Article II — Land Use Development Plan—Area I— Commercial Neighborhood

Area I is located on the northwest corner of East Bonita Avenue and San Dimas Canyon Road, and is approximately 2.24 acres in size. The size of the area, after parcel assembly, makes it suitable for neighborhood commercial development. The specific boundaries of Area I are indicated on Exhibit B. (Ord. 1175 § 1 Exh. B, 2008; Ord. 1187 § 4, 2009)

The purpose of Area I is to provide an attractively developed entry into the central portion of downtown San Dimas along the Bonita Avenue corridor. Zoning standards for this area are designed

to provide the flexibility to allow neighborhood commercial uses.

Generally, buildings, whether commercial or office, should be designed in a way to accommodate commercial activities, with storefronts encouraged along streets and major driveways. Multifamily residential uses should be designed in a way to blend well with the commercial block architectural styles and should have architectural features that are reminiscent of historical designs. (Ord. 1175 § 1 Exh. B, 2008)

Uses permitted in Area I shall include those businesses listed in this section which operate in compliance with the intent and standards of this specific plan area. Each business shall be evaluated in terms of its operational characteristics and specific site location.

• A. Retail commercial, office and service businesses. Off-sales of alcoholic beverages is permitted as an accessory use within a primary retail business.

• B. Restaurants, including take-out service businesses.

• C. Financial institutions, including automated teller machines, banks, savings and loan associations, finance companies and credit unions, including drive-thru; however, excluding check cashing and similar "quick cash" businesses.

• D. Drug stores and pharmacies, including drive-thru.

• E. Other Uses. Other similar permitted and conditional uses determined by the director of community development to be similar and not more obnoxious or detrimental to the public health, safety and welfare, in accordance with the findings as set forth in Section 18.192.040 of this title. The determination of the director may be appealed to the planning commission and, thereafter, the city council in accordance with Chapter 18.212 of this title.

• F. Temporary uses in accordance with the requirements of Chapter 18.196 , but excluding carnivals, circuses and similar events.

• G. Accessory massage with permitted service businesses. (Ord. 1175 § 1 Exh. B, 2008; Ord. 1185 § 27, 2008; Ord. 1324, 6/10/2025)

Conditional uses in Area I of Specific Plan No. 26 are as follows:

• A. On-sale alcoholic beverages, provided that such use is secondary to a primary restaurant use;

• B. On-site brewing and service of beer produced on the premises, provided that such use is secondary and incidental to a restaurant. The brewing component shall be limited to a maximum production of five thousand barrels per year unless an increased production volume is granted by the planning commission to support the commercial business after finding that the production volume and operations are compatible with the subject site and its surroundings during review of the conditional use permit;

• C. Thrift stores;

• D. Athletic clubs and performing arts studios;

• E. All uses listed in Section 18.544.120 of this chapter, which because of operational characteristics specific to that particular business is found by the director of development services to have the potential to negatively impact adjoining properties, businesses or residents

and therefore, requires additional approval and consideration. The impacts may be related to, but not necessarily limited to, impacts of traffic, hours of operation, assemblages of people, noise, or site location.

(Ord. 1175 § 1 Exh. B, 2008; Ord. 1233 § 1, 2015)

Prohibited uses in Area I of Specific Plan No. 26 are as follows:

• A. Sales of automobiles, recreational vehicles, trucks, trailers, boats and motorcycles and service;

• B. Service or repair of automobiles, recreational vehicles, trucks, trailers, boats and motorcycles;

• C. Liquor stores;

• D. Industrial uses;

• E. Gambling facilities;

• F. Residential uses;

• G. Billboards and other similar off-site advertising structures;

• H. Game arcades;

• I. Adult entertainment;

• J. Amusements (i.e., entertainment) and amusements in conjunction with a restaurant;

• K. Bar, cocktail lounge, tavern or nightclub;

• L. Exterior pay phones;

• M. Outdoor storage;

• N. Pawn shop;

• O. Check cashing and similar "quick cash" service businesses;

• P. Car washes;

• Q. Ambulance services;

• R. Hotels and motels;

• S. Gasoline and/or diesel service stations.

• (Ord. 1175 § 1 Exh. B, 2008)

• A. Development Limitations. Area I of Specific Plan No. 26 is designed to be a comprehensive development program encompassing all of the properties in the plan area. Exhibit C illustrates a site design which would comply with this limitation although other similar site designs are also possible.

• B. Special Use Limitations. Area I, as shown on Exhibit B, is in close proximity to Area 2 residences; therefore, shall have hours limited to seven a.m. to ten p.m., including deliveries. The planning commission may consider expanding these hours through a conditional use permit process. Lighting shall be designed and shielded to prevent glare onto Area 2. Further, no

business shall be operated in a manner which creates a noise level exceeding sixty-five dBA at the common property line between Area 1 and Area 2.

(Ord. 1175 § 1 Exh. B, 2008)