A. 
The size and location of Specific Plan No. 26 presents a unique development opportunity within the city. The total project area encompasses approximately 8.54 acres. The project area is located at the intersection of Bonita Avenue and San Dimas Canyon Road. This location is an entrance into San Dimas from the east.
B. 
Former land uses include a restaurant, retail, and a vacant shopping center. The former shopping center has been demolished and is generally unsightly.
C. 
The project area size provides a unique opportunity to develop a mixed use project of residential and commercial, including the potential for affordable housing. The project area consists of multiple parcels of land. The result of uncoordinated recycling of property within the project area would create a negative impact upon surrounding properties. Specific Plan No. 26 provides the best mechanism for coordinated, comprehensive, high quality, and sensitive development for the project area. The purpose of Specific Plan No. 26 includes the following:
1. 
To provide a coordinated, logical method for the property within the project area to redevelop into commercial and residential use;
2. 
To ensure that the development within the project area is compatible and sensitive to adjacent uses;
3. 
To create a high quality and aesthetically attractive visual entrance to the city;
4. 
To maximize commercial development of larger properties due to limited opportunities elsewhere within San Dimas; and
5. 
To incorporate creative and sensitive planning, architecture, landscape architecture, and engineering to develop a project that will enhance the existing adjacent uses and promote the existing and future appearance of San Dimas.
(Ord. 1175 § 1 Exh. B, 2008; Ord. 1187 § 1, 2009)
The adoption of Specific Plan No. 26 by the city is authorized by and pursuant to Sections 65450 through 65457 of the California Government Code.
(Ord. 1175 § 1 Exh. B, 2008)
Specific Plan No. 26 encompasses land area which totals approximately 8.54 acres. The project area is bordered by multiple-family residential on the north; the city boundary to the east (San Dimas Canyon Road) and single-and multiple-family residential beyond; multiple-family residential to the west; and multiple-family residential and church to the south. The project boundaries are indicated on the attached Exhibit A.
(Ord. 1175 § 1 Exh. B, 2008)
The project area of Specific Plan No. 26 is designated as commercial by the city general plan (proposed amendment to mixed use) "as a Specific Plan Area for commercial and/or residential development." All development, uses and activity shall be subject to, but not limited to, the following general provisions:
A. 
Unless otherwise specified, all development, uses and activity within Specific Plan No. 26 shall comply with this code. Terms used in this chapter shall have the same meaning as defined elsewhere in this code unless otherwise provided;
B. 
Any details or issues not specifically covered by this chapter shall be subject to the regulations of this code;
C. 
The review and approval of development within the specific plan area shall be subject to Section 65450 et seq. of the State Government Code;
D. 
All construction within the boundaries of the specific plan area shall comply with all provisions of the Uniform Building Code and the various mechanical, electrical and plumbing codes as applicable and adopted by the city;
E. 
Minor modifications to Specific Plan No. 26 which do not alter the intent of this chapter shall be considered pursuant to the provisions of Section 18.544.830 of this chapter;
F. 
If any regulation, condition, program or portion thereof of this chapter is for any reason held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision, and the invalidity of such provision shall not affect the validity of the remaining provisions in the ordinance codified in this chapter;
G. 
Any permitted use or conditionally permitted use not specifically provided by the San Dimas Specific Plan No. 26 shall not be permitted without a determination of use by the development plan review board pursuant to provisions of Chapter 18.12 of this title; and
H. 
Each development proposal pursuant to the provisions of this chapter shall receive environmental evaluation pursuant to the California Environmental Quality Act, Public Resources Code Section 21000 et seq., and the CEQA Guidelines prepared by the Secretary of Resources.
(Ord. 1175 § 1 Exh. B, 2008)
Unless the context otherwise requires, or unless different definitions are set forth in individual titles, chapters, or sections of this title, the words or phrases defined in this chapter shall have the meaning and construction ascribed to them in this section. When not inconsistent with the context, words in the singular shall include the plural and words in the plural shall include the singular. The word "shall" is mandatory and the word "may" is permissive. Words and phrases not defined in this chapter shall be defined in the following sources by the following order: (1) other chapters of this code; (2) definitions contained in the city adopted chapters of the Uniform Building Code; (3) definitions contained in legislation of the state of California; and (4) Webster's Dictionary.
"Abut"
means contiguous to. For example, two adjoining lots with a common property line are considered to be abutting.
"Accessory use"
means a use which is incidental or secondary to the primary use of the lot or parcel. Such use is devoted exclusively to the primary land use.
"Adjacent"
means the same as abutting.
"Amusements"
means those entertainment uses as defined by Chapter 5.48.
"Architectural feature"
means a part, portion, projection, or treatment that contributes to the visual beauty, elegance, historic consistency, or design integrity of a building or structure, and is not necessary for the structural integrity of the building or structure or to make the structure or building habitable. Such architectural feature does not include signs or other forms of use identification.
"Automobile parking"
means parking of operational and street legal motor vehicles on a temporary basis within an improved off-street parking area.
"Building coverage"
means the gross area of a lot or parcel of land occupied by all of the ground floor, or building footprint, of a building or structure which is under roof.
"Building height"
means the maximum vertical distance as measured from the interior floor level to the top of the uppermost part of the structure through any vertical section.
Building, Main.
"Main building" means a building within which the principal primary use of the lot or parcel is conducted, as provided by this chapter.
Building, Nonconforming.
"Nonconforming building" means a building or portion thereof, lawfully existing pursuant to the ordinance in effect at the time of construction or subsequent alteration, but which does not comply with any development criteria adopted at a later date.
"Business"
means the purchase, sale or other transaction or place thereof involving the handling, disposition or transaction of any article, substance, product, service or commodity for livelihood or profit. Such activity includes an addition, operation, or provision of any service or service establishment, office building, outdoor advertising sign and/or structure, recreational and/or amusement enterprise conducted for livelihood or profit.
"Commercial use"
means a business, normally involving office, retail, sales, or service uses.
"Design review"
means the process of city review and approval of development proposals as required by Chapter 18.12 of this title.
"Driveway"
means an unobstructed paved area which provides access to vehicle parking, loading, or maneuvering area.
"Enclosed building" or "enclosed structure"
means a building or structure with a permanent roof and enclosed on all sides by solid exterior walls. Such solid exterior walls may feature windows, loading doors, and customary entrance and exit doors.
"Enclosed space"
means an area enclosed on all sides by a solid physical barrier such as a fence or wall.
"Entertainment"
means those amusements as defined by Chapter 5.48.
"Existing improvements"
means any improvements which exist at the time of the adoption of this specific plan. Such existing improvements must have been legally constructed in compliance with all building and zoning codes in effect at the time the improvements were constructed.
"Exterior boundary"
means the perimeter of any lot or parcel of land or assembly of lots or parcels to be developed in an integrated, comprehensive manner.
"Fence"
means any device forming a physical barrier between two areas. Such barrier may be constructed of chain-link, louver, wood stake, masonry, lumber, or other similar material in accordance with adopted city standards.
Floor Area, Gross.
"Gross floor area" means the total floor area of a building under roof measured in square feet. Such measurement would include each horizontal plane which constitutes a floor as measured to the outside of the exterior walls of all floors excluding stairway openings.
Floor Area, Net.
"Net floor area" means the total floor area of a building under roof measured to the interior surfaces of walls. Such measurement would exclude restrooms, storage areas, mechanical equipment rooms, electrical rooms, telephone rooms, vents, shafts, stairways and stairwells.
"Frontage"
means, with regards to a lot, that side of a lot abutting on an either public or private street, typically the front lot line. With regards to a building, see "business frontage."
"Income restricted affordable unit"
means residential units rented or occupied by persons and families of very low, low or moderate income. "Very low income," "low income," and "moderate income" shall be as defined by California Health and Safety Code Section 50105 for very-low income and 50093 for low and moderate income. Affordable housing cost standards will comply with Section 50052.5 for ownership units and Section 50053 for rental units.
"Industrial"
means the manufacture, fabrication, processing or reduction of any article, substance or commodity or any other treatment thereof in such a manner as to change the form, character or appearance thereof. In addition, it shall include trucking facilities, warehousing, storage facilities, business facilities serving primarily industry, and similar enterprises.
"Landscaping"
means the planting and maintenance of a combination of trees, shrubs, vines, groundcover, flowers and lawn. In addition, such landscaping may include design features such as rock and stone, garden-type fencing and decorative structures. Such design features may also include water elements, art works, decorative walks, benches, and decorative paving.
"Loading area"
means the portion of a site developed to accommodate loading spaces including the related aisles, access drives and buffers.
"Loading space"
means an off-street space or berth on the same lot and contiguous with the building it is intended to serve for temporary parking of commercial transport vehicles while loading and unloading merchandise, materials, supplies, manufactured products and similar items.
"Main building" or "main structure."
Also referred to as principal and primary building or structure. Such building and structure would contain and enclose the activity which is the main use of the lot or parcel of land upon which the building is situated.
"Main use"
means any use of a building, structure, or land which is the primary feature of the activity conducted on the lot or parcel of land.
"Mixed use"
means any multiple use of a building, structure, or land which promotes varying forms of activity at various times of the day. Such combinations of uses would include, but not be limited to, retail commercial, office, and residential uses.
"Multi-phase development"
means a development project which is constructed in increments. Each increment would be capable of existing independent of the others, but the completed project would be a comprehensive design.
"Off-street parking space"
means a temporary storage area for a motor vehicle that is not located on a dedicated street right-of-way. Such right-of-way may be public or private.
"Parking area" or "parking lot"
means a portion of a site devoted to the temporary parking of motor vehicles, including actual parking spaces, aisles, access drives, and related landscaping.
"Retail"
means the selling of goods, wares or merchandise directly to the ultimate consumer or persons without a resale license.
"Service"
means an act, or any result of useful labor, which does not in itself produce a tangible commodity.
"Setback"
means the area between the building line and the nearest property line.
"Storage area"
means an area used or intended for the storage of materials, refuse, or vehicles and equipment not in service.
"Yard"
means an open space that lies between the principal building and the nearest lot line. Such yard is unoccupied and unobstructed from the ground upward, except as may be specifically provided in this chapter. Unless otherwise specified, a yard is fully landscaped.
Yard, Required.
"Required yard" means a yard, as defined in this section, that occupies the area of a required setback.
(Ord. 1175 § 1 Exh. B, 2008)
A. 
Specific Plan No. 26 is uniquely located. The project area is strategically located at a major entrance into the city: the intersection of East Bonita Avenue and San Dimas Canyon Road. San Dimas Canyon Road is a major north/south street with direct access, via Foothill Boulevard to the 210 Freeway, approximately 1.5 miles north of the project area. Bonita Avenue is a significant east/west street in the city that travels through the historic downtown approximately 0.75 miles to the west and provides direct access to the civic heart of the community, including city hall, community centers, library, post office, and police and fire stations.
B. 
The project area is surrounded primarily by multiple-family residential and a church. The area is characterized by two-story apartments.
(Ord. 1175 § 1 Exh. B, 2008)
A. 
The former shopping center on the site has been completely demolished and the property is vacant and has been identified as blighted in the San Dimas redevelopment plan.
B. 
The project is currently serviced by all utilities and the project area naturally drains from southeast to the northwest. The site drains via surface runoff through an opening in the perimeter wall near the southeast corner of the property.
C. 
Presently, access into the project area is available from both street frontages which are fully improved public rights-of-way.
D. 
The parcel sizes vary from large lots with common ownership interests to individually owned smaller retail pad parcels. All parcels are under single ownership making coordinated development feasible.
(Ord. 1175 § 1 Exh. B, 2008; Ord. 1187 § 2, 2009)
All properties within the project boundaries formerly improved with retail (originally anchored by a grocery store); however, now completely demolished and vacant. In addition to the main retail buildings near the west and north property lines, there are two small retail pads developed: one with a drive-thru restaurant facing San Dimas Canyon Road and a vacant retail building fronting on Bonita. There are driveways into the site on both street frontages. Both streets are fully improved. There are existing overhead electrical, telecommunications and cable TV lines on three poles in the public sidewalk along San Dimas Canyon Road. There are existing overhead electrical lines running north/south near the west property line.
(Ord. 1175 § 1 Exh. B, 2008; Ord. 1187 § 3, 2009)