Local zoning · San Dimas

San Dimas — Variances and Exceptions

Q: Who makes the findings and approves variances?

The Planning Commission grants zone variances after a public hearing and must make the findings listed in § 18.204.020 . The Planning Director may grant limited minor variances (e.g., ≤10% encroachments or lot-area reductions) without a public hearing but the same findings must be made and director decisions can be appealed to the Commission ( § 18.204.020; § 18.204.120 ) .

Q: Are there administrative paths for very small deviations?

Yes. The Planning Director can approve certain minor variances (e.g., up to 10% lot-area reduction or up to 10% encroachment into required yards) without a public hearing, provided the director makes the same findings required of the Commission; the director’s decision may be appealed to the Planning Commission ( § 18.204.120 ) .

Variances and Exceptions under the San Dimas local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page explains how the City of San Dimas handles variances, minor variances, waivers, and related exceptions to local zoning rules under the municipal zoning ordinance (commonly Title 18 in the provided materials). It is strictly about the local zoning/planning rules that authorize and govern relief from development standards (setbacks, lot area, parking, etc.), who decides, what findings are required, and where specific waiver rules appear in the code. For related topics see the city's pages on parking, design review, development standards, overlay districts, ADUs, and the California Building Standards Code.

Note: This page synthesizes the text of the San Dimas Municipal Code as provided in the retrieved ordinance text — it does not restate long code passages verbatim. Always verify parcel-specific rules with the Community Development Department.

Core local rules (what the code says)

Purpose: A variance is available when strict application of the zoning rules causes "practical difficulties, unnecessary hardships, or results inconsistent with the general intent and purpose" of the zoning title; however, a variance cannot be used to allow a use that the zone expressly prohibits (§ 18.204.010) .
Required findings: The Planning Commission must make specific findings before granting a variance: (A) exceptional circumstances apply to the property; (B) the variance preserves a substantial property right possessed by similarly-situated owners; (C) the variance is not detrimental to public health, safety or welfare; and (D) it is not contrary to the General Plan (§ 18.204.020) .
Application, notice, hearing and decision timing: Applications follow a spelled-out submittal package and timing: maps, property owner lists, fees, an investigation by the planning department, public notice and a public hearing; hearing notice and mailing rules and the 15–60 day scheduling window are in the application/public hearing provisions (§§ 18.204.040, 18.204.060–070) .
Minor variances: The Planning Director may grant limited minor variances without a public hearing for small deviations (examples: up to 10% reduction of required lot area or up to 10% encroachment into a required yard) provided the director can make the same findings required of the Commission (§ 18.204.120) .
Exceptions specific to parking and conditional use permits:
- Parking waiver: The Planning Commission may permit up to 50% reduction of required parking in certain zones (commercial, industrial, administrative professional and certain senior projects) if additional findings (trip reduction, deed restriction for future parking, available land for future parking) are met (§ 18.156.150) .
- Conditional use waiver: For minor alterations where costs do not exceed $1,000, and other limits apply, the Planning Commission may waive the conditional use permit requirement (§ 18.200.140) .
Specific plans and plans-level minor modifications: Several specific plans (examples: Specific Plan No. 23 and No. 24) allow the Director of Community Development to approve minor modifications or limited variances without a public hearing for very narrow items (e.g., small yard encroachments, color changes, minor plan adjustments) — the director uses the variance findings when doing so (§ 18.538.170 for one specific plan example) .
Time limits, revocation, appeals and resubmittal limitations:
- The Commission may set a time limit to commence development; failure to act can void a variance (§ 18.204.080) .
- Variances may be revoked for noncompliance after notice and hearing (§ 18.204.100) .
- Commission decisions may be appealed to the City Council under Chapter 18.212; director decisions may be appealed to the Planning Commission (§ 18.204.090 and related appeal chapters) .
- After denial, a substantially similar variance application on the same property cannot be refiled for one year unless denial was without prejudice (§ 18.204.075) .
Nonconforming uses and "automatic" variances: The code recognizes automatic variances for lawful existing uses that became nonconforming at the time the ordinance took effect, but restricts expansion except in narrow circumstances (e.g., additions required by law, limited dwelling additions) (§ 18.204.170) .

District-by-district note (where variances operate — city-specific subsections)

Below are the primary San Dimas zoning districts / plan areas that appear in the code and examples of how variance/exception rules interact with them. Each subsection lists the local district name (as used in the code), the district purpose language, typical permitted uses, key dimensional standards called out in the code text (when available), and where the district applies. For parcel-specific verification, contact the Community Development Department — code extracts do not replace the official zoning map.

SF-A (Single-Family Agriculture) — purpose and standards

Purpose: The SF-A zone is intended for single-family residential development at urban standards while permitting certain domestic animals (§ 18.28.010) .
Typical permitted uses: One dwelling per lot; limited agricultural/domestic animal uses permitted by the chapter text (see SF-A chapter) (§ 18.28.010) .
Key dimensional items: The SF-A chapter defines lot-size-related criteria and animal-keeping rules (e.g., potbellied pig rules reference minimum lot area 16,000 sq ft in one provision) — see the SF-A chapter and equestrian/animal-specific rules for details (§ 18.28 and related subsections) .
Where it applies: Parcels identified SF-A on the official zoning map; RPD overlays may be appended to S-F or SF-A properties as described in § 18.52.010 (RPD) .

Multiple-Family (MF) — purpose and standards

Purpose: The MF zone accommodates medium- and high-density multiple-family projects and requires compatibility with surrounding uses (Chapter 18.42) .
Typical permitted uses: Multi-family residential and accessory uses defined in the MF chapter; specifics and parking requirements vary by subchapter and plan area (Chapter 18.42) .
Key dimensional items: MF rules and the MF-30 overlay set density and development standards; specific floor area, lot coverage and setbacks are located in MF chapters and in overlay rules (e.g., Chapter 18.44 for MF-30 references) .
Where it applies: Where the MF designation appears on the official zoning map; some overlay zones (AHO, DS) can affect MF rules (§ 18.40, § 18.26) .

C-H / Highway Commercial & Specific Plan commercial areas (examples)

Purpose: The commercial-highway and specific plan commercial areas aim to cluster commercial uses at major arterial intersections and limit impacts on adjacent residential areas. Example: Specific Plan No. 18 — Area III (Highway Commercial Center) includes permitted commercial uses and establishes setbacks and height caps (§ 18.530.020 et seq.) .
Typical permitted uses: Retail, restaurants (including drive-through in some subareas), financial institutions with drive-through, large-format retail, fitness, and other commercial service uses as listed in the specific plan chapters (§ 18.530) .
Key dimensional items: Setbacks commonly 25 ft from arterial property lines in multiple specific plan areas; building height limits of 30–35 ft or other numeric caps depend on the specific plan area; parking must comply with Chapter 18.156 and parking waivers have specific findings (§ 18.530.140; § 18.156.150) .
Where it applies: To the parcels described in each specific plan’s exhibit (e.g., Arrow Highway / Lone Hill for Specific Plan No. 18) — the specific plan chapters replace or supplement base zone regulations where adopted (Downtown Specific Plan § 18.50.040) .

I-P / Industrial (examples from Specific Plan No. 5 / 20 / 21)

Purpose: Industrial and industrial-related research, manufacturing, warehousing and assembly uses designed to be aesthetically appropriate and to avoid nuisance impacts (e.g., § 18.508.070) .
Typical permitted uses: Fabrication, warehousing, research & development, light manufacturing uses listed in the chapter (§ 18.508) .
Key dimensional items: Specific plans and I-P chapters set setbacks, building heights and required buffers to residential zones; parking and off-street loading must comply with Chapter 18.156 and Director/Commission variances apply for parking or site constraints (§ 18.508; Ch. 18.156) .
Where it applies: The I-P designation or the specific plan map exhibits for plan areas (see the specific plan chapter text) .

RPD (Residential Planned Development overlay)

Purpose: RPD is an overlay that may be appended to S-F or SF-A to allow flexible standards for a coordinated development; RPD standards may supersede underlying zone standards if the Planning Commission finds the result is an enhanced development (§ 18.52.010–020) .
Typical permitted uses: RPD allows the uses of the underlying zone plus additional planned-development-scale amenities and layout flexibility.
Key dimensional items: The RPD chapter establishes special standards for lot coverage, heights, open space, etc., specific to the approved plan; modifications to setbacks or coverage are processed through the development plan / Commission review procedure (§ 18.52; § 18.12) .
Where it applies: Where the official zoning map shows the RPD suffix appended to the base zone (e.g., S-F (RPD)) — see the official map and the RPD chapter for allowed overlays and limits .

Specific plan chapters (Downtown, No. 17, 18, 23, 24, 26, etc.)

Purpose and approach: Specific plans replace or supplement base zoning rules within their plan boundaries and may include their own minor-modification/variance allowances; minor modifications to specific plans can often be approved administratively (Director) where the change is small and consistent with plan intent (e.g., § 18.538.170; Downtown Specific Plan § 18.50.040) .
How variances interact: If a specific plan is silent or conflicts with the municipal code, the municipal code applies; conversely, where the specific plan provides unique development standards, the specific plan controls and includes its own process for minor exceptions or modifications. The Director’s authority to approve minor changes is constrained by the requirement to make the variance findings where applicable (§ 18.538.170; § 18.204.020) .

Decision-relevant standards and quick reference table

Relief type	What it changes / allows	Required findings / decision test	Code reference
Variance (Planning Commission)	Any development standard (setback, lot area, height) but not to permit a use prohibited in the zone	Exceptional circumstances; preserves substantial property right; not detrimental to public health/safety/welfare; consistent with General Plan (all four findings)	§ 18.204.010–020
Minor variance (Planning Director)	Small deviations: ≤10% reduction in lot area or ≤10% encroachment into required yard	Same findings as Commission but no public hearing; director decision appealable to Commission	§ 18.204.120
Parking waiver (Commission via CUP)	Waive up to 50% parking required in certain commercial/industrial/professional zones	Additional findings: trip reduction plan, deed restriction for re‑provision of parking, sufficient undeveloped land for future parking	§ 18.156.150
Conditional-use waiver (Commission)	Waives CUP for small alterations if under $1,000 and no adverse neighbor impacts	Limits on frequency (one-year) and owner authorization; must demonstrate no adverse effect	§ 18.200.140
Specific Plan Minor Modification (Director)	Limited deviations within a specific plan (e.g., small yard encroachments, repainting)	Director makes findings using the variance criteria; decisions are appealable	Example: § 18.538.170 for Specific Plan No. 23

Checklist — what an applicant must submit / satisfy

Completed variance application form filed by the property owner or authorized representative (see § 18.204.040) .
Full submittal package: maps (1" = 100' scale showing zoning and land uses within 300 ft), property-owner list certified/notarized, plans and project narrative to support the findings (§ 18.204.040) .
Filing fee per City Council resolution paid at submittal (§ 18.204.050) .
Written analysis addressing the required findings: exceptional circumstances, property right preservation, public health/safety/welfare, and General Plan consistency (§ 18.204.020) .
For parking relief, include a trip reduction plan, deed restriction language if required, and a demonstration of land for future parking (§ 18.156.150) .
Environmental review content as required (CEQA compliance) — specific plans frequently require project-level CEQA documents (see specific plan chapters) .
If seeking a director minor variance or specific-plan minor modification, include evidence that the change fits within the limited allowed alterations and the director’s delegated authority (and be prepared for an appeal) (§ 18.204.120; § 18.538.170) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Scope of relief vs. prohibited uses	A variance cannot legalize a use that the zone expressly prohibits; request limited to dimensional or operational deviations	Confirm that the requested change is to a development standard and the underlying use is permitted in the zone (§ 18.204.010)
Director authority vs. Commission review	Minor variances/plan mods that the Director can approve are narrow (e.g., 10% thresholds); improper reliance on director authority risks reversal	Ask the planner whether the proposed change qualifies as a minor variance or requires Commission hearing (§ 18.204.120)
Parking waiver durability	A parking waiver may be conditioned on deed restrictions or future re-provision of spaces	Confirm deed restriction language and triggers for providing future parking (§ 18.156.150)
Specific-plan control	Specific plans may replace the municipal code for properties inside plan boundaries; sometimes the specific plan provides its own variance/minor-mod rules	Verify whether the parcel is inside a specific plan area and which chapter controls (e.g., Downtown Specific Plan § 18.50; Specific Plan No. 18 § 18.530)
Time limits and abandonment	Variances often have time limits; non-completion or abandonment can cause an automatic lapse	Confirm any time limit imposed in the variance resolution and whether construction/grading permits were timely pulled (§ 18.204.080; § 18.204.160)
Parcel-specific overlay rules (AHO, DS, SHO, etc.)	Overlays may add extra standards or restrict Director’s authority	Check official zoning map for overlays like AHO, DS, SHO and read the overlay chapter for special findings (§ 18.40; § 18.26; § 18.108)

Plain-English summary

In San Dimas you can ask the Planning Commission (or in limited cases the Planning Director) for a variance to relax numeric zoning standards (setbacks, lot area, parking) if you show the property has unique physical circumstances, the change preserves a substantial property right, won’t harm neighbors or the public, and is consistent with the General Plan. Minor deviations (small percentage changes) and certain specific-plan tweaks can be handled administratively, and parking/conditional-use waivers have their own tailored findings and limits — see the local code sections cited below and verify parcel overlays or specific-plan control with the Community Development Department.

Information Gaps

Complete, consolidated list of base zoning districts and the numeric setback/lot/height matrix for every base zone in one table was not located in a single place in the retrieved excerpts. Verify the official zoning map and the municipal code chapters for base-zone standards (development-standards chapter) — not all base-zone numeric tables were captured in the extracted snippets. Not found in retrieved materials.
Any recent administrative practice notes (checklists, Director interpretation memos) that could clarify how the Director applies minor-variance authority are not included in the retrieved ordinance text. Verify with the Community Development Department. Not found in retrieved materials.
Parcel-specific application of overlays or specific plan boundaries requires consultation of the official zoning map and plan exhibits (Exhibits A/B in chapters) — those exhibits were not included in the text provided. Verify with the jurisdiction.

Source References

San Dimas Municipal Code — Variances: § 18.204.010–020, § 18.204.030–120, § 18.204.140–170 (Variance purpose, findings, minor variance, parking & nonconforming rules) .
San Dimas Municipal Code — Application, hearing, appeals, time limits: §§ 18.204.040–090, 18.204.075–080 (application contents, notice/hearing, appeals) .
San Dimas Municipal Code — Parking waivers: § 18.156.150 (waiver up to 50% and findings) .
San Dimas Municipal Code — Conditional use waivers: § 18.200.140 (planning commission waiver for small alterations) .
San Dimas Municipal Code — Specific plan minor modifications (example): § 18.538.170 (Specific Plan No. 23 director minor modification authority; findings per § 18.204.020) .
San Dimas Municipal Code — SF-A zone: Chapter 18.28, purpose and animal/domestic rules (§ 18.28.010) .
San Dimas Municipal Code — MF zone purpose and MF-30 overlay: Chapter 18.42 and § 18.44 references found in AHO and overlay sections .
San Dimas Municipal Code — Specific Plan No. 18 (Arrow Highway / Lone Hill) development standards and Area III (Highway Commercial): § 18.530.020 – § 18.530.160 .
Downtown Specific Plan note: § 18.50.040 (specific plan vs. municipal code) .

Sources

Retrieved passages

San Dimas Zoning Code (section has) High relevance
San Dimas Zoning Code (§ 502.22) High relevance
San Dimas Zoning Code (§ 501.26) High relevance
San Dimas Zoning Code (§ 502.2) High relevance
San Dimas Zoning Code (section does) High relevance
San Dimas Zoning Code (§ 18.538.170.) Medium relevance
San Dimas Zoning Code (§ 502.12) Medium relevance
CBC § G107 (SECTION G107) Medium relevance
San Dimas Zoning Code (§ 1) Medium relevance
San Dimas Zoning Code Medium relevance
San Dimas Zoning Code (§ 1) Medium relevance
CBC § 706.8 (Chapter 5) Medium relevance
CWUIC § 250 Medium relevance
San Dimas Zoning Code (§ 795.6) Medium relevance
San Dimas Zoning Code (section of) Medium relevance
San Dimas Zoning Code (§ 66314) Medium relevance
CBC § 1 (chapter regarding) Medium relevance
San Dimas Zoning Code (chapter which) Medium relevance
CEC § 150.1 (Title 24) Medium relevance
San Dimas Zoning Code (section shall) Medium relevance
San Dimas Zoning Code (§ 1) Medium relevance
San Dimas Zoning Code (§ 18.50.050.) Medium relevance
CPC § 1 (§ 1) Medium relevance
San Dimas Zoning Code (§ 1) Medium relevance
CPC § 1 (§ 1) Medium relevance
San Dimas Zoning Code (§ 1C) Medium relevance
CBC § 1 (§ 1) Medium relevance
San Dimas Zoning Code Medium relevance
CFC § 66314 (§ 66314) Medium relevance
San Dimas Zoning Code (§ 1) Medium relevance
San Dimas Zoning Code (§ 1B) Medium relevance

Cited sections

Official San Dimas code library

Frequently asked questions

What is a variance in San Dimas and when can I apply?

A variance in San Dimas is discretionary relief from a numeric zoning standard (setbacks, lot area, height, etc.) when strict application causes practical difficulties or unnecessary hardship. You must show exceptional circumstances unique to the property, that the variance preserves a substantial property right, that it won’t harm public health/safety/welfare, and that it won’t conflict with the General Plan (§ 18.204.010–020) .

Who makes the findings and approves variances?

The Planning Commission grants zone variances after a public hearing and must make the findings listed in § 18.204.020. The Planning Director may grant limited minor variances (e.g., ≤10% encroachments or lot-area reductions) without a public hearing but the same findings must be made and director decisions can be appealed to the Commission (§ 18.204.020; § 18.204.120) .

How do parking waivers work in San Dimas?

Through a conditional-use process, the Planning Commission can approve a waiver of up to 50% of required parking in certain commercial, industrial and administrative-professional zones or for qualifying senior complexes. The applicant must meet additional findings such as trip-reduction plans, deed restrictions for future parking, and availability of land to add parking later (§ 18.156.150) .

Can the city waive conditional use permit requirements for small projects?

Yes — the Planning Commission can waive the CUP requirement for alterations when total costs do not exceed $1,000, no waiver was granted for the same parcel within one year, and other conditions are satisfied; the waiver must be applied for in writing (§ 18.200.140) .

Are there administrative paths for very small deviations?

Yes. The Planning Director can approve certain minor variances (e.g., up to 10% lot-area reduction or up to 10% encroachment into required yards) without a public hearing, provided the director makes the same findings required of the Commission; the director’s decision may be appealed to the Planning Commission (§ 18.204.120) .

Do specific plans have their own variance rules?

Specific plans frequently include their own minor-modification or minor-variance provisions that let the Director approve small changes (repainting, modest yard encroachments, minor plan edits). Where applicable, the Director still uses the variance findings and these modifications are appealable as specified in each plan (example: § 18.538.170) .

What happens if my variance is approved but I don’t build?

The Commission may set a time limit to commence development; if development is not started within the time allowed, the variance can lapse. Additionally, variances automatically cease if the authorized use stops or is suspended for one year or more (§ 18.204.080; § 18.204.160) .

Can I refile after a denial?

Following a denial, the same or substantially similar variance application on the same property cannot be filed again for one year unless the denial was explicitly made without prejudice (§ 18.204.075) .

Does a variance let me build a use that’s prohibited in the zone?

No. A variance cannot be used to authorize a use that the zone expressly prohibits — it’s for relaxing development standards only (§ 18.204.010) .

Where can I find the exact submittal requirements and maps I need?

The variance application submittal requirements (maps, property-owner list, plans) and the waiver of certain items by the Director are spelled out in the variance application section; consult § 18.204.040 and contact the Community Development Department to confirm map exhibits and the official zoning map (§ 18.204.040) .

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