Street Improvement Project CC8. SUCCESSOR AGENCY ­ Approval to Recognize the Outstanding Creative Growth Loan from the General Fund to the Former Redevelopment Agency as Legitimate Loans to be Paid Back to the General Fund
END OF CONSENT CALENDAR
RECOMMENDATION: Approve consent calendar with recommendations as presented in staff reports.

PUBLIC HEARING ITEMS
PH1. Introduce Ordinance 1340, a Municipal Code Text Amendment (MCTA 26­04), Amending Title 18­Zoning, Chapter 18.508 Specific Plan No. 6 to Conditionally Permit the Operation of New Vehicle Sales and Associated Accessory Uses, and Outdoor Storage in Association with An Approved Primary Use, and Approve a Conditional Use Permit (CUP 26­03) for the Operation of New Vehicle Sales with Associated Accessory Uses Located at 502 W. Covina Boulevard, and Outdoor Storage of Vehicles on an Unaddressed Parking Lot Identified as APN:
8382­019­025, Located within Specific Plan No. 6. This Item is Categorically Exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1
RECOMMENDATION:

PUBLIC HEARING ITEMS
PH1. Introduce Ordinance 1340, a Municipal Code Text Amendment (MCTA 26­04), Amending Title 18­Zoning, Chapter 18.508 Specific Plan No. 6 to Conditionally Permit the Operation of New Vehicle Sales and Associated Accessory Uses, and Outdoor Storage in Association with An Approved Primary Use, and Approve a Conditional Use Permit (CUP 26­03) for the Operation of New Vehicle Sales with Associated Accessory Uses Located at 502 W. Covina Boulevard, and Outdoor Storage of Vehicles on an Unaddressed Parking Lot Identified as APN:
8382­019­025, Located within Specific Plan No. 6. This Item is Categorically Exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1
RECOMMENDATION:

Staff and the Planning Commission recommend that the City Council:

Read by title and introduce Ordinance 1340 (Attachment 1); Adopt Resolution 2026­58 (Attachment 2) approving Conditional Use Permit 26­03; and
Find the project categorically exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301.

OTHER BUSINESS
OB1. Appointment of City Commissioners
RECOMMENDATION:

City Staff recommends that the City Council:

Decide whether to reappoint the following Commissioners, for the next applicable twoyear term beginning after the expiration of their current terms in October 2026: Janice Bartolo, Maya Yassine, John Davis, James Shirley, Robert Olander II, Orlando Pimentel, William Beebe and Margarita McGee.

Provide direction to the City Clerk regarding the two anticipated vacancies: Equestrian Commission, District 1 and Parks and Recreation Commission, District 1 and Senior Citizens Commission, District 4.

ORAL COMMUNICATIONS
Public comments will be taken in the following order: (1) in person, (2) Zoom participants, (3) telephone call in. Each speaker will be limited to speaking once for up to (3) three minutes. (Members of the Audience (Speakers are limited to (3) minutes or as may be determined by the Chair.) CITY REPORTS
CR1. City Manager
CR2. City Attorney
CR3. Members of the City Council
Councilmembers’ Report on Meetings Attended at the Expense of the Local Agency (Pursuant to AB 1234 – G.C. §53232.3(d)
City Council Requests for Future Items, Comments and Updates

ADJOURNMENT
Notice Regarding Americans with Disabilities Act: In compliance with the ADA, if diiiiiilhilkffi

CR3. Members of the City Council
Councilmembers’ Report on Meetings Attended at the Expense of the Local Agency (Pursuant to AB 1234 – G.C. §53232.3(d)
City Council Requests for Future Items, Comments and Updates

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

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

Posting Statement:  I declare under penalty of perjury that on September 4, 2026, I posted a true and correct copy of this agenda on the bulletin board in the Civic Center Plaza of City Hall at 245 E. Bonita Ave., San Dimas Post Office 300 E. Bonita Ave., Von’s Via Verde Shopping Center 1160 Via Verde Ave., and on the City's website www.sandimasca.gov/agendas­minutes/as required by law.

September 4, 2026 Debra Black
Debra Black, City Clerk

HOW TO PARTICIPATE AND SUBMIT COMMENTS
In Person: Upon arrival, please locate and complete a speaker card. Provide the speaker card to the City Clerk and take a seat in the audience area. Your name will be called when it is your turn to speak.

How to Sign-On Remotely (computer or mobile device)
Click the Zoom link on the posted agenda or type in the zoom link address for this meeting
• Wait for host to admit you
• You are now in the meeting
On browser type Zoom.us and join the meeting
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Participation Instruction for Public Comment Period
For Computer and Mobile Device
• Mayor calls for public comment.
• Ready for Zoom Participants
• Click hand raise feature to speak.
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• Your microphone and camera must be on at all times.
• Click on the mic to unmute yourself. The timer will then be set.

To Sign-In By Phone:
• Dial the number posted on the agenda
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To Participate by Phone:
• Press *9 on your phone to request to speak
• Follow commands on phone to unmute (press *6)
• The timer will then be set.

Patriotism Week
W HEREAS, The City of San Dimas promotes the ideals that the citizens of this nation live in freedom, won through the great sacrifices and many tribulations which have provided the foundation for a free, prosperous and independent life; and
W
HEREAS, We realize that each generation must work to maintain this freedom, otherwise, through carelessness or indifference, the rights and liberties enjoyed may vanish; and
WHEREAS, It is fitting and proper to recognize this freedom and to honor the nation, which provides it.

N
OW THEREFORE, I Mayor Emmett G. Badar, Mayor Pro Tem Rachel Bratakos, Councilmembers Eric Nakano, Ryan A. Vienna, and Eric Weber do hereby proclaim September 8-14th, 2026 as NATIONAL PATRIOTISM WEEK. During this event, we urge all citizens to join in expressing gratitude for the privilege of American Citizenship with appropriate celebrations and observances.

I
N WITNESS THEREOF, I, Mayor Emmett G. Badar, have hereunto set my hand and caused the seal of the City of San Dimas to be affixed this 8th day of September 2026.
___________________________________ Attest: ______________________________ Mayor City Clerk

RESOLUTION 2026-55

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS, COUNTY OF LOS ANGELES, APPROVING CERTAIN DEMANDS FOR AUGUST 31 AND SEPTEMBER 15, 2026
WHEREAS, the following listed demands have been audited by the Director of Administrative Services; and
WHEREAS, the Director of Administrative Services has certified as to the availability of funds for payment thereto; and
WHEREAS, the register of audited demands has been submitted to the City Council for approval.

NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of San Dimas does hereby approve the Prepaid Warrant Register of August 31, 2026 in the amount of $945,280.08 and Warrant Register of September 15, 2026 in the amount of $287,884.78.

PASSED, APPROVED AND ADOPTED this 8th day of September 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 2026-55 was duly adopted and passed at a regular meeting of the San Dimas City Council on the 8th, day of September 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_______________________________
Debra Black, City Clerk

CITY COUNCIL MEETING

ACTION MINUTES
AUGUST 25, 2026, 6:00 PM

STUDY SESSION MEETING
Call to Order: 6:03 PM
Roll Call: Mayor Emmett Badar, Mayor Pro Tem Rachel Bratakos, Councilmember Ryan A.

Vienna, Councilmember Eric Weber

Absent: Councilmember Eric Nakano
Staff: City Manager Brad McKinney, Assistant City Manager Travis Sais, Director of Parks and Recreation Scott Wasserman, City Attorney Jeff Malawy, Landscape Maintenance Manager Steve Farmer, Information Systems Manager John Lee

STUDY SESSION ITEMS COMMENTS/RECOMMENDATIONS

1. Discussion on Potential Installation of
New Camera Equipment in Freedom
Park.

MOTION: Councilmember Vienna moved,
seconded by Councilmember Bratakos, to
approve Option 3 for the Freedom Park
camera system, consisting of a fixed camera
on the existing streetlight and an adjustable
camera on an 18-foot pole on the south side
of the park, in the amount of $75,726; motion
carried 4–0, with Councilmember Nakano
absent.

Adjourned: 6:36 PM
I, Debra Black, City Clerk attest that these draft minutes are accurate and reflective of the actions taken by the City Council.

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

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

CITY COUNCIL AND SUCCESSOR

AGENCY MEETING

ACTION MINUTES
AUGUST 25, 2026, 7:00 PM

REGULAR MEETING
Call to Order: 7: 00 PM
Roll Call: Mayor Emmett Badar, Mayor Pro Tem Rachel Bratakos, Councilmember Ryan A.

Vienna, Councilmember Eric Weber

Absent: Councilmember Eric Nakano
Staff: City Manager Brad McKinney, Assistant City Manager Travis Sais, Director of Public Works Shari Garwick, Director of Administrative Services Michael O’Brien, Director of Community Development Luis Torrico, Director of Parks and Recreation Scott Wasserman, City Attorney Jeff Malawy, City Clerk Debra Black

CONSENT ITEMS COMMENTS/RECOMMENDATIONS

1. Adopt Resolution 2026-53, A Resolution
of the City Council of the City of San
Dimas, Approving Certain Demands for
the Warrant Register of August 28, 2026
in the amount of $463,457.47

2. Approve Minutes of the August 11, 2026
City Council and Successor Agency
Special Meeting and August 11, 2026 City
Council Meeting

3. Adopt Resolution 2026-54, Authorizing
Participation in the California Fixed
Income Trust (CalFIT), Open a Participant
Account, and Designate Authorized
Signers

4. Receive and File the July 2026
Investment Report

5. Award Construction Contract 2026-05
Sealcoat of Designated City Streets and
Parking Lots to Ben’s Asphalt LLC in the
Amount of $375,079.00. Approve a
Budget Appropriation of $114,000 to
Account Number 012.4841.554.008 which
Represents Funds Eligible to be Carried
Over from the Fiscal Year 2025-26
MOTION: Motion/seconded by
Councilmember Weber/ Councilmember
Vienna to approve the consent calendar.

Motion carried 4-0.

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

Absent: Nakano
Abstain: None

Approve Minutes of the August 25, 2026 Study Session Meeting and the August 25, 2026 City Council Meeting Page 2
For the Meeting of September 8, 2026
Budget for a Total Budget of $264,000 in
Account 012. Approve Overall Project
Budget of $512,625 Including
Construction, Inspection and Contingency

6. Authorize the Purchase of One Vermeer
BC1500 Brush Chipper through the
Sourcewell Cooperative Purchasing
Program in Accordance with City
Purchasing Rules with RDO Equipment
Company for a Total Amount of
$98,047.46 with a Contingency Amount of
$16,952.54 Including Outfitting.

7. Approve a Revised Contract Extension
with Nieves Landscape, Inc. for Contract
Landscape Maintenance Services in an
Amount for $604,282.50

8. Appropriation of $247,058.28 from Fund
73 Account number 073.4841.662.000
(Proposition C Funds) for maintenance of
Foothill Bridge over San Dimas Wash.

Authorize Maintenance Work Order
8738727 for Epoxy Crack injection on
bridge soffit with Los Angeles County
Public Works.

CITY REPORTS COMMENTS/RECOMMENDATIONS
a. City Manager City Manager McKinney made the following announcements:
• The housing project across from San
Dimas High School is installing water
main lateral sewer lines that will
temporarily impact traffic on Covina
Blvd.
• Golden State Water is working on a
water main replacement project on
Bonita Avenue.
b. City Attorney City Attorney Malawy announced the City Council would be going into closed session
for discussion on real property located at 344
W. Bonita Ave. Additionally, Fred Galante
from the City Attorney’s Office would attend
the closed session as an agency negotiator.
c. Members of the City Council
Reports on Meetings Attended AB 1234
(G.C. §53232.3(d))
None.

Approve Minutes of the August 25, 2026 Study Session Meeting and the August 25, 2026 City Council Meeting Page 3
For the Meeting of September 8, 2026

CITY COUNCIL REQUESTS FOR

FUTURE ITEMS

COMMENTS/RECOMMENDATIONS
Request by Councilmember Weber supported
by Councilmember Vienna for staff to seek a
coalition with other cities interested in
presenting a letter to Metro urging more be
done to collect fares along the A-line.

Adjourned: 7:50 PM
I, Debra Black, City Clerk attest that these draft minutes are accurate and reflective of the actions taken by the City Council.

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

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

P.O. Box 4005 • Concord, CA 94524 • 866.482.3535 • athensadmin.com July 17, 2026
TO: City of San Dimas
ATTENTION: Debra Black, Brad McKinney

RECOMMENDATION TO REJECT
RE: Claim No.: CJP-3056918
Member City: City of San Dimas
Claimant Name: Melony Chang
Date of loss: 06-02-2026
Please allow this correspondence to acknowledge receipt of the captioned claim. Please take the following action:
❖ CLAIM REJECTION: Send a standard rejection letter to the claimant Please include proof of mailing with your rejection notice to the claimant. Please provide us with a copy of the city’s notice of rejection and a copy of the proof of mailing. If you have any questions, please feel free to contact the assigned adjuster or the undersigned claims specialist.

Thank you
Janice Bartlett
Janice Bartlett
Claims Examiner II Property & Casualty
Athens Program Insurance Services, LLC
p: 714.912.0242 | f: 1714.464.4465
e: [email protected] | w: www.athensadmin.com
Athens Program Insurance Services CA License No.: 2L60159

Claim Form
Prim Del
Submitted by: Melony Chang Melony Chang
Submitted On: 2026- 06- 22 10:41: 18
Submission IP: 172. 115. 4. 239 ( 172. 31. 22. 242)
proxy- IP ( raw- IP)
Status: Open
Priority: Normal
Assigned To: Debra Black
Due Date: Open
Attachments
Huntington Tire and Auto. pdf - 2026- 06- 22 10: 41: 19 am SAN

D I MAS
1960

RECEIVED
June 23, 2026

CITY OF SAN DIMAS

CITY CLERK

CLAIM AGAINST THE CITY OF SAN DIMAS
For damages to Persons or Personal Property)
A claim must be filed with the City Clerk of the City of San Dimas within six ( 6) months after which the incident or event occurred. Be sure your claim is against the City of San Dimas, not another public entity. Where space is insufficient, please use additional paper and identify information by paragraph number. Completed claims must be mailed or delivered to the City Clerk, the City of San Dimas, 245 E. Bonita Avenue, San Dimas, CA 91773- 3002

TO THE HONORABLE MAYOR & CITY COUNCIL, THE CITY OF SAN DIMAS, CALIFORNIA The undersigned respectfully submits the following claim and information relative to damage to persona and/ or personal property:

Name of Claimant
Melony Chang
a. Address of Claimant
b. Telephone Number
d. Social Security No
c. Date of Birth

M M/ D D/ YYYY
Format: MM/ DD/ YYYY
e. Driver' s License

2. Name, telephone and post office address to which claimant desires notices to be sent If other than above:

Melony Chang

3. Occurrence or event from which the claim arises:
06/ 02/ 2026
a. Date * b. Time
06/ 02/ 2026 1: 30 PM
Format: MM/ DD/ YYYY
c. Place ( exact & specific location)
Calle Frondosa/ Avenida Loma Vista
d. How and under what circumstances did damage or injury occur? Specify the particular occurrence, event, act or omission you claim caused the injury or damage (Use additional paper if necessary) On June 2, 2026, at approximately 1: 30 p. m., I was driving near the intersection of Calle Frondosa and Avenida Loma Vista in San Dimas while sidewalk and roadway improvement work was being performed in the area. During my travel through the construction zone, a construction screw became lodged in my tire, causing a flat tire. The screw appeared to be the type used by construction crews performing the sidewalk and concrete work in the area. As a result, my vehicle had to be towed to a local tire shop, where the tire was determined to be unrepairable and required replacement.
e. What particular action by the City, or its employees, caused the alleged damage or injury? The damage was caused by the failure of the City and/ or its contractors to properly control, inspect, and remove construction debris from the roadway during or after the sidewalk and roadway improvement project. A construction screw was left on the roadway and became lodged in my tire, resulting in property damage and related expenses.

4. Give a description of the injury, property damage or loss, so far as is known at the time of this claim. If there were no injuries, state no injuries".

No personal injuries. Property damage consisted of a tire punctured by a construction screw, requiring towing and replacement of the tire.

5. Give the name( s) of the City employee( s) causing the damage or injury:

Unknown. The responsible parties are believed to be City employees and/ or contractors performing sidewalk and roadway improvement work near Calle Frondosa and Avenida Loma Vista on June 2, 2026

6. Name and address of any other person injured:

No person was injured.

7. Name and address of the owner of any damaged property:

Melony Chang & Sergio Fernandez -

8. Damages claims:
a. Amount claimed as of this date:
263. 77
b. Estimated amount of future costs:

C
c. Total amount claimed:
263. 77
d. Basis for computation of amounts claimed ( attach copies of all bills, invoices, estimates, etc.) Choose File No file chosen Choose File No file chosen Choose File NoPage 39 – 199 file chosen Choose File No file chosen Choose File I No file chosen Choose File No file chosen

9. Names and addresses of all witnesses, hospitals, doctors, etc. a b
c d

10. Any additional information that might be helpful in considering this claim:

WARNING: IT IS A CRIMINAL OFFENSE TO FILE A FALSE CLAIM! ( Penal Code 72; Insurance Code § 556. 1)
I have read the matters and statements made in the above claim and I know the same to be true of my own knowledge, except as to those matters stated upon information or belief as to such matters I believe the same to be true. I certify under penalty of perjury that the foregoing is TRUE AND CORRECT.

Date
06/ 22/ 2026
Format: MM/ DD/ YYYY
Claimant' s signature
Melony Chang

NVOICE
HUNTINGTON TIRE AND AUTO CENTER. INC.
511 W HUNTINGTON ORIVF
MONROVIA, CA P1016
626- 303- 7666
BAR 0 AG161552
Date: Jun 02 2026 Service Writer AG I Work Order e , t 5 943 Name SERGIO FERNANDEZ
Make 2005 MFR(-, FDES BENZ
Address
Plate
VIN:

Phone:

PO#: Odometer IrUOut: 96, 503/ 96, 503
Driver: SERGIO
Tech Description
Number CRY Price $ Hours Rate S Total 3
Status
TOWED IN WITH FLAT RIGHT REAR TIRE TIRE CANNOT BE REPARIED REPLACE RIGHT REAR TIRE Comment VEHICLE 245r45R1' PIRELLI CINTURATO P7 222050 100 21000 210 0
ALL SEASON 95H
WHEEL WEIGHTS &! OR VALVE STEM STEM 100
Tire Disposal Fee 5 00 5 0
Environmental Fee
100 175 1 75
MAH MOUNTING & BALANCE 1 TIRE 25 80 00 20 0
TIRE INFLATON R/ F- 28- UF- 28-- RIR-- 30- L/ R- 30--
S11T- 30-
93CBP2050323 TIRE DOT
Payments: Jun 02, 2026 VISA $263. 77
Total $ 263. 77 Balance: $ 0. 00
Paid:

Charge Summary
Parts 214. 50
Labor 20. 00
Sublet Labor 0. 00
Hazardous Waste 0. 00
Discounts 0. 00
Federal Excise Tax 0. 00
Tire Disposal Fee 5. 00
State Environmental 1. 75
Battery Fee 0. 00
Subtotal 241. 25
Total Tax 22. 52
SIGNATURE Invoice Total 263. 77
ANi pans and labor are guaranteed for 1 year or 12.000 miles whichever comes first You must return to Huntington Tire and Auto center, Inc for any and all warranbes Huntington Tire and Auto Carter Inc is not responsible for any lowing or other expenses as a result of breakdown Huntington Tire and Auto Center Inc is not responsible for any damages or malfunction resulting from accidents negligence or alterations by others I hereoy authorize the above repair work to be done along with necessary matenals You and your employees may operate the above vehicle for purpose of testing. inspection or delivery at ny r sk Any express mechanics lien is acknowledged on the above vehicle to secure the amount of repairs thereto You will be responsible for loss or damage to vehicles to articles left in the vehicle in case of fire, theft accident or any other cause beyond control Vehicle not picked up after 2 days of notification of completed repairs will be charged a daily storage fee of $ 175 00

August 27, 2026
TO: City of San Dimas
ATTENTION: Debra Black, Brad McKinney

RECOMMENDATION TO REJECT
RE: Claim No.: CJP-3057378
Member City: City of San Dimas
Claimant Name: Gabriella Kelly
Date of loss: 08- 19- 2026
Please allow this correspondence to acknowledge receipt of the captioned claim. Please take the following action:

CLAIM REJECTION: Send a standard rejection letter to the claimant Please include proof of mailing with your rejection notice to the claimant. Please provide us with a copy of the city' s notice of rejection and a copy of the proof of mailing. If you have any questions, please feel free to contact the assigned adjuster or the undersigned claims specialist.

Thank you
c vrvrc Bat ee. fi
Janice Bartlett
Claims Examiner II Property & Casualty
Athens Program Insurance Services, LLC
p: 714. 912. 0242 1 f: 1714. 464. 4465
e: jbartlett@athensadmin. com I w: www.athensadmin. com Athens Program Insurance Services CA License No.: 2L60159 P. O. Box 4005 9 Concord, CA 94524 • 866. 482. 3535 • athensadmin. Page 42 – 199 com August 31, 2026
Gabriela Kelly
EXDIanation of Reiection
RE: Claim Gabriela Kelly vs. City of San Dimas
Claimant Gabriela Kelly
Member City of San Dimas
Date Rec' d by Mbr 08- 25- 2026
Date of Event 08-19-2026
Athens File Number CJP- 3057378
Dear Ms. Kelly:

As you may recall, we serve as the claim' s administrator for the City of San Dimas.

The city maintains the subject tree on a four-year cycle, and it was last maintained in December 2023. The city' s investigation found no evidence of decay or structural weakness. There appears to be bruising on the tree limb that was likely caused by a large truck. Accordingly, the city determined that the tree was in good condition and had been adequately maintained.

Unfortunately, we are unable to recommend settlement of your claim.

Thank you
cvrvrc B r ee. fi
Janice Bartlett
Claims Examiner II Property & Casualty
Athens Program Insurance Services, LLC
p: 714. 912. 0242 1 f: 1714. 464. 4465
e: lbartlett@athensadmin. com I w: www.athensadmin. com Athens Program Insurance Services CA License No.: 21_60159 Cc: City of San Dimas
P. O. Box 4005 9 Concord, CA 94524 • 866. 482. 3535 • athensadmin. Page 43 – 199 com Claim Form
Del
Submitted by: Gabriela Kelly Gabriela Kelly
Submitted On: 2026- 08- 25 10: 04: 04
Submission IP: 165. 162. 47. 126, 163. 116. 132. 115 ( 172. 31. 71. 22) proxy- IP ( raw- IP)
Status: Open
Priority: Normal
Assigned To: Debra Black
Due Date: Open
Attachments
Pic 2 back of Driversidejp- eg= 2026- 08- 25 10: 04: 05 am Pic 4 side driver side closer look. ipgg= 2026- 08- 25 10: 04: 05 am Pic 4 side driver side closer look. ipe9= 2026- 08- 25 10: 04: 05 am Pic 5 back side passenger side far viewjpeg= 2026- 08- 25 10:04:05 am Pic 1 Tree on Carjpeg= 2026- 08- 25 10: 04:05 am
Gabriela Kelly Estimate ( Benz CLA)_(1) Cost to Repair. pdf - 2026- 08- 25 10:04: 05 am

CLAIM AGAINST THE CITY OF SAN DIMAS
For damages to Persons or Personal Property) rflS

RECEIVED
August 25, 2026

CITY OF SAN DIMAS

CITY CLERK
A claim must be filed with the City Clerk of the City of San Dimas within six ( 6) months after which the incident or event occurred. Be sure your claim is against the City of San Dimas, not another public entity. Where space is insufficient, please use additional paper and identify information by paragraph number. Completed claims must be mailed or delivered to the City Clerk, the City of San Dimas, 245 E. Bonita Avenue, San Dimas, CA 91773- 3002

TO THE HONORABLE MAYOR & CITY COUNCIL, THE CITY OF SAN DIMAS, CALIFORNIA The undersigned respectfully submits the following claim and information relative to damage to persona and/ or personal property:

Name of Claimant
Gabriela Kelly
a. Address of Claimant
b. Telephone Number
Format: MM/ DD/ YYYY

d. Social Security No

2. Name, telephone and post office address to which claimant desires notices to be sent If other than above:

3. Occurrence or event from which the claim arises:

Tree fell on Car causing damage
a. Date * b. Time
08/ 19/ 2026 PM
Format: MM/ DD/ YYYY
c. Place ( exact & specific location)
216 Railway Street, San Dimas, CA
d. How and under what circumstances did damage or injury occur? Specify the particular occurrence, event, act or omission you claim caused the injury or damage ( Use additional paper if necessary) Tree fell on Car causing damage
e. What particular action by the City, or its employees, caused the alleged damage or injury? n/ a

4. Give a description of the injury, property damage or loss, so far as is known at the time of this claim. If there were no injuries, state no injuries'.
n/ a
S. Give the name( s) of the City employee( s) causing the damage or injury:
n/ a

6. Name and address of any other person injured:
n/ a

7. Name and address of the owner of any damaged property:

Gabriela Kelly

8. Damages claims:
a. Amount claimed as of this date:
5258. 45
b. Estimated amount of future costs:
5258. 45
c. Total amount claimed:
5258.45
d. Basis for computation of amounts claimed ( attach copies of all bills, invoices, estimates, etc.) Choose File No file chosen Choose File No file chosen Choose File No file chosen

Choose File No file chosen Choose File No file chosen Choose File No file chosen

9. Names and addresses of all witnesses, hospitals, doctors, etc.

10. Any additional information that might be helpful in considering this claim:

Attached the repairs from Seidner' s Collision Center and pictures of the event that caused the damage WARNING: IT IS A CRIMINAL OFFENSE TO FILE A FALSE CLAIM! ( Penal Code 72; Insurance Code § 556. 1)
I have read the matters and statements made in the above claim and I know the same to be true of my own knowledge, except as to those matters stated upon information or belief as to such matters I believe the same to be true. I certify under penalty of perjury that the foregoing is TRUE AND CORRECT.

Date
08/ 25/ 2026
Format: MM/ DD/ YYYY
Claimant's signature
Gabriela Kelly

i

i

y %
It L

SEIDNER' S COLLISION CENTER — WorkfileID: 915b6774
Federal ID: 95- 2582951
GLENDORA State EPA: CAL000267233
Providing an " Extraordinary Repair Experience"
BAR: ARD00188851

SEIDNER' S
1949 Auto Centre Dr., Glendora, CA 91740
COLIIFON CENTERS Phone: ( 909) 305- 0745
Estimate
RO Number:

Customer: Insurance: Adjuster: Estimator: Jose Garcia
KELLY, GABRIELA CUSTOMER PAY Phone: Create Date: 8/ 21/ 2026 Deductible:
2015 BENZ CLA- Class CLA250 FWD 4D SED 4- 2. OL Turbocharged Gasoline Gasoline Direct Injection BLACK VIN:

Exterior Color: BLACK Mileage Out:

State: CA Production Date: 6/ 2015 Condition: Fair Job #:

Line Ver Operation Description Qty Extended Part Labor $ Type Paint Price $ Type
1 E01 ROOF
2 E01 Remove/ Replace LT Drip molding 1 314. 00T OEM 51. 00 Body 3 E01 PILLARS, ROCKER & FLOOR
4 E01 Blend LT Roof rail 76. 50
5 E01 REAR DOOR
6 E01 Blend LT Door shell 85. 00
7 E01 Remove/ Install LT Belt molding w/ o AMG pkg 25. 50 Body 8 E01 Remove/ Install LT Door w' strip 59. 50 Body
9 E01 Remove/ Install LT R& I trim panel 42. 50 Body
10 E01 Remove/ Install LT Handle, outside 42. 50 Body
11 E01 QUARTER PANEL
12 E01 Repair LT Quarter panel 340. 00 Body 187. 00
13 E01 Add for Clear Coat 76. 50
14 E01 Remove/ Install LT Wheelhouse liner 34. 00 Body
15 E01 Remove/ Install Fuel door 8. 50 Body
16 E01 Blend Fuel door 17. 00
17 E01 Remove/ Replace LT Wheelhouse liner rivet 4 15. 20T OEM 18 E01 TRUNK LID
19 E01 Repair Trunk lid 340. 00 Body 195. 50
20 E01 Overlap Major Adj. Panel 34. 00)
21 E01 Add for Clear Coat 34.00
22 E01 Remove/ Install Weatherstrip 42. 50 Body
23 E01 Remove/ Install Trim molding 34. 00 Body
24 E01 Remove/ Replace Emblem 1 49. 50T OEM 17. 00 Body 25 E01 Remove/ Replace Nameplate " CLA250" 1 57. 00T OEM 17. 00 Body T = Taxable Item, RPD = Related Prior Damage, AA = Appearance Allowance, UPD = Unrelated Prior Damage, PDR = Paintless Dent Repair, A/ M = Aftermarket, Rechr = Rechromed, Reman = Remanufactured, OEM = New Original Equipment Manufacturer, Recor = Re -cored, RECOND = Reconditioned, LKQ = Like Kind Quality or Used, Diag = Diagnostic, Elec = Electrical, Mech = Mechanical, Ref = Refinish, Struc = Structural
8/ 25/ 2026 9: 03: 38 AM Page 52 – 199 Page 1
Estimate
RO Number:
2015 BENZ CLA-Class CLA250 FWD 4D SED 4- 2. OL Turbocharged Gasoline Gasoline Direct Injection BLACK 26 E01 Remove/ Install
27 E01 Remove/ Install
28 E01
29 E01 Remove/ Replace
30 E01 Repair
31 E01 Remove/ Install
32 E01
33 E01 Repair
34 E01
35 E01
36 E01 Remove/ Install
37 E01 Remove/ Replace
38 E01
39 E01 Repair
40 E01 Repair
41 E01
42 E01
43 E01
44 E01
45 E01 Repair
46 E01 Repair
47 E01 Repair
License bracket
Trunk lid trim

REAR LAMPS
LT Tail lamp assy
RT Tail lamp assy ( Buff only)
RT Tail lamp assy

REAR BUMPER
Bumper cover w/ o prk snsr
Overlap Major Non- Adj. Panel
Add for Clear Coat
Trim cover
Lower cover
Color Match
De -Nib And Polish
Mask For Primer
Mask For Paint
Hazardous Waste Disposal
Mask / Foil Wrap Wiring
Disconnect & Reconnect Battery
Pre repair scan
Post repair scan
1 490. 00T OEM
1 145. 00T OEM
1 10. 00T Other
1 12. 00T Other
1 5. 00 Other
1 3. 50T Other

17. 00 Body

42. 50 Body

34. 00 Body

42. 50 Body

34. 00 Body
510. 00 Body

25. 50 Body

34. 00 Body

42. 50 Body

34. 00 Body

42. 50 Body

17. 00 Body

97. 00 Mech

97. 00 Mech
221. 00

17. 00)

42. 50

85. 00
Estimate Totals Discount $ Markup $ Rate $ Total $
Parts
Labor, Body
Labor, Refinish
Labor, Mechanical
Material, Paint
Miscellaneous

85. 00

85. 00
194.00

75. 00
1, 096. 20
1, 929. 50
969. 00
194. 00
855. 00

5. 00
Subtotal 5, 048. 70
Sales Tax 209. 75
Grand Total 5, 258.45
Net Total 5, 258.45
Estimate version Total $
Original 5, 258. 45
Insurance Total $: 0. 00
Received from Insurance $: 0. 00
Balance due from Insurance $:

Customer Total $:

0. 00
5, 258. 45
T = Taxable Item, RPD = Related Prior Damage, AA = Appearance Allowance, UPD = Unrelated Prior Damage, PDR = Paintless Dent Repair, A/ M = Aftermarket, Rechr = Rechromed, Reman = Remanufactured, OEM = New Original Equipment Manufacturer, Recor = Re -cored, RECOND = Reconditioned, LKQ = Like Kind Quality or Used, Diag = Diagnostic, Elec = Electrical, Mech = Mechanical, Ref = Refinish, Struc = Structural
8/ 25/ 2026 9: 03: 38 AM Page 53 – 199 Page 2
Estimate
RO Number:
2015 BENZ CLA-Class CLA250 FWD 4D SED 4- 2. OL Turbocharged Gasoline Gasoline Direct Injection BLACK Received from Customer $: 0. 00
Balance due from Customer $: 5, 258. 45
This estimate is for repairs to meet vehicle manufacturer and industry standards. As the customer, it is your responsibility to contact the third -party payor for approval of payment.

NOTE: VEHICLE DISASSEMBLY WILL PREVENT RESTORATION OF THE VEHICLE OR COMPONENTS TO THE CONDITION IN WHICH IT WAS PROVIDED.

UPON DISASSEEMBLY, IF CUSTOMER ELECTS NOT TO PROCEED WITH REPAIRS, REASSEMBLY WILL TAKE NO LONGER THAN SEVEN ( 7) BUSINESS DAYS TO COMPLETE COMMENCING FROM THE DATE AT WHICH THIS DOCUMENT WAS SIGNED.

AUTHORIZATION TO REPAIR
ORIGINAL ESTIMATE $
AUTHORIZED BY:

DATE:

TIME:

In Person
By Phone/ Phone #:

By Text/ Phone #:

By Email/ Address:

FOR YOUR PROTECTION CALIFORNIA LAW REQUIRES THE FOLLOWING TO APPEAR ON THIS FORM. ANY PERSON WHO KNOWINGLY PRESENTS FALSE

OR FRAUDULENT INFORMATION TO OBTAIN OR AMEND INSURANCE

COVERAGE OR TO MAKE A CLAIM FOR THE PAYMENT OF A LOSS IS

GUILTY OF A CRIME AND MAY BE SUBJECT TO FINES AND CONFINEMENT IN STATE PRISON.

T = Taxable Item, RPD = Related Prior Damage, AA = Appearance Allowance, UPD = Unrelated Prior Damage, PDR = Paintless Dent Repair, A/ M = Aftermarket, Rechr = Rechromed, Reman = Remanufactured, OEM = New Original Equipment Manufacturer, Recor = Re -cored, RECOND = Reconditioned, LKQ = Like Kind Quality or Used, Diag = Diagnostic, Elec = Electrical, Mech = Mechanical, Ref = Refinish, Struc = Structural
8/ 25/ 2026 9: 03: 38 AM Page 54 – 199 Page 3
Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of September 8, 2026
From: Brad McKinney, City Manager
Prepared by: Debra Black, City Clerk
Subject: Approve an Update to the City's Biennial Conflict of Interest Code ____________________________________________________________________________

SUMMARY
The Political Reform Act requires every local government agency to review its Conflict-ofInterest Code biennially. The City last reviewed its code in May of 2024 and adopted Resolution 2024-24.

RECOMMENDATION
Staff recommends that the City Council:
• Approve staff’s suggested updates to the City’s Conflict of Interest Code.

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

FISCAL IMPACT
There is no fiscal impact for the recommended action.

BACKGROUND
A conflict-of-interest code informs public officials, government employees, and consultants about the financial interests they must disclose on their Statement of Economic Interests (Form 700). It serves as the foundation for the transparency required by California’s Political Reform Act for public officials.

The Basic Rule and Guide to Conflict-of-Interest Regulation 18700 stipulates that a public official, at any level of state or local government, has a prohibited conflict of interest and cannot make, participate in making, or use their official position to influence a governmental decision if they

Approval of the Biennial Update to the City's Conflict of Interest Code Page 2 For the Meeting of September 8, 2026
know or have reason to know they have a disqualifying financial interest. A disqualifying interest exists if the decision will have a reasonably foreseeable material financial effect, distinct from the effect on the public in general, directly on the official, their immediate family, or any financial interest described in subdivision.

DISCUSSION/ANALYSIS
The City last updated its Conflict-of-Interest Code in May of 2024. This year‘s updates are being made to reflect newly identified positions and revised category assignments. These changes are shown in Appendix A, Designated Positions along with the assigned categories of disclosure.

NEWLY IDENTIFIED POSITONS CATERGORIES
PARKS AND RECREATION:

1. Recreation Supervisor 1,2,6,7

2. Landscape Maintenance Manager 1,2,6,7
PUBLIC WORKS:

1. Assistant Engineer 1,2,3,4,6,7
COMMUNITY DEVELOPMENT:

1. Senior Management Analyst 1,2,3,4,6,7

CATEGORY UPDATES
ADMINISTRATION:

1. Human Resources Manager 1 (added)
PARKS AND RECREATION:

1. Recreation Services Manager 1,2,6,7

2. Facilities Manager 1,2,6,7

3. Landscape Maintenance Supervisor 1,2,6,7

ALTERNATIVES
Council could direct the City Clerk’s Office to exclude any position from the requirement to disclose any financial interests or to adjust the assigned categories as they see fit.

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

Respectfully submitted,

Approval of the Biennial Update to the City's Conflict of Interest Code Page 3 For the Meeting of September 8, 2026
Debra Black
City Clerk
Attachments:

1. Resolution 2026-56 Conflict of Interest Code

ATTACHMENT 1
RESOLUTION 2026-56

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

COUNTY OF LOS ANGELES AMENDING A STANDARDIZED CONFLICT OF

INTEREST CODE FOR DESIGNATED EMPLOYEES OF THE CITY OF SAN DIMAS WHEREAS, the Political Reform Act of 1974, California Government Code Sections 87300-87313, requires that government entities in the State of California adopt Conflict of Interest Codes; and
WHEREAS, in 1980 the City of San Dimas adopted a Conflict of Interest Code, including procedures for filing Statements of Economic Interests as stated therein; and WHEREAS, from time to time it is necessary to amend the list of Designated Positions and Disclosure Categories, because of the establishment and deletion of City positions, and additions and amendments to State laws, regulations or interpretations thereof; and WHEREAS, the Mayor, City Council, City Manager, City Attorney, City Treasurer and members of the Planning Commission are required to file Statements of Economic Interests under State Government Code Sections 87200-87210.

WHEREAS, the City Council last adopted the terms of 2 Cal. Adm. Code Section 18730 in May of 2024. State law requires that the Council review the Conflict of Interest Code in even numbered years.

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

SECTION 1. The terms of 2 Cal. Adm. Code Section 18730 and any amendments to it duly adopted by the Fair Political Practices Commission along with the attached Appendices in which officials and employees are designated and disclosure categories are set forth, are hereby incorporated by reference and constitute the Conflict of Interest Code of the City of San Dimas.

SECTION 2. This resolution supersedes the previous Resolution 2024-24 which reviewed the Conflict-of-Interest Code for designated employees in the City of San Dimas and determined updates were needed.

SECTION 3. City staff has reviewed the Conflict of Interest Code presented in 2024 by the adoption of Resolution 2024-24, including the designated positions (the positions for which the employees that hold the positions are required to file statements of economic interest), and is recommending to the City Council that the Code be amended by the adoption of a revised Appendix “A” to the Conflict of Interest Code.

SECTION 4. Staff has revised Appendix “A” to the Conflict of Interest Code to reflect any addition, deletions or title changes of positions.

SECTION 5. The City Clerk shall certify the adoption of this Resolution.

Resolution 2026-56 Page 2
Biennial Conflict of Interest Code Update
September 8, 2026
PASSED, APPROVED AND ADOPTED this 8th day of September, 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 2026-56 was duly adopted and passed at a regular meeting of the San Dimas City Council on the 8th, day of September, 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Debra Black, City Clerk

Resolution 2026-56 Page 3
Biennial Conflict of Interest Code Update
September 8, 2026

APPENDIX A

DESIGNATED POSITIONS

DESIGNATED EMPLOYEES CATEGORIES
Administrative & Finance
City Manager 1,2,3,4,5,6,7
Assistant City Manager 1,2,3,4,5,6,7
City Attorney 1,2,3,4,5,6,7
Director of Administrative Services/Treasurer 1,2,3,4,5,6,7 City Clerk 1,2,3,6,7
Finance
Accounting Supervisor 1,2,5,7
IS Manager 1,2,3,6,7
Human Resources Manager 1,6,7
Consultants* 1,2,6
Parks & Recreation
Parks & Recreation Director 1,2,6,7
Recreation Services Manager
Recreation Supervisor
Facilities Manager
Facilities Maintenance Supervisor
1,2,6,7
1,2,6,7
1,2,6,7
1,2,6,7
Landscape Maintenance Manager
Landscape Maintenance Supervisor
1,2,6,7
1,2,6,7
Consultants* 1,2,6
Public Works
Public Works Director 1,2,3,4,6,7
Engineering Manager
Assistant Engineer
1,2,3,4,6,7
1,2,3,4,6,7
Public Works Maintenance Manager 2,4,7
Associate Engineer 1,2,3,4,6,7
Public Works Inspector 1,2,3,4,6,7
Senior Management Analyst 1,3,6,7
Consultants* 1,2,6
Development ServicesCommunity Development
Director of Community Development 1,2,3,4,6,7
Planning Manager 1,2,3,4,6
Housing Manager 1,2,3,4,6
Senior Planner 1,2,3,4,6
Associate Planner 1,2,3,4,6
Assistant Planner
Senior Management Analyst
1,2,3,4,6
1,2,3,4,6,7
Code Compliance Supervisor 1,2,3,4,6
Code Compliance Officer 1,2,3,4,6
Building & Safety Manager 1,2,3,4,6,7
Senior Building Inspector 1,2,3,4,6
Building Inspector, I/II 1,2,3,4,6
Consultants* 1,2,6
____________________________________________________________________________ * With respect to Consultant, the City Manager may determine in writing that a particular Consultant is hired to perform a range of duties that are limited in scope, and thus the requirements described in these categories. Such determination shall include a description of the Consultant’s duties and, based upon that description, a statement of the extent of disclosure requirements. The determination shall be retained by the City Clerk as filing officer. Nothing herein excuses any Consultant from any other provisions of this Code.

Resolution 2026-56 Page 4
Biennial Conflict of Interest Code Update
September 8, 2026

APPENDIX B

DISCLOSURE CATEGORIES
The disclosure categories listed below identify the types of investments, business entities, sources of income, or real property which the designated employee must disclose for each disclosure category to which he or she is assigned.

Category 1: All investments and management positions in, and sources of income from, all business entities that do business or own real property in the City, plan to do business or own real property in the City within the next year or have done business or owned real property in the City within the past two years.

Category 2: All interest in real property which is located in whole or in part within, or not more than two (2) miles outside, the boundaries of the City.

Category 3: All investments and management positions in, and sources of income from, business entities subject to the regulatory, permit, or licensing authority of the Designated Employee’s Department, will be subject to such authority within the next year or have been subject to such authority within the past two years.

Category 4: All investments in, and sources of income from, business entities that are engaged in land development, construction of the acquisition or sale of real property in the City, plan to engage in such activities in the City within the next year or have engaged in such activities in the City within the past two years.

Category 5: All investments and management positions in and sources of income from, business entities that are banking, savings and loan or other financial institutions.

Category 6: All investments and management positions in, and sources of income from, business entities that provide services, supplies, materials, machinery or equipment of a type purchased or leased by the City.

Category 7: All investments and management positions in, and sources of income from business entities that provide services, supplies, materials, machinery or equipment of a type used or administered by the Designated Employee’s Department.

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of September 8, 2026
From: Brad McKinney, City Manager
Prepared by: Michael O'Brien, Director of Administrative Services Subject: Approve the Los Angeles County Metropolitan Transportation Authority Capital Reserve Agreement for the Arrow Highway Street Improvement Project ____________________________________________________________________________

SUMMARY
The City Council is being asked to approve a Capital Reserve Agreement with the Los Angeles County Metropolitan Transportation Authority (Metro) to reserve $1.2 million in Proposition C funds and $400,000 in Measure M funds for the Arrow Highway Street Improvement Project.

The project has been included in the City's budget since the Fiscal Year 2024-25 adopted budget; however, the construction schedule was delayed while the City awaited final approval of $2.4 million in federal funding necessary to complete the project and completion of planned fiber optic expansion improvements within the project area. The City has currently obtained the necessary federal approvals and is finalizing the bid documents for release for solicitation, with construction anticipated to begin in spring 2027. The Capital Reserve Agreement will allow the City to preserve previously programmed Proposition C and Measure M funding for the project while it advances to construction.

RECOMMENDATION
Staff recommends that the City Council:
• Approve the Capital Reserve Agreement with the Los Angeles County Metropolitan Transportation Authority (Metro) establishing a Capital Reserve Account for the Arrow Highway Street Improvement Project; and
• Authorize the City Manager, or designee, to execute the Agreement and any related documents necessary to implement the Capital Reserve Account, subject to approval as to form by the City Attorney.

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

Approval of Los Angeles County Metropolitan Transportation Authority Capital Reserve Agreement for the Arrow Highway Street Improvement Project Page 2 For the Meeting of September 8, 2026

FISCAL IMPACT
Approval of the Capital Reserve Agreement does not provide additional funding to the City or increase the cost of the Arrow Highway Street Improvement Project. Rather, the Agreement preserves $1.6 million in existing transportation funding previously programmed for the project, consisting of $1.2 million in Proposition C Local Return funds and $400,000 in Measure M Local Return funds.

Establishing the Capital Reserve Account allows the City to retain these resources while the project completes the bidding process and advances to construction. Without the Agreement, Local Return funds that exceed Metro's timely-use requirements could lapse and be required to be returned to Metro, reducing the funding available to complete the Arrow Highway Street Improvement Project.

BACKGROUND
he City of San Dimas receives Proposition C and Measure M Local Return funding from the Los Angeles County Metropolitan Transportation Authority (Metro) to support eligible transportation and street improvement projects. Under Metro's Local Return Guidelines, these funds are subject to timelyuse requirements and generally must be expended within three years beginning from the end of the fiscal year in which the funds were originally allocated. Funds that are not expended within the required timeframe are subject to lapse and may be required to be returned to Metro.

The Arrow Highway Street Improvement Project has been included in the City's budget since the Fiscal Year 2024-25 adopted budget and represents a significant investment in the rehabilitation of the Arrow Highway corridor. The City has continued to advance the project; however, the timing of construction has been affected by factors that needed to be resolved before the City could proceed with the work.

In particular, the City has been awaiting final approval of $2.4 million in federal funding necessary to complete the project. Additionally, the City has been awaiting completion of planned fiber optic expansion improvements within the project area. Completing the fiber optic improvements prior to the City's roadway rehabilitation will help avoid conflicts between the projects and reduce the potential for newly completed pavement to be disturbed by subsequent utility work..

These factors resulted in the Arrow Highway project extending beyond the timeframe originally anticipated when the project was budgeted. The project is now advancing toward construction, with the City receiving federal funding approval in July 2026 and is currently completing the bid documents for release for solicitation and construction anticipated to begin in spring 2027.

Because the project schedule extended beyond Metro's normal timely-use period for certain Proposition C and Measure M Local Return funds, the City requested establishment of a Capital Reserve Account. The reserve allows the City to retain these previously programmed transportation funds and dedicate them to the Arrow Highway Street Improvement Project while the project proceeds through bidding and construction.

Metro subsequently approved establishment of a Capital Reserve Account for the project consisting of $1.2 million in Proposition C funds and $400,000 in Measure M funds. On July 23, 2026, the Metro Board approved establishment of the City's Capital Reserve Account.

DISCUSSION/ANALYSIS

Approval of Los Angeles County Metropolitan Transportation Authority Capital Reserve Agreement for the Arrow Highway Street Improvement Project Page 3 For the Meeting of September 8, 2026
Metro's Capital Reserve program provides a mechanism for jurisdictions to commit Local Return funds beyond the normal timely-use period for an approved capital project. The Capital Reserve Agreement is appropriate for the Arrow Highway Street Improvement Project because the project was programmed and budgeted by the City prior to the expiration of the applicable Local Return funds and has continued to advance toward construction.

The need for the reserve is primarily the result of the timing of the project rather than a lack of an identified use for the funds. The City has programmed the funding for the Arrow Highway improvements and has been working toward delivery of the project since its inclusion in the Fiscal Year 2024-25 adopted budget. Final approval of federal funding and coordination with the fiber optic expansion project affected the City's ability to begin construction within Metro's standard timely-use period.

With these issues being addressed, the City is now completing the project's bid documents and preparing to release the project for solicitation, with construction anticipated to begin in spring 2027.

Establishing the Capital Reserve Account provides the additional time necessary to complete the planned project while maintaining the Proposition C and Measure M resources previously identified for the improvements.

Under the Agreement, the City will reserve $1,200,000 in Proposition C Local Return funds and $400,000 in Measure M Local Return funds, for a total Capital Reserve Account of $1,600,000.

The Arrow Highway Street Improvement Project consists of the removal and replacement of approximately two inches of existing asphalt to restore the roadway surface, replacement of damaged sidewalk, curb and gutter rehabilitation, and upgrades to existing curb ramps.

At the end of Fiscal Year 2025-26, certain Proposition C and Measure M Local Return funds were approaching Metro's timely-use deadline. Establishing the Capital Reserve Account ensures that these previously programmed resources remain available for the Arrow Highway project while it advances through solicitation and construction, rather than lapsing under Metro's timely-use requirements.

CAPITAL RESERVE AGREEMENT
The Agreement establishes the City's Capital Reserve Account effective June 30, 2026. The account consists of $1,200,000 in Proposition C and $400,000 in Measure M Local Return funds, for a combined reserve of $1,600,000.

The Agreement requires the City to maintain a separate interest-bearing account or sub-account for the project, with all interest earned remaining in the Capital Reserve Account. The City must also provide Metro with annual project expenditure updates through Metro's Local Return Management System and comply with Metro's Proposition C and Measure M Local Return Guidelines.

The Arrow Highway Street Improvement Project must be completed by June 30, 2031. Any unexpended funds remaining after the required project completion date may lapse and be required to be returned to Metro. Additionally, use of the reserved funds for another project generally requires Metro's prior written approval.

Approval of the Agreement preserves the City's Local Return funding while committing those resources to completion of the Arrow Highway Street Improvement Project.

ALTERNATIVES

Approval of Los Angeles County Metropolitan Transportation Authority Capital Reserve Agreement for the Arrow Highway Street Improvement Project Page 4 For the Meeting of September 8, 2026
The City Council could elect not to approve the Capital Reserve Agreement. However, doing so would jeopardize Proposition C and Measure M Local Return funding that has been programmed for the Arrow Highway Street Improvement Project and could result in funds being returned to Metro under its timely-use requirements. This alternative is not recommended because the project is actively progressing toward solicitation and construction, and the reserved funding is necessary to support completion of the planned improvements.

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

Respectfully submitted,
Michael O'Brien
Director of Administrative Services
Attachments:

1. Los Angeles County Metropolitan Transportation Authority Capital Reserve Agreement – Proposition C and Measure M Local Return Funds – Arrow Highway Street Improvement Project

MOUCRAPCMMSAND26000
1 CAPITAL RESERVE AGREEMENT
This Capital Reserve Agreement (this “Agreement”) is entered into as of June 30, 2026, by and between the Los Angeles County Metropolitan Transportation Authority (“LACMTA”) and the City of San Dimas (the “City”).

RECITALS:

A. The City receives Proposition C and Measure M local return funds (the “Local Return Funds”) from LACMTA.

B. Pursuant to the Proposition C and Measure M Local Return Guidelines (the “Guidelines”), which are incorporated herein by reference, the City has three years, beginning the last day of the Fiscal Year in which funds were originally allocated, to expend the Local Return Funds. This period is identified in the Guidelines as Timely Use of Funds.

C. As of Fiscal Year 2025-26, the City desires to commit and accumulate its Local Return Funds beyond the Timely Use of Funds period in order to provide the funds for a Arrow Highway Street Improvement Project as more particularly described in City’s project description attached hereto as Exhibit A (the “Project”).

D. On July 23, 2026, the LACMTA Board approved the City’s establishment of a capital reserve fund for the Project.

NOW, THEREFORE, the parties hereby desire to agree to the following terms and conditions:

AGREEMENT

1. The City acknowledges that establishing a capital reserve fund for the Project constitutes a long term financial and planning commitment.

2. The City shall establish a separate interest bearing account or sub-account to be designated as the Capital Reserve Account for the Project. The City desires to set aside $1,200,000 Proposition C and $400,000 Measure M of its Local Return Funds into the Capital Reserve Account. Commencing with Fiscal Year 2025-26 and for each Fiscal Year thereafter, the City shall deposit into the Capital Reserve Account the amount specified in its Project Annual Update submitted to LACMTA for that Fiscal Year. If the City fails to submit its Project Annual Update, the City shall deposit into the Capital Reserve Account its Local Return Funds in an amount equal to the amount deposited in that account for the immediately preceding fiscal year. In no event will the total aggregate amount deposited by City into the Capital Reserve Account exceed $1,200,000 Proposition C and $400,000 Measure M.

3. All interest accruing on the Capital Reserve Account shall remain in such account.

ATTACHMENT 1

MOUCRAPCMMSAND26000
2 4. The City shall complete the Project by June 30, 2031. If the Project is not completed by this date, any unexpended funds shall lapse and be returned to LACMTA for further programming.

5. The City shall comply with all terms and conditions for the Capital Reserve Account as provided in the Proposition C and Measure M Local Return Guidelines, including, without limitation, the following:

A. Each fiscal year updating the project’s annual expenditures by submitting an Actuals form in the Local Return Management System (LRMS)
B. Every five years commencing with the Commencement Date of this Agreement, LACMTA will evaluate the Capital Reserve Account, the status of the Project and the projected amount of available funds. Based on this evaluation, LACMTA may require the City to take certain actions including, without limitation, terminating the Capital Reserve Account.

C. If the City uses the Local Return Funds in the Capital Reserve Account for a project different from the Project described above, the City shall return an amount equal to the improperly used funds to the Proposition C and Measure M Central Account held by LACMTA. If the City fails to return the amount within 30 days from the date LACMTA notifies City that it must return the funds, the City hereby authorizes LACMTA to offset future Local Return allocations to the City in an amount equal to the improperly used funds.

D. If the City fails to complete the Project as specified by the date in paragraph 4 above, the Local Return Funds in the Capital Reserve Account may be subject to lapse unless otherwise agreed to in writing by the parties.

E. If the Project is a rail project, LACMTA may decide that the rail corridor is no longer a high priority. LACMTA can then terminate this Agreement and the City shall:
(i) close the Capital Reserve Account and return the outstanding balance of the Capital Reserve Account, including accrued interest (the “Returned Funds”), to the City’s local return account; and
(ii) reprogram the Returned Funds to be used within three years from the termination date of this Agreement. Any funds remaining after such three-year period shall lapse.

F. If the City, independent of LACMTA action, desires to reprogram all or part of the funds in the Capital Reserve Account, the City must prior to such reprogramming, receive LACMTA’s written approval. The City shall provide LACMTA with notice of its desire to reprogram the funds in the Capital Reserve Account and indicate the proposed use of the funds to be reprogrammed and the effect of such reprogramming on the Project. LACMTA approval may be based on, among other things, whether after exhausting all Local Return funds, additional funds are necessary to meet the City’s critical immediate or pending transit needs. If LACMTA approves

MOUCRAPCMMSAND26000
3 reprogramming the funds, this Agreement shall be amended or terminated as appropriate. If LACMTA does not approve reprogramming the funds, the City must continue the Capital Reserve Account as provided herein or draw the funds down for LACMTA approved capital related project.

6. This Agreement shall commence on June 30, 2026. This Agreement shall continue until such time as terminated by either party with a 30 day written notice under the conditions set forth in the Proposition C and Measure M Local Return Guidelines.

MOUCRAPCMMSAND26000
4 IN WITNESS WHEREOF, the City and LACMTA have caused this MOU to be executed by their duly authorized representatives on the date noted below:

CITY: Los Angeles County Metropolitan
City of San Dimas Transportation Authority
_________________________ By: ___________________________

STEPHANIE WIGGINS
Mayor/City Manager Chief Executive Officer
Date: ____________________ Date: _______________________ APPROVED AS TO FORM: APPROVED AS TO FORM:

DAWYN R. HARRISON
County Counsel
By: _____________________ By: ____________________
Legal Counsel Deputy
Date: ____________________ Date: _________________ 8/17/2026

EXHIBIT A
PROPOSED FY26 CAPITAL RESERVE ACCOUNT SUMMARY

JURISDICTION PROJECT AMOUNT FUND

AGREEMENT

TERMINATION/

REVIEW DATE
City of Bell
(New)
Project: Bear Ave and Otis Ave Street
Improvements
Description: This is a street rehabilitation
project that includes: sidewalk
replacement, pavement section, driveway,
curb and gutter maintenance, manhole
adjustment, speed humps, and striping.

Proposed work will increase safety for
pedestrians and vehicles.
$1,500,000 Measure M 17%
Local Return
6/30/31
City of
Beverly Hills
(New)
Project: Citywide Street and Alley
Improvements
Description: The scope of this project
includes streets and alley pavement
repairs and maintenance per the adopted
Pavement Management Program to
increase the serviceability of pavement life
by at least 25 years. The project will rehab
approximately 2.53 miles of streets, 2.76
miles of alley infrastructure, and 38,300
square-feet of pedestrian sidewalk repairs.
$1,000,000 Measure M 17%
Local Return
6/30/31
City of
Compton
(New)
Project: Citywide Street Maintenance and
Street Rehabilitation Program
Description: This is a street maintenance
project that includes asphalt replacement
and repair, curb and gutter repairs,
sidewalk replacement, signs, striping, and
storm drain repairs on streets throughout
the City that are utilized by public transit.
$5,000,000 Prop C 20%
Local Return
6/30/31
City of
Lawndale
(New)
Project: Hawthorne Blvd Rehabilitation
Project
Description: This project will rehabilitate
approximately 2.1 miles of Hawthorne
Boulevard, a major arterial corridor
extending from Artesia Boulevard to
Rosecrans Avenue and includes asphalt
resurfacing, striping, and ADA
improvements.
$114,314
$1,046,419
Prop C 20%
Local Return
Measure M 17%
Local Return
6/30/31

JURISDICTION PROJECT AMOUNT FUND

AGREEMENT

TERMINATION/

REVIEW DATE
City of
Lomita
(Extension)
Project: Lomita/Narbonne Intersection
Project - ADA
Description: The scope of this project
involves ADA improvements to the
intersection of Lomita Blvd & Narbonne
Ave
$7,000,000 Prop C 20%
Local Return
6/30/31
City of
Lynwood
(New)
Project: Santa Fe Street & State Street -
Remove and Reconstruct (Design and
Construction)
Description: Scope of Work will involve fulldepth street reconstruction of three street segments along Sante Fe Street and State
Street that have been identified as high
priority based on their state of disrepair.
$4,000,000 Prop C 20%
Local Return
6/30/31
City of
Palmdale
(New)
Project: Avenue T Street Improvements
Description: The Avenue T Street
Improvements Project will rehabilitate
roadway pavement, shoulders, street
widening, construction of a new traffic
signal, and curb ramps.
$3,000,000 Measure M 17%
Local Return
6/30/31
City of
Palmdale
(New)
Project: Ave R & R-8 Street Improvements
Description: The Ave R and R-8 Street
Improvements Project scope of work
includes improvements to all existing
features from curb to curb, ADA Ramps, to
all above ground utilities, and the addition
of centerlines, property lines, and right-ofway lines. $4,800,000
$6,000,000
Prop C 20%
Local Return
Measure R 15%
Local Return
6/30/31
City of Palos
Verdes
Estates
(New)
Project: Pavement Rehabilitation and
Resurfacing Program
Description: This project provides for the
planning, design, and construction of
roadway resurfacing and rehabilitation
improvements on selected City streets
identified through the Palos Verdes
Estates Pavement Management Program
(PMP). Street segments are evaluated
annually using PMP data to assess
pavement conditions, prioritize needs, and
identify the most cost-effective treatment
$1,500,000 Prop C 20%
Local Return
6/30/31

JURISDICTION PROJECT AMOUNT FUND

AGREEMENT

TERMINATION/

REVIEW DATE
strategies to preserve roadway assets and
extend service life.

City of
Rolling Hills
Estates
(New)
Project: Intersection Capacity
Improvements at Palos Verdes Drive North
and Dapplegray School Entrance
Description: The project is intended to
increase intersection capacity and reduce
congestion during peak school and
commuter hours while maintaining safe
access for vehicles, pedestrians, bicyclists,
and school-related traffic. Improvements
include roadway widening, pavement
rehabilitation, new and modified curb and
gutter, retaining walls, drainage features,
ADA-compliant pedestrian facilities, traffic
signal modifications, signing and striping,
and associated utility adjustments.
$334,478
$139,204
$157,764
Prop C 20%
Local Return
Measure R 15%
Local Return
Measure M 17%
Local Return
6/30/31
City of
Rosemead
(New)
Project: Walnut Grove Ave & Valley Blvd
Roadway Improvements
Description: The scope of this project
includes roadway resurfacing, ADA
upgrades, streetscape and raised
medians, a bicycle feasibility study, and LA
County fire crossing enhancements.
$2,200,000 Prop C 20%
Local Return
6/30/31
City of San
Dimas
(New)
Project: Arrow Highway Street
Improvement Project
Description: The scope of this project
includes removal and replacement of two
inches of existing asphalt to restore the
roadway surface, removal and
replacement of damaged sidewalk, curb
and gutter rehabilitation, and upgrades to
existing curb ramps.
$1,200,000
$400,000
Prop C 20%
Local Return
Measure M 17%
Local Return
6/30/31
City of Santa
Monica
(New)
Project: Pier Bridge Replacement Project
Description: This project will replace the
existing, outdated structure with a wider
structure providing one vehicular traffic
lane in each direction with wider
sidewalks.
$1,810,126
$3,631,483
Prop C 20%
Local Return
Measure M 17%
Local Return
6/30/31

JURISDICTION PROJECT AMOUNT FUND

AGREEMENT

TERMINATION/

REVIEW DATE
City of Sierra
Madre
(New)
Project: Sierra Madre Transit Hub and
Passenger Amenity Modernization Project
Description: This project will modernize the
City's primary transit waiting and transfer
area at Kersting Court, along with
complementary upgrades at 9 additional
Metro Line 268 stop locations within Sierra
Madre. The scope is limited to directtransit passenger amenities and transitsupportive infrastructure within the active waiting areas and, where applicable, within
25 feet of the designated bus stop
signposts.
$1,000,000 Prop A 25%
Local Return
6/30/31
City of
Torrance
(New)
Project: FY26 Arterial Pavement
Improvement I-139 project
Description: This project will repair arterial
pavement in areas designated by the
City’s pavement management program.
$6,000,000 Prop C 20%
Local Return
6/30/31

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of September 8, 2026
From: Brad McKinney, City Manager
Prepared by: Michael O'Brien, Director of Administrative Services Subject: Approval to Recognize the Outstanding Creative Growth Loan from the General Fund to the Former Redevelopment Agency as Legitimate Loans to be Paid Back to the General Fund
____________________________________________________________________________

SUMMARY
Staff is requesting that the City Council, acting as the Successor Agency to the former San Dimas Redevelopment Agency, approve the Creative Growth Loan Reconciliation and reaffirm the outstanding principal balance of $7,736,532.19 owed to the City’s General Fund.

The proposed action responds to the California Department of Finance’s December 19, 2025, determination requesting additional clarification and supporting documentation before determining the final outstanding balance of the Creative Growth Loan. Approval will allow staff to submit the reconciled loan balance and supporting documentation to the Los Angeles County Fifth Supervisorial District Consolidated Oversight Board for reconsideration and, if approved, to the Department of Finance for final review and determination through the redevelopment dissolution process.

RECOMMENDATION
Staff recommends that the City Council, acting as the Successor Agency to the former San Dimas Redevelopment Agency, adopt Resolution 2026-57 approving the Creative Growth Loan Reconciliation; reaffirming the outstanding principal balance of $7,736,532.19 owed to the City’s General Fund; and authorizing staff to submit the Resolution, reconciliation, supporting documentation, and applicable Recognized Obligation Payment Schedule to the Los Angeles County Fifth Supervisorial District Consolidated Oversight Board and, following Oversight Board approval, to the California Department of Finance for review and approval.

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

Recognize the Outstanding Creative Growth Loan from the General Fund to the Former Redevelopment Agency as Legitimate Loans to be Paid Back to the General Fund Page 2 For the Meeting of September 8, 2026

FISCAL IMPACT
Approval of the proposed Resolution does not authorize a new loan, advance, or expenditure from the City’s General Fund. The proposed action reaffirms the outstanding balance of historical General Fund advances previously made to the former San Dimas Redevelopment Agency and approves the reconciliation supporting the City’s request for repayment.

If the outstanding Creative Growth Loan principal balance of $7,736,532.19 is ultimately approved by the Los Angeles County Fifth Supervisorial District Consolidated Oversight Board and the California Department of Finance, the approved obligation would become eligible for repayment to the City’s General Fund through the Recognized Obligation Payment Schedule (ROPS) process.

Pursuant to Health and Safety Code Section 34191.4(b)(3), interest on any approved remaining principal amount is recalculated from the applicable date of origination on a quarterly basis at a simple interest rate of three percent. Repayment is also subject to the statutory repayment formula established by Health and Safety Code Section 34191.4(b)(3)(A).

The timing and amount of future payments to the General Fund will depend upon the statutory repayment formula, available redevelopment property tax revenues, approval of future ROPS, and Department of Finance review and approval. Accordingly, approval of the Resolution establishes the City’s claim for recovery of the outstanding principal and applicable interest but does not guarantee repayment of the entire amount within any specific fiscal year.

BACKGROUND
Prior to the dissolution of redevelopment agencies in California, the City of San Dimas provided funding from its General Fund to the former San Dimas Redevelopment Agency to support redevelopment activities. These advances included three primary obligations commonly referred to as the Walker House Loan, Rancho San Dimas Loan, and Creative Growth Loan.

Following the dissolution of the former Redevelopment Agency, the City, acting as Successor Agency, has worked through the redevelopment dissolution process to obtain recognition and repayment of these historical City loans. The Walker House Loan was approved in 2017 and has subsequently been included on the ROPS, allowing the City to receive repayments subject to the applicable statutory limitations.

On December 10, 2024, the City Council and Successor Agency jointly adopted Resolution No. 2024-88 approving and confirming certain outstanding loans between the City and the former Redevelopment Agency, including the Rancho San Dimas Loan and Creative Growth Loan, for presentation to the Los Angeles County Fifth Supervisorial District Consolidated Oversight Board and the California Department of Finance.

On September 22, 2025, the Oversight Board adopted Resolution No. OB-2025-04 approving the outstanding City loans for inclusion on the ROPS, including an outstanding principal balance of approximately $964,200 for the Rancho San Dimas Loan and $7,736,532.19 for the Creative Growth Loan.

Recognize the Outstanding Creative Growth Loan from the General Fund to the Former Redevelopment Agency as Legitimate Loans to be Paid Back to the General Fund Page 3 For the Meeting of September 8, 2026
The Department of Finance subsequently reviewed the Oversight Board action and supporting documentation. On December 19, 2025, the Department of Finance issued a revised Determination of Oversight Board Action that partially approved Resolution No. OB-2025-04.

For the Rancho San Dimas Loan, the Department of Finance determined that the additional documentation submitted demonstrated an actual transfer of money from the City to the former Redevelopment Agency and approved the loan in the amount of $964,200. The Rancho San Dimas Loan has subsequently been included in the ROPS process, and the City has begun receiving payments on the obligation.

For the Creative Growth Loan, the Department of Finance reviewed the June 30, 2001, repayment schedule, which was approved by the City Council and former Redevelopment Agency Board on August 14, 2001, and reflected an outstanding principal balance of approximately $7,736,532.

The Department of Finance also reviewed the underlying 1991, 1992, and 1995 Creative Growth Loan Agreements and determined that those agreements satisfy the “loan agreement” requirements of Health and Safety Code Section 34191.4(b)(2)(A).

The Department of Finance further determined that the documentation previously submitted, including copies of warrants and a warrant register, supported actual transfers of City funds to the former Redevelopment Agency totaling $6,112,605. However, the remaining $1,623,927 difference between the June 30, 2001 repayment schedule and the transfers supported by the documentation submitted at that time was not sufficiently supported by accounting records or warrants. The California Department of Finance also requested additional clarification regarding the amount of principal remaining after considering prior consolidation and repayment activity, as well as the history and dates of origination of advances made pursuant to the Creative Growth Loan Agreements.

As a result, the California Department of Finance did not establish a final outstanding principal balance for the Creative Growth Loan. Instead, it was determined that the total outstanding balance required further clarification and would be determined after the Successor Agency placed the item on a subsequent Oversight Board-approved ROPS. The California Department of Finance also returned the portion of the Oversight Board action that was not approved to the Oversight Board for reconsideration.

DISCUSSION/ANALYSIS
Following the December 19, 2025, California Department of Finance determination, City staff conducted an extensive review of the historical records associated with the Creative Growth Loan and prepared a comprehensive reconciliation intended to directly address the issues identified during the Department of Finance’s review.

The Creative Growth Loan consists of General Fund advances made to the former Redevelopment Agency over a number of years. Due to the age and history of the loan, the supporting documentation is contained within numerous historical records, including loan and repayment agreements, City Council and former Redevelopment Agency Board actions, repayment schedules, warrants and warrant registers, accounting records, audited financial statements, and other supporting financial documentation.

The California Department of Finance’s December 2025 determination provided additional clarification regarding the documentation necessary to complete its review. Specifically, the

Recognize the Outstanding Creative Growth Loan from the General Fund to the Former Redevelopment Agency as Legitimate Loans to be Paid Back to the General Fund Page 4 For the Meeting of September 8, 2026
Department of Finance requested additional support for the transfers comprising the outstanding balance, clarification of prior consolidation and repayment activity, the amount of principal remaining outstanding, and the history and origination dates of the underlying advances.

In response, staff prepared the Creative Growth Loan Reconciliation to organize the historical activity into a clear and traceable format. The reconciliation identifies transfers of General Fund monies to the former Redevelopment Agency, identifies principal payments credited against the loan, and reconciles those transactions to the various loan and repayment schedules approved by the City Council and former Redevelopment Agency Board during the life of the Creative Growth Loan.

The reconciliation also identifies and references the supporting documentation for the underlying transactions, allowing the advances and repayments to be traced through the historical accounting records and approved repayment schedules. This approach is intended to provide the Oversight Board and Department of Finance with a more concise and readily verifiable record of the loan activity and to address the documentation and reconciliation concerns identified in the December 19, 2025, determination.

Based upon staff’s review and reconciliation of the available historical records, the outstanding principal balance of the Creative Growth Loan is $7,736,532.19, consistent with the final repayment schedule previously approved by the City Council and former Redevelopment Agency Board.

The proposed Resolution approves the Creative Growth Loan Reconciliation and reaffirms the outstanding principal balance of $7,736,532.19 for reconsideration by the Los Angeles County Fifth Supervisorial District Consolidated Oversight Board and subsequent review by the California Department of Finance. The Resolution also acknowledges the California Department of Finance’s prior approval of the Rancho San Dimas Loan and provides that the current action is not intended to reopen, reduce, supersede, or otherwise affect that prior approval.

It is important to note that the action before the City Council/Successor Agency Board does not establish a new loan or authorize an additional advance from the General Fund. Rather, the action reaffirms a historical obligation and approves the reconciliation and supporting documentation prepared to establish the amount of principal that remains owed to the City from advances previously made to the former Redevelopment Agency.

Upon adoption of the Resolution, staff will submit the Resolution, Creative Growth Loan Reconciliation, the Department of Finance’s December 19, 2025, determination, and supporting historical documentation to the Los Angeles County Fifth Supervisorial District Consolidated Oversight Board for reconsideration and approval.

If approved by the Oversight Board, the Creative Growth Loan will then be presented to the Department of Finance through the applicable ROPS process. The California Department of Finance will review the revised reconciliation and supporting documentation and decide regarding the amount of the Creative Growth Loan eligible for repayment under the redevelopment dissolution statutes.

If the outstanding Creative Growth Loan balance is ultimately approved by the California Department of Finance, the approved obligation would become eligible for repayment to the City’s

Recognize the Outstanding Creative Growth Loan from the General Fund to the Former Redevelopment Agency as Legitimate Loans to be Paid Back to the General Fund Page 5 For the Meeting of September 8, 2026
General Fund through future ROPS, subject to the repayment provisions and limitations established by Health and Safety Code Section 34191.4.

Approval of the proposed Resolution is therefore the next required procedural step in the City’s continuing effort to obtain recognition of the Creative Growth Loan and recover General Fund resources historically advanced to the former Redevelopment Agency.

ALTERNATIVES
The City Council/Successor Agency Board could elect not to adopt the proposed Resolution or could direct staff to make modifications to the reconciliation or supporting documentation prior to submission to the Oversight Board.

If the City Council/Successor Agency Board elects not to approve the Resolution, the City would not proceed with the current effort to obtain recognition and approval of the outstanding Creative Growth Loan balance and would forego the opportunity at this time to seek repayment of the outstanding principal and applicable interest to the General Fund through the redevelopment dissolution process.

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

Respectfully submitted,
Michael O'Brien
Director of Administrative Services
Attachments:

1. Resolution 2026-57

2. December 19,2025 partial approval letter

3. Reconciliation Spreadsheet

ATTACHMENT 1
RESOLUTION 2026-57

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

COUNTY OF LOS ANGELES AS SUCCESSOR AGENCY TO THE SAN DIMAS

REDEVELOPMENT AGENCY RECONSIDERING, REAFFIRMING AND

APPROVING CERTAIN OUTSTANDING LOANS BETWEEN THE CITY AND

THE FORMER REDEVELOPMENT AGENCY, APPROVING THE CREATIVE

GROWTH LOAN RECONCILIATION, AND REQUESTING APPROVAL BY THE

LOS ANGELES COUNTY FIFTH SUPERVISORIAL DISTRICT CONSOLIDATED

OVERSIGHT BOARD AND THE CALIFORNIA DEPARTMENT OF FINANCE

FOR INCLUSION ON A SUBSEQUENT RECOGNIZED OBLIGATION

PAYMENT SCHEDULE
WHEREAS, the San Dimas Community Redevelopment Agency (“RDA”) was established, organized, existed and transacted business under the California Community Redevelopment Law, Health and Safety Code (“H&SC”) section 33000, et seq. (“CRL”); and WHEREAS, Assembly Bill 1484 together with ABx1 26, which added Parts 1.8 and 1.85 to Division 24 of the H&SC, as amended (collectively, the “Dissolution Law”), caused the dissolution and wind down of all redevelopment agencies effective February 1, 2012 and authorized creation of successor agencies to conduct the dissolution activities; and WHEREAS, since February 1, 2012, the City of San Dimas as Successor Agency to the San Dimas Redevelopment Agency (“Successor Agency”) has administered the unwinding of the former RDA’s affairs, including the attainment of a finding of completion pursuant to the Dissolution Law, as amended; and
WHEREAS, pursuant to H&SC section 34191.4(b)(2)(A), certain loans of money entered into between a redevelopment agency and the city that created the redevelopment agency are eligible for repayment where the city transferred money to the redevelopment agency for use by the redevelopment agency for a lawful purpose and the redevelopment agency was obligated to repay the money pursuant to a repayment schedule; and
WHEREAS, pursuant to Health and Safety Code Section 34191.4 (b), loan agreements entered between the redevelopment agency and the city that created by the redevelopment agency shall be deemed to be enforceable obligations provided that the oversight board finds that the loans were for legitimate redevelopment purposes; and WHEREAS, on December 10, 2024, the City Council and the Successor Agency jointly adopted Resolution No. 2024-88 approving and confirming certain outstanding loans between the City and the Successor Agency, including the Rancho San Dimas Loan and the Creative Growth Loan, subject to approval by the Los Angeles County Fifth Supervisorial District Consolidated Oversight Board (“Oversight Board”) and the California Department of Finance (“Finance”) on the Recognized Obligation Payment Schedule (“ROPS”); and WHEREAS, on September 22, 2025, the Oversight Board adopted Resolution No. OB2025-04 approving the outstanding City loans for inclusion on the ROPS, including an outstanding principal balance at dissolution of approximately $964,200 for the Rancho San Dimas Loan and $7,736,532.19 for the Creative Growth Loan; and

Resolution 2026-57 Page
2Approving Certain Outstanding Loans Between City and Former Redevelopment Agency September 8, 2026
WHEREAS, on December 19, 2025, Finance issued a revised Determination of Oversight Board Action with respect to Resolution No. OB-2025-04, partially approving the Oversight Board action; and
WHEREAS, Finance determined that documentation established an actual transfer of money from the City to the RDA with respect to the Rancho San Dimas Loan and approved the Rancho San Dimas Loan in the amount of $964,200; and
WHEREAS, with respect to the Creative Growth Loan, Finance determined that the 1991, 1992 and 1995 Creative Growth Loan Agreements satisfy the “loan agreement” requirements of H&SC section 34191.4(b)(2)(A) and further determined that documentation previously submitted supported transfers of City funds to the RDA totaling $6,112,605; and WHEREAS, Finance did not at that time approve a final outstanding balance for the Creative Growth Loan because Finance requested additional clarification concerning the documentation supporting the remaining portion of the $7,736,532 amount reflected on the June 30, 2001 repayment schedule, the amount of principal remaining outstanding after taking into account prior consolidation and repayments, and the history and dates of origination of the advances under the Creative Growth Loan Agreements; and WHEREAS, Finance stated that the total outstanding balance of the Creative Growth Loan, if any, would be determined after the Successor Agency placed the item on a subsequent Oversight Board-approved ROPS and returned the portion of Resolution No. OB-2025-04 not approved by Finance to the Oversight Board for reconsideration; and WHEREAS, following Finance’s December 19, 2025 determination, the Successor Agency and City staff prepared a detailed reconciliation of the Creative Growth Loan, attached hereto as Exhibit A (the “Reconciliation”), identifying the transfers of funds from the City’s General Fund to the former RDA and the principal payments made toward repayment of the loan, and reconciling those transactions to the various loan and repayment schedules approved by the City Council and the former RDA Board at the time such schedules were approved; and WHEREAS, the Reconciliation identifies and references the supporting documentation for the transfers of City funds to the former RDA, the approvals of the applicable loan and repayment schedules, the principal payments credited against the loan, and the resulting final outstanding principal balance of $7,736,532.19, including supporting audited financial statements and other accounting records provided with and referenced in the Reconciliation; and
WHEREAS, the Successor Agency has reviewed the Reconciliation and the supporting documentation referenced therein and desires to reaffirm the Creative Growth Loan and approve the outstanding principal balance for presentation to the Oversight Board and Finance on a subsequent ROPS; and
WHEREAS, pursuant to H&SC section 34191.4(b)(3), interest on any remaining principal amount of an approved city loan that was previously unpaid after the original effective date of the loan is to be recalculated from the date of origination of the loan, on a quarterly basis, at a simple interest rate of three percent, and repayment is subject to the formula set forth in H&SC section 34191.4(b)(3)(A).

Resolution 2026-57 Page
3Approving Certain Outstanding Loans Between City and Former Redevelopment Agency September 8, 2026

NOW, THEREFORE, THE CITY OF SAN DIMAS AS SUCCESSOR AGENCY TO THE

FORMER SAN DIMAS REDEVELOPMENT AGENCY DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The recitals above are true and correct and are incorporated herein by this reference.

SECTION 2. The Successor Agency acknowledges and accepts Finance’s December 19, 2025 determination approving the Rancho San Dimas Loan in the amount of $964,200.

Nothing in this Resolution is intended to reopen, reduce, supersede or otherwise disturb that approval.

SECTION 3. The Successor Agency hereby approves the Reconciliation attached as Exhibit A and finds that the Reconciliation and the supporting documentation referenced therein sufficiently establish and trace the transfers of City General Fund monies to the former RDA, the principal payments made toward repayment of the Creative Growth Loan, the loan and repayment schedules approved by the City Council and former RDA Board, and the resulting outstanding principal balance of $7,736,532.19 at dissolution.

SECTION 4. The Successor Agency hereby reaffirms and approves the Creative Growth Loan and the outstanding principal balance of $7,736,532.19 for presentation to and approval by the Oversight Board and Finance and for inclusion on a subsequent ROPS, subject to the requirements of the Dissolution Law.

SECTION 5. Interest on the remaining principal amount of the Creative Growth Loan shall be calculated in accordance with H&SC section 34191.4(b)(3), including recalculation from the applicable date of origination on a quarterly basis at a simple interest rate of three percent, and repayment shall be subject to the repayment formula set forth in H&SC section 34191.4(b)(3)(A) and Finance’s review and approval on the applicable ROPS.

SECTION 6. The City Manager, as Successor Agency Executive Director, is hereby authorized and directed to submit this Resolution, the Reconciliation, the supporting documentation referenced therein, and the applicable ROPS to the Oversight Board, the Los Angeles County Administrative Officer, the Los Angeles County Auditor-Controller, Finance, and any other agency as may be required, and to take all actions necessary or appropriate to implement the purposes of this Resolution.

SECTION 7. The officers of the Successor Agency are hereby further authorized and directed, for and in the name and on behalf of the Successor Agency, to do any and all things and take any and all actions which they, or any of them, may deem necessary or advisable in order to consummate the purposes of this Resolution.

SECTION 8. If any provision of this Resolution or the application of any such provision to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this Resolution that can be given effect without the invalid provision or application, and to this end the provisions of this Resolution are severable. The Successor Agency declares that it would have adopted this Resolution irrespective of the invalidity of any particular portion of this Resolution.

SECTION 9. This Resolution shall be effective upon its adoption.

Resolution 2026-57 Page
4Approving Certain Outstanding Loans Between City and Former Redevelopment Agency September 8, 2026
PASSED, APPROVED AND ADOPTED this 8th day of September, 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 2026-57 was duly adopted and passed at a regular meeting of the San Dimas City Council on the 8th, day of September, 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Debra Black, City Clerk

REVISED
December 19, 2025
Brad McKinney, Assistant City Manager
City of San Dimas
245 East Bonita Avenue
San Dimas, CA 91773
Determination of Oversight Board Action
This letter supersedes the California Department of Finance’s (Finance) November 4, 2025 Oversight Board (OB) Resolution No. 2025-04 determination letter. The City of San Dimas Successor Agency (Agency) notified Finance of its September 22, 2025 OB Resolution on September 25, 2025. Pursuant to Health and Safety Code (HSC) section 34179 (h), Finance completed its review of the OB action and issued a determination letter dated November 4, 2025. A revision is necessary to partially reverse Finance’s November 4, 2025 determination.

Based on our review of additional documentation provided and application of the law, OB Resolution No. 2025-04, approving the outstanding city loans to be included on the Recognized Obligation Payment Schedule (ROPS) for the Agency pursuant to HSC section 34180 (g), is partially approved.

It is our understanding that the OB has approved the loans pursuant to HSC section 34191.4 (b) (2) (A), which makes loans eligible for repayment if a loan is for money entered into between the city that created the former Redevelopment Agency (RDA) and the RDA, and under which the city transferred money to the former RDA for use by the RDA for a lawful purpose, and where the former RDA was obligated to repay the money it received pursuant to a repayment schedule. The Agency provided numerous documents (Rancho San Dimas Packet and Creative Growth Packet), including Loan and Repayment Agreements, Meeting Minutes and Agendas, City of San Dimas (City) and former RDA Resolutions, staff reports, excerpts from financial statements, accounting records, and warrants. Finance has reviewed the documentation provided by the Agency and made the following determinations:

Rancho San Dimas
During our initial review, the Agency provided a Repayment Schedule, accounting records, including journal entries and transactions recorded in the RDA’s general ledger, as well as financial statement excerpts, to substantiate the loan. Finance denied the loan because it was not clear whether an actual transfer of money occurred.

Based on our review of additional documentation provided by the Agency, Finance determined there was a transfer of money from the City to the RDA. Therefore, the Rancho San Dimas loan in the amount of $964,200 is approved.

ATTACHMENT 2

Brad McKinney
December 19, 2025

Creative Growth
The Agency provided a Repayment Schedule as of June 30, 2001, which was approved on August 14, 2001 by the City Council and RDA Board, in the amount of $7,736,532, which was approved by the OB. It is our understanding this amount is derived from the 1991, 1992, and 1995 Loan Agreements (Creative Growth Loan Agreements) for the Creative Growth Redevelopment Project Area. Of this amount, the Agency provided copies of warrants and a warrant register as part of the Creative Growth Packet, supporting that the City transferred the RDA money totaling $6,112,605. Finance has determined that the Creative Loan Agreements obligate the Agency to repay the City pursuant to a repayment schedule and an actual transfer of some money has occurred.

However, the remaining balance of the loan(s) in the amount of $1,623,927 ($7,736,532 - $6,112,605) was not supported by sufficient accounting records or warrants (as noted for the reasons above for the Rancho San Dimas loan) to support that transfer of money occurred. Further, of the $6,112,605, it is unclear how much principal may still be outstanding due to the prior consolidation and unclear documentation indicating the history related to the Creative Loan Agreements, as well as the exact dates of loan origination.

Therefore, Finance has determined that while the Creative Growth Loan Agreements satisfy the “loan agreement” definition under HSC section 34191.4 (b) (2) (A), the total outstanding balance, if any, needs further clarification and will be determined after the Agency has placed the item on a subsequent OB-approved ROPS.

Finance notes that according to HSC section 34191.4 (b) (3), any interest on the remaining principal amount of the loan that was previously unpaid after the original effective date of the loan shall be recalculated from the date of origination of the loan as approved by the redevelopment agency, on a quarterly basis, at a simple interest rate of three percent. Further, the repayment of a city loan is subject to the repayment formula outlined in HSC section 34191.4 (b) (3) (A). Therefore, the repayment amounts of the Rancho San Dimas and Creative Growth Loan Agreements are subject to Finance’s review and approval on subsequent ROPS.

In the event the OB desires to amend the portion of the resolution not approved by Finance, Finance is returning it to the OB for reconsideration. However, the Agency can move forward with the portion of the resolution approved by Finance.

Please direct inquiries to [email protected].

Sincerely,
Cheryl L. McCormick, CPA
Chief, Office of State Audits and Evaluations
cc: Steven Valdivia, Accounting Supervisor, City of San Dimas Linda Santillano, Property Tax Apportionment Division Chief, Los Angeles County Auditor-Controller
Martha Arana, Countywide Oversight Board Representative Page 84 – 199 DATE Transfer to RDA from General Fund Principal Payment toward loan payoff
Total Owed Exhibit 2 Support
Transfer
Exhibit 3 Support Approved
Loan Schedules
6/30/1979 121,164.95 121,164.95 Pages 1-2
6/30/1979 47,399.99 168,564.94 Pages 1-2
6/30/1979 140,000.00 308,564.94 Pages 1-2
6/30/1979 22,884.21 331,449.15 Pages 1-2
6/30/1980 (2,286.98) 329,162.17
2/27/1981 500,000.00 829,162.17 Pages 3-5
3/31/1981 150,000.00 979,162.17 Page 6
5/19/1981 125,000.00 1,104,162.17 Page 7
6/25/1981 100,000.00 1,204,162.17 Page 8-10
8/7/1981 150,000.00 1,354,162.17 Page 11-13
9/2/1981 200,000.00 1,554,162.17 Page 14-16
4/1/1982 50,000.00 1,604,162.17 Page 17-19
4/27/1982 79,000.00 1,683,162.17 Page 20-22
5/3/1982 30,000.00 1,713,162.17 Page 23-25
6/30/1982 50,000.00 1,763,162.17 Page 26-28
6/30/1982 (79,000.00) 1,684,162.17
9/2/1982 25,000.00 1,709,162.17 Page 29-36
10/27/1982 (461,069.06) 1,248,093.11
11/2/1982 10,000.00 1,258,093.11 Page 36-41
11/30/1982 30,000.00 1,288,093.11 Page 40 -48
1/4/1983 60,000.00 1,348,093.11 Page 49-55
2/3/1983 150,000.00 1,498,093.11 Page 56-60
4/1/1983 25,000.00 1,523,093.11 Page 61-65
6/2/1983 50,000.00 1,573,093.11 Page 66 - 71
7/9/1983 70,000.00 1,643,093.11 Page 72-75
8/3/1983 100,000.00 1,743,093.11 Page 76-80
2/29/1984 (210,000.00) 1,533,093.11
3/1/1984 100,000.00 1,633,093.11 Page 81-85
4/3/1984 (340,000.00) 1,293,093.11
ATTACHMENT 3

5/1/1984 100,000.00 1,393,093.11 Page 86 -89
6/30/1984 850,000.00 2,243,093.11 Page 90 -93
7/31/1984 100,000.00 2,343,093.11 Page 94 -97
1/31/1985 100,000.00 2,443,093.11 Page 98 -101
2/28/1985 400,000.00 2,843,093.11 Page 102 -105
3/31/1985 100,000.00 2,943,093.11 Page 106 -108
6/26/1985 100,000.00 3,043,093.11 Page 109 -112
10/31/1985 (412,093.11) 2,631,000.00
11/30/1985 150,000.00 2,781,000.00 Page 113-117
1/31/1986 (411,000.00) 2,370,000.00
6/30/1986 (450,000.00) 1,920,000.00 Pages 1-5
6/30/1987 485,000.00 2,405,000.00 Page 118-122
6/30/1987 (314,491.16) 2,090,508.84
12/30/1987 (345,940.28) 1,744,568.56
12/30/1987 (485,000.00) 1,259,568.56
1/31/1988 300,000.00 1,559,568.56 Page 123-129
3/31/1988 600,000.00 2,159,568.56 Page 130-136
4/30/1988 100,000.00 2,259,568.56 Page 137-143
5/31/1988 100,000.00 2,359,568.56 Page 144-150
6/30/1988 550,000.00 2,909,568.56 Page 151-157
7/29/1988 100,000.00 3,009,568.56 Page 158-164
9/28/1988 500,000.00 3,509,568.56 Page 165-171
11/30/1988 100,000.00 3,609,568.56 Page 172-178
12/31/1988 400,000.00 4,009,568.56 Page 179-185
3/31/1989 100,000.00 4,109,568.56 Page 186-192
4/30/1989 711,000.00 4,820,568.56 Page 193-200
4/30/1989 (711,000.00) 4,109,568.56
6/30/1989 (380,534.30) 3,729,034.26
8/31/1989 400,000.00 4,129,034.26 Page 201-207
9/30/1989 100,000.00 4,229,034.26 Page 208-215
10/31/1989 500,000.00 4,729,034.26 Page 216-222
12/31/1989 100,000.00 4,829,034.26 Page 223-229
1/31/1990 400,000.00 5,229,034.26 Page 230-236

2/28/1990 100,000.00 5,329,034.26 Page 237-242
3/31/1990 110,000.00 5,439,034.26 Page 243-249
4/30/1990 250,000.00 5,689,034.26 Page 250-257
6/28/1990 55,000.00 5,744,034.26 Page 258-264
6/29/1990 1,357,604.88 7,101,639.14 Page 265-271
6/29/1990 (878,587.73) 6,223,051.41
10/31/1990 60,000.00 6,283,051.41 Page 272-278
11/30/1990 (756,123.52) 5,526,927.89
12/31/1990 250,000.00 5,776,927.89 Page 279-285
3/31/1991 300,000.00 6,076,927.89 Page 286-292
6/28/1991 90,000.00 6,166,927.89 Page 293-298
6/30/1991 (473,183.89) 5,693,744.00 Page 6-22
10/30/1991 200,000.00 5,893,744.00 Page 299-303
12/31/1991 100,000.00 5,993,744.00 Page 304-308
6/30/1992 271,539.00 6,265,283.00 Page 309-312
6/30/1992 (271,539.00) 5,993,744.00 Page 23- 25
9/25/1992 200,000.00 6,193,744.00 Page 313-319
6/30/1993 (200,000.00) 5,993,744.00 Page 26- 34
6/30/1994 140,385.00 6,134,129.00
Unpaid interest was added to
scedule, removed in 1996,
referenced on page 40
6/30/1995 429,607.00 6,563,736.00
Unpaid interest was added to
scedule, removed in 1996
Pages 35 - 41
6/30/1996 (569,992.00) 5,993,744.00
Removal of unpaid
interest from Loan.
6/30/1997 901,414.73 6,895,158.73 Page 320-323 Page 44 - 55 7/31/1998 (3,000,000.00) 3,895,158.73
6/30/1999 (53,929.43) 3,841,229.30
6/30/2020 (56,895.55) 3,784,333.75
6/30/2000 632,107.00 4,416,440.75 Page 338-340 Page 56 - 53

6/30/2000 3,210,942.00 7,627,382.75 Pages 324-337 Page 57 - 71 6/30/2001 (60,970.69) 7,566,412.06
6/30/2001 (267,442.39) 7,298,969.67

Development Loan 6/1/99
$1,894,000 and 06/30/2000
$1,316,942 total $3,210,942
loan is combined with Creative
Growth Loan.
6/30/2001 2,110,000.00 9,408,969.67 Page 341-343

with additional transfers from
the General Fund to RDA
added to existing loan
agreement.
6/30/2002 (129,894.49) 9,279,075.18
6/30/2003 (137,038.69) 9,142,036.49
6/30/2004 (144,575.81) 8,997,460.68
6/30/2005 (152,527.48) 8,844,933.20
6/30/2006 (160,916.49) 8,684,016.71
6/30/2007 (169,766.90) 8,514,249.81
6/30/2008 (179,104.08) 8,335,145.73
6/30/2009 (188,954.80) 8,146,190.93
6/30/2010 (199,347.32) 7,946,843.61
6/30/2011 (210,311.42) 7,736,532.19
Final Balance Back up Page 90-
93

Agenda Item Staff Report
To: Honorable Mayor and Members of City Council
For the Meeting of September 8, 2026
From: Brad McKinney City Manager
Prepared by: Anne Moore, Senior Planner
Subject: Introduce Ordinance 1340, a Municipal Code Text Amendment (MCTA 26-04), Amending Title 18-Zoning, Chapter 18.508 Specific Plan No. 6 to Conditionally Permit the Operation of New Vehicle Sales and Associated Accessory Uses, and Outdoor Storage in Association with An Approved Primary Use, and Approve a Conditional Use Permit (CUP 26-03) for the Operation of New Vehicle Sales with Associated Accessory Uses Located at 502 W. Covina Boulevard, and Outdoor Storage of Vehicles on an Unaddressed Parking Lot Identified as APN: 8382- 019-025, Located within Specific Plan No. 6. This Item is Categorically Exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1
____________________________________________________________________________

SUMMARY
On June 8, 2026, Brendan Williams on behalf of the property owners, Majestic MAPA Properties, LLC, submitted a request to amend Chapter 18.508 Specific Plan No. 6 to allow for new vehicle sales and associated accessory uses, which may include the sale of used vehicles and service of vehicles. As part of the requested amendment, outdoor storage, when accessory to an approved primary use will also be conditionally permitted, which is currently not allowed within Specific Plan No. 6.

A Conditional Use Permit application has also been filed to conditionally permit the operation of an integrated zero-emission Vehicle (ZEV) sales, service, and delivery facility within an existing industrial warehouse building located at 502 W. Covina Boulevard and overnight outdoor storage of vehicles at an unaddressed parking lot (APN: 8382-019-025) across the street.

On August 20, 2026, the Planning Commission adopted Resolution PC-1708, recommending approval to the City Council of MCTA 26-04 and CUP 26-03.

MCTA 26-04 & CUP 26-03 Page 2
For the Meeting of September 8, 2026

RECOMMENDATION
Staff and the Planning Commission recommend that the City Council:
• Read by title and introduce Ordinance 1340 (Attachment 1); • Adopt Resolution 2026-58 (Attachment 2) approving Conditional Use Permit 26-03; and • Find the project categorically exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301.

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

FISCAL IMPACT
By amending Specific Plan No. 6, Areas 1, 3, and 4 to conditionally permit the sale of new vehicles as a primary use and used vehicles as an accessory use, the vehicle sales are anticipated to generate additional sales tax revenue for the City.

BACKGROUND
Specific Plan No. 6 (SP-6) was adopted in 1979 to provide for the development of approximately 43 acres of property bounded by Interstate 57 freeway to the west, Covina Boulevard to the north, and San Dimas Avenue to the south and La Cuesta Encantada HOA to the east (Figure 1). Since that time, the area has been developed with several industrial buildings built between 1982-1989, and 2000 (Area 1, 3 & 4), and administrative professional office buildings built between 1982-86 (Area 2). Areas 1, 3, & 4 of SP-6 are designated as Industrial whereas Area 2 is designated as Administrative-Professional.

Figure 1 - Specific Plan Area 6

MCTA 26-04 & CUP 26-03 Page 3
For the Meeting of September 8, 2026
There have been minor changes made to SP-6 over the years that consisted of code text changes for specific uses within Areas 1 and 2, which included some light industrial uses, accessory massage and alcoholic beverage tasting rooms.

The subject site is located at 502 W. Covina Boulevard on the southwest corner of Covina Boulevard and Cliffside Drive within Specific Plan No. 6, Area 1 – Industrial and also includes the unaddressed parking lot located across the street to the south of Cliffside Drive, which are shown as the highlighted areas in Figure 2 (see also Attachment 3). The subject property was one (1) of four (4) sites formally occupied by Gilead Sciences, a biopharma company, which operated there for nearly 20 years beginning in 1999. The properties, including the subject site, have remained vacant since Gilead left, as the properties underwent significant exterior and interior modifications to restore the properties to their original condition prior to being occupied by Gilead.

In August 2025, a representative from Rivian, an American based company that manufacturers electric vehicles (EVs), reached out to city staff to inquire about potentially locating one of their service centers at the former Gilead site. The city’s existing Light Manufacturing (M-1) Zone allows used automobile sales in conjunction with new automobile sales through a conditional use permit as well as outdoor storage subject to specific development standards. Although the subject site is located within SP-6, Area 1 and 4, which are designated as Industrial, and many of the uses listed are also listed in the M-1 Zone, new vehicle sales along with used automobile sales is not a permitted nor a conditionally permitted use in SP-6.

Cliffside Dr.

W. Covina Blvd.

Terrace Dr.

Figure 2 - Specific Plan No. 6 bounded in red and subject sites highlighted in Yellow.

San Dimas Ave.

MCTA 26-04 & CUP 26-03 Page 4
For the Meeting of September 8, 2026
The Applicant, Brendan Williams, on behalf of the property owners, Majestic MAPA Properties, LLC, submitted a request on June 8, 2026, to amend Chapter 18.508 Specific Plan No. 6 to allow for new vehicle sales and associated accessory uses, which may include the sale of used vehicles and service of vehicles. As part of the requested amendment, outdoor storage when accessory to an approved primary use will also be conditionally allowed, which is currently prohibited within Areas 1 and 2. A Conditional Use Permit application has also been filed to conditionally permit the operation of a vehicle sales, service, and delivery facility within the existing industrial warehouse building located at 502 W. Covina Boulevard and outdoor storage of vehicles at an unaddressed parking lot (APN: 8382-019-025) located south of 502 W. Covina Boulevard, across Cliffside Drive.

On August 20, 2026, the Planning Commission held a public hearing to consider the submitted MCTA and CUP applications. During the Commission’s discussion, several questions were raised regarding signage, security, and overall operation of the business (Attachment 6). Staff explained that the Applicant is currently not proposing a freeway pylon sign nor an electronic board sign on or off their site. Any new signage for the business will be reviewed separately during building plan check and at this time the Applicant is proposing wall signage installed directly on the building and on the existing monument signs located along Covina Boulevard and Cliffside Drive. Staff also shared that the business operator, Rivian, is not intending to do any exterior modifications to the building except for the exterior loading ramps located on the west elevation. The Applicant shared that the existing atrium lobby (solarium) area located on the southeast corner of the building will function well as their main customer entrance, showroom, and sales floor area, thereby minimizing any need to modify the exterior of the building. The Applicant further explained that although their proposal is to operate seven days a week with 24-hours for service operations, their initial operations may not require it; Rivian will add shifts as needed. Additionally, they anticipate security personnel to be on site due to the requested 24/7 operation. Lastly, the Applicant mentioned that if any used vehicles were to be sold, they would strictly be Rivian vehicles.

After hearing Staff’s presentation, public comments, including additional information provided by the Applicant, the Commission voted 4-0-1 (Shirley absent) to adopt Resolution PC-1708, recommending approval to the City Council of MCTA 26-04 and CUP 26-03.

DISCUSSION/ANALYSIS
The subject site was developed with an approximately 51,000 square-foot industrial building in 1982. The Applicant’s request includes an MCTA and a CUP as described below.

Municipal Code Text Amendment
As previously mentioned, while the subject site is located within areas that are designated as Industrial, new vehicle sales is not a permitted use nor a conditionally permitted use in SP-6. SP6 was established to allow for a diversity of uses and development standards that were created specifically for the project area and intended for light industrial, warehouse, and office uses.

Additionally, outdoor storage was prohibited in Areas 1 and 2 including, but not limited to, any materials, equipment, pallets or similar items. The proposed amendment will introduce a new conditional use of new vehicle sales, and may include sale of used vehicles, and service of vehicles as accessory uses, and outdoor storage within Areas 1, 3 and 4 of SP-6. The sale of used vehicles or services will not be allowed as a use on its own, it must be in conjunction with the sale of new vehicles. The sale of new vehicles is already conditionally permitted within other areas in the city that are designated as industrial. The amendment will now extend the conditional

MCTA 26-04 & CUP 26-03 Page 5
For the Meeting of September 8, 2026
use to SP-6 properties that have an industrial designation, which will include Areas 1, 3, and 4.

The amendment will allow the Applicant/business operator to do a tenant improvement of an existing 51,000 square-foot industrial warehouse building to serve as a sales, service, and delivery center for Rivian (see Attachment 3).

This amendment will also allow the Applicant/business operator to have outdoor storage of vehicles, which is necessary for their inventory and service logistics. The inclusion of the parking lot area across the street from the sales showroom and service center will allow for a large inventory of vehicles to be sold and serviced, which would in turn provide for a possible increase in sales tax revenue for the City. Once the business begins its operations, the parking lot will be partially utilized and will eventually grow to capacity in the future. The use of the parking lot area across the street will only be used for outdoor storage of vehicles and will exclude materials and equipment associated with the business. Materials associated with the repair and service of vehicles will be kept entirely indoors.

The amendment to conditionally permit outdoor storage (cars) in association with an approved primary use will also provide the opportunity for other car manufacturers to locate within SP-6, Areas 1, 3, and 4, which may potentially create an auto sales hub or center within the city. In addition, this amendment will eliminate the current prohibition of outdoor storage within the SP-6, in Areas 1, 3, and 4 allowing additional opportunity for other manufacturing/warehousing uses to come to this area that may need some outdoor storage as part of their production.

The current prohibition of outdoor storage for Area 2 will remain since this area is designated as Administrative Professional, which cannot physically support any outdoor storage use. By allowing for outdoor storage of vehicles to be a conditionally permitted use only within Areas 1, 3, and 4, it allows the city to provide more flexibility in SP-6 with other potential new vehicle sales businesses that require outdoor storage of vehicles as an accessory use to their primary business operations. By implementing a conditional use permit for outdoor vehicle storage, it will allow the city to control the outdoor vehicle storage use, which will further the public health, safety, and general welfare of San Dimas. In addition, any future expansion or significant modification to the use will require the submittal of a new CUP Application and the review and approval by the Planning Commission to assist in mitigating any adverse effects to the surrounding community.

The proposed amendments will be consistent with the General Plan designation land use of the zone as it is classified as Industrial. The amendments will bring in a conditional use that is confined within an area of the city that is not immediately adjacent to any nearby residential uses and thus, would not negatively impact the general welfare of the community. The subject site takes advantage of its adjacency to the 57 freeway, which allows for convenient access to the new Rivian location from nearby cities. Additionally, due to the subject site’s proximity to the freeway, majority of vehicle traffic associated with the proposed business will be concentrated primarily along Covina Boulevard and reduce impacts to surrounding streets. The amendment will comply with the General Plan Land Use Element Objective 4.1 “Promote future land use and development patterns which reduce costs of infrastructure construction, encourages transit to make better use of existing facilities, and achieve a good match between future growth and phasing of existing facilities or expansion of new ones.” The amendment to introduce a new conditional use to allow new vehicle sales and accessory uses associated with the primary use of new vehicle sales will further allow for potential development growth of SP-6.

Conditional Use Permit
The proposed amendment will conditionally permit new vehicle sales as a primary use in addition

MCTA 26-04 & CUP 26-03 Page 6
For the Meeting of September 8, 2026
to allowing outdoor storage of vehicles to be conditionally permitted as an accessory use to a permitted or conditionally permitted use in the subject zone. Therefore, the Applicant is requesting approval of a CUP to operate out of the existing 51,000 square-foot building where the vehicle showroom and service of vehicles will be located, along with a request to allow outdoor storage of vehicles in the parking lot located across the street within SP-6, Area 4 (see Attachment 4).

The new vehicle sales with accessory associated services uses including used vehicle sales and service of vehicles will be the conditionally permitted use.

The overnight outdoor storage of vehicles will not detract from the already established industrial character of the area since the Rivian business model does not function as a traditional auto dealership. Rivian does not utilize sprawling, brightly lit outdoor inventory lots, outdoor car washes, or noisy impact wrenches. Instead, Rivian typically only has one (1) to three (3) vehicles as part of their main display and for test driving. It is common for customers to customize and purchase their vehicles online and then pick up their vehicle at the subject site. If a vehicle is picked up at the subject site, then “point of sale” would be considered to have taken place in the City of San Dimas; therefore, producing a sales tax for the city. Rivian currently has three (3) different passenger vehicles for sale; R1S, which is their 7-seat SUV, R2 their 5-seat SUV, and the R1T, which is a 5-seat truck (Figures 3 - 5). Rivian also sells fleet vehicles; however, the primary sales are intended to be their three (3) consumer vehicles. It is anticipated that up to twenty-five percent of their vehicle service will be for their fleet vehicles, but that no more than six (6) fleet vehicles will be serviced at one time.

Figure 3 – R1S model; 7-seat SUV.

MCTA 26-04 & CUP 26-03 Page 7
For the Meeting of September 8, 2026
Figure 4 - R2 model; 5-seat SUV.

Figure 5 – R1T model; 5-seat Truck.

Proposed Improvements
The improvements proposed as part of this request include interior tenant improvements as well as installation of new fencing and gate access, which will section off the parking lot area across the street for separate sole use by the business operator (see Attachment 3). There will be a total

MCTA 26-04 & CUP 26-03 Page 8
For the Meeting of September 8, 2026
of eighteen (18) Level 2 chargers and three (3) Level 3 chargers installed on the project site. The parking areas located on the west side of the building will have the three (3) Level 3 chargers, and fourteen (14) Level 2 chargers, which are intended for use by vehicles that are only being serviced and are not intended for public use. There will also be four (4) Level 2 chargers located on the east side of the building adjacent to the main entrance, which are intended solely for vehicles for test driving. The existing building will undergo a major interior remodel to accommodate the new vehicle sales use with associated accessory uses. The primary access for delivery of service vehicles will be located from the west side of the building. There will be two (2) new vehicle ramps and a set of new egress doors and stairs next to the main ramp. There is no multi-phase development proposed; the tenant improvements will be completed in a single phase.

As part of the restoration work that was completed by the previous user, the existing trash enclosures located on the west elevation of the building were upgraded to meet the city’s current trash enclosure standard (see Attachment 3).

Figure 6 – Proposed Floor Plan
Business Operations
The closest Rivian service centers are located in Eastvale, Burbank, El Segundo, and Costa Mesa; however, there are also showroom storefront only locations in Brea, Glendale, Pasadena, and Irvine. The new San Dimas location will be able to service a geographic area that currently does not have a Rivian sales and service center.

MCTA 26-04 & CUP 26-03 Page 9
For the Meeting of September 8, 2026
The existing footprint of the building will remain the same at 51,000 square feet (Figure 6). Rivian is proposing to operate seven days a week with 24-hours for service operations across three (3) shifts. The public hours for the showroom are intended to be from 11 a.m. to 6 p.m. with proposed staff hours as 8 a.m. to 6 p.m. Examples of 24-hour vehicle service at this location would include the following: tire changing, wheel alignment, and hardware replacement such as door handles, windshield wiper fluid replacement and software updates. Pre-delivery inspections will also be conducted at this San Dimas location, which is the process of deeply reviewing each vehicle feature before owners receive them. There will be a total of up to 50 employees across three (3) shifts, with a maximum of 35 employees on a single shift.

The primary sales, display, delivery, and specialized EV maintenance take place inside the enclosed building. The EV maintenance will consist of electronic calibration and software updates rather than loud impact wrenches or engine noise. An air compressor and tire/wheel balancer are typically the loudest equipment used according to the Applicant; therefore, there will be minimum long-term noise associated with the new use. Because the site was originally developed for industrial use, the existing lot size, loading docks, and parking areas are already scaled to accommodate the required vehicle maneuvering, staff parking, and customer spaces without the need for significant exterior expansion. However, conditions will be imposed to ensure that any site improvements will comply with all applicable zoning requirements of the City including landscaping, parking, and appropriate screening for any mechanical equipment.

Traffic/Parking
The first buildings to be developed within SP-6 were 502 and 542 W. Covina Boulevard in 1982.

At the time of their development, the eastern half of Area 4 was developed as a parking lot intended for shared use by these two buildings. The western half of Area 4 was developed in 2000 with an approximate 35,000 square-foot industrial building (550 Cliffside Dr.) and was approved under DPRB 99-14. Rivian will be sectioning off their half of the parking lot within Area 4 to be able to secure the area proposed for outdoor storage of vehicles and designated employee parking. The remaining parking stalls are intended for use by 542 W. Covina Blvd. (Figure 7).

Customers will access the site from Cliffside Drive where they may park their personal vehicles within the east parking lot adjacent to the main entrance of the building (see Attachment 3). For auto sales, SDMC 18.156 requires one space for every 800 square feet of floor area of sales area, plus additional required spaces for other uses onsite. Since Rivian will also provide vehicle repair, the code requires three (3) parking spaces per repair bay, with a minimum of 12 parking spaces. There are currently 20 bays proposed within the building interior and approximately 2,530 square feet of sales floor area. The required parking for the new vehicle sale use and associated ancillary uses is shown in Table 1.

MCTA 26-04 & CUP 26-03 Page 10
For the Meeting of September 8, 2026
Figure 7 - Outdoor storage of vehicles on part of the unaddressed parking lot (APN: 8382-019-025).

Table 1: Parking Requirements
Use Required Provided
Auto sales
1:800 sq. ft. sales area
4 61
Auto repair facilities
3 per bay with Min. 12 parking
spaces
60 171
TOTAL 64 232
Rivian will be providing a total of 61 parking spaces on site, with approximately half reserved for customer parking. The proposed ancillary parking area is approximately 57,720 square feet in size with 171 parking stalls and is intended for use by employees and overnight storage of vehicles for sale and service (see Attachment 4). The initial capacity of the ancillary parking lot area is projected to be approximately 75% utilization when the business begins initial operations.

The site is located at the southwest corner of Covina Boulevard, a major arterial street, and Cliffside Drive, a collector street, which are both improved streets. Both streets are adequate in width and pavement type to carry the quantity of traffic generated by the proposed new vehicle sales use, as there is no anticipated significant increase in traffic to be generated by the existing building. The project site’s immediate proximity to the Interstate 57 freeway ensures that vehicle transport carriers and customer traffic are routed efficiently without impacting quiet residential surface streets. Rivian’s operational model for service and vehicle delivery is strictly by appointment only, which will effectively pace the flow of traffic throughout the day and eliminate any surge in traffic or street queuing associated with traditional retail uses. 550
Cliffside
542 W.

Covina
Rivian
For
use by
Rivian
For use
by 542
Covina

MCTA 26-04 & CUP 26-03 Page 11
For the Meeting of September 8, 2026
Conclusion
The proposed request will provide for the continued growth and development of the community by providing patrons in the greater San Dimas community the opportunity to shop for a zero emissions vehicle as an alternative to gasoline powered vehicles. The new vehicle sales and associated accessory uses including overnight outdoor storage of vehicles will allow the business to better serve the needs of the greater community. The amendment will allow the proposed business to operate within Areas 1, 3, and 4 of SP-6 and in turn, support the economic health of the community. The new Rivian site will create approximately 30 to 50 high-quality jobs that will range from administrative roles to highly skilled technical positions and generate sales tax revenue for the city through the on-site sales showroom. The new vehicle sales and associated accessory uses will be conditionally permitted in the subject zone, and conditions of approval have been included that will assist in preventing impacts to the community (see Condition No’s 19, and 25-28).

ALTERNATIVES
There are currently no alternatives proposed as part of this request; however, the City Council may recommend changes to the requested MCTA and CUP.

ENVIRONMENTAL REVIEW
This item is Categorically Exempt under the California Code of Regulations, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1 operations which consists of the operation, repair, maintenance or minor alteration of existing public or private facilities involving negligible or no expansion of existing or former use. The proposed request is to conditionally permit new vehicle sales and associated accessory uses with the primary use of new vehicle sales and outdoor storage in association with an approved primary use (currently prohibited). Although the new conditional use will include overnight outdoor storage of vehicles, the vehicles will be secured within a dedicated secured parking lot that will be accessible to only business employees and not intended for public access. Service of vehicles will be done entirely within an enclosed building.

Respectfully submitted,
Anne Moore
Senior Planner
Attachments:

1. Ordinance 1340

2. Resolution 2026-58

3. Project Plans

4. Photos of Subject Site

5. Applicant Letters

6. August 20, 2026, Planning Commission Staff Report, Resolution PC-1708 & Draft Minutes

7. PowerPoint Presentation

ATTACHMENT 1
ORDINANCE 1340

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS, COUNTY OF LOS ANGELES, CALIFORNIA, APPROVING MUNICIPAL CODE TEXT AMENDMENT 26-04, AN AMENDMENT TO TITLE 18-ZONING, CHAPTER 18.508 SPECIFIC PLAN NO. 6, TO

CONDITIONALLY PERMIT THE OPERATION OF NEW VEHICLE SALES AND ACCESSORY

USES ASSOCIATED WITH THE PRIMARY USE OF NEW VEHICLE SALES, WHICH INCLUDE

SALE OF USED VEHICLES, AND SERVICE OF VEHICLES, AND TO CONDITIONALLY

PERMIT OUTDOOR STORAGE IN ASSOCIATION WITH AN APPROVED PRIMARY USE (CURRENTLY PROHIBITED).

WHEREAS, an Amendment to the San Dimas Municipal Code has been duly initiated by:

Brendan Williams
607 Hansen Way,
Palo Alto, CA 94304; and
WHEREAS, the Amendment is described as an amendment to Title 18-Zoning, Chapter

18.508 Specific Plan No. 6 to conditionally permit the operation of new vehicle sales and accessory uses associated with the primary use of new vehicle sales, which include sale of used vehicles, and service of vehicles, and to conditionally permit outdoor storage in association with an approved primary use (currently prohibited); and
WHEREAS, the Amendment to amend Title 18-Zoning, Chapter 18.508 Specific Plan No. 6 would affect the entire Specific Plan No. 6, and
WHEREAS, the Planning Commission, at a noticed public hearing on August 20, 2026, heard evidence and voted 4-0-1 recommending approval to the City Council of Municipal Code Text Amendment 26-04; and
WHEREAS, notice was duly given of the City Council public hearing on the matter and that the public hearing was held on September 8, 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 have been met for the consideration of whether the project will have a significant effect on the environment. It has been determined that this action is not a project under CEQA, as there will be no direct physical or reasonably foreseeable indirect physical change to the environment.

NOW, THEREFORE, in consideration of the evidence received at the City Council hearing; and or the reasons discussed by the City Council at the September 8, 2026 hearing, the City Council now finds as follows:

A. The proposed Municipal Code Text Amendment will not adversely affect adjoining property as to value, precedent or be detrimental to the area.

The proposed amendments will not be detrimental to adjoining properties or the general area. The amendment will introduce a new conditional use of new vehicle sales, and may include sale of used vehicles, and service of vehicles, as accessory uses. The proposed conditional use is already conditionally permitted within other areas in the city that are designated as industrial. The amendment for new vehicle sales and accessory associated uses will provide the same conditional use opportunity for the other properties within

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MCTA 26-04 September 8, 2026
Specific Plan No. 6 that have an industrial designation. The amendment will allow the applicant/business operator to do a tenant improvement of an existing 51,000 square-foot industrial warehouse building to serve as a sales, service, and delivery center for Rivian, an American electric vehicle (EV) manufacturer.

The amendment will also allow the applicant/business operator to have outdoor storage of vehicles, which is necessary for their inventory and service logistics. The inclusion of the parking lot area across the street from the sales showroom and service center will allow for a large inventory of vehicles to be sold and serviced and thereby possibly increasing sales tax revenue for the City. In addition, any future expansion or significant modification to the use will require the submittal of a new CUP Application and the review and approval by the Planning Commission to assist in mitigating any adverse effects to the surrounding community.

B. The proposed Municipal Code Text Amendment will further the public health, safety and general welfare.

The proposed amendments will further the general welfare of San Dimas by allowing for a new vehicle sales business to operate within the City, which will provide the community with a local option to purchase a zero emissions vehicle. The amendment will bring in a conditional use that is confined within an area of the city that is not adjacent to any nearby residential uses and thus, would not negatively impact the general welfare of the community. The new vehicle sales and associated accessory uses within the area will in turn support the economic health of the community by providing additional job opportunities and sales tax revenue.

The amendment to conditionally permit outdoor storage in association with an approved primary use will eliminate the current prohibition of outdoor storage within the Specific Plan No. 6, Areas 1, 3, and 4. By allowing for outdoor storage and outdoor storage of vehicles to be a conditionally permitted use only within Areas 1, 3 and 4, it allows the city to provide more flexibility in SP-6 with other potential new vehicle sale businesses and other warehouse/manufacture business that require outdoor storage as an accessory use to their primary business operations. By implementing a conditional use permit for outdoor storage, it will allow the city to control the type of outdoor storage use, which will further the public health, safety, and general welfare of San Dimas.

C. The proposed Municipal Code Text Amendment is consistent with the General Plan and applicable Zoning.

The proposed amendments will be consistent with the General Plan designation land use of the zone as it is classified as Industrial. The operation of new vehicle sales and accessory uses associated with the primary use of new vehicle sales, which include sale of used vehicles, and service of vehicles is already conditionally allowed in properties that are located within an industrial zone. The amendment will now extend the conditional use to Specific Plan No. 6, Areas 1, 3, and 4 and comply with the General Plan Land Use Element Objective 4.1 “Promote future land use and development patterns which reduce costs of infrastructure construction, encourages transit to make better use of existing facilities, and achieve a good match between future growth and phasing of existing facilities or expansion of new ones.” The amendment to introduce a new conditional use to allow new vehicle sales and accessory uses associated with the primary use of new vehicle sales will further allow for potential development growth of Specific Plan No. 6.

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MCTA 26-04 September 8, 2026
The amendment to allow for outdoor storage provides flexibility for new businesses that may require accessory outdoor storage as part of their primary use. Outdoor storage of vehicles when accessory to new vehicle sales allows for maximization of the unaddressed parking lot located across from the showroom and sales floor in order to provide ample vehicle inventory for the community to shop or receive service for a zero emissions vehicle.

NOW, THEREFORE, the CITY COUNCIL of the CITY OF SAN DIMAS, California, does ordain as follows:

SECTION 1. ADOPTION. Municipal Code Text Amendment 26-04 amending Title 18- Zoning, Chapter 18.508 Specific Plan No. 6 of the San Dimas Municipal Code to conditionally permit the operation of new vehicle sales and accessory uses associated with the primary use of new vehicle sales, which include sale of used vehicles, and service of vehicles, and to conditionally permit outdoor storage in association with an approved primary use (currently prohibited) as set forth in Exhibit A, attached hereto and incorporated herein, is hereby adopted.

SECTION 2. SEVERABILITY. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdication, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more section, subsection, subdivision, sentence, clause, phrase, or portion thereof be declared invalid or unconstitutional.

SECTION 3. CEQA DETERMINATION. The City Council hereby finds and determines that is can be seen with certainty that there is no possibility that this ordinance may have a significant adverse effect on the environment. Thus, the adoption of this ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the CEQA Guidelines.

SECTION 4. EFFECTIVE DATE AND PUBLICATION.This Ordinance shall take effect 30 days after its final passage. The City Clerk shall certify to the adoption of this Ordinance and cause the same to be posted at the duly designated posting places within the City and published once within 15 days after passage and adoption as may be required by law in a newspaper of general circulation in the City of San Dimas hereby designated for that purpose; or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and certified copy of the text of this Ordinance shall be posted in the Office of the City Clerk five days prior to the date of adoption of this Ordinance; and, within 15 days after adoption, the City Clerk shall cause to be published, the aforementioned summary and shall post a certified copy of this Ordinance, together with the vote for and against the same, in the Office of the City Clerk.

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MCTA 26-04 September 8, 2026
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of San Dimas this XX day of September, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
__________________________________
Emmett G. Badar, Mayor
ATTEST: APPROVED AS TO FORM:
__________________________ ___________________________
Debra Black, City Clerk Jeff Malawy, City Attorney

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) §

CITY OF SAN DIMAS )
I, DEBRA BLACK, CITY CLERK of the City of San Dimas, do hereby certify that Ordinance 1340 was introduced at a regular meeting of the City Council of the City of San Dimas on the 8th day of September, 2026, and thereafter passed, approved and adopted at a regular meeting of said City Council held on the XX day of XX, 2026.
___________________________
Debra Black, City Clerk

Ordinance 1340 Page 5
MCTA 26-04 September 8, 2026

EXHIBIT A
• New text changes are in Blue and Underlined
• Deleted text is in Red and Strikethrough
CHAPTER 18.508
SPECIFIC PLAN NO. 6
§ 18.508.010. Location.

Specific Plan No. 6 applies to the area located south of Covina Boulevard, east of the 210 Freeway, and north of Walnut Creek. The parcel consists of 43.1± acres, legally described as shown in Exhibit A attached to this chapter.
(Ord. 676 § 1 (1), 1979)
§ 18.508.020. Description.

The site is predominantly level land with some steep slope areas leading into Walnut Creek. The site is unique because of its visibility from surrounding areas and views of Walnut Creek and Bonelli Park. The site can be viewed from the:

A. West—210 Freeway. The freeway is elevated and the entire site is visible when heading north descending from the San Jose hills. The south portions of the site are particularly visible when exiting at the Covina Boulevard off-ramp which ranges from twenty to zero feet above the parcel.

B. South—Southerly of Walnut Creek. South facing portions of the parcel are visible from San Dimas Avenue when looking north.

C. East—Across Walnut Creek. The La Cuesta Encantada condominiums are at the same elevation as the subject property and view the site.

D. North. People travelling on Covina Boulevard can view the site when looking southerly.

When looking south from the subject property, there is a particularly scenic view of Walnut Creek and natural picnic areas of Frank G. Bonelli Regional County Park. (Ord. 676 § 1 (2), 1979)
§ 18.508.030. Purpose and intent.

The purpose of Specific Plan No. 6 is to provide for the classification and development of parcels of land as coordinated, comprehensive projects so as to take advantage of the superior environment which will result from large scale community planning and provide for the highest and best use of the land. The regulations established by Specific Plan No. 6 are intended to allow a diversity of uses and development standards created specifically for the project area while ensuring substantial compliance with the spirit, intent and provisions of this code. Although it is customary to establish minimum area and lot dimensions for developable sites, the planning commission and city council desire to provide for the maximum creativity in the development of property. This chapter recognizes that parcels will be created and thereafter developed.

However, the city council, upon recommendation from the planning commission, reserves the right to determine the minimum parcel size, area and lot dimensions and no parcel shall be created except as approved by the city council upon recommendation from the planning commission. The city council, upon recommendation from the planning commission, reserves the right to impose any conditions upon the parcel map which are required or necessary to carry out

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MCTA 26-04 September 8, 2026
the purpose and intent of this chapter. Alternative development standards have been incorporated in this specific plan in return for development sensitivity to protect the significant unique features of the site, and increased amenities to serve the inhabitants of this and surrounding community areas.
(Ord. 676 § 1 (3), 1979)
§ 18.508.040. General provisions.

A. Unless otherwise specified, all development within Specific Plan No. 6 shall comply with this code. Terms used in this chapter shall have the same meaning as defined elsewhere in this code unless otherwise defined in this chapter.

B. All references in this chapter relate to other portions of the municipal code as currently written unless expressly provided to the contrary. In the event that any condition or term set out in this chapter is declared illegal or unenforceable, the other terms and conditions shall remain in full force and effect to the full extent permitted by law.

C. The specific plan is an instrument for guiding, coordinating, and regulating the development of property within the area designated on the area map (in this chapter, "area map") attached to this specific plan and incorporated in this chapter as Exhibit A. The plan replaces the usual zoning regulations. It is a "specific plan" as authorized in Article 8 of Chapter 3 of the state Planning and Zoning Law. The plan is consistent with and carries out the projections of the general plan of the city. (Ord. 676 § 1 (4), 1979)
§ 18.508.050. Development plan approval.

Before any building or structure is erected on any lot, a development plan shall be submitted for review to and be approved by the planning commission and city council pursuant to the provisions of Chapter 18.12 of this title.
(Ord. 676 § 1 (7), 1979)
§ 18.508.060. Resubdividing of property.

When a building is constructed for a permitted use, no further additional subdividing of the building for additional uses shall be authorized for permitted without the approval of the city council upon recommendation from the planning commission.
(Ord. 676 § 1 (8), 1979)
§ 18.508.070. Uses in specific plan areas.

Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the permitted and conditional uses described in each area. Conditional uses shall be filed pursuant to Chapter 18.200 of this title. [Article 1.5, Chapter 5]. All uses shall be subject to the property development standards in Sections

18.508.120 through 18.508.130 and 18.508.140 of this chapter and shall be located only where designated on the specific plan map exhibit. All uses and storage shall be conducted within a totally enclosed building, except as permitted by a conditional use permit. (Ord. 676 § 1 (5), 1979)
§ 18.508.080. Area 1—Industrial uses.

Purpose. To provide for the aesthetically pleasing development of industrial buildings to house uses which include fabrication, manufacturing, assembly or processing of materials that are in already processed form, wholesaling and warehousing.

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A. Permitted Uses. Permitted uses in the I-P zone are as follows:

1. Box lunch and/or catering services;

2. Cartography;

3. Electro-mechanical and electronic product manufacturing;

4. Fabrication and design of components, metallurgical products;

5. Janitorial equipment and services, wholesale and/or retail;

6. Machine shops;

7. Mail order houses, including warehousing;

8. Manufacturing, compounding, processing, packaging or treatment of products such as:
a. Alcoholic beverages,
b. Bakery goods,
c. Candy,
d. Cosmetics,
e. Dairy products,
f. Drugs,
g. Food products (excluding sauerkraut, vinegar, yeast and rendering of fats and oils),
h. Perfumes,
i. Toiletries;

9. Manufacturing, compounding, assembly or treatment of articles or merchandise from the following previously prepared materials:
a. Bone,
b. Canvas,
c. Cellophane,
d. Cloth,
e. Cork,
f. Feathers,
g. Felt,
h. Fur,
i. Glass,

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MCTA 26-04 September 8, 2026
j. Hair,
k. Horns,
l. Leather,
m. Metals,
n. Paints not employing a boiling process,
o. Paper,
p. Plasters,
q. Precious and semiprecious stones and metals,
r. Rubber and metal stamps,
s. Shells,
t. Shoes,
u. Textiles,
v. Tobacco,
w. Wood,
x. Yarns;

10. Optical products;

11. Paint shops (excluding manufacturing of paint and painting of motor vehicles);

12. Pharmaceutical research and/or processing;

13. Printing services—wholesale and/or retail;

14. Processing, including:
a. Blueprinting or photocopying,
b. Creameries,
c. Dry cleaning and dying plants,
d. Laboratories,
e. Laundries;

15. Stained glass assembly;

16. Upholstery;

17. Wholesaling and warehousing;

18. Research and development laboratories;

19. Bookbinding, lithography, photograving;

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MCTA 26-04 September 8, 2026

20. Precision machine shops for prototype production;

21. Assembly and fabrication of products which are the result of research and development conducted on premises;

22. Communication equipment buildings, motion picture processing, radio and television broadcasting studios, recording studios;

23. Residential uses for plant security personnel;

24. Furniture and household goods, transfer and storage;

25. Vitamin processing.

B. Accessory Uses. Accessory uses in the I-P zone are as follows: permitted as accessory functions to permitted uses only:

1. Administrative, professional, medical, business offices;

2. Auditoriums;

3. Cafeterias;

4. Restaurants;

5. Accessory massage permitted with the following primary businesses: medical doctor's office and similar uses.

C. Conditional Uses.

1. Animal hospital and/or animal research;

2. Chemical laboratories, compounding of chemicals;

3. Decorative metal ironworks;

4. Heliport;

5. Plastics and synthetics;

6. Tasting rooms providing on-site alcoholic beverage tastings and the sale of alcoholic beverages for off-site consumption provided that the alcoholic beverage is produced on the premises. Tasting rooms may include other ancillary activities to the tastings such as food trucks and live entertainment, provided that all uses are secondary and incidental to the manufacturing component and that, prior to their commencement, a site plan approval by the planning division is obtained for any outdoor activities and a live entertainment permit from the license and permit hearing board is obtained for any live entertainment. Parking for such uses shall comply with the provisions of Chapter

18.156 or the business owner shall be required to demonstrate that the hours of the tasting room will not conflict with the other businesses on site to the satisfaction of the planning commission.

7. Outdoor uses incidental to and directly related to those uses permitted in Section

18.508.080(A) of this section.

8. Administrative, professional, medical and business offices.

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9. Cafeterias, cafés, restaurants, auditoriums or recreational facilities.

10. Glass edging, leveling and silvering, in connection with the sale of mirrors.

11. New vehicle sales only; sale of used vehicles is prohibited as a primary use.

12. Accessory uses in conjunction with the sale of new vehicles, uses are not permitted otherwise:
a. Sale of used vehicles;
b. Service/maintenance of vehicles;
c. Outdoor storage of vehicles;

13. Outdoor storage as an accessory use to a permitted or conditionally permitted use in Area 1.
(Ord. 676 § 1 (5 (A)), 1979; Ord. 811 §§ 1, 2, 1984; Ord. 1085 § 13, 1998; Ord. 1185 § 17, 2008; Ord. 1244 § 1, 2016; Ord. 1324, 6/10/2025)
§ 18.508.090. Area 2—Administrative/ professional uses.

Purpose. The purpose of Area 2 is to provide for the low-intensity development of buildings for administrative and professional offices in a landscaped, aesthetically pleasing, parklike setting taking advantage of existing natural scenic views.

A. Permitted Uses. Permitted uses in Area 2 are as follows:

1. Accounting;

2. Administrative offices;

3. Architectural services;

4. Art gallery;

5. Artist or photographer's studio;

6. Business and management consulting;

7. Data processing;

8. Engineering services and consultants;

9. General research, not involving manufacturing, processing, fabrication, or sale of products;

10. Insurance brokers, agents and adjusters;

11. Land planning services and consulting;

12. Law offices;

13. Medical, dental and biological laboratories;

14. Notary public;

15. Office supplies—wholesale and retail;

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16. Real estate broker;

17. Public uses, including:
a. Government offices,
b. Library,
c. Museum,
d. Post office,
e. Public utility customer service office;

18. Accessory massage permitted with the following primary businesses: medical doctor's office and similar uses.

B. Conditional Uses. Conditional uses in Area 2 shall be as follows:

1. Coffee shop or restaurant;

2. Educational institution;

3. Mortuary;

4. Private club.
(Ord. 676 § 1 (5 (B)), 1979; Ord. 1085 § 13, 1998; Ord. 1185 § 18, 2008) § 18.508.100. Area 3—Industrial park (I-P) zone uses.

Purpose. The purpose of the I-P Industrial Park zone is to provide a district which will assure an environment conducive to research and development, fabrication and assembly, research institutions and administrative facilities as well-designed and properly landscaped.

A. Permitted Uses. Permitted uses shall be all uses listed as permitted or accessory uses in Area 1.

B. Conditional Uses. Conditional uses shall be all uses listed as conditional uses in Area 1.
(Ord. 811 § 3, 1984)
§ 18.508.110. Area 4—Industrial park (I-P) zone uses.

Purpose. The purpose of the I-P Industrial Park zone is to provide a district which will assure an environment conducive to research and development, fabrication and assembly, research institutions and administrative facilities as well designed and properly landscaped.

A. Permitted Uses. Permitted uses shall be all uses listed as permitted or accessory uses in Area 1.

B. Conditional Uses. Conditional uses shall be all uses listed as conditional uses in Area 1.
(Ord. 811 § 4, 1984)
§ 18.508.120. Property development standards—Area 1.

A. Parcels may be established with a lot area and minimum dimension as

Ordinance 1340 Page 12
MCTA 26-04 September 8, 2026
approved by the city council upon recommendation from the planning commission, through the parcel map review procedure.

B. Building Height. Maximum Height of any structure shall not exceed thirty-five feet above ground level unless approved by a conditional use permit.

C. Building Type. Buildings shall be of tilt-up concrete or decorative masonry.

D. Ground Coverage. Maximum ground coverage on any parcel, by buildings or structures shall not exceed fifty percent of the gross lot area.

E. Yards.

1. Covina Boulevard.
a. Minimum building setback, thirty-five feet;
b. Minimum landscaped setback, twenty-five feet.

2. Interior Street.
a. Minimum building setback, as approved on specific plan; b. Minimum landscaped setback, fifteen feet.

3. Side. A minimum five-foot wide landscaped area shall be provided adjacent to the side building walls except south and east elevations of buildings on certain lots.

4. Rear. No requirements.

5. Buffer. Buffer and screening landscaping shall be provided along the entire top of slope of the property, and along the west boundary.

F. Signs.

1. Identification signs may be provided for the entire complex subject to the following conditions:
a. Such sign shall not exceed one hundred fifty square feet per face; b. Such sign or signs may be located at each major entrance and shall not exceed six feet in overall height;

2. Individual business identification signs may be provided subject to the following conditions:
a. One sign may be provided flush mounted to the building wall, no part of which shall extend above the highest part of the wall to which it is affixed; b. No sign shall exceed two square feet of sign in area for each lineal foot of building frontage and shall not exceed one hundred fifty square feet; c. Signs shall be of sandblasted wood-type material only.

G. Utilities.

Ordinance 1340 Page 13
MCTA 26-04 September 8, 2026

1. All utilities shall be underground;

2. Gas and electric meter locations shall be determined in preliminary design phases to minimize intrusion of meters into architectural design of the building;

3. Major electrical transformer locations shall be determined in preliminary design phases to minimize intrusion into project design.

H. Lighting.

1. Design and fixture type shall be submitted for review by the planning division, unless associated with a development plan, at which it shall be subject to the review authority pursuant to Chapter 18.12 of this title.

I. Trash Storage.

1. Location and quantity of trash storage areas shall be subject to review by the planning division unless associated with a development plan, at which it shall be subject to the review authority pursuant to Chapter 18.12 of this title; J. Landscaping.

1. Landscaping shall be installed pursuant to a landscape and sprinkler plan submitted for review by the planning division, unless associated with a development plan, at which it shall be subject to the review authority review body pursuant to Chapter 18.12 of this title;
K. Mechanical Equipment.

1. Roof-mounted mechanical equipment is subject to review by the planning division unless associated with a development plan, at which it shall be subject to the review authority pursuant to Chapter 18.12 of this title. Roof-mounted equipment may be prohibited in visually sensitive areas.

2. All ground-mounted mechanical and electrical equipment shall be screened from view by fencing and/or landscaping compatible to the building architecture.

Screening is subject to review and approval by the review authority pursuant to Chapter 18.12 of this title prior to installation.

L. Performance Standards. The requirements of Section 18.128.120 (A) through (G) of this title shall apply.

M. Outdoor Storage. Outdoor or overnight storage is expressly prohibited; including, but not limited to, any materials, equipment, pallets or similar items.

M.N. Reciprocal Parking Easements. Reciprocal access, maintenance and parking easements may be required of the developer satisfactory to the director of planning and city attorney where appropriate due to site design considerations. (Ord. 676 § 1 (6 (A)), 1979; Ord. 908 § 7 (A), 1989; Ord. 996 § 4, 1993; Ord. 1324, 6/ 10/2025)
§ 18.508.130. Property development standards—Area 2.

A. Parcels may be established with a lot area and minimum dimension as approved by the city council upon recommendation from the planning commission, through the parcel

Ordinance 1340 Page 14
MCTA 26-04 September 8, 2026
map review procedure.

B. Building Height. Maximum building height of any structure shall not exceed thirty feet above grade level unless approved by conditional use permit.

C. Building Type. Tilt-up concrete, brick, decorative block, and all other types must be submitted for review and approval by the review authority pursuant to Chapter

18.12 of this title. Metal buildings are prohibited.

D. Ground Coverage. Maximum ground coverage on any parcel by buildings and structures shall not exceed thirty-five percent of the gross lot area.

E. Yards. Development standards for yards are as follows:

1. Front, fifteen feet;

2. Side, a minimum five-foot wide landscaped area shall be provided adjacent to the side building walls;

3. Rear, no requirement.

F. Reciprocal Parking Easement. Reciprocal access, maintenance and parking easements may be required of the developer satisfactory to the director of planning community development and city attorney where appropriate due to site design considerations.

G. Signs. Sign requirements are the same as contained in Section 18.508.120 (F) of this chapter.

H. Utilities. Utility requirements are the same as contained in Section 18.508.120 (G) of this chapter.

I. Lighting. Lighting requirements are the same as contained in Section 18.508.120(H) of this chapter.

J. Trash Storage. Trash storage requirements are the same as contained in Section

18.508.120 (I) of this chapter.

K. Landscaping. Landscaping requirements are the same as contained in Section

18.508.120 (J) of this chapter.

L. Mechanical Equipment. Mechanical equipment requirements are the same as contained in Section 18.508.120 (K) of this chapter.

M. Outdoor Storage. Outdoor storage requirements are the same as contained in Section 18.508.120 (M) of this chapter. Outdoor storage is expressly prohibited; including, but not limited to, any materials, equipment, pallets or similar items. (Ord. 676 § 1 (6 (B)), 1979; Ord. 908 § 7 (B), 1989; Ord. 996 § 4, 1993; Ord. 1324, 6/ 10/2025)
§ 18.508.140. Property development standards—Area 3.

All commercial development in Area 3 shall comply with all development standards of the C-N zone, Section 18.96.050 of this title.

Reciprocal access, maintenance and parking easements may be required of the developer satisfactory to the director of planning community development and city attorney where

Ordinance 1340 Page 15
MCTA 26-04 September 8, 2026
appropriate due to site design considerations.

Exhibit A
Beginning at a point at the intersection of the easterly right-of-way line of the 210 Freeway and the southerly right-of-way line of Covina Boulevard; thence, easterly along said southerly right-ofway line of Covina Boulevard 456.36 feet; thence, northeasterly along said southerly right-of-way line of Covina Boulevard 322.02 feet; thence, easterly along said southerly right-of-way line of Covina Boulevard 1131.27 feet; thence, southerly 630 feet; thence, westerly 538.5 feet; thence S 13° 50′ W 100 feet; thence, S 48° 15′ W 129 feet; thence, S 57° 45′ W 115 feet; thence, N 61° 29′ W 376 feet; thence, S 87° 38′ W 235 feet; thence, southerly 171.12 feet; thence, N 84° 56′ W 91.5 feet; thence, S 46° 54′ W 245.40 feet; thence, S 29° 40′ W 96.00 feet; thence S 17° 37′ W 280.20 feet; thence, S 42° 12′ W 173.80 feet; thence, N 82° 27′ W 87.86 feet; thence, N 16° 44′ 25″ E

36.17 feet; thence, N 62° 45′ 32" W 288.88 feet; thence, N 4° 16′ 05″ E 288.05 feet; thence, N 7° 53′ 26″ E 242.21; thence, N 18° 53′ 22″ E 136.50 feet; thence, N 38° 20′ 42″ E 457.24 feet; thence, N 0° 16′ 25″ W 368.09 feet to the Point of Beginning.

SPECIFIC PLAN NO. 6*
Delete this Exhibit B

Ordinance 1340 Page 16
MCTA 26-04 September 8, 2026
*Exhibit B was never updated as part of Ord. 811 adopted in 1984. (Ord. 676 § 1 (6 (C)), 1979)

RESOLUTION 2026-58

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN DIMAS, COUNTY OF LOS ANGELES, APPROVING CONDITIONAL USE PERMIT 26-03

FOR THE OPERATION OF NEW VEHICLE SALES WITH ASSOCIATED

ACCESSORY USES, AND OUTDOOR STORAGE OF VEHICLES AT THE
PROPERTY LOCATED AT 502 W. COVINA BOULEVARD AND
UNADDRESSED PARKING LOT (APN: 8382-019-025).

WHEREAS, an application was filed for Conditional Use Permit 26-03 by:

Brendan Williams
607 Hansen Way
Palo Alto, CA 94304; and
WHEREAS, Conditional Use Permit 26-03 is described as:

A request to conditionally permit the operation of new vehicle sales and accessory uses associated with the primary use of new vehicle sales, which included sale of used vehicles, services of vehicles, and outdoor storage of vehicles; and WHEREAS, the application filed for Conditional Use Permit 26-03 applies to the following described real property:
502 W. Covina Boulevard (APN: 8382-019-014) & APN: 8382-019-025; and WHEREAS, the Project includes Municipal Code Text Amendment 26-04, which is being considered under Ordinance 1340, and is described as an amendment to Title 18-Zoning, Chapter

18.508 Specific Plan No. 6 to conditionally permit the operation of new vehicle sales and accessory uses associated with the primary use of new vehicle sales, which include sale of used vehicles, and service of vehicles, and to conditionally permit outdoor storage in association with an approved primary use (currently prohibited); and
WHEREAS, the Project is dependent on the amendment to Specific Plan No. 6, and cannot be approved without the approval of MCTA 26-04; and WHEREAS, the Planning Commission, at a noticed public hearing on August 20, 2026, heard evidence and voted 4-0-1 recommending approval to the City Council of Conditional Use Permit 26-03; and
WHEREAS, notice was duly given of the City Council public hearing on the matter and that public hearing was held on September 8, 2026, at the hour of 7:00 p.m., with all testimony received being made a part of the public record; and
WHEREAS, the Planning Division has determined that the project is categorically exempt from the requirements of the California Environmental Quality Act and the City’s Environmental Guidelines. The project qualifies under the Class 1 exemption under the State CEQA Guidelines Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1 operations which consists of the operation, repair, maintenance or minor alteration of existing public or private facilities involving negligible or no expansion of existing or former use. The existing footprint of the building will remain the same. There is no substantial evidence that the project ATTACHMENT 2

Resolution 2026-58 Page 2
CUP 26-03
September 8, 2026
may have a significant effect on the environment. The Planning Commission and City Council have reviewed the Planning Commission’s determination of exemption, and based on their own independent judgment, concurs in the staff’s determination of exemption.

NOW, THEREFORE, in consideration of the evidence received at the Planning Commission hearing, and for the reasons discussed by the Planning Commissioners at the August 20, 2026 hearing, and the evidence received at the City Council hearing; and/or the reasons discussed by the City Council at the September 8, 2026 hearing, and subject to the Conditions attached as “Attachment 2”, the City Council now finds as follows:

Conditional Use Permit Findings:

A. That the site for the proposed use is adequate in size and shape to accommodate the use and all yards, spaces, walls and fences, parking, loading, landscaping and other features required by this title to adapt the use with land and uses in the neighborhood; The subject site is located within Specific Plan No. 6, Area 1, which consists of an existing 51,000 square-foot building where the vehicle showroom and service of vehicles will be located, and a parking lot area located across the street within Specific Plan No. 6, Area

4. The improvements proposed as part of this request include interior tenant improvements as well as installation of new fencing and gate access, which will section off the parking lot area across the street for separate sole use by the business operator.

The parking lot area is intended for use by employees and overnight storage of vehicles for sale and service. The initial capacity of the parking lot area is projected to be at approximately 75% utilization when the business begins initial operations. The existing building will undergo a major interior remodel to accommodate the new vehicle sales use with associated accessory uses. The existing footprint of the building will remain the same at 51,000 square feet. Because the site was originally developed for industrial use, the existing lot size, loading docks, and parking areas are already scaled to accommodate the required vehicle maneuvering, staff parking, and customer spaces without the need for massive exterior expansion. However, conditions will be imposed to ensure that any site improvements will comply with all applicable zoning requirements of the City including landscaping, parking, and appropriate screening for any mechanical equipment.

B. That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use; The site is located at the southwest corner of Covina Boulevard, a major arterial street, and Cliffside Drive, a collector street, which are both improved streets. Both streets are adequate in width and pavement type to carry the quantity of traffic generated by the proposed new vehicle sales use, as there is no anticipated significant increase in traffic to be generated by the existing 51,000 square-foot building. The project site’s immediate proximity to the Interstate 57 freeway ensures that vehicle transport carriers and customer traffic are routed efficiently without impacting quiet residential surface streets. The business operator’s operational model for service and vehicle delivery is strictly by appointment only, which will effectively pace the flow of traffic throughout the day and eliminate any surge in traffic or street queuing associated with traditional retail uses. The parking lot area that will be utilized for the physical onsite inventory of vehicles and employee parking is not intended for the public to openly access.

C. That the proposed use will be arranged, designed, constructed, operated and maintained

Resolution 2026-58 Page 3
CUP 26-03
September 8, 2026
so as to be compatible with the intended character of the area and shall not change the essential character of the area from that intended by the general plan and the applicable zoning ordinances;
The proposed outdoor storage of vehicles will be conditionally permitted as an accessory use to a conditionally permitted primary use in the subject zone. In this case, the new vehicle sales with accessory associated uses including used vehicle sales and service of vehicles will be the conditionally permitted use. The overnight outdoor storage of vehicles, which is part of the conditional use permit application will not detract from the already established industrial character of the area since the Rivian business model does not function as a traditional auto dealership. Rivian does not utilize sprawling, brightly lit outdoor inventory lots and there are no hazardous engine exhaust fumes, outdoor car washes, or noisy impact wrenches. All sales, display, delivery, and specialized EV maintenance take place inside the enclosed building; therefore, it will not change the essential character of the area in general from the intended industrial uses by the General Plan and Specific Plan No. 6.

D. That the proposed use provides for the continued growth and orderly development of the community and is consistent with the various elements and objectives of the general plan; The proposed request will provide for the continued growth and development of the community by providing patrons in the greater San Dimas community and general surrounding area the opportunity to shop for a zero emissions vehicle as an alternative to gasoline powered vehicles. The new vehicle sales and associated accessory uses including overnight outdoor storage of vehicles will allow the business to better serve the needs of the greater community as the closest zero emissions vehicle sales and service center is currently located in West Covina. The amendment will allow the proposed business to operate in the area and in turn, support the economic health of the community.

The new Rivian site will create approximately 30 to 50 high-quality jobs that will range from administrative roles to highly skilled technical positions and may generate significant sales tax revenue for the city through the on-site sales showroom. The new vehicle sales and associated accessory uses is conditionally permitted in the subject zone, and conditions of approval are included that will assist in preventing impacts to the community in general. In addition, the proposed conditional use will be compatible with the objectives of the industrial land use designation under the General Plan.

E. That the proposed use, including any conditions attached thereto, will be established in compliance with the applicable provisions of the California Environmental Quality Act.

The proposed request to conditionally permit new vehicle sales and associated accessory uses with the primary use of new vehicle sales and outdoor storage in association with an approved primary use is categorically exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1 operations, which consists of the operation, repair, maintenance or minor alteration of existing public or private facilities involving negligible or no expansion of existing or former use. Although the new conditional use will include overnight outdoor storage of vehicles, the vehicles will be secured within a dedicated secured parking lot that will be accessible to only business employees and not intended for general public access. Service of vehicles will be done entirely within an enclosed building.

Resolution 2026-58 Page 4
CUP 26-03
September 8, 2026

NOW, THEREFORE, BE IT FURTHER RESOLVED, PURSUANT TO THE ABOVE FINDINGS, that the City Council of the City of San Dimas grants approval of Conditional Use Permit 26-03, subject to the Applicant’s compliance with the Conditions as set forth in “Exhibit A.” PASSED, APPROVED and ADOPTED, the 8th day of September, 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 2026-58 was duly adopted and passed at a regularly meeting of the San Dimas City Council on 8th, day of September, 2026 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________________
Debra Black, City Clerk

Resolution 2026-58 Page 5
CUP 26-03
September 8, 2026

EXHIBIT A
Conditions of Approval for
Conditional Use Permit 26-03
ACCELA PROJ-26-0024
A request to approve Conditional Use Permit 26-03 for the operation of new vehicle sales with associated accessory uses, and outdoor storage of vehicles at the property located at 502 W.

Covina Boulevard (APN: 8382-019-014) and unaddressed parking lot (APN: 8382-019-025).

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 2026-58 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 San Dimas Municipal Code Section 18.12.070 F.

6. This Conditional Use Permit 26-03 approval shall expire if approved use has not commenced within one (1) year from the date of approval, unless a time extension is granted pursuant to San Dimas Municipal Code Section 18.200.100.C.

7. The Applicant/Developer shall comply with all Conditions of Approval as approved by the City Council on September 8, 2026.

8. The Applicant/Developer shall sign an affidavit accepting all Conditions and all Standard Conditions before issuance of building permits.

Resolution 2026-58 Page 6
CUP 26-03
September 8, 2026

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

10. 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.

11. During 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.

12. Businesses and public entities that dispose of 4 cubic yards/week of solid waste, and residential projects of five or more units shall comply with the state Model Ordinance adopted pursuant to the California Solid Waste Reuse and Recycling Access Act of 1991.

This shall include adequate, accessible, and convenient areas for collecting and loading recyclable materials. Recycling programs shall be implemented in coordination with the trash company. Program shall include weekly collection of recyclable material using any combination of bins or 96-gallon waste containers (residential) in sufficient numbers to contain recyclables generated each week.

13. Graffiti shall be removed within 72 hours.

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

CONDITIONAL USE

15. The Applicant/Developer has been approved for the operation of a new vehicle dealership with the following uses associated with the primary use of the sale of new vehicles; a. Sale of used vehicles;
b. Service/maintenance of vehicles;
c. Outdoor storage of test vehicles; and
d. Outdoor storage of vehicles.

16. The loading and unloading of vehicles shall be prohibited on arterial and internal streets of Specific Plan No. 6.

17. The test-driving of vehicles in residential neighborhoods shall be prohibited.

18. Vehicle storage areas shall be maintained in a clean, safe and nonhazardous condition and shall provide equipment and/or facilities for fire protection and security during operating and non-operating time periods.

19. All exterior lighting shall comply with the City’s lighting standards; DarkSky.

20. The Applicant/Developer shall comply with all code requirements for permanent and temporary signs as outlined in Chapter 18.152.

21. Any promotional or special event held outside of the subject building must comply with the requirements of the Temporary Use Chapter 18.196.

Resolution 2026-58 Page 7
CUP 26-03
September 8, 2026

22. Any future expansion or significant modification to the approved operations and site plan as discussed and shown in the staff report dated August 20, 2026, and September 8, 2026, may require review and approval of new conditional use permit applications and associated fees.

DESIGN

23. Building architecture and site plan shall be consistent with plans presented to the Planning Commission on August 20, 2026, and the City Council on September 8, 2026, provided that the Director of Community Development is authorized to make revisions consistent with the San Dimas Municipal Code.

24. 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.

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

26. All roof-mounted equipment and appurtenances shall be totally screened from public view and shall be located below the building parapet. The applicant shall supply a section drawing indicating the parapet height and all proposed roof equipment. In the event additional screening is necessary, it shall be approved by the Planning Division and installed prior to final inspection and occupancy.

27. The existing Trash/Recycling enclosure shall be maintained in good condition at all times and if any modifications are proposed in the future by the business operator, plans shall be submitted to the Planning Division and the Trash Company for review and approval.

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

29. Downspout pipes shall be placed on the inside of the buildings or concealed within architectural features of the building. When downspout pipes exit the building within the landscaped area, a splash pad shall be provided subject to review and approval by the Planning Division. The downspout pipe nozzle shall be decorative.

30. 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.

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

32. Electrical and other service facilities shall be located within an interior electrical room or approved comparable location. All electrical service facilities shall be totally screened from public view, as approved by the Planning Division.

Resolution 2026-58 Page 8
CUP 26-03
September 8, 2026

33. All mechanical equipment on the ground that is visible from the public right-of-way shall be screened. The method of screening shall be architecturally compatible to the existing building it serves in terms of material and color. Any mechanical equipment not used or permitted on the roof shall also be removed.

34. If parking shortages or other parking-related problems arise, the operator shall institute appropriate operational measures necessary to minimize or eliminate the problem, including, but not limited to, reducing the number of vehicles delivered to the facility, or storing vehicles in an offsite location.

35. Permits shall be obtained for all signs according to the provisions of the San Dimas Sign Ordinance.

36. The Developer/Applicant shall comply with the City’s Noise Ordinance as referenced in Chapter 8.36 in Title 8 of the San Dimas Municipal Code.

LANDSCAPE

37. The Developer/Applicant shall maintain the existing landscaping and irrigation system within the front and street-side yard in a satisfactory manner. If the existing landscaping falls into disrepair during the construction process, the Applicant/Developer submit to the Planning Division, prior to final 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. Installation of landscaping and irrigation shall be completed prior to final of the project.

38. No trees shall be removed as part of this request.

BUILDING DIVISION – (909) 394-6260

39. 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.

40. 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.

41. 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.

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

43. 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.

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CUP 26-03
September 8, 2026

44. Applicant shall provide Accessible barrier removal form to verify existing compliance and/or where accessible upgrades will be made at first submittal.

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

46. 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

47. The Applicant/Developer shall obtain an Industrial Waste Permit through the Los Angeles County Industrial Waste Division.

End of Conditions

ATTACHMENT 3

ATTACHMENT 4
Attachment 3
Photos of Subject Site
Photos of the site and surrounding area are included in the following pages and are keyed into the photo map below:

1. View looking southwest toward North Elevation on Covina Blvd. 5 9
1 2
8 3
4 W. Covina Blvd.

Terrace Dr.

Cliffside Dr.

Proposed Rivian
Secondary
parking lot not
for public use.
10 7 6

2. View of North Elevation along Covina Boulevard.

3. View looking southwest at Covina Blvd./Cliffside Dr. intersection showing subject site.

4. View of partial South Elevation showing main building entrance along Cliffside Dr.

Proposed Rivian

5. View of partial South Elevation showing main building entrance along Cliffside Dr.

6. View of partial South Elevation along Cliffside Dr.

7. West Elevation view showing loading dock, secondary parking area, and shared driveway.

8. Existing trash enclosure along West Elevation already upgraded to city standards.

9. View looking northeast toward additional trash enclosure along West Elevation of loading dock area.

10. View of parking lot across the street for vehicle inventory and employee parking (not for public access).

New gate to
be installed
New demising fence to be installed
to divide parking lot at drive aisles
Loading dock area restored and trash
enclosures recently upgraded to city standard.

Conditional Use Permit
San Dimas, CA
May 1, 2026
To:

San Dimas Planning Department
From:

Brendan Williams, Lead Design Manager, Rivian
Rivian is on a mission to keep the world adventurous forever. We reframe old problems, seek new solutions and operate comfortably in areas that are unknown. Our backgrounds are diverse, but our team shares a love of the outdoors and a desire to protect it for future generations. The proposed project is a tenant improvement of an existing [Insert Square Footage, e.g., 25,000] square foot industrial/commercial building. The facility will serve as a state-of-the-art Service and Delivery Center for Rivian, an American electric vehicle (EV) manufacturer.

The site at San Dimas will act as a service center and retail showroom for our electric vehicles.

The proposed project is a tenant improvement of an existing 51,000 square foot industrial/commercial building. The facility will serve as a state-of-the-art Service and Sales Center for Rivian, an American electric vehicle (EV) manufacturer.

Below is an explanation for how Rivian’s Service and Sales use will meet the requirements of Chapter 18.200.090 A-E of the San Dimas Municipal Code:

A. Adequate Size and Shape
Code Requirement: That the site for the proposed use is adequate in size and shape to accommodate the use and all yards, spaces, walls and fences, parking, loading, landscaping and other features...

Justification for Rivian: The existing 51,000-square-foot facility at 502 W. Covina Blvd provides more than adequate interior volume to house Rivian’s multi-faceted operations, including the sales showroom, service bays, delivery gallery, and parts storage entirely indoors. Because the site was originally developed for industrial/commercial use, the existing lot size, loading docks, and parking areas are already scaled to accommodate the required vehicle maneuvering, staff parking, and customer spaces without the need for massive exterior expansion.

B. Adequate Streets and Highways
Code Requirement: That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use.

Justification for Rivian: W. Covina Blvd is a fully improved street designed specifically to carry commercial and industrial traffic. More importantly, the site's immediate proximity to the I-57 ATTACHMENT 5

2 freeway ensures that vehicle transport carriers and customer traffic are routed efficiently without impacting quiet residential surface streets. Furthermore, Rivian’s operational model for service and vehicle delivery is strictly by appointment only, effectively pacing the flow of traffic throughout the day and eliminating the traffic surges or street queuing associated with traditional retail uses.

C. Compatible with the Intended Character of the Area
Code Requirement: That the proposed use will be arranged, designed, constructed, operated and maintained to be compatible with the intended character of the area and shall not change the essential character of the area...

Justification for Rivian: The integration of a premium EV brand will elevate, rather than detract from, the established commercial/industrial character of the area. Unlike traditional auto dealerships, Rivian does not utilize sprawling, brightly lit outdoor inventory lots. There are no hazardous engine exhaust fumes, outdoor car washes, or noisy impact wrenches. All sales, display, delivery, and specialized EV maintenance take place inside the enclosed building, ensuring the site operates cleanly, quietly, and compatibly with neighboring businesses.

D. Provides for Continued Growth and General Plan Consistency Code Requirement: That the proposed use provides for the continued growth and orderly development of the community and is consistent with the various elements and objectives of the general plan.

Justification for Rivian: Bringing an innovative, forward-looking company like Rivian to San Dimas promotes robust economic growth. The project will create approximately 30 to 50 highquality jobs- ranging from administrative roles to highly skilled technical positions- and generate significant sales tax revenue for the city through the on-site sales showroom.

Promoting electric vehicle infrastructure also aligns with modern General Plan objectives regarding economic vitality, sustainable business practices, and the revitalization of existing commercial building stock.

E. Compliance with the California Environmental Quality Act (CEQA) Code Requirement: That the proposed use, including any conditions attached thereto, will be established in compliance with the applicable provisions of the California Environmental Quality Act.

Justification for Rivian: Because the project relies on the tenant improvement of an existing 51,000-square-foot structure rather than new, ground-up construction, it should inherently qualify for a Categorical Exemption under CEQA Guidelines (specifically Class 1: Existing Facilities). Additionally, the core nature of the business—selling and servicing zero-emission electric vehicles—actively reduces greenhouse gas emissions and directly supports both state and local environmental sustainability goals.

3 Conclusion
Rivian is excited to be sharing our mission driven by adventure and introducing our all-electric vehicles. We hope to spread our mission by working with the local community in providing a successful retail and service space for both our customers and neighbors. We respectfully request that the city approve the showcasing of our interior vehicle displays so that we may open our business and partner to operate at this site to create a better future together.

Thank you,
Brendan Williams, Lead Design Manager, Rivian

San Dimas Local Sales & Service Center
502 W Covina Blvd
San Dimas, CA 91773
July 21, 2026
City of San Dimas Planning Division,
This statement outlines the intended use of the ancillary parking lot for the proposed Rivian San Dimas Service Center.

The lot will serve as an operational area for storing new sales vehicles, holding vehicles slated for service and employee parking. Because overnight vehicle storage is necessary for our inventory and service logistics, we request that outdoor storage be included in the conditional use permit in addition to Automobile Sales and Servicing.

Customer parking and daily public activities will be directed to the primary facility across Cliffside Drive at 502 W. Covina Blvd, allowing the ancillary lot to remain focused on operational needs. Ultimately, utilizing this lot for staff and vehicle storage will help keep the primary site uncongested and efficiently support Rivian's daily operations.

Kind Regards,
Brendan Williams
Lead, Service Design
607 Hansen Way, Palo Alto, CA 94304 Page 139 – 199
Agenda Item Staff Report
To: Honorable Chairman and Members of Planning Commission For the Meeting of August 20, 2026
From: Luis Torrico, Director of Community Development
Prepared by: Anne Moore, Senior Planner
Subject: Adopt Resolution PC-1708, Recommending Approval to the City Council of Municipal Code Text Amendment 26-04 & Conditional Use Permit 26-03; Amending Title 18-Zoning, Chapter 18.508 Specific Plan No. 6 to conditionally permit the operation of new vehicle sales and associated accessory uses, and outdoor storage in association with an approved primary use, and a Conditional Use Permit for the operation of new vehicle sales with associated accessory uses located at 502 W. Covina Boulevard, and outdoor storage of vehicles on an unaddressed parking lot identified as APN: 8382-019-025, located within Specific Plan No. 6. This item is Categorically Exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1.
____________________________________________________________________________

SUMMARY
On June 8, 2026, Brendan Williams on behalf of the property owners, Majestic MAPA Properties, LLC, submitted a request to amend Chapter 18.508 Specific Plan No. 6 to allow for new vehicle sales and associated accessory uses, which may include the sale of used vehicles and service of vehicles. As part of the requested amendment, outdoor storage, when accessory to an approved primary use will also be conditionally permitted, which is currently not allowed within Specific Plan No. 6.

A Conditional Use Permit application has also been filed to conditionally permit the operation of an integrated zero-emission Vehicle (ZEV) sales, service, and delivery facility within an existing industrial warehouse building located at 502 W. Covina Boulevard and overnight outdoor storage of vehicles at an unaddressed parking lot (APN: 8382-019-025) across the street.

RECOMMENDATION
Staff recommends the Planning Commission adopt Resolution PC-1708, recommending approval to the City Council of Municipal Code Text Amendment 26-04 and Conditional Use Permit 26-03, as set forth in Attachment No. 1.

ATTACHMENT 6

MCTA 26-04 & CUP 26-03 Page 2
For the Meeting of August 20, 2026
GOVERNMENT CODE §84308 APPLIES:
https://leginfo.legislature.ca.gov
Yes

FISCAL IMPACT
By amending Specific Plan No. 6, Areas 1, 3, and 4 to conditionally permit the sale of new vehicles as a primary use and used vehicles as an accessory use, the vehicles sales is anticipated to generate additional sales tax revenue for the City.

BACKGROUND
Specific Plan No. 6 (SP-6) was adopted in 1979 to provide for the development of approximately 43 acres of property bounded by Interstate 57 freeway to the west, Covina Boulevard to the north, and San Dimas Avenue to the south and La Cuesta Encantada HOA to the east (Figure 1). Since that time, the area has been developed with several industrial buildings built between 1982-1989, and 2000 (Area 1, 3 & 4), and administrative professional office buildings built between 1982-86 (Area 2). Areas 1, 3, & 4 of SP-6 are designated as Industrial whereas Area 2 is designated as Administrative-Professional.

There have been minor changes made to SP-6 over the years that consisted of code text changes for specific uses within Areas 1 and 2, which included some light industrial uses, accessory massage and alcoholic beverage tasting rooms.

Figure 1 – Specific Plan Area 6.

MCTA 26-04 & CUP 26-03 Page 3
For the Meeting of August 20, 2026
The subject site is located at 502 W. Covina Boulevard on the southwest corner of Covina Boulevard and Cliffside Drive within Specific Plan No. 6, Area 1 – Industrial and also includes the unaddressed parking lot located across the street to the south of Cliffside Drive, which are shown as the highlighted areas in Figure 2 (see also Attachment 3). The subject property was one (1) of four (4) sites formally occupied by Gilead Sciences, a biopharma company, which operated there for nearly 20 years beginning in 1999. The properties, including the subject site, have remained vacant since Gilead left, as the properties underwent significant exterior and interior modifications to restore the properties to their original condition prior to being occupied by Gilead.

DISCUSSION/ANALYSIS
In August 2025, a representative from Rivian, an American based company that manufacturers electric vehicles (EVs), reached out to city staff to inquire about potentially locating one of their service centers at the former Gilead site. The city’s existing Light Manufacturing (M-1) Zone allows used automobile sales in conjunction with new automobile sales through a conditional use permit as well as outdoor storage subject to specific development standards. Although the subject site is located within SP-6, Area 1 and 4, which are designated as Industrial, and many of the uses listed are also listed in the M-1 Zone, new vehicle sales along with used automobile sales is not a permitted nor a conditionally permitted use in SP-6.

Consequently, the Applicant, Brendan Williams, on behalf of the property owners, Majestic MAPA Properties, LLC, submitted a request on June 8, 2026, to amend Chapter 18.508 Specific Plan No. 6 to allow for new vehicle sales and associated accessory uses, which may include the sale of used vehicles and service of vehicles. As part of the requested amendment, outdoor storage when accessory to an approved primary use will also be conditionally allowed, which is currently prohibited within Areas 1 and 2. A Conditional Use Permit application has also been filed Cliffside Dr.

W. Covina Blvd.

Terrace Dr.

Figure 2 - Specific Plan No. 6 bounded in red and subject sites highlighted in Yellow.

MCTA 26-04 & CUP 26-03 Page 4
For the Meeting of August 20, 2026
to conditionally permit the operation of a vehicle sales, service, and delivery facility within the existing industrial warehouse building located at 502 W. Covina Boulevard and outdoor storage of vehicles at an unaddressed parking lot (APN: 8382-019-025) located south of 502 W. Covina Boulevard, across Cliffside Drive.

Municipal Code Text Amendment
As previously mentioned, while the subject site is located within areas that are designated as Industrial, new vehicle sales is not a permitted use nor a conditionally permitted use in SP-6. SP6 was established to allow for a diversity of uses and development standards that were created specifically for the project area and intended for light industrial, warehouse, and office uses.

Additionally, outdoor storage was prohibited in Areas 1 and 2 including, but not limited to, any materials, equipment, pallets or similar items. The proposed amendment will introduce a new conditional use of new vehicle sales, and may include sale of used vehicles, and service of vehicles as accessory uses, outdoor storage within Areas 1, 3 and 4 of SP-6. The sale of used vehicles or services will not be allowed as a use on its own, it must be in conjunction with the sale of new vehicles. The sale of new vehicles is already conditionally permitted within other areas in the city that are designated as industrial. The amendment will now extend the conditional use to SP-6 properties that have an industrial designation, which will include Areas 1, 3, and 4. The amendment will allow the applicant/business operator to do a tenant improvement of an existing 51,000 square-foot industrial warehouse building to serve as a sales, service, and delivery center for Rivian (see Attachment 2).

This amendment will also allow the applicant/business operator to have outdoor storage of vehicles, which is necessary for their inventory and service logistics. The inclusion of the parking lot area across the street from the sales showroom and service center will allow for a large inventory of vehicles to be sold and serviced and thereby possible increase sales tax revenue for the City. Once the business begins its operations, the parking lot will be partially utilized and will eventually grow to capacity in the future. The use of the parking lot area across the street will only be used for outdoor storage of vehicles and will exclude materials and equipment associated with the business. Materials associated with the repair and service of vehicles will be kept entirely indoors. The amendment to conditionally permit outdoor storage (cars) in association with an approved primary use will also provide the opportunity for other car manufacturers to locate within SP-6, Areas 1, 3, and 4, which may potentially create an auto sales hub or center within the city.

In addition, this amendment will eliminate the current prohibition of outdoor storage within the SP6, in Areas 1, 3, and 4 allowing additional opportunity for other manufacturing/warehousing uses to come to this area that may need some outdoor storage as part of their production. The current prohibition of outdoor storage for Area 2 will remain since this area is designated as Administrative Professional, which cannot physically support any outdoor storage use. By allowing for outdoor storage of vehicles to be a conditionally permitted use only within Areas 1, 3, and 4, it allows the city to provide more flexibility in SP-6 with other potential new vehicle sale businesses that require outdoor storage of vehicles as an accessory use to their primary business operations. By implementing a conditional use permit for outdoor vehicle storage, it will allow the city to control the outdoor vehicle storage use, which will further the public health, safety, and general welfare of San Dimas. In addition, any future expansion or significant modification to the use will require the submittal of a new CUP Application and the review and approval by the Planning Commission to assist in mitigating any adverse effects to the surrounding community.

The proposed amendments will be consistent with the General Plan designation land use of the zone as it is classified as Industrial. The amendments will bring in a conditional use that is confined within an area of the city that is not immediately adjacent to any nearby residential uses and thus,

MCTA 26-04 & CUP 26-03 Page 5
For the Meeting of August 20, 2026
would not negatively impact the general welfare of the community. The subject site takes advantage of its adjacency to the 57 freeway, which allows for convenient access to the new Rivian location from nearby cities. Additionally, due to the subject site’s proximity to the freeway, majority of vehicle traffic associated with the proposed business will be concentrated primarily along Covina Boulevard, and reduce impacts to surrounding streets. The amendment will comply with the General Plan Land Use Element Objective 4.1 “Promote future land use and development patterns which reduce costs of infrastructure construction, encourages transit to make better use of existing facilities, and achieve a good match between future growth and phasing of existing facilities or expansion of new ones.” The amendment to introduce a new conditional use to allow new vehicle sales and accessory uses associated with the primary use of new vehicle sales will further allow for potential development growth of SP-6.

Conditional Use Permit
The proposed amendment will conditionally permit new vehicle sales as a primary use in addition to allowing outdoor storage of vehicles to be conditionally permitted as an accessory use to a permitted or conditionally permitted use in the subject zone. Therefore, the Applicant is requesting approval of a CUP to operate out of the existing 51,000 square-foot building where the vehicle showroom and service of vehicles will be located, along with a request to allow outdoor storage of vehicles in the parking lot located across the street within SP-6, Area 4 (see Attachment 4).

The new vehicle sales with accessory associated services uses including used vehicle sales and service of vehicles will be the conditionally permitted use. The overnight outdoor storage of vehicles will not detract from the already established industrial character of the area since the Rivian business model does not function as a traditional auto dealership. Rivian does not utilize sprawling, brightly lit outdoor inventory lots, outdoor car washes, or noisy impact wrenches.

Instead, Rivian typically only has one (1) to three (3) vehicles as part of their main display and for test driving. It is common for customers to customize and purchase their vehicles online and then pick up their vehicle at the subject site. If a vehicle is picked up at the subject site, then “point of sale” would be considered to have taken place in the city of San Dimas; therefore, producing a sales tax for the city. Rivian currently has three (3) different passenger vehicles for sale; R1S, which is their 7-seat SUV, R2 their 5-seat SUV, and the R1T, which is a 5-seat truck (Figures 3- 5). Rivian also sells fleet vehicles; however, the primary sales are intended to be their three (3) consumer vehicles. It is anticipated that up to twenty-five percent of their vehicle service will be for their fleet vehicles, but that no more than six (6) fleet vehicles will be serviced at one time.

MCTA 26-04 & CUP 26-03 Page 6
For the Meeting of August 20, 2026
Figure 3 - R1S model; 7-seat SUV.

Figure 4 - R2 model; 5-seat SUV.

MCTA 26-04 & CUP 26-03 Page 7
For the Meeting of August 20, 2026

Figure 5 - R1T model; 5-seat Truck.

Proposed Improvements
The improvements proposed as part of this request include interior tenant improvements as well as installation of new fencing and gate access, which will section off the parking lot area across the street for separate sole use by the business operator (see Attachment 2). There will be a total of eighteen (18) Level 2 chargers and three (3) Level 3 chargers installed on the project site. The parking areas located on the west side of the building will have the three (3) Level 3 chargers, and fourteen (14) Level 2 chargers, which are intended for use by vehicles that are only being serviced and are not intended for public use. There will also be four (4) Level 2 chargers located on the east side of the building adjacent to the main entrance, which are intended solely for vehicles for test driving. The existing building will undergo a major interior remodel to accommodate the new vehicle sales use with associated accessory uses. The primary access for delivery of service vehicles will be located from the west side of the building. There will be two (2) new vehicle ramps and a set of new egress doors and stairs next to the main ramp. There is no multi-phase development proposed; the tenant improvements will be completed in a single phase.

As part of the restoration work that was completed by the previous user, the existing trash enclosures located on the west elevation of the building were upgraded to meet the city’s current trash enclosure standard (see Attachment 3).

MCTA 26-04 & CUP 26-03 Page 8
For the Meeting of August 20, 2026
Figure 6 - Proposed Floor Plan.

Business Operations
The closest Rivian service centers are located in Eastvale, Burbank, El Segundo, and Costa Mesa; however, there are also showroom storefront only locations in Brea, Glendale, Pasadena, and Irvine. The new San Dimas location will be able to service a geographic area that currently does not have a Rivian sales and service center.

The existing footprint of the building will remain the same at 51,000 square feet (Figure 6). Rivian is proposing to operate seven days a week with 24-hours for service operations across three (3) shifts. The public hours for the showroom are intended to be from 11 a.m. to 6 p.m. with proposed staff hours as 8 a.m. to 6 p.m. Examples of 24-hour vehicle service at this location would include the following: tire changing, wheel alignment, and hardware replacement such as door handles, windshield wiper fluid replacement and software updates. Pre-delivery inspections will also be conducted at this San Dimas location, which is the process of deeply reviewing each vehicle feature before owners receive them. There will be a total of up to 50 employees across three (3) shifts, with a maximum of 35 employees on a single shift.

The primary sales, display, delivery, and specialized EV maintenance take place inside the enclosed building. The EV maintenance will consist of electronic calibration and software updates rather than loud impact wrenches or engine noise. An air compressor and tire/wheel balancer are

MCTA 26-04 & CUP 26-03 Page 9
For the Meeting of August 20, 2026
typically the loudest equipment used according to the Applicant; therefore, there will be minimum long-term noise associated with the new use.

Because the site was originally developed for industrial use, the existing lot size, loading docks, and parking areas are already scaled to accommodate the required vehicle maneuvering, staff parking, and customer spaces without the need for significant exterior expansion. However, conditions will be imposed to ensure that any site improvements will comply with all applicable zoning requirements of the City including landscaping, parking, and appropriate screening for any mechanical equipment.

Traffic/Parking
The site is located at the southwest corner of Covina Boulevard, a major arterial street, and Cliffside Drive, a collector street, which are both improved streets. Both streets are adequate in width and pavement type to carry the quantity of traffic generated by the proposed new vehicle sales use, as there is no anticipated significant increase in traffic to be generated by the existing building. The project site’s immediate proximity to the Interstate 57 freeway ensures that vehicle transport carriers and customer traffic are routed efficiently without impacting quiet residential surface streets. Rivian’s operational model for service and vehicle delivery is strictly by appointment only, which will effectively pace the flow of traffic throughout the day and eliminate any surge in traffic or street queuing associated with traditional retail uses.

Customers will access the site from Cliffside Drive where they may park their personal vehicles within the east parking lot adjacent to the main entrance of the building (see Attachment 2). For auto sales, SDMC 18.156 requires one space for every 800 square feet of floor area of sales area, plus additional required spaces for other uses onsite. Since Rivian will also provide vehicle repair, the code requires three (3) parking spaces per repair bay, with a minimum of 12 parking spaces. There are currently 20 bays proposed within the building interior and approximately 2,530 square feet of sales floor area. The required parking for the new vehicle sale use and associated ancillary uses is shown in Table 1.

Table 1: Parking Requirements
Use Required Provided
Auto sales
1:800 sq. ft. sales area
4 61
Auto repair facilities
3 per bay with Min. 12 parking
spaces
60 171
TOTAL 64 232
Rivian will be providing a total of 61 parking spaces on site, with approximately half reserved for customer parking. The proposed ancillary parking area is approximately 57,720 square feet in size with 171 parking stalls and is intended for use by employees and overnight storage of vehicles for sale and service (see Attachment 4). The initial capacity of the ancillary parking lot area is projected to be approximately 75% utilization when the business begins initial operations.

The remaining parking stalls would be used by 550 Cliffside Dr. when it becomes occupied (Figure 7).

MCTA 26-04 & CUP 26-03 Page 10
For the Meeting of August 20, 2026
Figure 7 – Outdoor storage of vehicles on part of the unaddressed parking lot (APN: 8382-019-025).

Conclusion
The proposed request will provide for the continued growth and development of the community by providing patrons in the greater San Dimas community the opportunity to shop for a zero emissions vehicle as an alternative to gasoline powered vehicles. The new vehicle sales and associated accessory uses including overnight outdoor storage of vehicles will allow the business to better serve the needs of the greater community. The amendment will allow the proposed business to operate within Areas 1, 3, and 4 of SP-6 and in turn, support the economic health of the community. The new Rivian site will create approximately 30 to 50 high-quality jobs that will range from administrative roles to highly skilled technical positions and generate sales tax revenue for the city through the on-site sales showroom. The new vehicle sales and associated accessory uses will be conditionally permitted in the subject zone, and conditions of approval have been included that will assist in preventing impacts to the community (see Condition No’s 19, and 25-28).

ALTERNATIVES
There are currently no alternatives proposed as part of this request; however, the Planning Commission may recommend changes to the requested MCTA and CUP.

ENVIRONMENTAL REVIEW
This item is Categorically Exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1 operations, which consists of the operation, repair, maintenance or minor alteration of existing public or private facilities involving negligible or no expansion of existing or former use. The proposed request is to conditionally permit new vehicle sales and associated accessory uses with the primary use of new vehicle sales and outdoor storage in association with an approved primary use (currently prohibited). Although the new conditional use will include overnight outdoor storage of vehicles, the vehicles will be secured within a dedicated secured parking lot that will be accessible to only business employees and not intended for general public access. Service of vehicles will be done entirely within an enclosed building.
550
Cliffside
For use
by 550
Cliffside
For use
by Rivian

MCTA 26-04 & CUP 26-03 Page 11
For the Meeting of August 20, 2026
Respectfully submitted,
Anne Moore
Senior Planner
Attachments:

1. Resolution PC-1708

2. Project Plans

3. Photos of Subject Site

4. Applicant Letters

RESOLUTION PC-1708

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN

DIMAS, COUNTY OF LOS ANGELES, RECOMMENDING TO THE CITY
COUNCIL APPROVAL OF MUNICIPAL CODE TEXT AMENDMENT 26-04, TO AMEND TITLE 18-ZONING, CHAPTER 18.508 SPECIFIC PLAN NO. 6 TO

CONDITIONALLY PERMIT THE OPERATION OF NEW VEHICLE SALES AND

ACCESSORY USES ASSOCIATED WITH THE PRIMARY USE OF NEW

VEHICLE SALES, WHICH INCLUDE SALE OF USED VEHICLES, AND

SERVICE OF VEHICLES, AND TO CONDITIONALLY PERMIT OUTDOOR

STORAGE IN ASSOCIATION WITH AN APPROVED PRIMARY USE
(CURRENTLY PROHIBITED); AND CONDITIONAL USE PERMIT 26-03 FOR

THE OPERATION OF NEW VEHICLE SALES WITH ASSOCIATED

ACCESSORY USES, AND OUTDOOR STORAGE OF VEHICLES AT THE
PROPERTY LOCATED AT 502 W. COVINA BOULEVARD (APN: 8382-019-014) AND UNADDRESSED PARKING LOT (APN: 8382-019-025).

WHEREAS, an Amendment to the San Dimas Municipal Code has been duly initiated and an application was filed for a Conditional Use Permit 26-03 by:

Brendan Williams
4300 Edison Avenue
Chino, CA 91710; and
WHEREAS, Municipal Code Text Amendment 26-04 is described as:

An amendment to Title 18-Zoning, Chapter 18.508 Specific Plan No. 6 to conditionally permit the operation of new vehicle sales and accessory uses associated with the primary use of new vehicle sales, which include sale of used vehicles, and service of vehicles, and to conditionally permit outdoor storage in association with an approved primary use (currently prohibited); and
WHEREAS, Conditional Use Permit 26-03 is described as:

A request to conditionally permit the operation of new vehicle sales and accessory uses associated with the primary use of new vehicle sales and accessory uses associated with the primary use of new vehicles sales, which included sale of used vehicles, services of vehicles and outdoor storage of vehicles; and
WHEREAS, the Amendment to amend Title 18-Zoning, Chapter 18.508 Specific Plan No. 6 would affect the entire Specific Plan No. 6; and
WHEREAS, the application filed for Conditional Use Permit 26-03 applies to the following described real property:
502 W. Covina Boulevard (APN: 8396-017-025) & APN: 8382-019-025; and WHEREAS, notice was duly given of the public hearing on the matter and that public hearing was held on August 20, 2026, at the hour of 6:00 p.m., with all testimony received being made a part of the public record; and

RESOLUTION PC-1708 Page 2
MCTA 26-04, CUP 26-03
WHEREAS, all requirements of the California Environmental Quality Act and the City’s Environmental Guidelines have been met for the consideration of whether the Municipal Code Text Amendments and associated development applications will have a significant effect on the environment.

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

Municipal Code Text Amendment Findings:

A. The proposed Municipal Code Text Amendment will not adversely affect adjoining property as to value, precedent or be detrimental to the area.

The proposed amendments will not be detrimental to adjoining properties or the general area. The amendment will introduce a new conditional use of new vehicle sales, and may include sale of used vehicles, and service of vehicles, as accessory uses. The proposed conditional use is already conditionally permitted within other areas in the city that are designated as industrial. The amendment for new vehicle sales and accessory associated uses will provide the same conditional use opportunity for the other properties within Specific Plan No. 6 that have an industrial designation. The amendment will allow the applicant/business operator to do a tenant improvement of an existing 51,000 square-foot industrial warehouse building to serve as a sales, service, and delivery center for Rivian, an American electric vehicle (EV) manufacturer.

This amendment will also allow the applicant/business operator to have outdoor storage of vehicles, which is necessary for their inventory and service logistics. The inclusion of the parking lot area across the street from the sales showroom and service center will allow for a large inventory of vehicles to be sold and serviced and thereby possibly increasing sales tax revenue for the City. In addition, any future expansion or significant modification to the use will require the submittal of a new CUP Application and the review and approval by the Planning Commission to assist in mitigating any adverse effects to the surrounding community.

B. The proposed Municipal Code Text Amendment will further the public health, safety and general welfare.

The proposed amendments will further the general welfare of San Dimas by allowing for a new vehicle sales business to operate within the City, which will provide the community with a local option to purchase a zero emissions vehicle. The amendment will bring in a conditional use that is confined within an area of the city that is not adjacent to any nearby residential uses and thus, would not negatively impact the general welfare of the community. The new vehicle sales and associated accessory uses within the area will in turn support the economic health of the community by providing additional job opportunities and sales tax revenue.

The amendment to conditionally permit outdoor storage in association with an approved primary use will eliminate the current prohibition of outdoor storage within the Specific Plan No. 6, Areas 1, 3, and 4. By allowing for outdoor storage and outdoor storage of vehicles to be a conditionally permitted use only within Areas 1, 3 and 4, it allows the city to provide more flexibility in SP-6 with other potential new vehicle sale businesses and other warehouse/manufacture business that require outdoor storage as an accessory use to their primary business operations. By implementing a conditional use permit for outdoor

RESOLUTION PC-1708 Page 3
MCTA 26-04, CUP 26-03
storage, it will allow the city to control the type of outdoor storage use, which will further the public health, safety, and general welfare of San Dimas.

C. The proposed Municipal Code Text Amendment is consistent with the General Plan.

The proposed amendments will be consistent with the General Plan designation land use of the zone as it is classified as Industrial. The operation of new vehicle sales and accessory uses associated with the primary use of new vehicle sales, which include sale of used vehicles, and service of vehicles is already conditionally allowed in properties that are located within an industrial zone. The amendment will now extend the conditional use to Specific Plan No. 6, Areas 1, 3, and 4 and comply with the General Plan Land Use Element Objective 4.1 “Promote future land use and development patterns which reduce costs of infrastructure construction, encourages transit to make better use of existing facilities, and achieve a good match between future growth and phasing of existing facilities or expansion of new ones.” The amendment to introduce a new conditional use to allow new vehicle sales and accessory uses associated with the primary use of new vehicle sales will further allow for potential development growth of Specific Plan No. 6.

The amendment to allow for outdoor storage provides flexibility for new businesses that may require accessory outdoor storage as part of their primary use. Outdoor storage of vehicles when accessory to new vehicle sales allows for maximization of the unaddressed parking lot located across from the showroom and sales floor in order to provide ample vehicle inventory for the community to shop or receive service for a zero emissions vehicle.

Conditional Use Permit Findings:

A. That the site for the proposed use is adequate in size and shape to accommodate the use and all yards, spaces, walls and fences, parking, loading, landscaping and other features required by this title to adapt the use with land and uses in the neighborhood; The subject site is located within Specific Plan No. 6, Area 1, which consists of an existing 51,000 square-foot building where the vehicle showroom and service of vehicles will be located, and a parking lot area located across the street within Specific Plan No. 6, Area

4. The improvements proposed as part of this request include interior tenant improvements as well as installation of new fencing and gate access, which will section off the parking lot area across the street for separate sole use by the business operator.

The parking lot area is intended for use by employees and overnight storage of vehicles for sale and service. The initial capacity of the parking lot area is projected to be at approximately 75% utilization when the business begins initial operations. The existing building will undergo a major interior remodel to accommodate the new vehicle sales use with associated accessory uses. The existing footprint of the building will remain the same at 51,000 square feet. Because the site was originally developed for industrial use, the existing lot size, loading docks, and parking areas are already scaled to accommodate the required vehicle maneuvering, staff parking, and customer spaces without the need for massive exterior expansion. However, conditions will be imposed to ensure that any site improvements will comply with all applicable zoning requirements of the City including landscaping, parking, and appropriate screening for any mechanical equipment.

RESOLUTION PC-1708 Page 4
MCTA 26-04, CUP 26-03
B. That the site for the proposed use relates to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use; The site is located at the southwest corner of Covina Boulevard, a major arterial street, and Cliffside Drive, a collector street, which are both improved streets. Both streets are adequate in width and pavement type to carry the quantity of traffic generated by the proposed new vehicle sales use, as there is no anticipated significant increase in traffic to be generated by the existing 51,000 square-foot building. The project site’s immediate proximity to the Interstate 57 freeway ensures that vehicle transport carriers and customer traffic are routed efficiently without impacting quiet residential surface streets. The business operator’s operational model for service and vehicle delivery is strictly by appointment only, which will effectively pace the flow of traffic throughout the day and eliminate any surge in traffic or street queuing associated with traditional retail uses. The parking lot area that will be utilized for the physical onsite inventory of vehicles and employee parking is not intended for the public to openly access.

C. That the proposed use will be arranged, designed, constructed, operated and maintained so as to be compatible with the intended character of the area and shall not change the essential character of the area from that intended by the general plan and the applicable zoning ordinances;
The proposed outdoor storage of vehicles will be conditionally permitted as an accessory use to a conditionally permitted primary use in the subject zone. In this case, the new vehicle sales with accessory associated uses including used vehicle sales and service of vehicles will be the conditionally permitted use. The overnight outdoor storage of vehicles, which is part of the conditional use permit application will not detract from the already established industrial character of the area since the Rivian business model does not function as a traditional auto dealership. Rivian does not utilize sprawling, brightly lit outdoor inventory lots and there are no hazardous engine exhaust fumes, outdoor car washes, or noisy impact wrenches. All sales, display, delivery, and specialized EV maintenance take place inside the enclosed building; therefore, it will not change the essential character of the area in general from the intended industrial uses by the General Plan and Specific Plan No. 6.

D. That the proposed use provides for the continued growth and orderly development of the community and is consistent with the various elements and objectives of the general plan; The proposed request will provide for the continued growth and development of the community by providing patrons in the greater San Dimas community and general surrounding area the opportunity to shop for a zero emissions vehicle as an alternative to gasoline powered vehicles. The new vehicle sales and associated accessory uses including overnight outdoor storage of vehicles will allow the business to better serve the needs of the greater community as the closest zero emissions vehicle sales and service center is currently located in West Covina. The amendment will allow the proposed business to operate in the area and in turn, support the economic health of the community.

The new Rivian site will create approximately 30 to 50 high-quality jobs that will range from administrative roles to highly skilled technical positions and may generate significant sales tax revenue for the city through the on-site sales showroom. The new vehicle sales and associated accessory uses is conditionally permitted in the subject zone, and conditions of approval are included that will assist in preventing impacts to the community in general. In addition, the proposed conditional use will be compatible with the objectives of the industrial land use designation under the General Plan.

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E. That the proposed use, including any conditions attached thereto, will be established in compliance with the applicable provisions of the California Environmental Quality Act.

The proposed request to conditionally permit new vehicle sales and associated accessory uses with the primary use of new vehicle sales and outdoor storage in association with an approved primary use is categorically exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1 operations, which consists of the operation, repair, maintenance or minor alteration of existing public or private facilities involving negligible or no expansion of existing or former use. Although the new conditional use will include overnight outdoor storage of vehicles, the vehicles will be secured within a dedicated secured parking lot that will be accessible to only business employees and not intended for general public access. Service of vehicles will be done entirely within an enclosed building.

NOW, THEREFORE, BE IT FURTHER RESOLVED, PURSUANT TO THE ABOVE FINDINGS, that the Planning Commission recommends to the City Council approval of Municipal Code Text Amendment 26-04 and Conditional Use Permit 26-03, as set forth in attached Exhibits A - B:

PASSED, APPROVED and ADOPTED, the 20th day of August, 2026 by the following vote:

AYES:

NOES:

ABSENT:

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

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EXHIBIT A
• New text changes are in Blue and Underlined
• Deleted text is in Red and Strikethrough
CHAPTER 18.508
SPECIFIC PLAN NO. 6
§ 18.508.010. Location.

Specific Plan No. 6 applies to the area located south of Covina Boulevard, east of the 210 Freeway, and north of Walnut Creek. The parcel consists of 43.1± acres, legally described as shown in Exhibit A attached to this chapter.
(Ord. 676 § 1 (1), 1979)
§ 18.508.020. Description.

The site is predominantly level land with some steep slope areas leading into Walnut Creek. The site is unique because of its visibility from surrounding areas and views of Walnut Creek and Bonelli Park. The site can be viewed from the:

A. West—210 Freeway. The freeway is elevated and the entire site is visible when heading north descending from the San Jose hills. The south portions of the site are particularly visible when exiting at the Covina Boulevard off-ramp which ranges from twenty to zero feet above the parcel.

B. South—Southerly of Walnut Creek. South facing portions of the parcel are visible from San Dimas Avenue when looking north.

C. East—Across Walnut Creek. The La Cuesta Encantada condominiums are at the same elevation as the subject property and view the site.

D. North. People travelling on Covina Boulevard can view the site when looking southerly.

When looking south from the subject property, there is a particularly scenic view of Walnut Creek and natural picnic areas of Frank G. Bonelli Regional County Park. (Ord. 676 § 1 (2), 1979)
§ 18.508.030. Purpose and intent.

The purpose of Specific Plan No. 6 is to provide for the classification and development of parcels of land as coordinated, comprehensive projects so as to take advantage of the superior environment which will result from large scale community planning and provide for the highest and best use of the land. The regulations established by Specific Plan No. 6 are intended to allow a diversity of uses and development standards created specifically for the project area while ensuring substantial compliance with the spirit, intent and provisions of this code. Although it is customary to establish minimum area and lot dimensions for developable sites, the planning commission and city council desire to provide for the maximum creativity in the development of property. This chapter recognizes that parcels will be created and thereafter developed.

However, the city council, upon recommendation from the planning commission, reserves the right to determine the minimum parcel size, area and lot dimensions and no parcel shall be created except as approved by the city council upon recommendation from the planning

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commission. The city council, upon recommendation from the planning commission, reserves the right to impose any conditions upon the parcel map which are required or necessary to carry out the purpose and intent of this chapter. Alternative development standards have been incorporated in this specific plan in return for development sensitivity to protect the significant unique features of the site, and increased amenities to serve the inhabitants of this and surrounding community areas.
(Ord. 676 § 1 (3), 1979)
§ 18.508.040. General provisions.

A. Unless otherwise specified, all development within Specific Plan No. 6 shall comply with this code. Terms used in this chapter shall have the same meaning as defined elsewhere in this code unless otherwise defined in this chapter.

B. All references in this chapter relate to other portions of the municipal code as currently written unless expressly provided to the contrary. In the event that any condition or term set out in this chapter is declared illegal or unenforceable, the other terms and conditions shall remain in full force and effect to the full extent permitted by law.

C. The specific plan is an instrument for guiding, coordinating, and regulating the development of property within the area designated on the area map (in this chapter, "area map") attached to this specific plan and incorporated in this chapter as Exhibit A. The plan replaces the usual zoning regulations. It is a "specific plan" as authorized in Article 8 of Chapter 3 of the state Planning and Zoning Law. The plan is consistent with and carries out the projections of the general plan of the city. (Ord. 676 § 1 (4), 1979)
§ 18.508.050. Development plan approval.

Before any building or structure is erected on any lot, a development plan shall be submitted for review to and be approved by the planning commission and city council pursuant to the provisions of Chapter 18.12 of this title.
(Ord. 676 § 1 (7), 1979)
§ 18.508.060. Resubdividing of property.

When a building is constructed for a permitted use, no further additional subdividing of the building for additional uses shall be authorized for permitted without the approval of the city council upon recommendation from the planning commission.
(Ord. 676 § 1 (8), 1979)
§ 18.508.070. Uses in specific plan areas.

Buildings, structures and land shall be used and buildings and structures shall hereafter be erected, structurally altered or enlarged only for the permitted and conditional uses described in each area. Conditional uses shall be filed pursuant to Chapter 18.200 of this title. [Article 1.5, Chapter 5]. All uses shall be subject to the property development standards in Sections

18.508.120 through 18.508.130 and 18.508.140 of this chapter and shall be located only where designated on the specific plan map exhibit. All uses and storage shall be conducted within a totally enclosed building, except as permitted by a conditional use permit. (Ord. 676 § 1 (5), 1979)

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§ 18.508.080. Area 1—Industrial uses.

Purpose. To provide for the aesthetically pleasing development of industrial buildings to house uses which include fabrication, manufacturing, assembly or processing of materials that are in already processed form, wholesaling and warehousing.

A. Permitted Uses. Permitted uses in the I-P zone are as follows:

1. Box lunch and/or catering services;

2. Cartography;

3. Electro-mechanical and electronic product manufacturing;

4. Fabrication and design of components, metallurgical products;

5. Janitorial equipment and services, wholesale and/or retail;

6. Machine shops;

7. Mail order houses, including warehousing;

8. Manufacturing, compounding, processing, packaging or treatment of products such as:
a. Alcoholic beverages,
b. Bakery goods,
c. Candy,
d. Cosmetics,
e. Dairy products,
f. Drugs,
g. Food products (excluding sauerkraut, vinegar, yeast and rendering of fats and oils),
h. Perfumes,
i. Toiletries;

9. Manufacturing, compounding, assembly or treatment of articles or merchandise from the following previously prepared materials:
a. Bone,
b. Canvas,
c. Cellophane,
d. Cloth,
e. Cork,
f. Feathers,

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g. Felt,
h. Fur,
i. Glass,
j. Hair,
k. Horns,
l. Leather,
m. Metals,
n. Paints not employing a boiling process,
o. Paper,
p. Plasters,
q. Precious and semiprecious stones and metals,
r. Rubber and metal stamps,
s. Shells,
t. Shoes,
u. Textiles,
v. Tobacco,
w. Wood,
x. Yarns;

10. Optical products;

11. Paint shops (excluding manufacturing of paint and painting of motor vehicles);

12. Pharmaceutical research and/or processing;

13. Printing services—wholesale and/or retail;

14. Processing, including:
a. Blueprinting or photocopying,
b. Creameries,
c. Dry cleaning and dying plants,
d. Laboratories,
e. Laundries;

15. Stained glass assembly;

16. Upholstery;

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17. Wholesaling and warehousing;

18. Research and development laboratories;

19. Bookbinding, lithography, photograving;

20. Precision machine shops for prototype production;

21. Assembly and fabrication of products which are the result of research and development conducted on premises;

22. Communication equipment buildings, motion picture processing, radio and television broadcasting studios, recording studios;

23. Residential uses for plant security personnel;

24. Furniture and household goods, transfer and storage;

25. Vitamin processing.

B. Accessory Uses. Accessory uses in the I-P zone are as follows: permitted as accessory functions to permitted uses only:

1. Administrative, professional, medical, business offices;

2. Auditoriums;

3. Cafeterias;

4. Restaurants;

5. Accessory massage permitted with the following primary businesses: medical doctor's office and similar uses.

C. Conditional Uses.

1. Animal hospital and/or animal research;

2. Chemical laboratories, compounding of chemicals;

3. Decorative metal ironworks;

4. Heliport;

5. Plastics and synthetics;

6. Tasting rooms providing on-site alcoholic beverage tastings and the sale of alcoholic beverages for off-site consumption provided that the alcoholic beverage is produced on the premises. Tasting rooms may include other ancillary activities to the tastings such as food trucks and live entertainment, provided that all uses are secondary and incidental to the manufacturing component and that, prior to their commencement, a site plan approval by the planning division is obtained for any outdoor activities and a live entertainment permit from the license and permit hearing board is obtained for any live entertainment. Parking for such uses shall comply with the provisions of Chapter

18.156 or the business owner shall be required to demonstrate that the hours of the tasting room will not conflict with the other businesses on site to the satisfaction of the planning commission.

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7. Outdoor uses incidental to and directly related to those uses permitted in Section

18.508.080(A) of this section.

8. Administrative, professional, medical and business offices.

9. Cafeterias, cafés, restaurants, auditoriums or recreational facilities.

10. Glass edging, leveling and silvering, in connection with the sale of mirrors.

11. New vehicle sales only; sale of used vehicles is prohibited as a primary use.

12. Accessory uses in conjunction with the sale of new vehicles, uses are not permitted otherwise:
a. Sale of used vehicles;
b. Service/maintenance of vehicles;
c. Outdoor storage of vehicles;

13. Outdoor storage as an accessory use to a permitted or conditionally permitted use in Area 1.
(Ord. 676 § 1 (5 (A)), 1979; Ord. 811 §§ 1, 2, 1984; Ord. 1085 § 13, 1998; Ord. 1185 § 17, 2008; Ord. 1244 § 1, 2016; Ord. 1324, 6/10/2025)
§ 18.508.090. Area 2—Administrative/ professional uses.

Purpose. The purpose of Area 2 is to provide for the low-intensity development of buildings for administrative and professional offices in a landscaped, aesthetically pleasing, parklike setting taking advantage of existing natural scenic views.

A. Permitted Uses. Permitted uses in Area 2 are as follows:

1. Accounting;

2. Administrative offices;

3. Architectural services;

4. Art gallery;

5. Artist or photographer's studio;

6. Business and management consulting;

7. Data processing;

8. Engineering services and consultants;

9. General research, not involving manufacturing, processing, fabrication, or sale of products;

10. Insurance brokers, agents and adjusters;

11. Land planning services and consulting;

12. Law offices;

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13. Medical, dental and biological laboratories;

14. Notary public;

15. Office supplies—wholesale and retail;

16. Real estate broker;

17. Public uses, including:
a. Government offices,
b. Library,
c. Museum,
d. Post office,
e. Public utility customer service office;

18. Accessory massage permitted with the following primary businesses: medical doctor's office and similar uses.

B. Conditional Uses. Conditional uses in Area 2 shall be as follows:

1. Coffee shop or restaurant;

2. Educational institution;

3. Mortuary;

4. Private club.
(Ord. 676 § 1 (5 (B)), 1979; Ord. 1085 § 13, 1998; Ord. 1185 § 18, 2008) § 18.508.100. Area 3—Industrial park (I-P) zone uses.

Purpose. The purpose of the I-P Industrial Park zone is to provide a district which will assure an environment conducive to research and development, fabrication and assembly, research institutions and administrative facilities as well-designed and properly landscaped.

A. Permitted Uses. Permitted uses shall be all uses listed as permitted or accessory uses in Area 1.

B. Conditional Uses. Conditional uses shall be all uses listed as conditional uses in Area 1.
(Ord. 811 § 3, 1984)
§ 18.508.110. Area 4—Industrial park (I-P) zone uses.

Purpose. The purpose of the I-P Industrial Park zone is to provide a district which will assure an environment conducive to research and development, fabrication and assembly, research institutions and administrative facilities as well designed and properly landscaped.

A. Permitted Uses. Permitted uses shall be all uses listed as permitted or accessory uses in Area 1.

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B. Conditional Uses. Conditional uses shall be all uses listed as conditional uses in Area 1.
(Ord. 811 § 4, 1984)
§ 18.508.120. Property development standards—Area 1.

A. Parcels may be established with a lot area and minimum dimension as approved by the city council upon recommendation from the planning commission, through the parcel map review procedure.

B. Building Height. Maximum Height of any structure shall not exceed thirty-five feet above ground level unless approved by a conditional use permit.

C. Building Type. Buildings shall be of tilt-up concrete or decorative masonry.

D. Ground Coverage. Maximum ground coverage on any parcel, by buildings or structures shall not exceed fifty percent of the gross lot area.

E. Yards.

1. Covina Boulevard.
a. Minimum building setback, thirty-five feet;
b. Minimum landscaped setback, twenty-five feet.

2. Interior Street.
a. Minimum building setback, as approved on specific plan; b. Minimum landscaped setback, fifteen feet.

3. Side. A minimum five-foot wide landscaped area shall be provided adjacent to the side building walls except south and east elevations of buildings on certain lots.

4. Rear. No requirements.

5. Buffer. Buffer and screening landscaping shall be provided along the entire top of slope of the property, and along the west boundary.

F. Signs.

1. Identification signs may be provided for the entire complex subject to the following conditions:
a. Such sign shall not exceed one hundred fifty square feet per face; b. Such sign or signs may be located at each major entrance and shall not exceed six feet in overall height;

2. Individual business identification signs may be provided subject to the following conditions:
a. One sign may be provided flush mounted to the building wall, no part of which shall extend above the highest part of the wall to which it is affixed;

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b. No sign shall exceed two square feet of sign in area for each lineal foot of building frontage and shall not exceed one hundred fifty square feet; c. Signs shall be of sandblasted wood-type material only.

G. Utilities.

1. All utilities shall be underground;

2. Gas and electric meter locations shall be determined in preliminary design phases to minimize intrusion of meters into architectural design of the building;

3. Major electrical transformer locations shall be determined in preliminary design phases to minimize intrusion into project design.

H. Lighting.

1. Design and fixture type shall be submitted for review by the planning division, unless associated with a development plan, at which it shall be subject to the review authority pursuant to Chapter 18.12 of this title.

I. Trash Storage.

1. Location and quantity of trash storage areas shall be subject to review by the planning division unless associated with a development plan, at which it shall be subject to the review authority pursuant to Chapter 18.12 of this title; J. Landscaping.

1. Landscaping shall be installed pursuant to a landscape and sprinkler plan submitted for review by the planning division, unless associated with a development plan, at which it shall be subject to the review authority review body pursuant to Chapter 18.12 of this title;
K. Mechanical Equipment.

1. Roof-mounted mechanical equipment is subject to review by the planning division unless associated with a development plan, at which it shall be subject to the review authority pursuant to Chapter 18.12 of this title. Roof-mounted equipment may be prohibited in visually sensitive areas.

2. All ground-mounted mechanical and electrical equipment shall be screened from view by fencing and/or landscaping compatible to the building architecture.

Screening is subject to review and approval by the review authority pursuant to Chapter 18.12 of this title prior to installation.

L. Performance Standards. The requirements of Section 18.128.120 (A) through (G) of this title shall apply.

M. Outdoor Storage. Outdoor or overnight storage is expressly prohibited; including, but not limited to, any materials, equipment, pallets or similar items.

M.N. Reciprocal Parking Easements. Reciprocal access, maintenance and parking easements may be required of the developer satisfactory to the director of planning and city attorney where appropriate due to site design considerations. (Ord. 676 § 1 (6 (A)), 1979; Ord. 908 § 7 (A), 1989; Ord. 996 § 4, 1993; Ord. 1324, 6/

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10/2025)
§ 18.508.130. Property development standards—Area 2.

A. Parcels may be established with a lot area and minimum dimension as approved by the city council upon recommendation from the planning commission, through the parcel map review procedure.

B. Building Height. Maximum building height of any structure shall not exceed thirty feet above grade level unless approved by conditional use permit.

C. Building Type. Tilt-up concrete, brick, decorative block, and all other types must be submitted for review and approval by the review authority pursuant to Chapter

18.12 of this title. Metal buildings are prohibited.

D. Ground Coverage. Maximum ground coverage on any parcel by buildings and structures shall not exceed thirty-five percent of the gross lot area.

E. Yards. Development standards for yards are as follows:

1. Front, fifteen feet;

2. Side, a minimum five-foot wide landscaped area shall be provided adjacent to the side building walls;

3. Rear, no requirement.

F. Reciprocal Parking Easement. Reciprocal access, maintenance and parking easements may be required of the developer satisfactory to the director of planning community development and city attorney where appropriate due to site design considerations.

G. Signs. Sign requirements are the same as contained in Section 18.508.120 (F) of this chapter.

H. Utilities. Utility requirements are the same as contained in Section 18.508.120 (G) of this chapter.

I. Lighting. Lighting requirements are the same as contained in Section 18.508.120(H) of this chapter.

J. Trash Storage. Trash storage requirements are the same as contained in Section

18.508.120 (I) of this chapter.

K. Landscaping. Landscaping requirements are the same as contained in Section

18.508.120 (J) of this chapter.

L. Mechanical Equipment. Mechanical equipment requirements are the same as contained in Section 18.508.120 (K) of this chapter.

M. Outdoor Storage. Outdoor storage requirements are the same as contained in Section 18.508.120 (M) of this chapter. Outdoor storage is expressly prohibited; including, but not limited to, any materials, equipment, pallets or similar items. (Ord. 676 § 1 (6 (B)), 1979; Ord. 908 § 7 (B), 1989; Ord. 996 § 4, 1993; Ord. 1324, 6/ 10/2025)

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§ 18.508.140. Property development standards—Area 3.

All commercial development in Area 3 shall comply with all development standards of the C-N zone, Section 18.96.050 of this title.

Reciprocal access, maintenance and parking easements may be required of the developer satisfactory to the director of planning community development and city attorney where appropriate due to site design considerations.

Exhibit A
Beginning at a point at the intersection of the easterly right-of-way line of the 210 Freeway and the southerly right-of-way line of Covina Boulevard; thence, easterly along said southerly right-ofway line of Covina Boulevard 456.36 feet; thence, northeasterly along said southerly right-of-way line of Covina Boulevard 322.02 feet; thence, easterly along said southerly right-of-way line of Covina Boulevard 1131.27 feet; thence, southerly 630 feet; thence, westerly 538.5 feet; thence S 13° 50′ W 100 feet; thence, S 48° 15′ W 129 feet; thence, S 57° 45′ W 115 feet; thence, N 61° 29′ W 376 feet; thence, S 87° 38′ W 235 feet; thence, southerly 171.12 feet; thence, N 84° 56′ W 91.5 feet; thence, S 46° 54′ W 245.40 feet; thence, S 29° 40′ W 96.00 feet; thence S 17° 37′ W 280.20 feet; thence, S 42° 12′ W 173.80 feet; thence, N 82° 27′ W 87.86 feet; thence, N 16° 44′ 25″ E

36.17 feet; thence, N 62° 45′ 32" W 288.88 feet; thence, N 4° 16′ 05″ E 288.05 feet; thence, N 7° 53′ 26″ E 242.21; thence, N 18° 53′ 22″ E 136.50 feet; thence, N 38° 20′ 42″ E 457.24 feet; thence, N 0° 16′ 25″ W 368.09 feet to the Point of Beginning.

SPECIFIC PLAN NO. 6*
Delete this Exhibit B

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*Exhibit B was never updated as part of Ord. 811 adopted in 1984. (Ord. 676 § 1 (6 (C)), 1979)

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EXHIBIT B
Conditions of Approval for
Conditional Use Permit 26-03
ACCELA PROJ-26-0024
A request to approve Conditional Use Permit 26-03 for the operation of new vehicle sales with associated accessory uses, and outdoor storage of vehicles at the property located at 502 W.

Covina Boulevard (APN: 8382-019-014) and unaddressed parking lot (APN: 8382-019-025).

PLANNING DIVISION - (909) 394-6250

GENERAL

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

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

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

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

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

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

6. This Conditional Use Permit 26-03 approval shall expire if approved use has not commenced within one (1) year from the date of approval, unless a time extension is granted pursuant to San Dimas Municipal Code Section 18.200.100.C.

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

8. The Applicant/Developer shall sign an affidavit accepting all Conditions and all Standard Conditions before issuance of building permits.

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

10. 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.

11. During 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.

12. Businesses and public entities that dispose of 4 cubic yards/week of solid waste, and residential projects of five or more units shall comply with the state Model Ordinance adopted pursuant to the California Solid Waste Reuse and Recycling Access Act of 1991.

This shall include adequate, accessible, and convenient areas for collecting and loading recyclable materials. Recycling programs shall be implemented in coordination with the trash company. Program shall include weekly collection of recyclable material using any combination of bins or 96-gallon waste containers (residential) in sufficient numbers to contain recyclables generated each week.

13. Graffiti shall be removed within 72 hours.

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

CONDITIONAL USE

15. The Applicant/Developer has been approved for the operation of a new vehicle dealership with the following uses associated with the primary use of the sale of new vehicles; a. Sale of used vehicles;
b. Service/maintenance of vehicles;
c. Outdoor storage of test vehicles; and
d. Outdoor storge of vehicles.

16. The loading and unloading of vehicles shall be prohibited on arterial and internal streets of Specific Plan No. 6.

17. The test-driving of vehicles in residential neighborhoods shall be prohibited.

18. Vehicle storage areas, shall be maintained in a clean, safe and nonhazardous condition and shall provide equipment and/or facilities for fire protection and security during operating and non-operating time periods.

19. All exterior lighting shall comply with the City’s lighting standards; DarkSky.

20. The Applicant/Developer shall comply with all code requirements for permanent and temporary signs as outlined in Chapter 18.152.

21. Any promotional or special event held outside of the subject building must comply with the requirements of the Temporary Use Chapter 18.196.

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22. Any future expansion or significant modification to the approved operations and site plan as discussed and shown in the staff report dated August 20, 2026, and XX, 2026, may require review and approval of new conditional use permit applications and associated fees.

DESIGN

23. Building architecture and site plan shall be consistent with plans presented to the Planning Commission on August 20, 2026, and the City Council on XX, 2026, provided that the Director of Community Development is authorized to make revisions consistent with the San Dimas Municipal Code.

24. 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.

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

26. All roof-mounted equipment and appurtenances shall be totally screened from public view and shall be located below the building parapet. The applicant shall supply a section drawing indicating the parapet height and all proposed roof equipment. In the event additional screening is necessary, it shall be approved by the Planning Division and installed prior to final inspection and occupancy.

27. The existing Trash/Recycling enclosure shall be maintained in good condition at all times and if any modifications are proposed in the future by the business operator, plans shall be submitted to the Planning Division and the Trash Company for review and approval.

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

29. Downspout pipes shall be placed on the inside of the buildings or concealed within architectural features of the building. When downspout pipes exit the building within the landscaped area, a splash pad shall be provided subject to review and approval by the Planning Division. The downspout pipe nozzle shall be decorative.

30. 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.

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

32. Electrical and other service facilities shall be located within an interior electrical room or approved comparable location. All electrical service facilities shall be totally screened from public view, as approved by the Planning Division.

33. All mechanical equipment on the ground that is visible from the public right-of-way shall be screened. The method of screening shall be architecturally compatible to the existing

RESOLUTION PC-1708 Page 21
MCTA 26-04, CUP 26-03
building it serves in terms of material and color. Any mechanical equipment not used or permitted on the roof shall also be removed.

34. If parking shortages or other parking-related problems arise, the operator shall institute appropriate operational measures necessary to minimize or eliminate the problem, including, but not limited to, reducing the number of vehicles delivered to the facility, or storing vehicles in an offsite location.

35. Permits shall be obtained for all signs according to the provisions of the San Dimas Sign Ordinance.

36. The Developer/Applicant shall comply with the City’s Noise Ordinance as referenced in Chapter 8.36 in Title 8 of the San Dimas Municipal Code.

LANDSCAPE

37. The Developer/Applicant shall maintain the existing landscaping and irrigation system within the front and street-side yard in a satisfactory manner. If the existing landscaping falls into disrepair during the construction process, the Applicant/Developer submit to the Planning Division, prior to final 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. Installation of landscaping and irrigation shall be completed prior to final of the project.

38. No trees shall be removed as part of this request.

BUILDING DIVISION – (909) 394-6260

39. 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.

40. 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.

41. 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.

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

43. 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.

44. Applicant shall provide Accessible barrier removal form to verify existing compliance and/or where accessible upgrades will be made at first submittal.

RESOLUTION PC-1708 Page 22
MCTA 26-04, CUP 26-03

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

46. 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

47. The Applicant/Developer shall obtain an Industrial Waste Permit through the Los Angeles County Industrial Waste Division.

End of Conditions

CITY OF SAN DIMAS

PLANNING COMMISSION

MINUTES
Regularly Scheduled Meeting
Thursday, August 20, 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
Director of Community Development Luis Torrico
Planning Manager Marco Espinoza
Senior Planner Anne Moore
Senior Management Analyst Kimberly Neustice
Administrative Assistant Guillermo Padilla
ABSENT
Commissioner James Shirley

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

MINUTES
CC 1. Moved by Commissioner Green, seconded by Commissioner Barnes to approve the consent calendar. Motion carried 4-0-1.

PUBLIC HEARING
PH 1. Adopt Resolution PC­1708, Recommending Approval to the City Council of Municipal Code Text Amendment 26­04 & Conditional Use Permit 26­03; Amending Title 18­Zoning, Chapter

18.508 Specific Plan No. 6 to conditionally permit the operation of new vehicle sales and associated accessory uses, and outdoor storage in association with an approved primary use, and a Conditional Use Permit for the operation of new vehicle sales with associated accessory uses located at 502 W. Covina Boulevard, and outdoor storage of vehicles on an unaddressed parking lot identified as APN: 8382­019­025, located within Specific Plan No.

Planning Commission Minutes Page 2
August 20, 2026

6. This item is Categorically Exempt under the California Environmental Quality Act, Title 14, Section 6, Chapter 3, Article 19, Section 15301 Existing Facilities Class 1.

Staff report presented by Senior Planner Anne Moore recommending the Planning Commission to adopt Resolution PC­1708, recommending approval to the City Council of Municipal Code Text Amendment 26­04 and Conditional Use Permit 26­03.

Vice-Chairman Davis asked if the signage is going to be similar to what’s already existing on the building.

Senior Planner Moore stated that the only modifications Rivian plans to make to the exterior of the building is to install new wall signs and update the monument signs on Cliffside Drive and Covina Boulevard.

Vice-Chairman Davis asked if the applicant plans to have signs on the side facing the freeway.

Planning Manager Espinoza stated that the applicant was considering doing a freeway sign but as they went through the process, they decided not to.

Vice-Chairman Davis is worried that if Rivian plans to operate twenty-four hours a day for maintenance, it will cause traffic and noise to the neighboring residents.

Senior Planner Moore stated that the closest residential area is the La Cuesta Encantada townhomes to the east of the project area. However, the twenty-four hour operations is only intended for vehicle maintenance and pre-inspections of vehicles on site. It is not intended for vehicle dropoff and all vehicle repairs will be done inside. The only maintenance that will be done outside is charging with the electric vehicle chargers.

Vice-Chairman Davis asked if the City is doing anything to address any noise issues being generated from the use.

Director of Community Development Torrico stated conditional use permits have standard conditions that allow Staff to revisit if there are any issues or concerns.

Commissioner Barnes asked if the proposed hours for the showroom were proposed by the applicant or set by Staff and if they wanted to expand showroom hours, will they be able to do that without coming back to the Commission for approval.

Senior Planner Moore stated that the showroom hours are what the applicant is proposing. Right now, they are proposing showroom hours from 11:00 a.m. to 6:00 p.m. to see how the business progresses.

Commissioner Barnes asked if the showroom facing Cliffside Drive is just a function of the current design of the building.

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August 20, 2026
Senior Planner Moore stated that is correct. The applicant is not intending to change the location of the showroom, they are trying to use the same layout that is already there.

Chairman Bratt asked if the only signs will be the wall signs and the monument sign.

Senior Planner Moore stated that was correct.

Commissioner Green asked if they plan to have any electric signs.

Senior Planner Moore stated that they will not have electric signs based on the current proposal.

Their other Rivian locations do not have electric signs, just wall and monument signs.

Chairman Bratt opened the Public Hearing at 6:20 p.m.

Chairman Bratt asked the Applicant what the difference was between a Level 2 and a Level 3 charger.

The Applicants, Brendan Williams and Lucas Dobbins stated that the difference between Level 2 and Level 3 chargers are the rates of amperes at which the vehicle is charged. Level 2 chargers typically are up to fifty amps, and Level 3 chargers are more than fifty amps. Level 3 is what is used to charge cars within one hour. That is why their projects sometimes require electrical upgrades, but this facility had ample electricity for their needs.

Commissioner Green wanted more information about the used cars they will have on the lot.

The Applicants stated all their intended sales will be new vehicle sales. Any used vehicles sales will strictly be preowned Rivian vehicles and are expected to be minimal. Rivian does have a buyback program for other vehicle brands that are traded in with the purchase or lease of a Rivian, but those vehicles are sold through a third-party network, so they aren’t sitting on site for sale.

Commissioner Green asked what kind of security will be provided for the parking lot.

The Applicants stated the area will be separated from the other portion of the parking lot with a fence and an entry gate, similar to other adjacent properties.

Commissioner Green asked since the business plans to operate for twenty-four hours, will they have someone patrolling the property.

The Applicants stated they will have security that patrols but it will be at different hours of the day, not a twenty-four-hour patrol.

Commissioner Green asked if there is lighting in that parking lot.

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August 20, 2026
The Applicants stated there is.

Commissioner Barnes asked why they did not propose more signage.

The Applicants stated they only plan to install signage on the building and one monument sign, because the back side of the building along Covina Boulevard does have ample visibility. Through a building permit, they plan to have 36-inch-tall letter types, which is larger than most signs in that area.

Chairman Bratt closed the public hearing at 6:26 p.m.

Commissioner Barnes likes the project, and is excited that Rivian picked San Dimas as their home.

He wished they could change the location of the showroom, but he realizes the practicality of the current layout.

Vice-Chairman Davis agreed, he believes it is a wonderful reuse of the space.

Commissioner Green thanked the applicants for choosing San Dimas. She saw her first Rivian car the other day and really liked the look. She believes Rivian will be a good addition to the City of San Dimas.

Chairman Bratt asked if in their other properties run twenty-four hours a day as well.

The Applicants stated that they aren’t sure if they will be running a standard twenty-four hours a day, it would depend on the volume of service that they have. Since they just launched the R2 model, they are expecting more vehicle sales and service activity. They want to have that capability to reduce turnaround time for customers’ vehicle service; the twenty-four-hour operation lets them do that.

Chairman Bratt asked if they plan to start off with day shifts and add more shifts as they see the need.

The Applicants stated it will probably start off with a day shift with hours from 7:00 a.m. to 8:00 p.m. and add more hours if the local service team deems it necessary.

Chairman Bratt stated that this is a win for everyone involved and is pleased that they chose San Dimas. He thinks it is a good location and the potential sales tax will be great for the City.

Commissioner Barnes stated that the city has a strong sense of community, and he encourages the applicant to engage with the business community.

Planning Commission Minutes Page 5
August 20, 2026
RESOLUTION PC-1708

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN

DIMAS, COUNTY OF LOS ANGELES, RECOMMENDING APPROVAL TO THE CITY COUNCIL APPROVAL OF MUNICIPAL CODE TEXT AMENDMENT 26-04, TO AMEND TITLE 18-ZONING, CHAPTER 18.508 SPECIFIC PLAN NO. 6 TO

CONDITIONALLY PERMIT THE SOPERATION OF NEW VEHICLE SALES AND

ACCESSORY USES ASSOCIATED WITH THE PRIMARY USE OF NEW

VEHICLE SALES, WHICH INCLUDE SALE OF USED VEHICLES, AND

SERVICE OF VEHICLES, AND TO CONDITIONALLY PERMIT OUTDOOR

STORAGE IN ASSOCIATION WITH AN APPROVED PRIMARY USE
(CURRENTLY PROHIBITED); AND CONDITIONAL USE PERMIT 26-03 FOR

THE OPERATION OF NEW VEHICLE SALES WITH ASSOCIATED

ACCESSORY USES, OUTDOOR STORAGE OF VEHICLES AT THE
PROPERTY LOCATED AT 502 W. COVINA BOULEVARD (APN: 8382-019-014) AND UNADDRESSED PARKING LOT (APN: 8382-019-025).

MOTION: Moved by Commissioner Green, seconded by Commissioner Davis to adopt Resolution PC-1708, recommending approval to the City Council of Municipal Code Text Amendment 26­04 and Conditional Use Permit 26­03.

Motion carried 4-0-1

OTHER BUSINESS
OB 1. Two-Story Development Standards Discussion
Staff report presented by Director of Community Development Torrico recommending the Planning Commission to discuss development standard options and provide direction to Staff.

Vice-Chairman Davis asked since the Downtown Specific Plan has setbacks that limits the ability to fully develop the site, does SB330affect that at all.

Director of Community Development Torrico stated it potentially could, because it is for multifamily. When the City was drafting the Objective Design Standards, they knew that certain projects like density bonus projects and any development with two or more units could be exempt.

Staff believes the standards that they put in place like in the Downtown Specific Plan, not only assist in mitigating impact, but also assist in creating articulation on structures.

Vice-Chairman Davis asked which came first, SB330 or the Objective Design Standards. He also asked if it matters which came first.

Director of Community Development Torrico stated the law came first but it wouldn't matter which came first.

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August 20, 2026
Vice-Chairman Davis asked if the two-story development standards would affect the developments on Kimberly Avenue.

Director of Community Development Torrico stated that it would not have changed anything.

Vice-Chairman Davis asked if the only thing the City will be allowing are districts to be created. He also asked if the community comes together, creates a district in their neighborhood, and decides to only allow single story homes, can that stop any second story developments.

Director of Community Development Torrico stated that if it was just one unit, the City would be able to implement that standard. For the neighborhood of Kimberly Avenue, south of Cienega Avenue, between Valley Center Avenue and Lone Hill Avenue has only a couple two-story homes and about fifty single-story homes, so this area would be a good example of a possible single-story district. However, if the standards were in place and a district was created, the Housing Crisis Act would override those standards. After the law went into effect, the City couldn’t adopt new standards that would limit development.

Vice-Chairman Davis asked if he tried to build a two-story on Kimberly Avenue, can the neighbors come together and create a district stopping him from building or should they have created the district before he started the project.

Director of Community Development Torrico stated it depends on how staff writes the ordinance.

One of the ordinances he read from a different city stated that if a development application was already being processed, the project can still move forward even if an application to create a district was submitted.

Chairman Bratt stated in the standards that were explained at the end of the staff report, it states that height and bulk of proposed buildings should be in scale with the other buildings and structures in the surrounding area. Could Planning Commission make a finding based on the fact that a twostory development does not fit.

Vice-Chairman Davis asked that if the Planning Commission makes a finding, it will still go to City Council, and they would have to agree that their findings are correct, would that be able to stop the project or can the applicant challenge the decision in court.

Director of Community Development Torrico stated that this is a sensitive subject because people see it as taking away development rights. For the cities that have allowed residents to create such districts, the City is not taking away development rights, the property owners made the decision to create the district for themselves. He also stated that he believes San Dimas does not have the same problems that cities like Arcadia have. The City has a good mix of single and second story developments throughout the city.

Commissioner Green asked if someone wants to build a second story Accessory Dwelling Unit (ADU) are there are any restrictions.