San Dimas council adopts Downtown Specific Plan, certifies EIR and approves reduced-density alternative

The San Dimas City Council voted unanimously to certify the final Environmental Impact Report (EIR) and adopt the Downtown Specific Plan, choosing a reduced-intensity alternative analyzed in the environmental review.

The action on the Downtown Specific Plan included adoption of Resolution 2024-68 certifying the Final EIR and associated mitigation measures, adoption of Urgency Ordinance 1311 (zoning and municipal code amendments) as modified for the lower-density alternative, introduction of Ordinance 1312 (the regular ordinance), and adoption of a related general-plan amendment (Resolution 2024-69). Each vote recorded was 5-0.

Why it matters: the specific plan establishes new zoning, development and objective design standards for about 200 acres of the downtown, creates six plan zones (Gateway Village West/East, Town Core, Transit Village, Public/Semi-Public and Open Space), and is intended to guide downtown development and transit-oriented growth over the next two decades. Staff and consultants said the plan aims to spur commercial activity and support new housing while providing objective standards that can streamline review under state laws.

The EIR and the council record: consultants and staff told the council the EIR found most environmental categories would be less than significant with mitigation, but identified potential significant impacts in limited areas (construction noise and the possible presence of cultural or paleontological resources on some parcels). Staff noted that numerical air-quality thresholds used by the South Coast Air Quality Management District make some plan-level air-quality impacts appear unmitigable under those thresholds even though the EIR also found the plan's growth is consistent with regional air-quality planning.

Numbers discussed: the EIR modeled a conservative, worst-case full buildout; staff said that baseline worst-case analysis had been reduced during deliberation from roughly 3,686 residential units to about 3,381 units, and that the reduced-intensity alternative the council adopted limits modeled maximum residential capacity to about 3,185 units. Councilmembers repeatedly emphasized that those figures represent maximum theoretical buildout for environmental analysis and that actual development is expected to be lower because many sites are slated for mixed use rather than 100% residential.

Council debate and related policy direction: public commenters and councilmembers pressed staff about affordability requirements and whether the council could add inclusionary-housing mandates. Several councilmembers said they support pursuing inclusionary zoning as a separate ordinance; staff advised that a new inclusionary-housing ordinance would require separate drafting and cannot be added to the specific-plan ordinance on the same evening. Councilmembers asked staff to return with a study session on inclusionary zoning and alternative-compliance options.

Staff and consultant quotes: consultant Michael Levi summarized the EIR process, saying the review "identified mitigation measures to avoid or lessen significant impacts" and explained the EIR concluded a full EIR was required and was completed in accordance with CEQA. Former councilmember and public commenter John Ebner, who urged a lower buildout and stronger affordability requirements, told the council: "I urge you to approve the Downtown Pacific Plan; I'd go with that lower number." (Ebner later urged further affordability measures for projects over 40 units.)

Next steps: the council introduced the regular ordinance and adopted the urgency ordinance so zoning changes go into effect immediately; staff said the regular ordinance will return for second reading if the urgency ordinance is challenged. Staff also committed to scheduling a study session on inclusionary housing and to continuing implementation work and grant-seeking to fund infrastructure and public improvements.

What the council voted on (selected items): Resolution 2024-68 (certify Final EIR and adopt mitigation monitoring and reporting program) ' adopted 5-0; Urgency Ordinance 1311 (zone change 24-02 and Municipal Code Amendment 24-07) ' adopted as modified for reduced-intensity alternative 5-0; Introduction of Ordinance 1312 (regular ordinance) ' introduced 5-0; Resolution 2024-69 (General Plan Amendment) ' adopted 5-0.

The council recorded substantial support for the plan's goals to activate downtown near the future A-line station while signaling an appetite to add further city-level affordability tools in separate actions.