San Dimas City Zoning Code
CHAPTER 18
12 DEVELOPMENT PLAN REVIEW
§ 18.12.010 Purpose.
The purpose of this chapter is to permit the city to review proposed development projects to ensure compliance with the general plan goals, policies and objectives favoring high-quality development which is both internally balanced and harmonious and is complimentary to adjacent properties. The city recognizes that architectural design and treatment of buildings and structures, integrity of design, orientation and configuration of buildings and structures upon a site, compatibility of development with adjacent development, traffic circulation and parking, and landscaping and open areas are all factors which should be addressed with respect to development of any property so as to create attractive, desirable and healthy neighborhoods for work and residence. The city's objective is to encourage and to promote development which is not only functional and attractive, but is also functionally and aesthetically compatible with surrounding development and enhancing to the area in which it is located. In furtherance of this purpose, this chapter provides for detailed site plan review of development proposals to ensure compliance with the zoning ordinance and other regulations of the city by designating the appropriate review authorities to review such proposals and impose such conditions as the board deems necessary to carry out the purposes of this chapter. Where the proposed development plan creates adverse effects on surrounding properties, or environmental impacts are found to so require, the review authority, as the case may be, may establish more stringent regulations than those otherwise specified.
(Ord. 37 § 795.0, 1961; Ord. 99 § 4, 1964; Ord. 292 § 1, 1970; Ord. 703 § 1, 1980; Ord. 909 § 1, 1989; Ord. 1170 § 1, 2007; Ord. 1324, 6/10/2025)
§ 18.12.020 Review required.
A.
Building Review. No person shall construct any building or structure, or relocate, rebuild, alter, enlarge or modify any existing building or structure, until a development plan has been reviewed and approved in accordance with this chapter, and no building permit, relocation permit or business license shall be issued until the requirements of this chapter are met.
(Ord. 37 § 795.4, 1961; Ord. 99 § 4, 1964; Ord. 292 § 1, 1970; Ord. 480 § 1, 1974; Ord. 703 § 1, 1980; Ord. 897 § 1, (D), 1989; Ord. 1005 § 1 (Exh. A, § 2), 1993; Ord. 1170 § 1, 2007; Ord. 1324, 6/10/2025)
§ 18.12.030 Submission of development plan.
Application for a development plan review shall be filed by the owner of the property for which the permit is sought, or by the authorized representative of the owner; provided, however, that the city council, upon written request of the owners or authorized representatives of the owners of the majority of the property in an area for which a development is being proposed, may authorize the filing of an application without the approval of all of the property owners or their authorized representatives if the city council determines that to do so is in the best interest of the city.
A.
The applicant shall submit to the planning division a completed development plan review application with materials and plans as required in the development plan review application package.
B.
Fees. No application shall be processed in accordance with this chapter unless the applicant pays such fees as shall from time to time be fixed by resolution of the city council as being necessary to defray the costs of the city incidental to processing the application.
C.
Contents. The development plan shall be the building plans and shall include, but not be limited to, the following:
1.
Parcel or lot dimensions;
2.
Walls and fences: location, height, materials and colors;
3.
Off-street parking and loading: location, number of spaces, dimensions of parking area and loading facilities, internal circulation pattern;
4.
Access and circulation: pedestrian, vehicular, service; points of ingress and egress, internal circulation;
5.
Buildings and structures: location, floor plans, elevations, size, height, proposed use; type and pitch of roofs; size and spacing of windows, doors and other openings; materials, colors and architectural treatment;
6.
Spaces between buildings: location, size and dimension; yards and setbacks;
7.
Open spaces, recreation areas or greenbelts; location, size and facilities;
8.
Public improvements; street dedications and improvements; public utilities installations including poles, transformers, vaults and meters; design and location;
9.
Signs: location, size, color, design and materials;
10.
Lighting: location and general nature; hooding devices;
11.
Drainage pattern and structures;
12.
Towers, chimneys, roof structures, flagpoles, radio and television masts, all mechanical equipment external to main or accessory structures; location, design, size, height, materials, colors and architectural treatment;
13.
Alternative energy systems;
14.
Such other data as the review authority may require to make necessary findings.
(Ord. 37 § 795.6, 1961; Ord. 99 § 4, 1964; Ord. 292 § 1, 1970; Ord. 703 § 1, 1980; Ord. 750 § 4, 1981; Ord. 897 § 1(E), 1989; Ord. 1117 § 2, 2001; Ord. 1170 § 1, 2007)
15.
Such other data as the review authority may require to make necessary findings.
(Ord. 37 § 795.6, 1961; Ord. 99 § 4, 1964; Ord. 292 § 1, 1970; Ord. 703 § 1, 1980; Ord. 750 § 4, 1981; Ord. 897 § 1(E), 1989; Ord. 1117 § 2, 2001; Ord. 1170 § 1, 2007)
(Ord. 37 § 795.6, 1961; Ord. 99 § 4, 1964; Ord. 292 § 1, 1970; Ord. 703 § 1, 1980; Ord. 750 § 4, 1981; Ord. 897 § 1 (E), 1989; Ord. 1117 § 2, 2001; Ord. 1170 § 1, 2007; Ord. 1324, 6/10/2025)
§ 18.12.040 Resubmittal of denied application.
Following denial of a development plan review application, no similar or substantially similar application for development plan review on the same property, or portion thereof, shall be filed for one year from the date that the denial becomes final; unless the denial was made without prejudice.
§ 18.12.050 Review authority.
This section, along with Table 18.12.050 identifies the review authority for reviewing and making decisions on development plan review applications. Multiple applications for the same project shall be processed concurrently and shall be reviewed and approved or denied by the highest review authority designated under this section for any of the applications, with other required reviewing bodies providing a recommendation on the application.
A.
Preliminary Review. Applicants may, at their option, submit preliminary drawings to the planning division for informal review and comment prior to the preparation of working drawings. The plan review shall be completed by the Community Development staff and any other department deemed necessary, subject to filing fees as determined by resolution of the City Council.
B.
Development Plans - Administrative Review by Planning Division Staff. Planning division staff may approve or disapprove those development plan applications, subject to the criteria set forth in Section 18.12.060, as shown below in the first column of Table 18.12.050. These developments shall conform to all applicable provisions of the San Dimas Municipal Code and this chapter. For development plans specified in this subsection, the director of community development may approve reductions in setbacks or other development standards where this title allows to do so. The director of community development may, upon a determination that the development could be incompatible with or have an adverse effect on existing and surrounding property, require that the development plan be reviewed pursuant to subsection C or D, as deemed appropriate, of this section.
C.
Development Plans - Review by the Director of Community Development. The director of community development may approve, conditionally approve, or disapprove those development plan applications, subject to the criteria set forth in Section 18.12.060, as shown below in the second column of Table 18.12.050. The director of community development may approve reductions in setbacks or other development standards where this title allows to do so. The director of community development may, upon a determination that the development could be incompatible with or have an adverse effect on existing and surrounding property, require that the development plan be reviewed pursuant to subsection D of this section.
D.
Development Plan - Review by the Planning Commission. The Planning Commission may approve, conditionally approve, or disapprove those development plan applications, subject to criteria set forth in Section 18.12.060, as shown below in the third column of Table 18.12.050.
Table 18.12.050 Development Plan Review Authority*1 | ||
|---|---|---|
Administrative - Planning Division Staff | Director of Community Development | Planning Commission |
Single-family residential additions or structural modifications where addition is 1-story in height and where designed to match existing building exterior | New single-family residences. Single-family residential additions or structural modifications where addition is greater than 1-story in height. | New multifamily residential projects, where the underlying zone does not allow as a permitted use. New office, commercial, institutional, public, industrial and other nonresidential buildings. Precise Plan; recommend to city council. |
Accessory dwelling units and/or junior accessory dwelling units. | ||
Ground-mounted mechanical equipment where screened from view of adjoining properties and public streets. Roof-mounted mechanical equipment for non-residential uses, or residential uses with flat roof and screened by a parapet wall or roof equipment-well. | ||
Patios, gazebos, first floor/ground decks and similar accessory decks and similar accessory residential structures without cantilever design or retaining wall support and not visible from public rights-of-way. | Patios, gazebos, first floor/ground decks and similar accessory residential structures with cantilever design or retaining wall support and visible from public rights-of-way.*2 | |
Swimming pools and spas with or without retaining walls. | ||
Second-story decks and balconies less than 200 square feet. | Second-story decks and balconies greater than 200 square feet.*2 | |
Wall signs, on-site directional signs and other signs which comply with Chapter 18.152. | ||
Temporary signs and banners which comply with Chapter 18.152. | ||
Sign face changes | ||
Monument Signs which comply with Chapter 18.152. | ||
Sign Programs. | ||
Minor additions and structural modifications to multiple-family residential and nonresidential uses and structures, for which there is no increase in intensity of use or additional parking required. Examples: interior remodels, trash enclosures and similar facilities. | Additions and structural modifications to multiple-family residential and nonresidential uses and structures, which increase intensity of use or additional parking required or substantially modifies the exterior look of the building(s). Examples: exterior remodeling, exterior color and material changes and similar modifications. | |
Additions and structural modifications to residential and nonresidential structures on the City's historic inventory list. | Additions or structural modifications to a designated historic structure. | |
Demolition of nonhistoric buildings. | Demolition of buildings on City's historic inventory list, subject to review of a historical significance evaluation. Demolition of designated historic buildings, subject to review of a historical significance evaluation. | |
Grading and reforming of land of not more than 50 cubic yards or other minor grading in isolated, self-contained areas not intended to support structures or not associated with a swimming pool. | Grading and reforming of land greater than 50.1 cubic yards and which is not associated with a swimming pool or in anticipation of a development plan requiring Planning Commission review. | Grading associated with a development plan requiring Planning Commission review. |
Fencing and landscape plans | ||
Community fencing or landscape plan. | Modification to community fencing plan. | |
Satellite dishes 36 inches or greater in diameter or visible from public rights-of-way, flag poles, communication towers and other similar accessory facilities.*2 | ||
Flag poles. | ||
Other development of similar scale or impact, as determined by the director of community development; provided, that no development explicitly subject to review under subsection D of this section shall be reviewed pursuant to this subsection. | ||
Tennis courts. | ||
Notes: | |
|---|---|
*1 | Structures or developments which are not included in Table 18.12.050 may be allowed, upon a determination by the director of community development that they are similar and not more obnoxious or detrimental than the structures or developments listed above. |
*2 | These Director review developments shall not be charged an application fee. |
(Ord. 37 § 795.8, 1961; Ord. 99 § 4, 1964; Ord. 292 § 1, 1970; Ord. 703 § 1, 1980; Ord. 897 § 1 (F)—(H), 1989; Ord. 1005 § 1 (Exh. A, § 3), 1993; Ord. 1170 § 1, 2007; Ord. 1281 Exh. A, 2020; Ord. 1324, 6/10/2025)
§ 18.12.060 Findings-Standard of review.
A.
Consideration and Review of Development Plan. In reviewing any development plan presented pursuant to the provisions of this chapter, the review authority, as the case may be, shall consider the following:
1.
New development or alteration or enlargement of existing development should be compatible with the character and quality of surrounding development and shall enhance the appearance of the area in which development is located.
2.
The location, configuration, size and design of the buildings and structures should be visually harmonious with their sites and with the surrounding sites, buildings and structures.
3.
Architectural treatment of buildings and structures and their materials and colors shall be visually harmonious with the natural environment, existing buildings and structures, and surrounding development, and shall enhance the appearance of the area.
4.
Architecture, landscaping and signage shall be innovative in design and shall be considered in the total graphic design to be harmonious and attractive. Review shall include: materials, textures, colors, illumination and landscaping; the design, location and size of signs attached to buildings; and the design, location and size of any freestanding sign.
5.
The location and configuration of buildings should minimize interference with the privacy and views of occupants of surrounding buildings.
6.
The height and bulk of proposed buildings and structures on the site should be in scale with the height and bulk of buildings and structures on surrounding sites, and should not visually dominate their sites or call undue attention to themselves.
7.
Garish, inharmonious, or out-of-character colors should not be used on any building, face or roof visible from the street or from an adjoining site. Exposed metal flashing or trim should be anodized or painted to blend with the exterior colors of the building.
8.
The development of the site should protect the site and surrounding properties from noise, vibration, odor and other factors which may have an adverse effect on the environment.
9.
All mechanical equipment on the site shall be appropriately screened from view. Large vent stacks and similar features should be avoided, and if essential shall be screened from view or painted so as to be nonreflective and compatible with building colors.
10.
Deep eaves, overhangs, canopies and other architectural features that provide shelter and shade should be encouraged.
11.
Rooflines on a building or structure should be compatible throughout the building or structure and with existing buildings and structures and surrounding development.
12.
Proposed lighting should be so located so as to avoid glare and to reflect the light away from adjoining property and rights-of-way.
13.
The design of accessory structures, fences and walls should be harmonious with the principal building and other buildings on the site. Insofar as possible, the same building materials should be used on all structures on a site.
14.
Design and location of proposed signs should be consistent with the provisions of this title and with characteristics of the area in which the site is located. Signs should be restrained and design should be in keeping with the use to which they are related. Sign material should be compatible with the materials and colors used on the exterior of the structure to which the sign is related and should be complementary to the appearance of the building.
15.
The design of the buildings, driveways, loading facilities, parking areas, signs, landscaping, lighting, solar facilities and other sight features should show proper consideration for both the functional aspects of the site, such as the automobile, pedestrian and bicycle circulation, and the visual effect of the development upon other properties from the view of the public street.
16.
Off-street parking and loading facilities should function efficiently with minimum obstruction of traffic on surrounding streets.
17.
All utility facilities shall be underground.
18.
Adequate provisions should be made for fire safety.
19.
Drainage should be provided so as to avoid flow onto adjacent properties.
20.
All buildings and structures shall be designed and oriented to promote passive thermal systems to the greatest extent possible, in accordance with Chapter 18.168. Alternative energy systems shall be provided when required by Chapter 18.168 and such systems shall meet all requirements of this chapter.
21.
All development standards for respective zoning shall be met.
B.
Findings. In approving or conditionally approving a development plan pursuant to the requirements of this chapter, the review authority, as the case may be, shall find that as modified by any imposed conditions:
1.
The development of the site in accordance with the development plan is suitable for the use or development intended;
2.
The total development is so arranged as to avoid traffic congestion, ensure the public health, safety and general welfare, prevent adverse effects on neighboring property; and
3.
The development is consistent with all elements of the general plan and is in compliance with all applicable provisions of the zoning code and other ordinances and regulations of the city.
Where such findings are not made, the development plan shall be disapproved. |
(Ord. 37 § 795.9, 1961; Ord. 703 § 1, 1980; Ord. 750 § 4, 1981; Ord. 897 § 1, 1989; Ord. 1005 § 1 (Exh. A, §§ 4, 5), 1993; Ord. 1170 § 1, 2007; Ord. 1324, 6/10/2025)
§ 18.12.070 Procedure.
A.
Completeness. The director of community development shall review a development plan application pursuant to Section 18.12.040 to determine if the application is complete within thirty days after receiving the application. If determined incomplete, the applicant shall be advised in writing of all information needed to complete the application. A determination of completeness by the director of community development shall not prevent the review authority from requesting supplemental information to facilitate its decision. The applicant must supply the requested plans and/or information within ninety days of the notice of incomplete filing or the application may be deemed to have been withdrawn and no action will be taken on the application, unless an extension is approved by the Director of Community Development for good cause shown. If the applicant subsequently wishes to pursue the project, a new application, including all fees, plans and other materials, must be filed in compliance with this Chapter. Upon receipt of the required items by the community development department, the information shall be reviewed for completeness and a determination of completion shall be made within thirty days.
B.
Incomplete Applications.
1.
In the event that information needed for the reasons shown below is not provided by the applicant within the time limits specified by this section, the city may deny a permit or entitlement for a development project. Information whose absence would constitute a reason for such a denial are:
a.
Information which is to be supplied by the applicant and is necessary to prepare a legally adequate environmental document;
b.
Information necessary to prepare a supplemental environmental impact report in compliance with the Public Resources Code, Section 21166; or
c.
Information without which the city's decision to approve a project would not be supported by substantial evidence.
2.
Denial for the above reasons may be deemed by the city to be a denial without prejudice to the applicant's right to reapply for the same permit.
C.
Notice.
1.
Planning Commission Review. Written notice shall be sent to the applicant prior to consideration of the development plan application by the planning commission, pursuant to Section 18.200.080 of this Municipal Code.
2.
Director of Community Development Review. Written notice of the director of community development's decision of the development plan application shall be sent to the applicant and to all property owners within one hundred feet of the external boundaries of the property described in the application, properties within five days of the director's decision.
D.
Decision. The review authority shall consider any application in a timely manner after it is deemed complete. In approving a development plan, the director of community development or the Planning Commission shall be empowered to impose conditions to ensure conformance to the general plan, zoning code, specific plans, applicable regulations of the San Dimas Municipal Code and the provisions of this chapter.
E.
Execution of Approved Plan. The decision of the director of community development or Planning Commission, together with the findings and any conditions, shall be made in writing and shall be kept on file in the community development department. A copy of such decision shall be mailed to the applicant and to any person who has made written request for such notice. The decision shall be final fourteen days after mailing of the notice, unless the decision is appealed in accordance with subsection H of this section.
F.
Extension. Upon receiving a written request prior to the expiration of any approval time period, the director of community development may grant an extension of the development plan approval for a period of up to two years; providing, that it is found that there has been no subsequent change in the findings, conditions of approval, and applicable regulations governing the development plan approval.
G.
Expiration. Construction of improvements permitted by any development plan shall be commenced within one year of the date of approval; provided, that this time limit may be increased or decreased, at the time of granting the approval, in order to allow the time limit to be concurrent with any other entitlement to construct set forth in this title.
H.
Appeals. Any decision, determination or action of the director of community development pursuant to this chapter may be appealed by any aggrieved party or person to the Planning Commission; provided, that such appeal is filed, along with any applicable fees, within fourteen days after the issuance of the decision, determination or action by the director of development. Any decision, determination or action by the Planning Commission may be appealed by an aggrieved party or person to the city council provided that such appeal is filed, along with any applicable fees, within fourteen days after issuance of the decision, determination or action by the Planning Commission. Except for the time period specified herein, appeals shall be governed by the provisions of Chapter 18.212.
(Ord. 37 § 795.10, 1961; Ord. 99 § 4, 1964; Ord. 292 § 1, 1970; Ord. 561 § 1, 1977; Ord. 703 § 1, 1980; Ord. 897 § 1 (J), 1989; Ord. 1005 § 1 (Exh. A, § 6), 1993; Ord. 1170 § 1, 2007; Ord. 1324, 6/10/2025)
§ 18.12.090 Issuance of permit.
Before a building permit or relocation permit is issued for any building or structure, the building department shall ensure that:
A.
The proposed building is in conformity with the development and conditions approved by the review authority, and the applicant has signed a file copy of the approved development plan, accepting the conditions thereon.
B.
All required improvements have either been installed or cash or bond has been deposited with the city to cover the cost of the improvements.
C.
All of the required dedications have been given.
(Ord. 37 § 795.12, 1961; Ord. 292 § 1, 1970; Ord. 703 § 1, 1980; Ord. 1170 § 1, 2007; Ord. 1324, 6/10/2025)
§ 18.12.100 Dedications and improvements required.
Changes normally occur in the local neighborhood due to increased vehicular traffic generated by facilities requiring a development plan; therefore, such developments are required to provide street dedications and improvements on all rights-of-way abutting a lot or parcel in which the development is to occur. The following dedications and improvements are required as a condition to the approval of any development plan:
A.
When the development borders or is traversed by an existing street:
1.
Minor Streets, Local Streets and Cul-de-Sacs, Including Frontage Roads or New Roads of Any Class Made Necessary by the Development. Dedicate all necessary rights-of-way to widen street to its ultimate width as shown on any master or official plan of streets and highways; install all required curbs, gutters, sewers, drainage, sidewalks, street trees, street signs, street lights, required utilities; and grade and improve with pavement from curb to existing pavement or centerline. All work and improvements shall meet city standards.
2.
Major Streets and State Highways. Set back all facilities required distances from ultimate property line as shown on any master or official plan of streets and highways; install all required curbs, gutters, sewers, drainage, sidewalks, street trees, street signs, street lights, required utilities; and grade and improve the roadway to centerline if necessary. All work and improvements shall meet city standards.
B.
All improvements shall meet city requirements and standards, and where it is impractical to put in any required improvements at the time of the proposed development, an agreement to make such improvements may be accepted in lieu thereof and the money in an amount equal to the estimated cost of the improvement deposited with the city, or a performance bond posted with the city to guarantee the making of such improvements, in which event the actual installation of such improvements by the developer may be delayed until written demand therefor is made by the city, but not to exceed six months from the date the building permit is issued.
(Ord. 37 § 795.14, 1961; Ord. 292 § 1, 1970; Ord. 703 § 1, 1980)
§ 18.12.104 Reimbursement for public improvements.
A.
Supplemental Size Required. There may be imposed as a condition of approval of any development plan, civic center permit, or precise plan for any property a requirement that public improvements (including water, sewer and similar public improvements) installed by the developer for the benefit of such property benefit other property by containing supplemental size, capacity or number, or otherwise providing a benefit for the other property, and that such improvements be dedicated to the public. If such condition is imposed, the city may enter into an agreement with the developer to reimburse the developer pursuant to subsection B of this section for that portion of the cost of such improvements equal to the difference between the actual cost of the improvements and the amount it would have cost the developer to install such improvements to serve only his or her property, as determined by the city engineer.
B.
Reimbursement Agreement Contents. Any reimbursement agreement required by subsection A of this section shall set forth a description of the properties benefited by the improvements other than that of the developer, the amount to be reimbursed, and a fair method of allocating such amount to such properties, and shall provide that the city shall impose upon such properties as a condition of approval of any subdivision, development plan, civic center or precise plan, an obligation to reimburse the developer who installed the improvements in amounts as specified in the agreement. Such agreement shall be effective for a period of ten years or until the developer has been reimbursed in the amount set forth in the agreement, whichever occurs first.
C.
Public Hearing. Prior to approval of any reimbursement agreement, the city council shall conduct a public hearing. Notice of the public hearing shall be given to each owner of property described in the agreement as benefited by the public improvement, as identified on the last available assessment roll. At the public hearing the city council shall determine the properties benefited by the improvements, the amount to be reimbursed, and the method of allocating such amount to such properties.
D.
City Liability. Neither the provisions of this section nor the provisions of the reimbursement agreement shall be deemed to impose any obligation upon the city to reimburse any developer directly for any improvements required as a condition of approval of a development plan, civic center permit, or precise plan. Nothing in this section shall be construed as requiring the city to enter into any agreement even though it may have required the installation of public improvements as a condition of approval.
(Ord. 37 § 795.11, 1961; Ord. 800 § 2, 1983; Ord. 1005 § 1 (Exh. A, § 7), 1993)
§ 18.12.110 Single-family residences-Limitation on requirements.
A.
The improvements required by Section 18.12.100 shall be required as a condition to the approved development plans involving additions to single-family residences unless one of the following apply:
1.
"Improvements," as defined by Section 18.12.100 have been constructed in front of properties constituting less than fifty percent of the front footage within the block in which the subject property is situated; or
2.
The addition to the single-family residence is less than or equal to six hundred square feet or not greater than fifty percent of the gross floor area of the existing structure, whichever is more restrictive.
B.
"Block" means property facing one side of any street between the next intersecting street and an intersecting street. "Street" does not include an alley or other right-of-way unless it is of the same width as a regular residential minimum-width street approved as part of the city's master plan of circulation or streets. In the case of an alley, "block" means property facing both sides of an alley between the next intersecting streets or alleys between the terminus of an alley and an intersecting street. In the case of street lighting, "block" means property facing the side of any street on which the improvement is to be constructed between the next intersecting streets on the side to be improved or between the terminus of a dedicated right-of-way of a street and a street intersecting the side to be improved; or property facing the side of any street on which the improvement is to be constructed between the next intersecting streets on the side to be improved and a street intersecting the side to be improved and the property facing the opposite side of the street.
C.
Where a block exceeds one thousand feet in length, a length of frontage of one thousand feet constitutes a "block" as used in this chapter, if so designated by the superintendent of streets. A determination by the superintendent of streets of such a one-thousand-foot-block establishes a "block" and cannot later be changed to include a portion of the one-thousand-foot-block in another block.
(Ord. 37 § 795.15, 1961; Ord. 480 § 2, 1974; Ord. 897 § 1 (L), 1989)
§ 18.12.120 (Reserved)
Prior History: Ord. 37 § 795.16, 1961; Ord. 292 § 1, 1970; Ord. 1170 § 1, 2007; repealed by Ord. 1324, 6/10/2025.