Chapter 18.540 — SPECIFIC PLAN NO. 24

Note: Editor's Note: Exhibits and appendices relating to Specific Plan No. 24 are located at the end of this chapter.

Prior ordinance history: Ords. 944 and 960.

Article I. General

• A. The size and location of Specific Plan No. 24 presents a unique development opportunity within the city. The total project area encompasses approximately 26.5 acres. The project area is located at the intersection of Lone Hill Avenue and Gladstone Street. This location is an entrance into San Dimas from the west and north.

• B. Existing land uses include light industrial and manufacturing, single-family, and unimproved land. The quality of the existing improvements is generally unsightly and many public improvements are deficient.

• C. The project area has been experiencing development pressure with increased commercial development in adjacent portions of Glendora. The result of uncoordinated recycling of property within the project area would create a negative impact upon those properties which do not participate. Specific Plan No. 24 provides the best mechanism for coordinated, comprehensive, high quality, and sensitive development for the project area. The purpose of Specific Plan No. 24 includes the following:

  1. To provide a coordinated, logical method for the property within the project area to recycle into commercial and light industrial 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 major commercial development of larger properties due to limited opportunities elsewhere within the 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. 1150 § 1, 2005)

The adoption of Specific Plan No. 24 by the city is authorized by and pursuant to Sections 65450 through 65457 of the California Government Code. (Ord. 1150 § 1, 2005)

Specific Plan No. 24 encompasses land area which totals approximately 26.5 acres. The project area is bordered by the 210 Freeway on the east; the city boundary to the north; Lone Hill Avenue to the west; and, Specific Plan No. 18, Area 2 (Corporate Business Park) to the south. The project boundaries are indicated on the attached Exhibit A. (Ord. 1150 § 1, 2005)

The project area of Specific Plan No. 24 is designated as commercial and industrial by the city general plan. 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. 24 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. 24 which do not alter the intent of this chapter shall be considered pursuant to the provisions of Section 18.540.830 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 uses or conditionally permitted use not specifically provided by the San Dimas Specific plan No. 24 shall not be permitted without a determination of use by the director of community development 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. 1150 § 1, 2005; Ord. 1324, 6/10/2025)

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.

"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.

"ATM, stand-alone" means ATMs not installed in association with a financial institution and which are attached and integrated with the main building façade;

"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.

ransaction 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.

"Drive-through" means an establishment which offers service via a convenience automobile drive aisle and associated facilities in order that patrons may utilize goods and/or services without leaving their vehicles. The drive-through service may be in conjunction with, or exclusive of, any other form of service, including drive-in or conventional seating.

"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.

"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.

"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."

"Industry" 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, ground cover, 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.

"Medical offices" means establishments that provide medical, surgical, and/or psychiatric services to sick or injured persons on an out-patient basis. Such medical offices include, but are not limited to:

1. Dental;

2. Medical clinic without ambulance service;

3. Acupuncture;

4. Optometry.

"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, light industrial, office, and cultural and gathering 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.

"Professional business offices" means businesses that service clientele on a daily basis that provide work performed in an expert manner and typically produce an intangible product for the benefit of the customer. Such professional business offices include, but are not limited to:

1. Accounting and billing services;

2. Communications;

3. Consulting services;

4. Graphic design;

5. Insurance office;

6. Legal service;

7. Real estate office.

"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.

"Service business" means infrequent, technical, and/or unique functions performed by independent consultants whose occupation is the rendering of such services. Such service businesses include, but are not limited to:

1. Barber and beauty shop;

2. Nail salons;

3. Dry cleaners;

4. Small appliance repair;

5. Computer repair;

6. Shoe repair;

7. Watch repair;

8. Pharmacy;

9. Tanning salon;

10. Tailors and seamstresses.

"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. 1150 § 1, 2005; Ord. 1237 § 1, 2016)

• A. Specific Plan No. 24 is uniquely located. The project area is strategically located at a major entrance into the city. This entrance is the intersection of Lone Hill Avenue and Gladstone Street. Lone Hill Avenue is a major north/south street with direct access to the 210 Freeway, approximately one-quarter mile north of the project area. Gladstone Street is a significant east/west street in the city. On the west side of the 210 Freeway, Gladstone Street represents the northerly city boundary. East of the 210 Freeway, Gladstone Street provides access into the center of the city.

• B. The city of Glendora abuts the project area to the north. Due north of the project area at the approximate location of Lone Hill Avenue and Allen Avenue intersection, the city of Glendora is developed with an automobile retail center and major regional commercial center.

• C. The project area abuts Specific Plan No. 18, Area II to the south. This area is developed as a corporate business park with single user, research and development, corporate headquarters type facilities. Further to the south is Area I of Specific Plan No. 18 which is developed as a subregional shopping center.

• D. On the west side of Lone Hill Avenue the land use pattern is single-family residential. Residences front onto Lone Hill Avenue opposite of the project area. However, Lone Hill Avenue does not provide access into the existing residential neighborhood. A raised center median provides additional separation between the east and west sides of Lone Hill Avenue.

• (Ord. 1150 § 1, 2005)

• A. The site contains several inherent development challenges. The most significant of these challenges are the number of individual parcels and property owners within the project area boundaries. It will be necessary to coordinate all the property owners within the project boundaries to create a logical method of development. The San Dimas redevelopment agency has acquired some of these properties.

• B. The project is currently serviced by all utilities and the project area naturally drains from northeast to southwest. Presently, internal access into the project area is available from Lone Hill Avenue along 5th Street, a partially improved public right-of-way.

• C. The parcel sizes and ownership arrangement within the project boundaries vary from large lots with common ownership interests to individually owned smaller residential parcels.

• (Ord. 1150 § 1, 2005)

Most of the property within the project boundaries has been improved. However, the quality of the improvements varies. Some properties are well-maintained and owner occupied. Other properties are in decline and are uninhabited. The easterly and northerly portions of the project area are improved with light manufacturing types of uses. These improvements reflect a similar range in quality as the residential improvements. Fifth Street is currently the public access into the project area. This street is partially improved.

(Ord. 1150 § 1, 2005)