HomeMy WebLinkAbout5/18/1992REVISED AGENDA. PLEASE NOTE NEW START TIME:,
Next Resolution No. 92-13
AGENDA.
CITY OF DIAMOND BAR PLANNING COAMUSSION
SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT
AUDITORIUM
21865 E. COPLEY DRIVE
DIAMOND BAR, CA 91765
May 18, 1992
CALL TO ORDER: 6:00 pn
PLEDGE OF ALLEGIANCE
ROLL CALL: COMMISSIONERS: Chairman Flamenbaum, Vice
Chairman MacBride, Grothe, Li and Meyer
MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS:
This is the time and place for the general public to address the
members of the Planning Commission on any item that is within
their jurisdiction, allowing the public an opportunity to speak on
non-public hearing and non -agenda items. Please complete a
0= -v -A 4� 4-1%o r - C!----4---- -.= 4-'&-Z-
when addressing the Planning Commission.
OLD BUSINESS: None
NEW BUSINESS: None
CONTINUED PUBLIC HEARING
2. Draft General Plan (continued from May 11, 1992)
The Diamond Bar General Plan is a statement by local
citizens of what they feel is in the best interest of their
community. It serves as a blueprint for the type of
community they desire for the future, and provides the means
by which that future.can be obtained.
The General Plan expresses, in the form of text, maps and
illustrations, the policies and programs necessary to create
and maintain a functional, healthful and desirable
environment in which to work and live. The Diamond Bar
General Plan will serve as a comprehensive strategy for the
management of growth and change in our community throughout
the next twenty years.
The Proposed General Plan addresses both the incorporated
city limits and its adopted sphere of influence. The Draft
Environmental Impact Report (DEIR) prepared for the Diamond
Bar General Plan addresses the environmental impacts created
bythe Plan as well as mitigation measures for the impacts.
The Draft Diamond Bar General Plan incorporates the seven
required general plan elements (land use, housing, open
space, conservation, safety, noise, and circulation) into
five major sections:
The Plan for Public Services and Facilities
The Plan for Resource Management (Open Space,
Conservation)
The Plan for Public Health and Safety (Noise and
Safety)
The Plan for Physical Mobility (Circulation)
The Plan for Community Development (Land Use, Housing)
a. The focus of the May 18, 1992, hearing will be to
review the Plan for Community Development (Land Use and
Housing Element).
ANNOUNCEMENTS:
Staff
Planning Commissioners
VA 61 J[610 114 11'yl 04 y
4. May 26, 1992, 7:00 p.m. for continuing review of the Plan
for Community Development (Land Use Element).
CITY OF DIAMOND BAR
INTEROFFICE MEMORANDUM
TO: Chairman and Planning Commissioners
FROM: James DeStefano, Community Development Di
SUBJECT: Review of the General Plan - Land Use and Hous ng
Elements
MEETING DATE: May 18, 1992
DATE: May 14, 1992
The Planning Commission began the public hearing process and its
review of the General Plan on April 13, 1992. Since that time, the
Commission has reviewed and approved the Plan for Public Services
and the Plan for Resource Management. The Commission has reviewed
the Plan for Public Health and Safety and conducted an initial
hearing on the Plan for Physical.Mobility (Circulation Element).
The purpose of the May 18, 1992, public hearing is to continue
public review of the entire General Plan with specific emphasis on
the Plan for Community Development (Housing Element and Land Use
Element).
RECOMMENDATION:
It is recommended that the Planning Commission re -open the public
hearing on the General Plan, receive testimony on and review the
Plan for Community Development (Land Use and Housing Elements) and
continue the public hearing.
HOUSING ELEMENT:
The review of the Housing Element, originally scheduled for May 11,
1992, was postponed to May 18, 1992, to provide for the continued
review'of the Circulation Element. Attached to this report is a
copy of the previously prepared Housing Element and Staff Report.
LAND USE ELEMENT:
The Land Use Element is the most important and most publicized
element of the General Plan. It contains broad policy which set
forth the distribution, location, and intensity for all land uses
within the City and our Sphere -of -Influence. The element should
chart a course for the vision of our City.
1
The City's consultant, The Planning Network, prepared the attached
summary of Land Use Alternatives in June of 1991. The report
outlines three very clear Land Use Alternatives for the City. The
GPAC alternative , also known as Alternative 1, recommends the
lowest density alternative, preserving all remaining open lands,
very low hillside densities, maximum multi-family density of 12
units/acre, and low scale commercial uses (except for the Gateway
Corporate Center).
Alternative 2 increases residential and commercial intensity
throughout the community. Alternative 3 is the most intense
development scenario, converting much of the open land to housing,
developing Tres Hermanos Ranch with 2000 homes, etc. Please refer
to the attached "General Plan Alternatives Summary" report.
The Land Use Element contains the Land Use map which is a graphic
representation of the policies contained within the element. The
contents of the element describe not only land use pattern, but
also include maximum density, height, and floor area ratios.
The text of the General Plan - Plan for Community Development
should be reviewed in its entirety. Please also review the Master
Environmental Assessment for additional background information.
The Master Environmental Impact Report analyzes the impact6.of the
GPAC recommended Land Use Plan as well as the impacts of each
alternative plan.
2
GENERAL PLAN LAND USE ALTERNATIVES SUMMARY
The vision of Diamond Bar will ultimately include determinations as to the kinds, the extent, and the
intensity of uses to be located in the City. To a large degree, many decisions have already been
made as to land use within the City. However, there are still many large and important
undeveloped parcels in the City and sphere of influence, and it is misleading to think that there are
no or few options available for future use. As land values increase, it can also be expected that
existing uses will convert to other uses and intensities.
Literally dozens of different land use plans can be developed with different designations on each
parcel. However, for the purposes of analysis in the General Pian Environmental Impact Report, the
following three (3) alternatives will be addressed in detail. These three overall land use alternatives
were selected based on different intensities of the major land use issues (image, economics,
circulation, open space). In reviewing these alternatives, it is important to remember that specific
land use designations for each parcel of land are interchangeable among the alternatives. In
other words, these alternatives present only three particular assemblages and organizations of land
uses based on major land use issues. The "jigsaw" of land uses that ultimately becomes the
adopted land use plan will most likely be some new combination of these uses, selected from the
alternatives based on the policy decision framework previously discussed.
The following three (3) alternatives contain varying intensities of land use designed to meet the
various community issues and goals previously discussed. They are organized from least intense,
in terms of most open space and fewest additional homes and non-residential uses, to most intense
with the greatest number of new homes and the most amount of new commercial and office
construction.
Alternative 1 - GPAC Recommended Plan
The first alternative is the land use plan recommended by the General Pian Advisory
Committee (GPAC). This committee comprises local residents and business representatives;
it was formed by the City Council in 1989 to help develop the General Plan. This alternative
represents the lowest density alternative, and is based on preserving the most remaining
open space, while producing the least additional new housing, businesses, and local traffic.
Under this alternative, almost all of the remaining open lands in the City, that were
previously approved in various forms by the County of Los Angeles, would remain as open
space. Remaining vacant lots would be built out at the some density as surrounding
development. The Bromelia Property (northeast of Diamond Bar Blvd. and Grand Ave.)
would be developed mainly as open space with some hillside residential (1 unit/2.5 acres)
uses. The Tres Hermanos property would eventually be a Planned Development with 1,275
dwelling units and 170 acres of commercial/office uses.
The sphere of influence (fonner Canyon) would be developed with two golf courses and
miscellaneous commercial uses, with most of the canyon remaining in open space uses
under the Boy Scouts of America. This is the least intense development scenario for the
canyon, and is the plan presently proposed by the land owners and involved developers.
CITY OF DIAMOND BAR GENERAL PLAN -- LAND USE ALTERNATIVES
June 22, 1991
Alternative 2 - Medium Development
This alternative would allow more housing units in the City by increasing the development
intensity on remaining vacant and open lands. This plan includes additional hillside cis well
as rural (1 unit/acre) residential uses on the Bromelia property, as well as in Sandstone
Canyon (northwest of the 57 freeway at Pathfinder).
This alternative also proposes additional commercial and office development compared
to Alternative 1, especially in the Tres Hermanos area and other large vacant parcels at
appropriate locations in the City. The Tres Hermanos area would also support over 2200
homes as a new integrated planned residential community of the City.
Tonner Canyon would support a small number of hillside residential units under this
alternative, and would have increased commercial and office uses.
Alternative 3 - Maximum Development
This alternative includes the most intense development options, converting much of the
remaining open land to low to moderate intensity urban development. The Tres Hermanos
area would support a regional commercial center as well as almost 2000 homes. The
Bromelia property and Sandstone Canyon would be developed with rural and low density
(3 units per acre) residential development. Several areas would be redeveloped into mixed
use areas under this scenario, particularly the golf course (into a low-rise village) and the
triangular area bounded by the 57 and 60 freeways and Brea Canyon Road (into high-rise
towers). In addition, the mixed use area north of the 60 freeway, on either side of Brea
Canyon Road, would be modified under this alternative to alleviate conflicting uses. Mobile
homes would be concentrated east of Brea Canyon, while business park uses would be
located west of Brea Canyon. The most significant impact of this proposal would be to
relocate the existing Walnut Creek Estates mobile home park west of Brea Canyon. Two
other major aspects of this alternative are: 1) conversion of several small, older
condominium developments and some larger church parcels to commercial similar to
neighboring uses; and 2) allowing for the potential conversion of some older single family
areas, built at 4-5 units per acre, to slightly higher densities (approximately 6 units per acre),
under the new Low -Medium Residential land use designation.
This alternative also portrays the most intense development proposal for Tonner Canyon,
although even this alternative is not very intense in absolute terms. This alternative would
allow up to 540 hillside residential units, 2 golf courses, and associated hotel, conference,
and commercial -related uses within the canyon. A significant increase in the level of
development of Tonner Canyon would require separate environmental assessments.
CITY OF DIAMOND BAR GENERAL PLAN -- LAND USE ALTERNATIVES
June 22, 1991 2
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I
LAPID USES ,
EXISTING
ALTERNATNE 1
,:::ALTERNATIVE 2
ALTERNATIVE 3
RESIDENTIAL
Single Family
12;589 -
14;893
15,183-
- 1-7,707
Multi -Family
5,075
5,535
6,144
5,271
Total Housing Units
17,664
20,428
21,327
22,978
Population 1
53,672
62,101
64,834
69,851
NON-RESIDENTIAL 2
Commercial
Acres
181.8
278.4
356.5
610.8
Square Feet
1,901,000
2,911,000
3,728,000
7,982,000
Employees
3,042
4,658
5,965
12,771
Office
Acres
138.5
428.7
367.4
369.6
Square Feet
2,293,000
7,097,000
6,082,000
6,118,000
Employees
4,680
14,484
12,412
12,486
Business Park
Acres
83.6
84.6
84.6
88.7
Square Feet
1,165,000
1,180,000
1,180,000
1,237,000
Employees
1,553
1,574
1,574
1,649
Parks/Recr/OS
Acres
464.2
1,321,4
996.2
1,171.9
Other Uses
Acres
998.8
1,081.7
1,075.7
1,061.8
Vacant/Open Land
2,736.7
0
0
0
CITY-WIDE TOTAL
Housing
17,664 units
20,428 units
21,327 units
22,978 units
Population
53,672 people
62,101 people
64,834 people
69,853 people
Buildings
5,359,000 sf
11,188,000 sf
10,990,000 sf
15,337,000 sf
Employees
9,275 workers
20,716 workers
19,951 workers
26,906 workers
Source: Planning Network (1990). Draft June 11, 1991
Population estimated by multiplying total number of units by the current number of persons
per dwelling unit (3.04). The current persons per dwelling unit figure is derived by dividing the
total population (53,672) by the total number of units (17,664), as measured by the California
Department of Finance.
2 Number of employees are based on building square footage times the following local
employees per square foot values: Commercial (625), Office'(490), and Business Park'(750).
LEGEND
D 1
LAND U S E MAY
nN
HILLSIDE RESIDENTIAL 1
DULLS ACF—PF--1
PUBLIC FACILITIES
RR
RURAL RESIDENTIAL
1 DU/AC(--}
WATER
RL
LOW DENSITY RL•SIDENTIAL3 DU/ACIr1 �l
'S
FIRE
-
RLM
LOMEDIUM RESIDENAL6DU/ACI
LOW-MEDIUM
1,
SCHOOL
FTM-1
SITY
RESIDENTIAL
12 DU/AC
PK
PARK
GENERAL PLAN
RMH
MEDIUM-HIGH
RESIDENTIAL
16 DU/AC
NEIGHBORHOOD PARK
I LANNING
j—'�
t " 1
GENERAL COMMERCIAL
REC
RECREATION
�1"INORTH
tlW 3�m
CO
COMMERCIAL /OFFICE
OS
OPEN SPACEISLOPES
OP
PROFESSIONAL OFFICE
Pp
PLANNED DEVELOPMENT
USE)
DP
BUSINESS PARK
(MIXED
VACANT PARCELS
LE- , LAND USE MAP
FRH HILLSIDE RESIDENTIAL 1 DU/2S AC PF PUBLIC FACILITIES
RR RURAL RESIDENTIAL 1 DU/ACS-j WATER
RL LOW DENSITY RESIDENTIAL 3 DU/AC!(F--1 FIRE
ALM LOW -MEDIUM RESIDENTIAL6DU/ACr'3jSCHOOL
RM
MEDIUMDENSITY
RESIDENTIAL
12 DU/ACPARK
PK
RMH
MEDIUM-HIGH
RESIDENTIAL
16 DU/AC
NEIGHBORHOOD PARK
t - i
GENERAL COMMERCIALREC
COMMERCIAL / OFFICEF-0-5-1OPEN
RECREATION
SPACF/SLOPES
CO
OP
PROFESSIONAL OFFICE-P-0-1
PO
PLANNED DEVELOPMENT
!MIXED USE)
EP BUSINESS PARK O � VACANT PARCELS
IT
GENERAL PLAN
i LANNING NE(NM
jum 13, m NL UTH&W'd 1W UW
LEGEND
RH
HILLSIDE RESIDENTIAL 1
DUMS AC IF
PUBLIC FACILITIES
RR
RURAL RESIDENTIAL
1 DU/ACFW I
WATER
RL
LOWDENSPIYRESIDENTIAL3 DU/AC
FT -1
�r—'1
FIRE
RLM
LOW -MEDIUM RESIDENTIAL 6DU/AC
1
SCHOOL
RM
MEDIUM DENSTTY
RESIDENTIAL
12 DU/ACI
PK i.
PARK
RMH
MEDIUM-HIGH
RESIDENTIAL
16 DU/AC
NEIGHBORHOOD PARK
j r j
L ,• 1
GENERAL COMMERCIAL
REC
RECREATION
CO
COMMERCIAL / OFFICE
OS
OPEN SPACFJSLOPES
F-0—p-1PROFESSIONAL
OFFICEPLANNED
PD
DEVELOPMENT
USE)
SP
BUSINESS PARK
F---1
(MIXED
VACANTPARCELS
LAND USE MAP
GENERAL PLAN
�I�i1NG NE VY M(NEIYVOR (
JUNE a 1"I r+oart� wo n24W
The State has required that a General Plan be prepared for each
City and County, since 1937. Only since 1971 has State Law
mandated that zoning be made consistent with the General Plan. The
consistency requirement means that in the hierarchy of land
planning "tools" the General Plan is supreme.
The GPAC recommended General Plan represents an overall lowering of
density and development intensity. In order to implement the Land
Use Element, as presently crafted, several hundred acres of
existing zoning classifications must be "down zoned" to be
consistent. Several parts of our community are "over zoned",
meaning that existing development/ existing land uses have been
constructed at much less density or intensity than the zoning would
permit.
The reasons for developing the community in this manner vary. In
some cases the Covenants, Conditions, and Restrictions (CC&R"s)
have restricted development. In other areas, slope instability or
topography has had more influence on densities. For purposes of
study, the city Staff has reviewed the GPAC recommended Land Use
patterns and densities compared with present zoning. A minor
increase in the maximum density of the Los Density Residential
Classification from 3DU/AC to 3.5DU/AC would alleviate much of the
downzoning. (See attached map and matrix).
Additionally, the GPAC reviewed all remaining open/undeveloped land
within the City. As a result of survey analysis, several parcels
were identified as having development restrictions. Regardless of
present zoning, the GPAC has recommended that all remaining
open/undeveloped land be downzoned to the Open Space
classification, public park, or very low density hillside
residential. (See attached Open Land Survey and maps).
3
,- - - h ;..-- --- -- --- - - - - -
A. INTRODUCTION
The Plan for Public Health and Safety contains provisions that relate to the protection of life,
health, and property from natural hazards and man-made hazards. It is designed to identify areas
where public and private decisions on land use need to be sensitive to hazardous conditions cause
by slope instability, seismic activity, flood, fire, and wind.
State planning law requires cities and counties to identify hazardous conditions and to prepare and
implement policies to assure public health and. safety. Section 65302(g) of the Government Code
describes these requirements (a Safety Element) in the following terms:
"A safety element is for the protection of the community from any unreasonable
risks associated with the effects of seismically induced surface rupture, ground
shaking, ground failure, tsunami, seiche, and dam failure; slope instability leading
to mudslides and landslides; subsidence and other geologic hazards known to the
legislative body; flooding; and wildland and urban fires. The safety element shall
include mapping of known seismic and other geologic hazards. It shall also address
evacuation routes, peak load water supply requirements, and minimum road widths
and clearances around structures, as those items relate to identified fire and
geologic hazards."
The Plan for Public Health and Safety provides the goals and strategies necessary to protect
Diamond Bar residents from the hazards associated with natural and man-made environments. The
purpose of these goals and strategies in this section is to incorporate safety considerations into
the City's planning and decision making process to reduce identifiable risks.
The City of Diamond Bar and its citizens must decide the degree of risk that is acceptable for
various natural and man-made hazards. Risks identified in existing development may be lowered
to an acceptable level by physicalalteration, relocation or demolition, or a change in the use
altogether. For new development, the emphasis is to regulate construction so as to minimize
identifiable risks to the extent possible.
The Plan for Public Health and Safety addresses the following issues:
Geology and Seismicity
® Flooding
® Fire Protection Services
o Crime and Protection Services
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992
IL[]N111111
0 Emergency Services and Facilities
w Hazardous Materials \
m Air Quality
0 Noise '
B. -EXISTING CONDITIONS,
1 . GEOLOGY AND SEISMICITY
The Diamond Bar region'part ofa dynamic geological region. Itiounderlain bvmarine sediments
that are thousands offeet thick vxhichwene laid down over the last 25 million years. Bedrock
materials are not well consolidated and consist of various sandstones, shales, and siltstones of the
Puente formation, which iorepresented bvthree major oonnponen1aorrnornbera:LaVida:Soque|;
andYorbo' Stream -carried (alluvial) materials are present in natural canyons while man-made fill
is found in previously developed areas. Local soils are mainly derived from weathering of the
bedrock units, and are not considered prime in terms of agricultural activities. For additional
information on local geology and soils, refer to Section ||-B of the Master Environmental
nnoenta|
Gou1hanm California ieseismically active, andth ion contains a numberof major active faults.
The-San.Andreas Fault Zone, located 20 miles northeast of the City, is considered to have the
greatest potential tocause regional damage. However, the Los Angeles County Engineer has
estimated that four potentially active local faults (Whittier, San Jose, Siena Madre, and Son '
Gabriel) have ahigher potential for causing local damage. Several nn 'orfau|tsor�|oc�tadadBauant {
. ~ \
to the City' The Whittier Fault Zone passes just south of Tonner Canyon, the City's sphere of
influence, vvhi|o the Chino Fault passes within m nni|o of the City's eastern boundary. In addition,
there are three small inactive local faults within Diamond Bar: the Arnold Reservoir Fault (near
Grand Avenue in the northeast portion of the City; the 8padra Fault, located in the far northern
portion of the City; and the Diamond Bar Fault, located in the south-central portion of the City'
Amrn�U inactive fault, the l-onner Canyon Fault, is located in the City's sphere of influence. For
additional information on local faults and aa(SmoicitY' refer to Section 11-8 of the Master
Environmental Aaaeaannant'
2. FLOODING
Runoff inthe City koaccommodated bvthree majornatural drainages: San Jose Creek to
' e west,
CUanoVnd Bar Creek tothe southwest, and Brea Canyon Creek to the southwest. The only area
of the City with flooding problems, as identified by the Federal Emergency K8onmganlen1 Agency
Flood Insurance Program, is along the Reed Canyon Channel at Brea Canyon Road and Lycoming.
However, the lands within the City of Industry adjacent to Diamond Bar. generally located west
of the 57 freeway from Temple to Lemon, also have potential flooding problems. While most of
the backbone drainage system has already been installed by the County of Los Angeles, there are
still afevv links and improvements that have not been constructed yet. The City presently |ookn
a master plan of drainage, and any needed improvements would have to be installed by developers
or the County' The sphere of influence is drained by Tonner Canyon Creek' This area presently
has no major flood control improvements and flooding can occur along the entire length of this
natural stream channel. For additional information onlocal drainage, flooding, and flood control,
refer to Section ||-C of the Master Environmental Assessment..
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
.3. FIRE PROTECTION SERVICES
Diamond Bar faces a significant potential threat from wikJ|ond fires for the following reasons: it
is adjacent to |aqJa undisturbed natural areas tothe east and mouth; it has many undeveloped
hillsides and canyons covered with native vegetation; many older homes have wood shingle or
shake roofs; the state-wide drought has killed, damaged, or dried out much of the otherwise
healthy natural, as well as introduced, vegetation; and the area periodically experiences strong dry
"Santa Ano" winds when other fire conditions are high. Despite these conditions, the Insurance
Rating Organization (|8O) gives the developed portions of the City a rating of 3, which is
considered good for urbanized areas. The sphere ofinfluence and the undeveloped hillsides inthe
City that* are adjacent to Tonner Canyon do not presently have (or need) these same |evo|o of
protection'
Fire protection services for the area are presently provided by the Los Angeles County Hna
Department, which maintains three stations inoradjacent tothe City. County stations 119,12D,
and 121 are fully equipped and staffed. ^4na|Ymie of available service level data indicates that the
City will probably not need an additional fire station, although any significant development in the
sphere ofinfluence area might require additional protection. The City |spresently investigating the
potential for forming a fire protection service cooperative with other local agencies. For additional
information onthe threat of fire and fire protection services, refer to Section ||-Kofthe Master
Environmental Assessment.
4. CRIME AND PROTECTION 8ERV|osa
The level of majorcrime inDiamond Bar is presently half ofthat experienced Ncommunities of
comparable size. The types oflocal crimes are typical ofsuburban communities inthe Los Angeles
region, including vandalism, traffic accidents, and theft. Protection services are provided by the
Los Angeles County Sheriff's Department out of the Walnut -San Dimas Regional Station. The City
is presently served by 29 deputies and 18 patrol vehicles. The County maintains aservioa level
of 0. 5 officers per thousand residents for Diamond Bar, with an average emergency response time
of 4'5 minutes. The County currently considers 1.4 officers per thousand residents to be
adequate for suburban protective service. The City will need additional protective services as it
grows, although itmay not need additional facilities within the City limits. The Firestone Boy
Scout Ranch within the sphere of influence presently has private security. For additional
information on crime and protection services, refer to Section ||-J of the Master Environmental
Aoaoaarnent'
5. EMERGENCY SERVICES AND FACILITIES
The Diamond Bar area is served byanumber ofhospitals and related medical facilities within Loa
Angeles, San Bernardino, and Orange counties. Although there is no major treatment facility
within Diamond Bar, there are seventeen hospitals ormajor trea1noentcentenavxithina2Omninute
drive. The Log Angeles County Fire Department maintains paramedic service at station 119 just
vvaat of the City, as well as at stations 61 and 118 in nearby VVo|nut' The County also contracts
with several local companies for ambulance service, and can also provide airborne evacuation. The
region could also face major emergencies or disasters, such as earthquakes, hazardous material
spills, train accidents, high winds, etc. The City has recently begun developing o response plan
for major emergencies. For additional information onthe emergency services and facilities, refer
to Section ||-Lofthe K400tar Environmental Aoeeaarnent'
CITY OF DIAMOND BAR PLAN Fon PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 111-3
6. HAZARDOUS MATERIALS C
Hazardous materials presently create a potential threat to the City. The primary threat facing the
City would come from a major traffic or train accident involving spillage of hazardous or toxic
materials. There are many industrial or other businesses within the City or in the nearby City of
Industry that treat, handle, or store hazardous materials. As the area continues to grow and
environmental ,regulations become more strict, the likelihood of an accident or the potential for
illegal dumping increases. The Los Angeles County Fire Department maintains Response Teams
to handle emergencies involving these materials, but the City must deal with the local implications
of hazardous wastes. According to the provisions of AB 2707, the City is now required to develop
a "Household Hazardous Waste Element" in the General Plan. For additional information on
hazardous materials, refer to Section II -M of the Master Environmental Assessment.
7. AIR QUALITY
The entire south coast air basin, within which Diamond Bar is located, suffers from some of the
worst air quality in the nation. Pollutants are not only generated locally within the east San Gabriel
Valley, but are also transported downwind from the Los Angeles basin. The primary pollutants of
concern are ozone (oxidants) and nitrogen dioxide, which are mostly generated by vehicular
exhaust. The number of first stage smog alerts has decreased dramatically from the early part of
the decade, both for the Pomona area as well as the entire basin. However, local ozone levels
have still exceeded state standards on over 100 days during each of the past three years. Local
topography, climate, wind, and air movement patterns tend to concentrate air pollutants along the
freeway corridors and especially in the Diamond Bar area. Several local intersections, including
Grand Avenue/Diamond Bar Boulevard and Grand Avenue/Golden Springs Drive, experience
significantly elevated levels of air pollutants during peak driving hours. For additional information
on local and regional air quality, refer to Section II -F of the Master Environmental Assessment.
The City of Diamond Bar is relatively quiet except for noise corridors created by traffic on local
roadways and freeways. Noise is typically measured in decibels on the A -weighted scale db(A)
which most closely resembles the range of human hearing. Community noise levels are often
measured on the Community Noise Equivalent Level (CNEL) scale, with 65 db(A) considered to be
the threshold for urban and suburban land planning and compatibility with residential areas. Noise
levels have been estimated along major roadways within Diamond Bar based on traffic volumes
and the physical configuration of streets. The combined 57/60 freeway corridor generates the
most noise, producing a 65 CNEL contour onto adjacent land uses approximately 1,379 feet wide.
The 57 Freeway by itself, north of the 60 Freeway, has a much smaller 65 CNEL corridor of only
759 feet. However, the 60 Freeway alone, both east and west of the 57 Freeway, generates a
65 CNEL noise corridor 1,015 feet wide. These figures mean that daily outdoor noise levels in
areas adjacent or proximate to the local freeways may reach or exceed acceptable planning noise
standards.
There are several major local roadways that generate (maximum) 65 CNEL levels beyond the right-
of-way. These include Brea Canyon Road (144'), Colima Road (125'), Diamond Bar Boulevard
(121'), Grand Avenue (107'), Pathfinder Road (891, Lemon Avenue (78'), Golden Springs Drive C
(77'), and Sunset Crossing (35'). The only other major sources of local noise are the railroad lines
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 111-4
along the western boundary of the City and infrequent urban sources (dogs barking, airplane
overflights, etc.) For additional information on local noise, refer to Section II -G of the Master
Environmental Assessment.
C. PUBLIC HEALTH AND SAFETY ISSUES
1 . GEOLOGY AND SEISMICITY
Because of the diverse geological conditions, there are moderate to high geological constraints for
development in Diamond Bar, especially in hillside areas.
ISSUEANALYSIS. The City needs policies to adequately protect existing and future
residents from local geologic and seismic -related threats.
2. FLOODING
There are no major identified threats from flooding within the City. However, there is no schedule
at present for the remaining improvements needed to complete the local drainage and flood control
network. In addition, the existing planned improvements are based on County plans for the area,
and may not reflect current projects or timing on the development of open land.
ISSUE ANALYSIS: The City should develop policies to minimize the threat to its citizens
from flooding, and establish a schedule of improvements based on
an updated master plan of drainage.
3. FIRE PROTECTION SERVICES
A major fire represents a'significant potential threat to local residents. In addition to the loss of
structures and life, a major fire could destroy valuable biological resources within the City or its
sphere of influence. As development continues in the interface between natural and developed
areas, the threat of fire also increases. The Los Angeles County Fire Department currently
provides adequate service to the residents of Diamond Bar in terms of protection from 'the threat
of fire. However, the City may wish to pursue other administrative arrangements for financial or
other reasons. As the City grows, it may be necessary to provide additional equipment, personnel,
or stations to continue adequate service levels. Development of the sphere of influence may also
require additional fire protective services.
ISSUE ANALYSIS: The City needs policies emphasizing the importance of fire
prevention and protection in the Diamond Bar area.
4. CRIME AND PROTECTION SERVICES
Although crime rates in the City are presently low, the threat of gang or other criminal activity
creeping into the community from neighboring urban areas could become a major issue. The City
can take appropriate action now to reduce and/or avoid the increase in local crime, such as urban
design to create "defensible space", which helps protect property and residents. The Los Angeles
County Sheriff's Department presently provides an adequate level of service to the community,
as evidenced by the currently low crime rate.
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 III -5
As the City's, population increases, there will be an increased need for protective services.
Additional services may also be needed as urban crime continues to relocate to suburban areas.
To combat this, local community and neighborhood involvement will be needed to help prevent or
observe and report various criminal activities. Any significant development in the sphere of
influence would also require additional County protective service.
ISSUE ANALYSIS: The City needs policies to emphasize the importance of careful
design and community action to minimize criminal activity in
Diamond Bar.
5. EMERGENCY SERVICES AND FACILITIES
At present, there appears to be an adequate number and variety of medical facilities and programs
available to City residents. However, as a new city, Diamond Bar must assess its own desires
regarding the convenience of medical services and determine if or how it will encourage certain
medical uses into the City. Paramedic and ambulance services likewise appear to be adequate,
although additional services may be needed as the community grows. Development in the sphere
of influence may require additional medical or other emergency facilities. The provision of daily
emergency services must also be coordinated with a local plan for responding to regional disasters.
ISSUE ANALYSIS: .The City needs to decide if any additional medical facilities are
needed, and if so, where and how should they be located to best
serve local residents. The City also needs a disaster preparedness
plan to respond to regional emergencies.
6. HAZARDOUS MATERIALS
Hazardous wastes will continue to be an important community concern, especially as regulations
become more strict and illegal practices increase. Even minor accidents involving hazardous
materials may be of extreme concern to local residents.
ISSUE ANALYSIS: The City should develop policies to clearly identify potential sources
of hazardous materials and how accidents or emergencies involving
such materials will be handled.
7. AIR QUALITY
Air quality is still considered a major detractor to the quality of life in Diamond Bar, even though
the vast majority of it is generated elsewhere. While the City has little control over regional
pollutants, it can take a proactive position on this issue by stating its intent to minimize the
generation of local air pollution. It can also take advantage of the location of the South Coast Air
Quality Management District office in Diamond Bar to offer itself as a "testing laboratory" for
programs to reduce air pollution, thus establishing itself as a model city for innovation in Southern
California.
ISSUE ANALYSIS: The City should work cooperatively with local agencies to develop
innovative policies for reducing regional air pollution, in addition to %
implementing the current programs of the South Coast Air Quality l
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 111-6
Management Plan.
TI•
Noise is presently a problem for local residents only along major roadways and generally only
during peak hours. However, noise problems will increase as traffic and population increase,
especially where development is built in areas that previously acted as buffers or barriers to local
noise. As the population of the City and region increases, there will also be an increase in
infrequent urban noise sources. While noise may be' not be a significant problem compared to
other cities, a quiet environment is typically a major factor in rural living, and more than likely
contributes to the high quality of life perceived in Diamond Bar.
ISSUE ANALYSIS: Emphasizing its importance to a rural lifestyle, the City needs clear
policies on how it will keep noise, primarily from major roadways,
from impacting existing as well as future residents.
CITY OF DIAMOND BAR PLAN FOR'PUBLIc HEALTH AND SAFETY
Revised April 23, 1992 Ill_]
D. GOALS, OBJECTIVES, AND IMPLEMENTATION STRATEGIES
"IT IS THE OVERALL GOAL OF THE PLAN FOR PUBLIC HEALTH AND SAFETY TO
PROVIDE A SAFE AND HEALTHY ENVIRONMENT FOR THE RESIDENTS OF DIAMOND
BAR."
GOAL 7 "Create a secure public environment which minimizes potential loss of life and
property damage, as well as social, economic, or environmental disruption resulting
from natural and manmade disasters."
Objective 1. 1 Eliminate the potential for loss of life and minimize physical injury and property
damage from seismic groundshaking and other geologic events.
Strategies:
1.1.1 Ensure that new facilities which will be required for provision of emergency
services following a seismic or geologic event are designed so as to
withstand the maximum credible event, and to remain functional after the
event.
1.1.2 Ensure that new development and expansion of existing development is
designed so as to withstand the maximum credible event without structural
collapse.
1.1.3 As part of the development review process, require site-specific analysis of
soils and other conditions which might effect the severity of onsite impacts
from maximum credible seismic and geologic events.
Objective 1.2 Eliminate the potential for loss of life, and minimize physical injury, property
damage, public health hazards, and nuisances from the effects of a 100 -year storm
and associated flooding.
Strategies:
1.2.2 As a prerequisite to new development or the intensification of existing
development, ensure that a drainage study has been completed by a
qualified engineer, certifying that the proposed development will be
adequately protected, and that implementation of the development proposal
will not create new downstream flood hazards.
1.2.3 The City will develop a master plan of drainage, based on previous work by
the Los Angeles County Public Works Department and present development
plans, to adequately assess existing and future flood control needs and
improvements within Diamond Bar.
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 111-8
MMM mcr.T.sn.1—C-0-1211M
1.2.2 As a prerequisite to new development or the intensification of existing
development, ensure that a drainage study has been completed by a
qualified engineer, certifying that the proposed development will be
adequately protected, and that implementation of the development proposal
will not create new downstream flood hazards.
1.2.3 The City will develop a master plan of drainage, based on previous work by
the Los Angeles County Public Works Department and present development
plans, to adequately assess existing and future flood control needs and
improvements within Diamond Bar.
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 111-8
1.2.4 The City will prepare a schedule of flood control improvements needed to
complete a master plan of drainage. This schedule will be coordinated with
improvement plans by the County and address funding and timing of
prioritized improvements.
Objective 1.3 Ensure that properties in and adjacent to wildland areas are reasonably protected
from wildland fire hazards without degrading the viability of natural ecosystems.
Strategies:
1.3.1 Where development is proposed within areas potentially subject to wildland
fire hazards, ensure that the Fire Department has the opportunities to
review -rimed the proposal in terms of its vulnerability to fire hazard and
its potential source as a source of fire. Ensure that Fire Department
recommendations regarding mitigation of fire hazard risks afe erpe -ted
into the project.
1.3.2 Ensure that new development and intensification of existing development
in areas subject to wildland fire are adequately protected in a manner which
balances the need for implementing fire prevention measures with the need
for preserving significant biological resources. Prioritize this balance as
follows:
Protection of existing developed areas and areas currently
approved for development.
Preservation of significant biological resources.
Approval of new development or intensification of existing
development.
Objective 1.4 Ensure an adequate distribution of fire stations, equipment, and manpower such
that a maximum five minute response time to all areas other than wildland areas
wherein a six minute response time capability can be maintained.
Strategies:
1.4.2 Work with the Fire Department to establish a funding mechanism which
would ensure that cost of providing new facilities and equipment, including
paramedic services, to support expansion and intensification of
development within the City of Diamond Bar is borne by the developments
creating that need.
1.4.3 Where appropriate, support the Fire Department in encouraging the
enhancement of the minimum fire standards included in the Uniform
Building and Fire Codes (UBC and UFC).
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 111-9
Objective 1.5 Minimize the risk and fear of crime through physical planning strategies that will
maximize surveillance opportunities, minimize opportunities for crimes, and by
creating a high level of public awareness and support for crime prevention.
Strategies:
1.5.1 Require that proposals for new development and for the intensification of
existing development are reviewed by the Sheriff's Department prior to
approval.
1.5.2 Promote the establishment of neighborhood watch and business watch
programs to encourage community participation in the patrol of
neighborhood and business areas, and to facilitate increased awareness of
suspicious activities.
Fesidelitial uses to fasilitate Flight time SUFyeillanee and to festeF a sense ef
,
"defensible
spaeen
Easily visible—streets/Street names, eRtranees, afl�'d ase
nus.
C
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 111-10
.t
-
C
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 111-10
Objective /'6 Promote the provision of adequatemedical and emergency services &nDiamond Bar
Strategies:
1.6-1 Coordinate with all other appropriate agencies for to e**eeFethe provision
of evacuation and ambulance services within acceptable service levels and
response times.
^^ Added from goals and objectives approved bvGPAo.
CITY OF DIAMOND BAR PLAN FOR PU8L|c HEALTH AND SAFETY
Objective 1.7 Prepare and maintain effective emergency preparedness and response programs.' C
Strategies:
1.7.1 Coordinate the City's disaster preparedness plans with the State Office of
Emergency Management, County, schools, and other neighboring
jurisdictions, and develop a regional system to respond to daily emergencies
and major catastrophes. *
a. EASUFe—that —the — City'sdisaster fesppense plan inyelyes the
1.7.2 The City's disaster plan shall integrate community resources into municipal
emergency management, including a list of all local resources such as
equipment, material, specialized medical and other training, etc. *
1.7.3 Provide areawide mutual aid agreements and communication links with all
adjacent governmental authorities and other participating jurisdictions.
1.7.5 Disseminate public information regarding actions which residents and
businesses should take to minimize damage in a natural disaster, as well as
actions which would be taken to facilitate recovery from a natural disaster.
Objective 1.8 Protect life and property from the potential detrimental effects (short and longterm)
of the transportation, storage, treatment, and disposal of hazardous materials and
wastes in the City.
Strategies:
I
1.8.3 Pursue establishment of a regular citywide program of household hazardous
waste collection according to the provisions of Section 41500 of the Public
Resources Code A9 2707 (see also the solid waste section of the Plan for
Resource Management for additional policies).
' Modified slightly from wording approved by GPAC but with no change in meaning.
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 III -12
'
Objective 1'4 The City shall seek bo improve local and air quality by encouraging ride-
use of public transit, and other transportation demand management
techniques (in eenjunetkR %4M the Plan fer Physkal Aleb#ft) and by reducing
energy use (in eenjimetien %4M the EneFgy Rese6w-eea seetien of the Pkn MF
Strategies:
1-3'1 Design and implement a citywide system of bikeways and pedestrian trails.
1.8.2 Work with the South Coast Air Quality Management District toestablish a
program ofDistrict review and comment onmajor propooeddave|opn)ent
projects within the City'
/where
\ feasible, into existing developments '-'-_- feF
_- van_ peels, —_-,-- _-, eff_ _-_-' ~~~... ~.,~.
-_-~ ---- --- '_---_---' ---.
m
Disseminate information to Diamond Bar residents regarding
the advantages of, and procedures involved in, ride sharing
and public transit.
1.9.5 Where residential or office uoon will be located adjacent to or near
commercial development, ensure that site designs facilitate rather than
discourage pedestrian movement between uaao (e.g. locate buildings
adjacent tothe street with parking behind such that pedestrians need not
walk through parking lots to reach their destination; provide clear pedestrian
paths and connections, otoj'
^Modified slightly from wording approved bvoPACbut with no change inmeaning.
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Use ef soil
and/GF 8il
isoils stabilization mulehes,
eft ulsiens, whefe-feasibfe:
pfeeess and replaee them en finished —areas. SUGh
1.9.7 The City will work with the South Coast Air Quality Management District
to be a "test facility" or a laboratory for testing new air pollution control
programs. At no expense to the City or its residents.
. .........
CITY OF DIAMOND BAR PLAN FOR PUBLIC HEALTH AND SAFETY
Revised April 23, 1992 III -14
CITY. OF DIAMOND BAR PLAN FOR PV8L|o HEALTH AND SAFETY
Revised April 23, 1992 111-17
ti
C
C.
C[
F. HOUSING'
INTRODUCTION
The purpose of the housing section of the Plan for Community Development is to identify local
housing problems and needs and to identify measures necessary to mitigate and alleviate these
needs and problems for all economic segments of the community. The key purpose of this section
is to contribute to meeting the State housing goals as stated below:
"The availability of housing is of vital statewide importance, and the early
attainment of decent housing and a suitable living environment for every California
family is a priority of the highest order." (Government Code Section 65581).
The Housing Element is intended to provide residents of the community and local government
officials with a greater understanding of the housing needs in Diamond Bar and to provide guidance
to the decision-making process in all matters relating to housing. In 1967, housing elements
became the third mandated part of general plans. During .the ensuing 15 years, numerous
revisions were made to the required contents of community housing elements. In 1981, Article
10.6 of the Government Code, commonly referred to as the Roos Bill, was enacted and now
describes the content requirements of local housing elements. The Housing Element, in complying
with the letter and spirit of Article 10.6, must respond to the three major issues which are listed
below:
An assessment of local housing needs and an inventory of local resources and
constraints relevant to meeting these local needs.
A statement(s) of community's goals quantified objectives, and policies relative to
the maintenance, improvement and development of housing.
A program which sets forth a five-year schedule of actions the local government
is undertaking or intends to undertake to implement the policies and achieve the
goals and objectives of the Housing Element.
In 1977, "Housing Element Guidelines" were published by the State Department of Housing and
The Land Use and Housing sections of the Plan for Community Development will be presented and reviewed by the
Planning Commission and the City Council separately prior to the review of the Housing Element by the State
Department of Housing and Community Development. The two sections will then be combined prior to the first official
public hearing on the General Plan.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 37
Community Development WD). The guidelines spelled out not only the detailed content
requirements of housing elements but also gave the HCD a "review and approval" function over
this element of the General Plan. In 1981, the Roos Bill placed the guidelines into statutory
language and changed the HCD's role from "review and approval" to one, of "review and
comment" on local housing elements.
State law requires an_update_of_local-housing.elements-every -five-years, so that they contain the
most current version of the Regional Housing Needs Assessment (RHNA), developed by the local
Council of Governments. The RHNA report estimates the total projected need for housing in the
region, then provides the proportionate share each city must provide. For this six -county region,
the Southern California Association of Governments (SCAG) is the local Council of Governments
for Los Angeles, Orange, Riverside, San Bernardino, Ventura, and Santa Barbara counties. SCAG
currently reviews local housing elements for their consistency with the most recent (1987) RHNA
figures. In early 1989, SCAG also provided an update for newly incorporated cities; however,
Diamond Bar incorporated only a few months after the deadline for the update, so there are no
current RHNA figures available for the City. It is therefore difficult to quantify local housing needs
with no framework to calculate relevant figures. When detailed data is available from the next
revised RHNA (1991), the City will be able to provide a quantified analysis to the level of detail
required for the housing section of the Plan for Community Development.
Local housing elements generally use population and housing data based either on the regular
decennial federal census, or on updated figures from SCAG or other regional planning groups (like
Los Angeles County). However, the City was not incorporated during the 1980 census data, and
SCAG has not disaggregated its RHNA data from unincorporated Los Angeles County data for
newly incorporated cities. Therefore, there is so no summarized data is available for the present
geographic boundaries of the City. Fortunately, the City incorporated just prior to enumeration of
the 1990 census. •
After adoption of the General Plan by the City Council, a revised housing section of the Plan for
Community Development will be required by 1996, as well as annual updates. Starting in 1992,
data and statistics from the 1990 Federal Census of Population and Housing will be utilized in
updates and revisions.
Until complete census and RHNA figures are available (late 1991), SCAG recommends that the
City examine the various housing requirements based on the proportionate share of City housing
compared to the housing of unincorporated Los Angeles County (Trumbell-SCAG 1991). However,
it should be noted that such a comparison is only meant to give a framework for local versus
regional housing needs. Since income, house price, and the age of units in Diamond Bar are
significantly different than those of the County, the ability of the City to provide affordable
housing, as well as other requirements of the Housing Element, will be limited.
The 1996 Housing section of the Plan for Community Development will be able to utilize census
and RHNA figures specific to Diamond Bar, and will be able to monitor progress towards achieving
the established five-year goals, policies, and programs of the Housing Element, to determine how
well they have met the housing needs of the community.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 38
The housing section.of the Plan for Community Development (1991) is organized to present
information according to the following four principal topics, - as outlined in the state housing
element guidelines:
• Housing Needs Assessment
® Inventory of Resources and Constraints
• Statement of Goals, Objectives and Policies
• Five -Year Housing Plan
G. CITIZEN PARTICIPATION
Elected officials appointed a citizen committee to identify. housing issues in the City. This
committee met on a regular basis for over a year: All committee meetings were open to the
public, and representatives were selected based on their interests or knowledge on particular local
issues, including housing. In addition, the Land Use and Housing sections of the Plan for
Community Development underwent various workshops and hearings, including presentations on
housing data and goals, policies, and objectives for housing within Diamond Bar.
H. HOUSING NEEDS ASSESSMENT
The Housing Needs Assessment encompasses the following factors:
• Analysis of population and employment trends and documentation of projections '
and a quantification of the locality's existing and projected housing needs for all
income levels. Such existing and projected needs shall include the locality's share
of the regional housing need. (Section 65583(a)(1) of the Government Code).
• Analysis and documentation of household characteristics including level of payment
compared to ability -to -pay, housing characteristics, including overcrowding, and
housing stock condition. (Section 65583(a)(2)).
• Analysis of any special housing needs, such as those of the handicapped, elderly,
large families, farm workers, and families with female heads of household, and
families and persons in need of emergency shelter. (Section 65583(a)(6)).
• Analysis of opportunities for energy conservation with respect to residential
development. (Section 65583(a)(7)).
1 . EXISTING AND PROJECTED HOUSING NEEDS
a. Introduction
This section of the Housing Element discusses the various factors which induce a demand for
housing. The factors include a review of population and employment trends as well as the City's
"share of regional housing need".
b. Housing Stock Condition
There are differences between housing stock condition and housing improvement needs. The term
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 39
"condition" refers to the physical quality of the housing stock;, the quality of individual housing
units or structures may be defined as either sound, deteriorating or dilapidated. Sound housing
is defined as a structure with no major deficiencies, although the structure may require minor
maintenance, painting, and general clean-up. A deteriorated structure is one that contains several
deficiencies such as patched, loose, or missing roofing material, missing or broken windows, wood
trim or siding worn, weathered or broken, paint cracking or peeling, loose or worn wiring, etc.
Lastly, dilapidated structures contain one or more major structural deficiencies such as loose
protective surface (brick, plaster, wood, siding, etc.), settled porch or roof, weakened structure
or inadequate foundation, obvious deviation from plumbing, extensive damage due to fire, etc.
The term housing "improvements" refer to the "remedial" actions necessary to correct defects in
the housing condition such as demolition, minor repairs, major repairs, and rehabilitation.
According to preliminary 1990 census figures, Diamond Bar had a total of 17,664 dwelling units
and a population of 53,672 residents. The majority (71.3 percent) of Diamond Bar's housing units
are single-family detached dwellings. A complete breakdown of housing for the City in 1988 is
shown in Table 1. This year was chosen as it was the most recent year to compare City data to
County -wide data. A review of resale house price data '. from the California Market Data
Cooperative (CMDC) over the past two years in Diamond Bar indicates an average resale value of
$312,324 for 1991 which was up 2.7 percent from a value of $304,000 for 1990. These figures
were compiled from over 500 individual home sales per year for an average four-bedroom house
with approximately 2,000 square feet that was built in 1975.
A recent housing survey of Diamond Bar indicates there are a total of 5,075 multi -family units in
the City. Of these, 4,132 are condominiums or townhomes, distributed among 26 developments,
and 649 apartments in four complexes. No local data was available on average sales prices of
condominiums or townhomes. Rental rates in the City vary from $745 to $795 for one -bedroom
units, from $750 to $915 for two-bedroom units, and from $960 to $1120 for larger units
(Planning Network 1991). There are also 148 apartments in the City that are restricted to seniors
only. The City also has 294 mobile home units in two trailer parks near Lycoming and Brea
Canyon Road. According to Table 1, Diamond Bar has a greater percentage of its housing stock
in attached multi -family housing than the County as a whole, while having fewer mobile homes.
Table 1-2
Diamond Bar Housing Stock (,1988)
Single Family 234,970 76.3%. 10,643 .70.8%
(Detached & Duplex)
Multiple Units (3+)
64,386 20.9% 4,103 27.3%
Mobile Homes 3 8,711 2.8% 294 2.0%
TOTAL 308,067 100.0% 16,040 100.0%
OWN
Source: "Estimated Housing Units by Type% Los Angeles County Department of Regional
Planning, Bulletin No. 164, Part 6 (July 1988).
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 40
Unincorporated area.
s Based on community boundaries prior to incorporation; may not exactly represent
present City boundaries.
Research- by PLANNING NETWORK indicates there were 284 mobile homes within
Diamond Bar that were actually counted in Walnut in 1988. County report #154
showed only 11 mobile homes in Diamond Bar in 1988. Total unit percentages do
not add to 100 for this reason.
C. Substandard Units
Census data is not available for Diamond Bar, and there is no current data on substandard units
and units in need of rehabilitation or replacement. However, Diamond Bar's housing stock is,
considerably younger than most of the County. All of its housing was built after 1960. By
comparison, the Los Angeles County General Plan (Housing Element 1987) indicates that 11.5
percent of units in unincorporated areas were built prior to 1940, and 52.6 percent were built prior
to 1960. Both the City's Code Enforcement Officer (Flores) and the Building Official (Tarrago)
indicate that Diamond Bar has no units that are considered substandard. Information on
substandard units will be updated as data from the 1990 Census becomes available.
d. Housing Assistance Needs
California housing law requires regional planning agencies to identity existing and future housing
needs for all income levels every five years. In addition to the distribution of housing need,
regional planning agencies must seek to avoid further "impaction" of jurisdictions with relatively
high proportions of lower income households. SCAG issued the housing assessment for Los
Angeles County in the 1988 RHNA report. Existing need is defined as the number of resident
lower income households paying 30 percent or more of their income for housing. Although SCAG
published a supplement to the RHNA documenting existing and future need figures for new cities
on February. 16, 1989, it did not include Diamond Bar since it was incorporated after this date.
According to SCAG, future need is defined as the number of additional housing units by income
level that will have to be added to each jurisdiction's housing stock from July 1, 1989 to June 30,
1994 in order to accommodate household growth, compensate for demolitions and other inventory
losses, and to achieve a healthy 1994 vacancy rate that will allow the market to operate
efficiently. In addition, the State Department of Housing and Community Development has
required that localities must account in their Housing Elements for future needs that will have
already occurred during the 1-1/2 year "gap" period from January 1, 1988, to June 30, 1989.
The following four income level groups are used to define need for particular jurisdiction:
6 "Very Low" -Less than 50 percent of the median income
• "Low" -50 to 80 percent of the median income
e "Moderate" -80 to 120 percent of the median income
• "High" -more than 120 percent of the median income
State housing laws require that, in allocating future housing need by income level, further
"impaction", or concentration of lower income households, be avoided. Cities with a percentage
of lower income households higher than the regional average are called "impacted" jurisdictions.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 41
The 1988 RHNA addresses the "avoidance of impaction" criteria by allocating reduced percentages
of lower income and increased percentages of middle and upper income units to impacted
jurisdictions while reversing the allocation to non -impacted cities.
According to the 1988 RHNA, the unincorporated portion of Los Angeles County had 33,492
households in the Very. Low category, 16,826 households in the Low category, and 100,658
households _in the Medium.category. _Housing _element guidelines indicate that households that pay
more than 30 the
of its income towards housing are termed "overpayment". This means that
50,318 households in the County were considered to be overpaying for housing.
Assuming that Diamond Bar supports a proportionate share -of the unincorporated County housing
need, there are 2,466 lower income households in the City paying 30 percent or more of their
income for housing (50,318 times 4.9 percent City vs. County housing). This number equals 15.9
percent of Diamond Bar's total resident households (based on an estimated 15,500 households
in 1988). This figure may be somewhat high, given local income levels and house prices,
however, there are many seniors or retired persons with fixed incomes in the City, as well as
residents- that bought houses up to 15 years ago. Because the cost of housing in this area, as
throughout southern California, has risen faster than income, much of Diamond Bar's housing
wealth is not reflected in personal income figures. At present, Diamond Bar not considered an
impacted jurisdiction (Trumbell-SCAG 1991).
According to Urban Decision Systems, Inc., Diamond Bar is expected to grow by 3,619
households over the next five years. With no adjustments for vacancy or demolition, Diamond Bar
will have an additional 575 households over the next five years that will be overpaying for housing
(93,619 times 15.9 percent). However, it should be noted that application of County -wide figures
gives an inaccurate picture of housing affordability in Diamond Bar.
According to the 1987 Los Angeles County Housing Element (page H-5), the unincorporated
portion of Los Angeles County will need 6,700 new units affordable in the Very Low category and
9,250 units in the Low category. For Diamond Bar, this equates to 328 units in the Very Low
category and 453 units in the Low category.
2. HOUSEHOLD CHARACTERISTICS
An important factor in determining existing housing need is the affordability of housing. One
measure of housing affordability is the percentage of a household's gross income needed to meet
monthly mortgage payments. A criterion used by the State, SCAG, and HUD to define affordable
housing is that costs should not exceed 30 percent of gross income on housing (either owner -
occupied or rental). The median household income in Diamond Bar for 1990 has been estimated
at $58,051 (Urban Decision Systems, Inc. 1990). Assuming constant change from 1980, the
1988 median household income is estimated at $52,671. Household income values in the Low
income category (50-80 percent) would be $26,336 to $42,137. The lower figure ($26,336) also
represents the upper end of the Very Low category.
The population of Diamond Bar is diverse with 47 percent of its population represented by
minorities. The largest minority group is Asian, while Latinos represent 17 percent. Demographic
data suggests that the City will remain heterogeneous with similar the proportions of minorities.
Now, and in the future, there will be a need to ensure that minorities are not victims of housing
discrimination.
The estimated age -sex distribution for 1990 in Diamond Bar is very even with 29,636 males and
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 42
29,584 females (Urban Decision Systems, Inc. 1990). By age -group, 34 percent of the City's
residents are under the age of 18, while 7.7 percent are within the 18-24 age bracket. People
between the ages of 25-44 make up 41.6 percent, while 6.6 percent of the City's residents are
over 55 years of age (as shown in Table 2).
It is important for planning social services and housing in the City over the next two decades to
analyze the population of these four age groups. The large percentage of elderly persons indicates
the need for additional senior housing with social services within the City. The substantial
percentage of persons under the age of 18 and between the ages of 25-44 suggest the presence
of many young families with children in the City. The 25-44 age group is also the range in which
most households are formed.
It is also important to note the percentage of the City's population that is within the 18-24 age
group. This represents a component of the population of child bearing age who will require
housing in the future. This age group, coupled with the 25-44 age group, indicates that a
combined 49.3 percent of the City's population is either in, or near to, the household formation
age. The City will need to ensure a future housing stock that will be sufficient to accommodate
their needs.
In Diamond Bar as throughout Southern California, there are more females than males in both the
55 + and 65 + age groups. This preponderance of females in the elderly population indicates that
females tend to live longer than males, and is identical to the national trends. It is also estimated
that in 1990 there were 2,151 households in the City with one person.
Table 1-3
Diamond Bar Age Distribution
0 - 5 3,421 10.9% 7,059 11.9%
6-13
5,154
16.4%
9,534
16.1%
14-17
2,532
8.0%
3.774
6.4%
18-20
1,459
4.6%
2,025
3.4%
21 -24
1,666
5.3%
2,524
4.3%
25-34
7,014
22.3%
11,842
20.0%
35-44
5,381
17.1%
12,794
21.6%
45-54
2,853
9.1%
5,761
9.7%
55-64
1,378
4.4%
2,263
3.8%
65 +
624
2.0%
1,643
2.8%
Median Age
27.5
29.0
Source: 1980 Census and Urban Decision Systems Estimate (1990).
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 43
3. SPECIAL HOUSING NEEDS
Under present law, a housing element also must include an analysis of special housing needs.
These needs refer to households having a typical characteristics — the handicapped, elderly, large
families, farm workers, female heads of household, families, persons in need of emergency shelter,
and overcrowded households.
a. Handicapped Households
Households with one or more members who have physical handicaps sometimes require special
design features in the housing they occupy. Some, but certainly not all, handicapped households
also have housing assistance needs. The focus of .handicapped households as a special need
segment is primarily on their number and economic situation.
The needs and problems of the disabled and handicapped population have been described as
follows:
The major housing problems of disabled people are the lack of affordable
accommodations and inadequate accessibility to newly built or existing housing.
These basic problems are caused by a variety of factors: a) subtle, or not so subtle
discrimination; b) lack of understanding and sensitivity to the needs of the disabled;
c) lack of financial resources and incentives available to those who want to make
their buildings accessible and; d) lack of knowledge as to how accessibility can be
improved.
General solutions include: arpublic recognition and commitment to correcting the
problems,. b) education of and dissemination of information to the public and
building owners; c) modifications to existing codes and regulations; d) enforcement
of existing laws and regulations; and e) increased financial assistance for housing
programs. '
About 7 percent of Los Angeles County's unincorporated households were considered
"handicapped", according to the 1980 Census. If this same rate were applied locally, Diamond
Bar would have an estimated 1,189 handicapped households. However, there are no income data
reported in the 1980 Census for persons with physical disabilities. Due to these data gaps, it is
not possible to estimate the number of lower income householders with a handicapped condition
that reside in Diamond Bar.
b. Elderly Households
Many senior citizens have fixed incomes and experience financial difficulty in coping with rising
housing costs. The financial capacity for coping with increased housing costs depends heavily on
tenure; that is, the owner or renter status of the elderly households. With infrequent and small
increases in income and potentially large increases in housing and maintenance costs, both the
senior renter and owner are at a continuing disadvantage. In addition, seniors often need specially
designed types and locations for housing due to physical and other constraints.
The Center for Independent Living Inc., Berkeley and Northern Section, Cal Chapter of the American Planning
Association, A Guidebook on the General Plan and Disabled, June 1981.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 44
An estimate of households headed by an elderly person in Diamond Bar is estimated at 1,089
based on the County Housing Element figure of 7 percent headed by an elderly person in
unincorporated areas (page H-46). However, this figure should be compared against the total City-,
wide figure of only 1,643 residents 65 years and over.
C. Overcrowded Households
Overcrowding is defined as housing.units with 1.01 or more persons per room. According to the
Los Angeles County Housing Element (1987), 11.9 percent of households in the unincorporated
portion of the County are overcrowded (page H-37). If this figure is applied locally, there would
be an estimated 2,021 households experiencing overcrowded conditions in Diamond Bar.
However, this condition is likely overstated for Diamond gar. *
d. Large Families
Large families are defined as households with five (5) or more persons. The most recent data
.r
available on this characteristic is from the 1980 Census which indicates that 12 percent of all
i
households n unincorporated Los Angeles County consisted of five or more persons. If this same
ratio were applied to all the -City's current number of households, there would be an estimated
2,038 large -family households residing in Diamond Bar (County Housing Element 1987).
e. Homeless
There are many social, economic, and physical conditions which have combined to increase the
homeless population throughout the State of California. In September 1984, the Governor signed
Assembly Bill 2579; adding "families and persons in the need of emergency shelter" to the special
needs groups to be considered in each jurisdiction's housing element.
At present., no homeless shelters are located within the City of Diamond Bar, and there are on , ly
two shelters -in the immediate area. The Pomona Valley Shelter Program ("Our House") is located
in Pomona and has 22 year-round spaces. According to the director, it is considered an
emergency shelter and provides space on a first-come, first-served basis. They do not maintain
a waiting list and are always full (Joyce E 'wing 1991). They are also one of the few shelters in
the region that takes families. The second shelter is the "Neighborhood Center", which utilizes
the National Guard Armory in Pomona and is opened during cold or inclement weather, usually
during November to February. The closest shelter in Los Angeles County is operated by the
Gospel Mission of America in Rowland Heights. This facility is for single men only and has 30
spaces; it also is full year-round.
The County also provides funds for "vouchers" for homeless persons to utilize hotel rooms on a
temporary basis; this program is presently being administered by the Salvation Army. No records
are kept as to the number of homeless people turned away from local churches or public
institutions, which makes estimating the, number of homeles's persons in and around Diamond Bar
very difficult. Unfortunately, there is general agreement among service providers that the number
of homeless.is increasing, and that the greatest increase is among families with children.
In 1987, the SCAG conducted a survey of homelessness in the region. Table 3 provides a
breakdown of estimated ranges for cities responding to the survey questionnaire. Respondents
were asked to break down their homeless population by subgroup where possible. In more than
half the cases, the respondents did not provide estimates of sub -populations. Table 4 shows the
average percentage reported by jurisdictions for each of the subgroups named.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT -HOUSING
Revised March, 1992 45
Table 1-4
19
SCAG Homeless Survey Response
23
63.3%
_ _0_
10
1-25
31
26-100
15
101-250
14
251-500
3
501.-1,000
0
1,001+
6
4.
Source: SCAG, 1987.
Table 1-5
Homeless Sub -Group Characteristics
Veterans
Elderly
Single Persons
Persons in Families
Mentally III
Alcohol Abusers
Substance Abusers
Children
Source: SCAG, 1987.
ENERGY CONSERVATION
16.2%
19
10.1%
23
63.3%
37
21.8%
38
29.1%
29
40.8%
33
26.9%
28
16.4%
30
The availability of energy resources is a growing societal concern. However, Diamond Bar's
climate provides the opportunity to use alternative energy sources and to reduce energy
consumption through the implementation of conservation measures. In addition, new development
can be designed to be efficiently served by public transportation systems and to allow people to
work and shop in close proximity to their homes. The Energy section of the Plan for Resource
Conservation should be referred to for more detail and for relevant objectives and implementation
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 46
strategies.
1. HOUSING AVAILABILITY
This section provides an inventory of resources and constraints relevant to addressing Diamond
Bar's housing needs. Under present law, the element must include an inventory of resources and
constraints as follows:
• An inventory of land suitable for residential development, including vacant sites and
sites having potential for redevelopment, and an analysis of the relationship of
zoning and public facilities and services to these sites.
• An analysis of potential and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including land use
controls, building codes and their enforcement, site improvements, fees and other
exactions required of developers, and local processing and permit procedures.
• An analysis of potential and actual non-governmental constraints upon the
maintenance, improvement, or development of housing for all income levels,
including the availability of financing, the price of land and cost of construction.
1 . INVENTORY OF LAND SUITABLE FOR RESIDENTIAL DEVELOPMENT
State housing law contains several provisions that pertain to the adequacy of sites to
accommodate housing needs. The three major provisions are noted below:
"The housing element shall identify adequate sites for housing, including rental
housing, factory -built housing, and mobilehomes, and shall make adequate
provision for the existing and projected needs of all economic segments of the
community."
"An inventory of land suitable for residential development, including vacant sites
and sites having potential for redevelopment, -and an analysis of the relationship of
zoning and public facilities and services to these sites."
• "Identification of adequate sites which will be made available through appropriate
zoning and development standards and with public services and facilities needed
to facilitate and encourage the development of a variety of types of housing for all
income levels, including rental housing, factory -built housing, mobilehomes,
emergency shelters, and transitional housing in order to meet the community's
housing goals."
The Land Use section in the Plan for Community Development indicates the inventory of land
suitable for residential development, including both vacant and underutilized sites by residential
density category. Areas with sites having a realistic potential of residential development include:
1) the Tres Hermanos property, occupying almost 1,000 acres at the northeast corner of the City,
has the largest amount of vacant land; 2) the Bramalea property, occupying several hundred acres
in the north -central portion of the City; 3) several parcels of moderate size (10 acres or more) are
found scattered in the southern and western section of the City. Although there is other available
land within the City, much of it is very steep or has other physical constraints that would generally
preclude its use for moderate density residential development.
CITY OF DIAMOND BAR PLAN FO.R COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 47
The land available for general residential development could yield a potentialfor an additional
3,000 units, based on the land use plan proposed by the General Plan Advisory Committee.
However, the land could support up to 5,500 additional housing units if the density of
development was increased. This potential supply exceeds the projected local need figure of 761
dwellings for the 1989 - 1994 time period, based on a proportionate share of County -wide housing
need as estimated in the 1987 RHNA report (Trumbell-SCAG 1991).
a. Residential Land Use Categories
HILLSIDE RESIDENTIAL (O - 0.40 DU/AC
Areas designated for Hillside Residential are very steep terrain with various physical constraints
that are appropriate for very sparse rural residential development with a large amount of open
space. The maximum residential density is up to one dwelling unit per 2.5 acres (0.4 du/ac).
RURAL RESIDENTIAL (0.4 - 1.0 DU/AC)
Areas designated for Rural Residential are also rugged but do not generally have as many physical
constraints as hillside residential areas. These areas are appropriate for rural residential
development with a modest amount of open space. The maximum residential density is up to one
dwelling unit per acre 0 du/ac).
Low DENSITY RESIDENTIAL (1.1 - 3.0 DU/AC)
The Low Density category limits land uses to single family detached residential, small lot single
family detached residential, and mobile homes, subject to applicable General Plan policies and the
City of Diamond Bar ordinance provisions. the maximum density within Low Density areas is up
to three dwelling units per gross acre (3 du/ac). In Diamond Bar, the development of second units
and attached dwellings behind the primary residential structure is allowed with the following
provisions: the maximum density of 3 dwelling units per gross acre is not exceeded, infrastructure
is available to support additional dwelling units, and the additional dwellings are architecturally
compatible with the primary dwelling unit and the predominant character of the neighborhood.
In addition, within the same area of the City, second units and attached dwellings, which were
constructed pursuant to valid permits issued prior to the effective date of this element are
permitted, even if the resulting density of a site would be greater than 3 du/ac.
LOW -MEDIUM DENSITY RESIDENTIAL [3.1 - 6.0 DU/AC)
The Low -Medium Density category limits land uses to smaller lot single family detached residential
and very low density attached residential,. subject to applicable General Plan policies and the City
of Diamond Bar ordinance provisions. The maximum density within Low -Medium Density areas
is up to six dwelling units per gross acre (6 du/ac). In Diamond Bar, the development of second
units and attached dwellings behind the primary residential structure is allowed with the following
provisions: the maximum density of 6 dwelling units, per gross acre is not exceeded, infrastructure
is available to support additional dwelling units, and the additional dwellings are architecturally
compatible with the primary dwelling unit and the predominant character of the neighborhood.
In addition, within the same area of the City, second units and attached dwellings, which were
constructed pursuant to valid permits issued prior to the effective date of this element are
permitted, even if the resulting density of a site would be greater than 6 du/ac.
�n
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 48
MEDIUM DENSITY (6.1 - 12.0 DU/AC)
The areas designated Medium Density are committed to low intensity multiple family use, or
transitions between higher intensity commercial and apartment uses and lower intensity residential
and open space uses. Within the Medium Density category, land uses are limited to small lot
single family detached residential, attached residential development, and mobile homes, subject
to applicable General Plan policies and the City of Diamond Bar ordinance provisions. The
maximum allowable density within Medium Density areas is up to twelve dwelling units per gross
acre 0 2 du/ac).
MEDIUM-HIGH DENSITY (12.1 - 16.0 DU/AC)
Within the Medium -High Density category, land uses are limited to attached residential, subject
to applicable General Plan policies and the City of Diamond Bar ordinance provisions. High Density
areas have good access to major transportation routes, are in close proximity to neighborhoods
serving commercial facilities, and do not negatively impact low density, single family residential
areas. The maximum density for projects within the Medium -High Density category is up to
sixteen dwelling units per gross acre 0 6 du/ac).
PLANNED DEVELOPMENT
Within the Planned Development classification, all residential land uses considered to be
appropriate within the City of Diamond Bar, as well as support uses (e.g. open space and
recreation, public facilities, support commercial, limited employment -generating uses), may be
appropriate subject to applicable General Plan policies and ordinances. Development within areas
designated Planned Development are processed through use of a specific plan pursuant to
Government Code Section 65450, a planned unit development, or similar mechanism.
Development intensities within Planned Development areas must be consistent with the provisions
of the Diamond Bar General Plan. Planned Development projects must provide a greater level of
community amenities and cohesiveness, achieve superior design, and create a more desirable living
environment than could be achieved through conventional. subdivision design and requirements.
2. ' GOVERNMENTAL CONSTRAINTS
The State Housing Element Guidelines require that the Housing Element address those public
actions which might constrain the maintenance, improvement, or development of housing. The
major constraints imposed by government are decreasing federal and State commitments to
housing, conflicting local responsibilities, development standards, fees, and processing time.
a. Decreasing Federal and State Commitment to Housing Programs
The emphasis placed by the federal and State governments on housing policies and funding has
traditionally shifted with -changing administrations and priorities. However, there has been a clear
trend to deemphasize federal and State housing programs over the past decade. During this time,
federal funding for housing programs has been sharply reduced. A concurrent reduction in State
funding for housing occurred over the same time. This leaves local governments in California with
a mandate to provide programs to facilitate housing for all economic segments of the community
and without access to the funds to maintain such programs. Given the budgetary problems being
experienced by both the federal and State governments, it is unlikely that increased funding for
housing programs will be forthcoming in the near to mid-term future. It is possible, however, that
remaining housing programs will face further reductions in funding.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 49
b. Conflicting Responsibilities of Local Government
The mandate that local governments provide for housing for all economic segments of the
community is but one of many, often conflicting, responsibilities they face. In addition to dealing
with issues of affordable housing and housing rehabilitation, cities must provide municipal services
and facilities, protect the natural environment, ensure a high quality of development and .urban
design, _reflect. the concerns of City residents, and facilitate increases in local employment- and
sales tax -generating uses. These responsibilities must be met in an era of increasingly tight
budgets. As a result of State laws relating to municipal finance, reductions in. federal. and State
funds for infrastructure and other programs, and changing public attitudes toward growth, local
agencies have had to require that development internalize many costs which were once subsidized
by various public funds. As a result, the cost of development inevitably increases and the
American dream of owning a home becomes more difficult for those who are not fortunate to
already own a home.
Along within the mandate for local governments to provide housing for all economic segments of
the community is the democratic principle that government respect the desires of the governed.
In many affluent communities such as Diamond Bar, "low and moderate income housing" is
perceived as a problem to be avoided, rather than as a public responsibility. Diamond Bar's
incorporation was largely due to a backlash of local concern over the "proliferation" of high density
development .("no more apartments"). The result is that there is very little community acceptance
of multi -family development or low and moderate income housing in Diamond Bar, although many
residents complain that there is no place for their own children to buy or even rent within the City.
C. Development Standards and Land Use Controls
Development standards include zoning ordinances, subdivision ordinances, and building code
requirements. The most far-reaching constraints are those contained in the city's zoning ordinance
which is the most traditional tool used by a local jurisdiction to regulate the use of private land.
Zoning regulates the use; density; floor area; setbacks; parking; and placement and mix of
residential, commercial, and industrial projects to reflect the community's development goals and
objectives. Zoning can reduce the supply of land available for residential development by placing
land in open space or buffer zones, or by rezoning residential land for other uses. Zoning also
regulates the intensity of residential land use through minimum lot size requirements. It is
important that the minimum lot size not be too large because this would (a) reduce the potential
supply of housing by limiting the number of units that can be built on a parcel of land, and would
(b) increase the land cost per unit. High land costs may lead to increased construction cost for
the developers.
In Diamond Bar, much of the remaining vacant land is very steep or has moderate to severe
physical limitations to development. While careful engineering and construction can overcome
many of these limitations, they result in higher unit costs and subsequently reduce the affordability
of housing built in hillside areas.
Subdivision regulations which govern the division of a parcel of land into two or more smaller
parcels can increase housing construction costs. The requirement that site improvements and
amenities such as landscaping, underground utilities, and landscape maintenance districts be
required in a subdivision can also escalate housing prices.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 50
When analyzing development constraints, it is important to distinguish between those constraints
that are excessive and unreasonable, and those designed for a particular purpose. The City, while
encouraging housing, is also concerned about the living environment that is'created. Standards
for density, height, setbacks, undergrounding of utilities, and aesthetics aredesigned to create
residential projects and areas that are functional and aesthetic. The conditional use permit
process, although it lengthens approval time, is thought to be a reasonable compromise in allowing
City residents input on projects .which may affect their area and as a method of affording better
project design.
Building codes regulate new construction and substantial rehabilitation: They are designed to
ensure that adequate standards are met to protect against fire, collapse, unsanitary conditions,
and safety hazards. Building costs do not appear to be unduly increased through local building
codes. However, State regulations with respect to energy conservation; though perhaps cost
effective in the long run, may add to initial construction costs.
d. Fees
There are two basic types of fees, those for the processing of development applications
(subdivisions, conditional use permits, etc.), and those to pay for the costs associated with new
development (dwelling unit, traffic signals, sewer connections, etc.). The City also requires
dedication and/or improvements of streets, drainage channels, etc., when new development
occurs. Fees for plan check and building permits are determined based upon the valuation of the
structure.
The role that fees play in constraining the production of housing is difficult to measure, although
they can affect housing prices in certain markets. The theory behind fees is that new development
should bear its own costs, and that these costs should be spread as equitably as possible. State
law requires that fees must bear a reasonable relationship to the actual costs incurred by the City,
so that they do not becomes excessive. Even so, fees may add significantly to the cost of a
housing unit, especially in those areas of the City that are largely undeveloped and require new
infrastructure and services to be developed.
Preliminary results of a fee survey conducted by the City of La Puente indicate that Diamond Bar's
development fees are fairly average for cities of similar size (Jacobson 1991).
e. Processing Time
Before development can occur, it is necessary that certain permits, inspections, and approvals be
obtained. These procedures, although necessary to insure the development is safe and in
compliance with local regulations and building code requirements, can sometimes lead to delays
in projects and subsequently increase costs. Moreover, excessive processing time may act as a
constraint on the production of affordable housing, because it increases carrying costs to. the
developer for land, financing, etc. Processing time for projects in Diamond Bar is considered
average for cities of similar size and would be less than that for similar projects processed through
the County (Ciercy 1991). However, it should be remembered that the City has just recently
incorporated, and processing time would shrink as procedures and personnel became more
established.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 51
f. Public Housing
Article 34 of the California Constitution was adopted as an initiative by the voters in 1951,
primarily in response to the increasing number of federally -funded, tax-exempt public housing
projects. These projects were perceived to have negative social, economic, and aesthetic effects
on local communities. Article 34 states that before a "state public body can "develop, construct,
or acquire in any manner" a "low -rent housing project", the local voters must approve the
endeavor. All three "factors" must be present for the referendum to be required.
The Article 34 referendum requirement has often proved to be a psychological or actual barrier to
the development of many forms of assisted low rent housing, particularly those intended for low
income families. Because of the Article's vague language, communities have been reluctant to risk
litigation by entering into the development of public housing for low and moderate income families.
While there have been many successful referendums, failures have not been uncommon. As such,
there is a tendency for local governments to avoid possible controversy with this type of ballot
measure.
3. NON-GOVERNMENTAL CONSTRAINTS
Various factors not under the control of government also affect the cost, supply and distribution
of housing. These factors include land cost, construction costs, financing costs, speculation, and
miscellaneous costs.
a. Land and Construction Costs
The costs of improved land as a percentage of new home cost rose steadily in- California during
the 1970's, increasing from 21 percent to -almost 28 percent in 1980. Land costs include the
costs of raw land, site improvements, and all costs associated with obtaining government
approvals. According to the City of Los Angeles's Housing Element, this proportion held true in
1987.
It is important to note that the price of residentially -zoned raw land is driven by the local housing
costs. That is, the price of land does not drive the price of finished dwelling units, but in fact the
price of comparable finished units drive the price of land. A typical breakdown of line item costs
per unit is found in Table 5. The example assumes a 40 acre site zoned for single family
residential on 7,200 square foot lots.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 K19
Table 1-6 1 1
Cost Estimate for New Single Family Housing
. in Diamond Bar (1988)
Raw land (7,200 s.f.)
$30,000
28,6
OA
Fees (incl, off-site & schools)'
$12,000
11.4
Materials & Labor
$48,000
45.7
o�
Marketing
$2,000
1.9
Soft Costs (arch. & eng.)
$2,000
1,9
"Other"
$11,000
10.5
%
TOTAL
$105,000
100.0
PA
Source: Coldwell Banker, Los Angeles County.
' Building Departments of City of Diamond
Bar and County of Los Angeles.
b. Financing Costs
The cost of permanent mortgage financing for new and existing homes, as well as cost of new
residential construction financing play a significant role in the affordability of housing. General
inflation in the economy directly and indirectly causes housing prices to increase, which in turn
raises finance costs. As the absolute price of a home increases, it adds to the mortgage amount
which. result in increases in the principal, interest, insurance, and taxes a home buyer must pay.
C. Speculation
Speculation in real estate occurs when real estate investors buy housing or land at "low prices"
and then resell it at a much higher value within a short period of time. The problem is particularly
acute if property rapidly changes hands from speculator to speculator. The price the eventual long
term owner or consumer will pay could be highly inflated. Speculation affects not only the
individual property, but the market climate in the area as a whole.
Because there are few statistics available on the rate of property turnover and the profit received
from transactions, the amount of speculative activity and its impact on the City's rising housing
costs is not clearly known at this time.
d. Housing Discrimination
As a characteristic of the housing market, discrimination may often present a barrier to providing
an adequate choice of housing for all groups. Discrimination, which may be defined as prejudicial
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 53
treatment applied categorically and not on the merit of the individual, takes many forms. Most
forms of housing discrimination are a violation of State and federal laws, which prohibit
discrimination against homeseekers for reasons of race, religion, national origin, ancestry, color,
sex, or marital status. Some of the types of discrimination encountered are refusal to rent or sell,
inflated rents, higher prices, excessive deposits, unreasonable occupancy standards, limited choice
among available units, and poor maintenance and repair. The target populations subject to
discrimination are not limited to racial and ethnic minorities, but also include recipients of welfare
and public assistance, families with young children, young unmarried persons, and the
handicapped.
Redlining is also a form of discrimination, wherein home improvement and mortgage loans are not
made available by a lending institution in lower-income or minority neighborhoods. Redlining
involves the use of varying criteria for home financing based upon geographical differences. Often
referred to as "neighborhood disinvestment", redlining practices include outright refusal by a
lending institution to approve home purchase and rehabilitation loans, making loan conditions
stricter (e.g., higher down payment, higher interest rates, higher closing cost), or appraising
property below market value or with more rigid standards than used on comparable property in
other neighborhoods. Older declining neighborhoods with high minority concentrations were often
targets of redlining practices in the past. Redlining results in deterioration of neighborhoods, real
estate speculation, and housing abandonment. Most frequently affected are minorities and low
income persons in general.
Despite the fact that redlining is now illegal, this practice is still reported across the country. The
Community Reinvestment Act (CRA) was passed by Congress in 1977 to help eliminate redlining.
The CRA establishes a Congressional mandate that private, federally -chartered lending institutions
must serve the convenience and credit needs of their surrounding communities. While the
enforcement and sanction provisions of the CRA are relatively weak, it does provide for public
disclosure of a lender's performance in meeting community credit needs through requirements for
an annual CRA statement.
Where redlining practices are discovered, a sanction available and suggested for use by SCAG in
the Regional Housing Element is the deposit of municipal funds in local lending institutions
contingent upon acceptable loan performance in older, declining neighborhoods.
Complaints of housing discrimination are handled by the Long Beach Fair Housing Council under
contract with the City; the Council also handles local landlord -tenant disputes within Diamond Bar.
Barbara Mowrey with the Council indicates that there are approximately 2-3 discrimination
complaints a month from residents in Diamond Bar.
J. PROGRESS REPORT
Section 65588(a) provides that each local government shall review its housing element annually,
or as frequently as appropriate, to evaluate the following:
The appropriateness of the housing goals, objectives, and policies in contributing
to the attainment of the State housing goals.
The effectiveness of the housing element in attainment of the community's housing
goals and objectives.
The progress of the city, county, or city and county, in implementation of the
housing element.
At present, the City 'of Diamond Bar does not have a record of implementing housing programs,;
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 FA
A
MiAr
and can. not, therefore, report on their progress. These guidelines will be used when the housing
element is updated. At present, neither the U.S. Department of Housing and Urban Development
(HUD) nor the Los Angeles County Housing Authority has information on the number or type of
federal or State housing -subsidies in Diamond Bar.
However, the City will prepare the new Comprehensive Housing Assistance Strategy (CHAS)
report by the end of the year which will detail the extent of assistance in the City. Since Diamond
Bar's population is over 50,000 it will be eligible to use Federal Community Development Block
Grant (CDBG) funds for housing programs.
IN 11 111 WN
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 55
K. GOALS, OBJECTIVES, AND IMPLEMENTATION STRATEGIES - HOUSING
"IT IS THE OVERALL GOAL OF THE PLAN FOR COMMUNITY DEVELOPMENT THAT
THERE BE ADEQUATE HOUSING IN THE CITY, BOTH IN QUALITYAND QUANTITY, TO
PROVIDE APPROPRIATE SHELTER FOR ALL RESIDENTS WITHOUT DISCRIMINATION. "
GOAL 1 "The City will provide opportunities for development #er e—supply. of housing
suitable to meet the diverse needs of present and future residents, and to support
healthy economic development."
Objective t.1 Development of an adequate supply of housing to meet the existing and future
housing needs of a reasonable portion of the persons in the region who wish to live
in Diamond Bar.
Strategies:
1.1.1 Where feasible within large scale residential developments, encourage that
a range of housing types be provided.
1.1.3 Ensure that the residential development requirements included in the
Diamond Bar Develoement Code do not unreasonably restrict residential
development or unreasonably increase the cost of housing within the
community.
..
1.1.5 Establish a monitoring program which identifies the type and cost of
housing being produced within Diamond Bar, as well as the availability of
vacant land which can be used in the short-term (next five years) to
accommodate a variety of housing types throughout the City; produce an
annual report which identifies the revenues that are available to accomplish
the programs outlined in this plan, and which sets production goals for
housing that is affordable to very low, low, and moderate income
households.
1.1.6 I-efdeF To ensure quality, well planned residential growth while meeting
the City's Fegieaalhousing responsibilities, review a+fd-mina}ye proposed
residential projects, general plan amendments, and changes of zone for the
effects on the adjaeent- neighborhood, the development
of the City, and on regional housing needs. The Feview shall 69ASideF the
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 56
6
1.1.7 Provide timely review of diS6FeVenaFy ARd wi dirffeti8nap�residential
residan-& development requests.
the,
pFeeessiA@ rush as.
1.1.8 Within the Zoning Ordinance, limit development of single family dwelling
within areas designated for multiple family use.
1.1.9 Through the Development Code and through permit processing, encourage
use of innovative site development and construction materials and
techniques that both meet the intent of City ordinances and reduce the cost
of site preparationAn /or construction.
1.1.10 Comply with California Government Code Section 65915 by
providing a 25 percent density bonus, or equivalent financial
incentive, to residential developers who agree to make a minimum
of 20 percent of the units within the project affordable to
households with an income of 80 percent of the County median
income, make 10 percent of the units within the project affordable
to households with an income of 50 percent of the County median
income, or make 50 percent of the units available exclusively to
senior citizens.
1.1.11 Assure that the zoning ordinance provides requirements for
diversification of large residential development.-a&4e4ews
® Revise the zoning ordinance to reduce parking requirements
for senior citizen housing projects to a level consistent with
the project's age restrictions.
Developers' contributions may be in the form of actual construction within
.. �.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT- HOUSING
Revised Merch, 1992 57
the project itself, construction of units at another location consistent with
the provisions of the General Plan, or contribution of appropriate in -lieu fees
to a City low income housing fund.
1.1.12 Facilitate the provision of single and multiple family dwelling units
available to very low, low, and moderate income households
through participation in the Mortgage Revenue Bond Program and
issuance of Mortgage Credit Certificates. Encourage private sector
participation in the provision of very low, low, and moderate cost
housing by offering such programs to developers who provide at
least 20 percent of the housing units within prices which are
affordable to very low, low, and moderate income households.
GOAL 2 "Provide adequate housing opportunities for all economic segments of the
community, regardless of age, race, ethnic background, national origin, religion,
family size, sex/gender, marital status, physical conditions, or any other arbitrary
factors".
Objective 2. 1 Ensure that the existing supply of low and moderate cost housing within Diamond
Bar does not diminish.
Strategies:
2. 1.1 Maintain existing nuMber of subsidized units. Where proposed development
projects or other discretionary actions of the City of Diamond Bar would
reduce the number of existing subsidized dwelling units, ensure that
appropriate offsets are provided as part of the proposed action.
a. To avoid potential reduction in the supply of rental housing, prepare
a condominium conversion ordinance which would limit the
conversion of rental apartments to condominiums or cooperatives.
b. Require that all successful conversion applicants participate in a
relocation assistance program for displaced tenants.
C. Based on the provisions of Government Code Section 65863.7,
consider requiring the submission of a report detailing the impacts
of any proposed mobilehome park conversion to a nonresidential use
concurrent with the filing of any discretionary permit on such
property.
d. Annually assess all affordable or assisted housing units that are
considered "at risk" as delineated in the "Inventory of Federally
Subsidized Low -Income Rental Units at Risk of Conversion (1989)"
or other appropriate federal or State documents. At present, there
are no housing units considered "at risk" in Diamond Bar.
Objective 2.2 Prevent housing discrimination in Diamond Bar.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT- HOUSING
Revised March, 1992 58
k
Strategies:
2-2-.1 'RitiaW a pFeeess f8lF, Distribute information regarding the activities of
the City to assist in the resolution of housing discrimination cases.
Objective 2.3 . Cooperate with regional agencies to provide housing for the elderly, handicapped,
and homeless.
Strategies:
2.3.1 Promote housing accessibility for handicapped, elderly and disabled persons.
9 fuRdiAg PlPiWky, WheF8 feasible, *1- I;GUS'A@ PFGgfaffw,,--tG
fehabol-tatien--eases'iR whieh aeGessibility iFAPF9 plaRned.-
'7
2.3.2 Specifically encourage development of assisted rental housing for the
elderly and handicapped. thffil:lgh the U68 Of EIPPffipFiate densky benu
aFid subsidies Specifically encourage development of housing for the elderly
rough the use of density- bonuses, -tax -exempt lLonds, and land write-
downs, combined withfederaland State housing subsidies.
2.3.3 Investigate State, federal, and private programs designed to expand housing
opportunities for all segments of society including the elderly and the
handicapped. Determine the extent to which such programs are consistent
with the goals and objectives of the Diamond Bar General Plan, and the
extent to which such programs can be incorporated into future development
within the City. Programs include but are not limited to: **
FEDERAL DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
(HUD) **
• Federal Community Development Block Grant monies for
senior citizen and handicapped housing projects.
• Section 202 funding for financing of rental housing projects.
• Section 203 insurance for acquisition and rehabilitation
financing for single family homes.
• Section 207 rental housing funding.
• Section 213 cooperative housing funding.
• Section 221 rental and cooperative housing for moderate
income families.
• Section 223 purchase and refinance of existing rental units.
• Section 234 insurance for condominiums.
** Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT HOUSING
Revised March, 1992
59
rJ
® Section 241 supplemental, loan insurance for existing multi-
family rental housing.
CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY
DEVELOPMENT
Self -Help Housing Program: technical -assistance grants and
mortgage assistance for owner -builder organizations.
® Mobilehome Park Assistance Program. Financial and
technical assistance to residents to purchase mobilehome
parks.
® California Homeownership Assistance Program. Shared
appreciation loans for manufactured housing or for renters
in projects converting to cooperative or condominium
ownership.
® California Housing Rehabilitation Program. Rehabilitation
loans from Proposition 77 to owner occupants of
substandard housing, including low income and rental
housing.
® Family Housing Demonstration Program. Loan funds for
construction or purchase and rehabilitation .of housing that
includes support services such as child care, job training,
etc.
® Rental Housing Construction Program. Loan funds to
government agencies for profit and non-profit sponsors of
new rental housing projects.
® Predevelopment Loan Program. Loans to local government
agencies and nonprofit corporations to pay predevelopment
costs incurred in developing low income housing.
® Senior Citizens Shared Housing Program. Funds technical
assistance to, matching services for, and development costs
of, shared housing for senior citizens.
CALIFORNIA HOUSING FINANCE AGENCY
® Resale Program. Below market interest rate mortgage
financing for first-time homebuyers earning less than $40-
45,000, depending on family size. The sales price maximum
is presently $113,000.
® Home Purchase Assistance Program. Up to $15,000
deferred payment with 3 percent simple interest second
mortgage loans to lower income first-time homebuyers.
® Matching Down Payment Program. Matches first-time
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT HOUSING
Revised March, 1992 60
homebuyer's down paymbnt up to $5,000. Loans only to
-CHFA first-time borrowers. Loans are due on sale and carry
3 percent simple interest.
LOS ANGELES COUNTY HOUSING AUTHORITY
• Section 8 Existing Certificates. Rental subsidies.
• Home Improvement Loan Program. Below market interest
rate loans up to $15,000 for eligible homeowners. Eligible
improvements include new roof, exterior paint, etc. All
health and safety violations must be corrected.
• Repair Service Program for Senior Homeowners. One time
grant of labor and materials for eligible homeowners for
minor repairs and weatherization and insulation.
PRIVATE ORGANIZATIONS
• Savings Associations Mortgage Company (SAMCO). A
statewide organization supported by stockholder savings
institutions to provide financing for affordable housing
projects.
• California Community Reinvestment Corporation (CCRC). A
resource pool supported by the State's banks to assist in
financing affordable housing.
a .
2.3.4 Work with the Los Angeles County Housing Authority and nearby cities to
establish a continuous emergency shelter program serving the eastern
portion of the County. Funds for homeless shelters available through the
McKinney Act include: **
• Emergency Shelter Grants for building acquisition and
rehabilitation, rental assistance, and payment of security
deposits.
• Section 8 Mod Rehab Assistance for Single Room
Occupancy Housing can be used to rehabilitate a single room
occupancy hotel.
• Supplemental Assistance for Facilities to Assist the
Homeless.
• Supportive Housing: The Transitional Housing Program
provides funds for both building rehabilitation and five years
of operating funds for transitional housing programs (3
months to 2 years).
• Permanent Housing for the Handicapped Homeless.
• . The Federal Emergency Management Agency (FEMA)
** Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 61
s
Emergency Food and Shelter Program can provide short-term
rental subsidies to prevent eviction, payment of mortgage to
prevent foreclosure, and utility assistance to families or
individuals.
2.3.6 Revise Zoning Ordinance to reduce parking requirements for senior citizen
housing projects to a level consistent with the project's age restrictions.
GOAL 3 Preservation and conservation of existing housing stock and maintenance of
property values and residents' quality of life.
Objective 3. 1 Maintain the quality and integrity of existing residential neighborhoods.
Strategies:
3.1.1 Adopt a housing/neighborhood preservation program, including incentive
programs to ensure ongoing maintenance.
the-Gity Cede:
3.1.2 Permit sorority/fraternity and other group housing only to the extent that
associated nuisance factors are mitigated and to the extent that the quiet,
suburban or rural character of the existing residential neighborhood is
preserved.
3.1.3 Enact Development Code provisions which would permit the development
of second units on a single family parcel only to the extent that the single
family character of the neighborhood is protected, and to the extent that
road, water, and sewer systems are capable of supporting such
development.
3.1.4 Determine the feasibility .of establishing a Craftsman and Tool Lending
Program, utilizing State funding if necessary.
Objective 3.2 Eliminate substandard housing by establishing a program to investigate and
fvhahiii N,—� encourage the rehabilitation of, substandard housing units within
Diamond Bar.
Modified slightly from wording approved by GPAC but with no change in meaning.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 R7
Strategies:
3.2.1 Investigate the availability of funds for establishing a housing rehabilitation
program.
3.2.2 Establish a program of public information and technical assistance to
encourage the continued maintenance of currently sound housing as
neighborhoods age within the City of Diamond Bar.
3.2.3 Utilize available housing rehabilitation/conservation funds to establish a fund
to assist low and moderate households with painting, minor repairs, and
general maintenance.
3.2.4 Work with the State Franchise Tax Board in order to enforce the provisions
of California Revenue and Taxation Code Sections 17299 and 24436.5
which prohibit owners of substandard housing from claiming depreciation,
amortization, mortgage interest, and property tax deductions on State
income tax.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - HOUSING
Revised March, 1992 63
65585.'(a) In the preparation of its housing element, each *** city and county shall consider the
Housing element
guidelines adopted by the department pursuant to Section 50459 of the Health and Safety Code. ** *
guidelines
Those guidelines shall be advisory to each *** city or county in the preparation of its housing
element.
(b) At least 90 days prior to adoption of the housing element, or at least 45 days prior to the
HCD review
adoption of an amendment to this element, the planning agency *** shall submit a draft of the
element or amendment to the department. The department shall review * ** the draft*** and report
its written findings to the planning agency within, 90 days of its receipt of the draft in the case of
an adoption *** or within 45 days of its receipt *** in the case of *** a draft amendment. ***
(c) In the preparation of its findings, the department may consult with any public agency,
HCD consultation
group, or person. The department shall receive and consider any written comments from any
public agency, group, or person regarding the draft or adopted element or amendment under
review.
(d)In its written findings, the departmentshall determine whether the draft element or draft
Substantial
amendment substantially complies with the requirements of this article.
compliance
(e) Prior to the adoption of its draft element or draft amendment, the legislative body shall
consider the findings made by the department. If the department's findings are not available
Local consideration
within the time limits set by this section, the legislative body may act without them.
(f) If the department finds that the draft element or draft amendment does not substantially
Local actions
comply with the requirements of this article, the legislative body shall take one of the following
actions.
(1) Change the draft element or draft amendment to substantially comply with the
requirements of this article.
(2) Adopt the draft element or draft amendment without changes. The legislative body shall
include in its resolution of adoption written findings which explain the reasons the legislative
body believes that the draft element or draft amendment substantially complies with the
requirements of this article despite the findings of the department.
(g) Promptly following the adoption of its element or amendment, the planning agency shall
Copy to HCD
submit a copy to the department.
(h) The department shall, within 120 days, review adopted housing elements or amendments
HCD'sreport
and report its findings to the planning agency.
(Amended by Stats.1983, Ch. 1250. EffectiveJanuary 1,1984; Amended byStats.1984, Ch. 1009;
Amended by Stats. 1990, Ch. 1441.)
65586. Local governments shall conform their housing elements to the provisions of this article on or
Deadline for adoption
before October 1, 1981. Jurisdictions with housing elements adopted before October 1, 1981, in
conformity with the housing element guidelines adopted by the Department of Housing and
Community Development on December 7,1977, and located in Subchapter 3 (commencing with
Section 6300) of Chapter 6 of Part 1 of Title 25 of the California Administrative Code [repealed in
1982], shall be deemed in compliance with this article as of its effective date. A locality with a
housing element found to be adequate by the department before October 1,1981, shall be deemed
in conformity with these guidelines.
(Added by Stats. 1980, Ch. 1143.)
65587. (a) Each city, county, or city and county shall bring its housing element, as required by
Deadline extension
subdivision (c) of Section 65302, into conformity with the requirements of this article on or before
October 1, 1981, and the deadlines set by Section 65588. Except as specifically provided in
subdivision (b) of Section 65361, the Director. of Planning and Research shall not grant an
The Planning, Zoning, and Development Laws • 45
The Planning and Zoning Law
7
extension of time from these requirements. 7d
Judicial standard of (b) Any action brought by any interested party to review the conformity with the provisions of
review this article of any housing element or portion thereof or revision thereto shall be brought pursuant
to Section1085oftheCodeofCivilProcedtire;thecourt'sreviewofcompliancewiththeprovisions
of this article shall extend to whether the housing element or portion thereof or revision thereto
substantially complies with the requirements of this article.
Enforcement of (c) If a court finds that an action of a city, county, or city and county, which is required to be
compliance with consistent with its general plan, does not comply with its housing element, the city, county, or city
judicial action and county shall bring its action into compliance within 60 days. However, the court shall retain
jurisdiction throughout the period for compliance to enforce its decision. Upon the court's
determination that the 60 -day period for compliance would place an undue hardship on the city,
county, or city and county, the court may extend the time period for compliance by an additional
60 days.
(Amended by Stats. 1984, Ch. 1009; Amended by Stats. 1990, Ch. 1441.)
Note: Stats. 1984, Ch. 1009, also reads:
Uncod(fled policy SEC. 44. It is the intent of the Legislature that the term "substantially complies," as used in
subdivision (b) ofSection 65587, be given the same interpretation as was given that term by the court
in Camp v. Board of Supervisors, 123 Cal.App.3d 334, 348.
Policy: 65587.1. (a) The Legislature finds and declares that local policies and programs which increase
increasing housing housing opportunities through a tax-exempt revenue bond program or through a requitement that
opportunities the approval of a housing related project be tied to the provision of assistance for housing are
consistentwith the intentof this article. TheLegislaturefurtherfinds anddeclares that actions which
have the effect ofimpeding or halting such policies andprograms or the directproduction of housing
run contrary to the goals of increased housing opportunities and balanced commercial and
residential development embodied in this article.
(b) Notwithstanding any otherprovision of law, neithera mortgagerevenuebondprogram subject
to subdivision (b) of Section 52053.5 of theHealth and Safety Code noralocal approval, madeprior
to May 1, 1983, of a housing related project shall be invalidated due to the failure or alleged failure
of a city and county to comply with this article, subdivision (c) of Section 65302 of the Government
Code, or any regulations or guidelines adopted pursuant thereto, or any other provision of law
requiring or claimed to require consistency with the housing element of a local general plan. For
purposes of this section, a "housing related project" means (a) a residential project or (b) a
nonresidential project, the local approval of which was conditioned upon the nonresidential
developer (1) developing or rehabilitating or causing to be developed orrehabilitated housing units,
or (2) providing funds for the development or rehabilitation of housing units, or (3) investing in a
mortgage revenue bond program subject to subdivision (b) of Section 52053.5 of the Health and
Safety Code, under a formula or guidelines adopted by the planning commission or local governing
body of the city and county. Forpurposes of this section, "housing relatedproject" shall not include
a project, the construction or development of which requires either the demolition or conversion of
low- or moderate -rental residential units and the local approval of which does not provide for the
replacement of such units and for the maintenance in such units of rents affordable to low- and
moderate -income persons for a period of not less than 20 years.
(Added by Stats. 1982, Ch. 312. Effective June 28, 1982.)
Periodic review and 65588. (a) Each local government shall review its housing element as frequently as appropriate to
revision evaluate all of the following:
(1) The appropriateness of the housing goals, objectives, and policies in contributing to the
attainment of the state housing goal.
(2) The effectiveness of the housing element in attainment of the community's housing goals and
objectives.
(3) The progress of the city, county, or city and county in implementation of the housing element.
.Deadlines for (b) The housing element shall be revised as appropriate, but not less than every five years, to
completing housing reflect the results of this periodic review.
element revisions In order to facilitate effective review by the department of housing elements, local governments
following shall prepare and adopt the first two revisions of their housing elements no later than the ` ..
dates specified in the following schedule, notwithstanding the date of adoption of the housing
46 o The Planning, Zoning, and Development Laws
The Planning and Zoning Law
' eleiner.ts in existence on the effective date of the act which amended this section during the 1983-
,84 session of the Legislature. , ,
Local governments within the regional jurisdiction of the Southern California Association of
Governments: July 1,1984, for the first revision and July 1,1989, for. the second revision.
(2)Localgovernments within theregional jurisdiction oftheAssociationofBayAreaGovernments:
January 1;1985, for. the fust revision, and July 1;1990, for the second revision.
(3) Local governments within the regional jurisdiction of the S anDiego Association of Governments,
-the Council of Fresno County Governments, 'the Kem County Council of Governments, the
Sacramento Council of Governments, and the Association of Monterey Bay Area Governments:
July 1, 1985, for the first revision, and July 1, 1991, for the second revision.
. (4) All other local governments: January 1, 1986, for the first revision, and July 1, 1992, for the
second revision.
(5) Subsequent revisions shall be completed not less often than at five-year intervals following
the second revision.
(c) The review and revision of housing elements required by this section shall take into account
any low-. or moderate -income housing which has been provided or required pursuant to Section
65590.
(d) Thereview pursuant to subdivision (c) shall include, but need notbe limited to, the following:
(1) The number of new housing units approved for construction within the coastal zone after
January 1, 1982.
(2) The number of housing units for persons and families of low or moderate income, as defined
in Section 50093 of the Health . and Safety Code, required to be provided in `new housing
developments either within the coastal zone or within three miles of the coastal zone pursuant to
Section 65590.
-(3) The number of existing residential dwelling units occupied by persons and families of low or
moderate income, as defined in Section 50093 of the Health and Safety Code, that have been
..authorized to be demolished or converted since January 1, 1982, in the coastal zone.
(4) The number ofresidential dwelling units for persons and families of low or moderate income,
as defined in Section 50093 of the Health and Safety Code, that have been required for replacement
or authorized to be converted or demolished as identified in paragraph (3). The location of the
replacement units, either onsite, elsewhere within the locality's jurisdiction within the coastal zone,
or within three miles of the coastal zone within the locality's jurisdiction, shall be designated in the
review.
(Amended by Stats. 1984, Ch. 208. Effective June 20,1984.)
65589. (a) Nothing in this article shall require a city, county, or city and county to do any of the Legal effect
following:
(1) Expend local revenues for the construction of housing, housing subsidies, or land acquisition.
(2) Disapprove any residential development which is consistent with the general plan.
(b) Nothing in this article shall be construed to be a grant of authority or a repeal of any authority
which -may exist of a local government to impose rent controls or restrictions on the sale of real
property-
(c)
roperty(c) Nothing in this article shall be construed to be a grant of authority or a repeal of any authority
which may exist of a local government with respect to measures that may be undertaken or required
by a local government to be undertaken to implement the housing element of the local general plan.
(d) The provisions of this article shall be construed consistent with, and in promotion of, the
statewide goal of.a sufficient supply of decent housing to meet the needs of all Californians.
(Added by Stats. 1980, Ch. 1143.)
65589.3In any action filed on or after January 1, 1991, taken to challenge the validity of a housing Rebuttable
element, there shall be a rebuttable presumption of the validity of the element or amendment presumption
if, pursuant to Section 65585, the department has found that the element or amendment
substantially complies with the requirements of this article.
(Added by Stats. 1990, Ch. 1441.)
65589.5. (a) The Legislature finds all of the following: Legislative findings
(1) The lack ofaffordable housing is a critical problem -which threatens the economic,
environmental, and social quality of life in California.
(2) California housing has become the most expensive in the nation. The excessive cost of the
The Planning, Zoning, and Development Laws • 47
The Planning and Zoning Law
48 • The Planning, Zoning, and Development Laws
r
• state's housing supply is partially caused by activities and policies of many local governments
which limit the approval of affordable housing, increase the cost of land,for affordable .
housing, .'and require that high fees -and exactions be paid by producers of potentially _.
affordable housing. r ,
(3) Among the consequences of those actions are discrimination against low-income and
minority households, lack of housing to support employment growth, imbalance in jobs and
housing, reduced mobility, urban sprawl, excessive commuting, and air quality deterioration.
(4) Many local governments do not give adequate attention to the economic, environmental,
and social costs of decisions which result in disapproval of affordable housing projects,
reduction in density of affordable housing projects, and excessive standards for affordable
housing projects.
State policy
(b) It is the policyof the state that a local governmentnot reject or make infeasible affordable
housing developments which contribute to meeting the housing need determined pursuant to
this article without a thorough analysis of the economic, social, and environmental effects of
the action and without meeting the provisions of subdivision (c).
Prime agricultural
(c) The Legislature also recognizes that premature and unnecessary development of
lands policy
agricultural lands to urban uses continues to have adverse effects on the availability of such
lands for food and fiber production and on the economy of the state. Furthermore, it is the
policy of the state that development should be guided away from prime agricultural lands;
therefore, in implementing this section, local jurisdictions should encourage, to the maximum
extent practicable, in filling existing urban areas.
Findings when
(d) A local agency shall not disapprove a housing development project affordable to low -
housing projects are
and moderate -income households or condition approval in a manner which renders the
prohibited
project infeasible for development for the use of low- and moderate -income households unless
it rinds, based upon substantial evidence, one of the following:
(1) The jurisdiction has adopted a housing element pursuant to this article and the
development project is not needed for the jurisdiction to meet its share of the regional housing
need of low-income housing.
(2) The development project as proposed would have a specific, adverse impact upon the
public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact without rendering the development unaffordable to low- and mod-
erate -income households.
(3) The denial of the project or imposition of conditions is required in order to comply with
specific state or federal law, and there is no feasible method to comply without rendering the
development unaffordable to low- and moderate -income households.
(4) Approval of the development project would increase the concentration of lower income
households in a neighborhood that already has a disproportionately high number of lower
income households and there is no feasible method of approving the development at a different
site, including those sites identified pursuant to paragraph (1) of subdivision (c) of Section
65583, without rendering the development unaffordable to low -and moderate -income
households.
(5) The development project is proposed on land zoned for agriculture or resource
preservation which is surrounded on at least two sides by land being used for agricultural or
resource preservation purposes, or which. does not have adequate water or wastewater
facilities to serve the project.
(6) The development project is inconsistent with the jurisdiction's general plan land use
designation as specified in any element of the general plan as it existed on the date the
application was deemed complete, and the jurisdiction has adopted a housing element
pursuant to this article.
Compliance with
(e) Nothing is this section shall be construed torelieve the local agency from complying with
other statutes
the provisions of the Congestion Management Program required by Chapter 2.6 (commencing
with Section 65088) of Division 1 of Title 7 of the Government Code or the provisions of the
California Coastal Act, Division 20 (commencing with Section 30000) of the Public Resources
Code. Neither shall anything in this section be construed to relieve the local agency from
making one or more of the findings required pursuant to Section 21081 of the Public Resources -
Code or otherwise complying with the California Environmental Quality Act, Divisions 13
(commencing with Section 21000) of the Public Resources Code.
48 • The Planning, Zoning, and Development Laws
The Planning, Zoning, and Development Laws • 49
The Planning and Zoning Law
" (f)149thing in this section shall be construed to prohibit a local agency from requiring the`
Local policies and
.development project to comply with development standards and policies appropriate to and : =
: exackans • -,
SIP
consistent with meeting the quantiried objectives relative to the development of housing; as ,='
required in the housing element pursuant to subdivision (b) of Section 65583. Nor. shall
anything in this section be construed to prohibit a local agency from imposing fees and other
exactions otherwise authorized by law which are essential to provide necessary public services
and facilities to the development project.
(g) This section shall be applicable to charter cities, because the Legislature finds that the
Charter cities
lack of affordable housing is a critical statewide problem....
(h) The following definitions apply for the purposes of this section:
Definitions
(1) 19Feasible" means capable of being accomplished in a successful manner within a
reasonable period of time taking into account economic, environmental, social, and techno-
logical factors.
(2) "Affordable to low- and moderate -income households" means at least 20 percent of the
total units shall be sold or rented to lower income households, as defined in Section 50079.5
of the Health and Safety Code, and the remaining units shall be sold or rented to either lower
income households or persons and families of moderate income as dermed in Section 50093 of
the Health and Safety Code. Housing units targeted for lower income households shall be
made available at a monthly housing cost that does not exceed 30 percent of 60 percent of area
median income with adjustments for household size made in accordance with the adjustment
factors on which the lower income eligibility limits are based. Housing units targeted for
persons and families of moderate income shall be made available at a monthly housing cost
that does not exceed 30 percent of 100 percent of area median income with adjustments for
household size made in accordance with the adjustment factors on which the moderate income
eligibility limits are based. "Area median income" shall mean area median income as
periodically established by the Department of Housing and Comm unity Development pursuant
to Section 50093 of the Health and Safety Code. The developer shall provide sufficient legal
commitments to ensure continued availability of units for the lower income households in
accordance with the provisions of this subdivision for 30 years.
IS
(3) "neighborhood" means a planning area commonly identified as such in a community's
planning documents, and identified as a neighborhood by the individuals residing and
working within the neighborhood. Documentation demonstrating that the area meets the
definition of neighborhood may include a map prepared for planning purposes which lists the
name and boundaries of the neighborhood.
(i) If any city, county, or city and county denies approval or imposes restrictions, including
Burden of proof
a reduction of allowable densities or the percentage of a lot which may be occupied by a
building or structure under the applicable planning and zoning in force at the time the
application is deemed complete pursuant to Section 65943, which have a substantial adverse
effect on the viability -or affordability of a housing development affordable to low- and
moderate -income households, and the denial of the development or the imposition of restrictions
on the development is the sub jest of a court action which challenges the denial, then the burden
of proof shall be on the local legislative body to show that its decision is consistent with the
.
findings as described in subdivision (c).
Q) When a proposed housing development project complies with the applicable general plan,
zoning, and development policies in effect at the time that the housing development project's
application is determined to be complete, but the local agency proposes to disapprove the project
F
or to approve it upon the condition that the project be developed at a lower density, the local agency
shall base its decision regarding the proposed housing development project upon written findings
supported by substantial evidence on the record that both of the following conditions exist:
*** (1) The housing development project would have a specific, adverse impact upon the public
health or safety unless the project is disapproved or approved upon the condition that the project be
developed at a lower density.
*** (2) Thereis no feasible method to satisfactorily mitigateoravoid the adverse impactidentified
pursuant to ** paragraph (1), other than the disapproval of the housing development project or
the approval of the project upon the condition that it be developed at a lower density.
(Added by Stats. 1982, Ch. 1438; Amended by Stats. 1990, Ch. 1439.)
The Planning, Zoning, and Development Laws • 49
The Planning and Zoning Law
Action to challenge: _ ':
65589.6. In any action taken to challenge the validity of a decision by a city, county, orcity and county
validlty.ofproject
-to disapproveaprojectorapproveaprojectupon thecondition that itbedevelopedatalowerdensity
approvalldisapproval
-pursuant to Section 655895, the city, county, or city and county shallbear the burden of proof that
its decision has conformed to all of the conditions specified in Section 65589.5:
.-; .-' •(Added by Stats 1984, Ch. 1104.)
Affordable housing
65589.8. A local government which adopts a requitement in its housing element that a housing
development contain a fixed percentage of affordable housing units; shall permit a developer to
satisfy all orapordonof thatrequirementbyconstrucdngrentalhousing ataffordablemonthlyrents,
as determined by the local government.
Nothing in this section shall be construed to expand or contract the authority of a local government
to adopt an ordinance, charter amendment, or policy requiring that any housing development
contain a fixed percentage of affordable housing units.
(Added by Stats. 1983, Ch. 787.)
Article 10.7. Low- and Moderate -Income Housing Within the Coastal Zone
Requirements for 65590. (a) In addition to the requirements of Article 10.6 (commencing with Section 65580), the
housing provisions and requirements of this section shall apply within the coastal zone as defined and
delineated in Division 20 (commencing with Section 30000) of the Public Resources Code. Each
respective local government shall comply with the requirements of this section in that portion of its
jurisdiction which is located within the coastal zone.
Replacement housing. (b) The conversion or demolition of existing residential dwelling units occupied by persons and
families oflow or moderate income, as defined in Section 50093 ofthe Health and Safety Code, shall
not be authorized unless provision has been made for the replacement of those dwelling units with
units for persons and families of low or moderate income. Replacement dwelling units shall be
located within the same city or county as the dwelling units proposed to be converted or demolished.
The replacement dwelling units shall be located on the site of the converted or demolished structure
or elsewhere within the coastal zone if feasible, or, if location on the site or elsewhere within the
coastal zone is not feasible, they shall be located within three miles of the coastal zone. The
replacement dwelling units shall be provided and available for use within three years from the date
upon which work commenced on the conversion or demolition of the residential dwelling unit. In
the event that an existing residential dwelling unit is occupied by more than one person or family,
the provisions of this subdivision shall apply if at least one such person or family, excluding any
dependents thereof, is of low or moderate income.
Forpurposes of this subdivision, a residential dwelling unit shall be deemed occupied by a person
or family of low or moderate income if the person or family was evicted from that dwelling unit
within one yearprior to the filing of an application to convertor demolish the unit and if the eviction
was for the purpose of avoiding the requirements of this subdivision. If a substantial number of
persons or families of low or moderate income were evicted from a single residential development
within one yearpriorto the filing of an application to convertor demolish thatstructure, the evictions.
shallbepresumed to have been for the purpose of avoiding the requirements of this subdivision and
the applicant for the conversion or demolition shall bear the burden of proving that the evictions
were not for the purpose of avoiding the requirements of this subdivision.
The requirements of this subdivision for replacement dwelling units shall not apply to the
following types ofconversion ordemolition unless thelocalgovernmentdetermines thatreplacement
of all or any portion of the converted or demolished dwelling units is feasible, in which event
replacement dwelling units shall be required:
(1) The conversion or demolition of a residential structure which contains less than three dwelling
units, or, in the event that a proposed conversion or demolition involves more than one residential
structure, the conversion or demolition of 10 or fewer dwelling units.
(2) The conversion or demolition of a residential structure for purposes of a nonresidential use
which is either "coastal dependent," as defined in Section 30101 of the Public Resources Code, or
"coastal related," as defined in Section 30101.3 of thePublicResourcesCode. However, thecoastal-
dependent or coastal -related use shall be consistent with the provisions of the land use plan portion
of the local government's local coastal program which has been certified as provided in Section
30512 of the Public Resources Code. Examples of coastal -dependent or coastal -related uses
50 • The Planning, Zoning, and Development Laws
The Planning and Zoning Law
;iincicde, but are not limited to, visitor -serving commercial .or recreational facilities, coastal-
. -dependent industry, or boating or harbor facilities.
(3)Theconversion ordemolitionofaresidential structure located within theJunsdiction ofalocal
government which has within the area encompassing the coastal.zone, and three miles inland
therefrom, less than 50 acres, in aggregate, of land which is vacant, privately owned and available
for residential use.
(4) The conversion or demolition of a residential structure located within the jurisdiction of a local
government which has established a procedure under which an applicant for conversion or
demolition willpay an in -lieu fee into a program, the various provisions of which, in aggregate, will
resultin thereplacementof the numberof dwelling units which would otherwise have been required
by this subdivision. As otherwise required by this subdivision, the replacement units shall, (i) be
located within the coastal zone if feasible, or, if location within the coastal zone is not feasible, shall
be located within three miles of the coastal zone, and (ii) shall be provided and available for use
within three years from the date upon which work commenced on the conversion or demolition.
The requirements of this subdivision for replacement dwelling units shall not apply to the
demolition of any residential structure which has been declared to be a public nuisance under the
provisions of Division 13 (commencing with Section 17000) of the Health and Safety Code, or any
local ordinance enacted pursuant to those provisions.
For purposes of this subdivision, no building, which conforms to the standards which were
applicable at the time the building was constructed and which does not constitute a substandard
building, as provided in Section 17920.3 of the Health and Safety Code, shall be deemed to be a
public nuisance solely because the building does not conform to one or more of the current
provisions of the Uniform Building Code as adopted within the jurisdiction for new construction.
(c) The conversion or demolition of any residential structure for purposes of a nonresidential use
which is not "coastal dependent", as defined in Section 30101 of the Public Resources Code, shall
notbe authorized unless the local government has first determined that a residential use is no longer
feasible in that location. If a local government makes this determination and authorizes the
conversion or demolition of the residential structure, it shall require replacement of any dwelling
units occupied by persons and families of low or moderate income pursuant to the applicable
provisions of subdivision (b).
(d) New housing developments constructed within the coastal zone shall, where feasible, provide
housing units for persons and families of low or moderate income, as defined in Section 50093 of
the Health and Safety Code. Where itis not feasible to provide these housing units in aproposed new
housing development, the local government shall require the developer to provide such housing, if
feasible to do so, at another location within the same city or county, either within the coastal zone
or within three miles thereof. In order to assist in providing new housing units, each local
government shall offer density bonuses or other incentives, including, but not limited to, modifi-
cation of zoning and subdivision requirements, accelerated processing of required applications, and
the waiver of appropriate fees.
(e) Any determination of the "feasibility" of an action required to be taken by this section shall
be reviewable pursuant to the provisions of Section 1094.5 of the Code of Civil Procedure.
(f) The housing provisions of any local coastal program prepared and certified pursuant to
Division 20 (commencing with Section 30000) of the Public Resources Code prior to January 1,
1982, shall be deemed to satisfy all of the requirements of this section. Any change or alteration in
those housing provisions made on or after January 1, 1982, shall be subject to all of the requirements
of this section.
(g) As used in this section:
p) "Conversion" means a change of a residential dwelling, including a mobilehome, as defined
in Section 18008 of the Health and Safety Code, or a mobilehome lot in a mobilehome park, as
defined in Section 18214 of the Health and Safety Code, or a residential hotel as defined in paragraph
(1) of subdivision (b) of Section 50519 of the Health and Safety Code, to a condominium,
cooperative, or similar form of ownership; or a change of a residential dwelling, including a
mobilehome, or a mobilehome lot in a mobilehome park, or a residential hotel to a nonresidential
use.
(2) "Demolition" means the demolition of a residential dwelling, including a mobilehome, as
defined in Section 18008 of the Health and Safety Code, or a mobilehome lot in a mobilehome park,
as defined in Section 18214 of the Health and Safety Code, or a residential hotel, as defined in
Shift in use
New housing
construction
Judicial standard of
review
Grandfathering
Definitions
The Planning, Zoning, and Development Laws - 51
rte: n,T
.fG !o -%•'kms ;b r. F'Fyw°J,Yre}�-... ..'�''.rr�+~7`r�.",' M�'—C.��x;t� "'-Fk�
The Planning and ZanilngLaw
52 - The Planning, Zonfiig,-and Development Laws
4.
paragraph (1) of subdivision(b) of Section 50519 of the Health and Safety Code, which has not been
declared to be a public nuisance under Division 13 (commencing with Section 1700 of the Health
and'Safety Code or any local ordinance enacted pursuant to those provision S."
(3) "Feasible" means capable of being accomplished in a successful manner er within a reasonable
period of time, taking into account economic, environmental, social, and technical factors. - :- --
Compliance
(h) With respect to the requirements of Sections 65583 and 65584, compliance with the
requirements of this section is not intended and shall not be construed as any of the following:
(1) A statutory interpretation or determination of the local government actions which may be
necessary to comply with the requirements of those sections; except that compliance with this
section shall be deemed to satisfy the requirements of paragraph (2) of subdivision (c) of Section
65583 for that portion of a local government's jurisdiction which is located within the coastal zone.
(2) A limitation on the program components which may be included in a housing element, or a
requirement that a housing element be amended. in order to incorporate within it any specific
provision of this section or related policies. Any revision of a housing element pursuant to Section
65588 shall, however, take into account any low- or moderate -income housing which has been
provided or required pursuant to this section.
- (3) Except as otherwise specifically required by this section, a requirement that a local
government adopt individual ordinances or programs in order to implement the requirements of this
section.
Authority
(i) No provision of this section shall be construed as increasing or decreasing the authority of a
local government to enactordinances or to take any otheraction to ensure the continued affordability
of housing.
Fees
0) Local governments may impose fees upon persons subject to the provisions of this section to
offset administrative costs incurred in order to comply with the requirements of this section.
Legislative intent
(k) This section establishes minimum requirements for housing within the coastal zone for
persons and families of low or moderate income. It is not intended and shall not be construed as a
limitation or constraint on the authority or ability of a local government, as may otherwise be
provided by law, to require or provide low- or moderate -income housing within the coastal zone
which is in addition to the requirements of this section.
(Amended by Stats. 1982, Ch. 1246.)
Two Sections 65590
Note: The Legislature adopted an additional Section 65590 (see following). Both Sections 65590
remain in effect.
Application of section
65590.1. Any local government which receives an application as provided in Section 30600.1 of the
Public Resources Code to apply the requirements of Section 65590 to aproposed development shall
apply these requirements within 90 days from the date on which it has received that application and
accepted it as complete. In the event that the local government has granted final discretionary
approval to the proposed development, or has determined that no such approval was required, prior
to receiving the application, it shall, nonetheless, apply the requirements and is hereby authorized
to conduct proceedings as may be necessary or convenient for the sole purpose of doing so.
(Added by Stats. 1982, Ch. 43. Effective February 17,1982.)
52 - The Planning, Zonfiig,-and Development Laws
4.
CITY OF DIAMOND BAR
INTEROFFICE MEMORANDUM
TO: Chairman and Planning Commissioners
FROM: James DeStefano, Community Development
SUBJECT: Review of the General Plan - Circulation
Elements
MEETING DATE: May 11, 1992
DATE: May 7, 1992
and Housin"
The Planning Commission began the public hearing process and its
review of the General Plan on April 13, 1992. Since that time, the
Commission has reviewed and approved the Plan for Public Services
and the Plan for Resource Management. The Commission has reviewed
the Plan for Public Health and Safety and conducted an initial
hearing on the Plan for Physical Mobility (Circulation Element).
The purpose of the May 11, 1992, public hearing is to continue
public review of the entire General Plan with specific emphasis on
the Plan for Physical Mobility (Circulation Element) and the Plan
for Community Development (Housing Element)..
Recommendation
It is recommended that the Planning Commission re -open the public
hearing on the General Plan, receive testimony on and review the
Plan for Physical Mobility and the Plan for Community Development,
approve specific elements and continue the public hearing to May
18, 1992.
Plan for Physical Mobility
The Plan for Physical Mobility was introduced for review on May 4,
1992. Review of the Plan has been continued to May 11, 1992, in
order for the Planning and Traffic & Transportation commissions to
conduct a joint study session on the Circulation Element.
Background data on the Plan and Study Session Agenda is attached.
Housing Element
The Housing Element is a comprehensive assessment of current and
projected housing needs for all segments of the city and all
economic groups. The Element embodies policy for the provision of
adequate housing. The Housing Element has been prepared in
accordance with State Law as have all other components of the
General Plan. Housing is a matter of Statewide policy and
7
r,.........J...u:J...�... _..�a.s..�.,..: J.1::_..:i�lw':a.i...�a.ss:+�1..n:_.�-aJu:_u_.-._.__...r_....... ... r. .. _........_...:.i......_._�.�.._•___...__..�...._-....� _.�.. _..._.... +....�. ... _.._..c .._.�...., .._ .. ..
accordance with State Law as
General Plan. Housing is a
therefore, specific provisions
goals must be addressed.
have all other components of the
matter of Statewide policy and
for compliance with State housing
The purpose of the housing section of the Plan for Community
Development is to identify local housing problems and needs and to
identify measures to mitigate or alleviate the :problems. and needs
for all economic segments of the community. This is the only
element of the General Plan required by State Law to contain
specific, measurable objectives. The Housing Element contains an
extensive assessment of issues, opportunities, housing conditions,
needs, resources and constraints.
The Southern California Association of Government (SCAG) has
prepared a Regional Housing Needs Assessment (RHNA). the RHNA
estimates the total projected need for housing in the region and
specific share each city must provide. Based upon the
calculations, the City of Diamond Bar is required to develop and
implement policies which will permit and effectuate housing over
the next five (5) years as follows:
Units Income range
117 very low
182 low
144 moderate
338 upper
781
State goals are an integral part of the Housing Element. The State
Department of Housing and Community Development (HCD) reviews local
housing elements for compliance with state law. HCD has reviewed
our element and offered comments. HCD provides suggestions for
changes, however, we are not required to make changes based upon
HCD's analysis. In fact, although the law has been in effect for
many years, only 21 percent of the 509 cities and counties in the
State have elements in compliance with State Law. The State cannot
force local governments to make changes unless the Attorney General
decides to litigate the city. Most cities are clearly not
interested or motivated to implement state housing goals,
preferring to, at best, push the problem to another community or,
worse, ignore the housing needs of the State.
Diamond Bar is not unique in developing a plan which focuses our
attention on preservation of our lower density residential
community. The GPAC has established the maximum density for
residential development at 12 units per acre. Although many
programs have been developed at such densities, it is clear that
the most successful means of providing housing for all segments of
our community is to raise density.
2
The City must decide now and if it desires to,fulfill its role in
the promotion, development and retention of housing for all income
levels.
The General Plan text provides an excellent resource for
understanding our current housing conditions and GPAC
recommendations for the future. Please review the attached GPAC
approved Housing Element. Please, also review the relevant
sections of the Master Environmental Assessment and the Master
Environmental Impact Report. Additionally, please find attached
copies of HCDfs comments on our Draft Housing Element, the State
Guidelines, and information from the State Office of Planning and
Research on the Housing Element.
Attachments: Review by California Department of Housing &
Community Development
State of California General Plan Guidelines as
pertains to the Housing Element
Office of Planning and Research: The Required
Elements of the General Plan - Housing Element
3
i;
PLAN U, FOR COMMUNITY DEVELOPMENT
A. LAND USE I
INTRODUCTION
|nthe two years since Diamond Bar incorporated, the community has been involved in aemu|
searching exercise, assessing the City's strengths and weaknesses. However, ageneral plan must
bemore than just inventories; and analysis. |fitiototruly bmogeneral plan, it must be a strategic
planning document, based on a preferred vision of the future. This vision mustbe more than just
an idea of what the community collectively thinks the future willwillbe, it requires leadership,
commitment, and determination by the community to work toward the future it truly wants to
eohiano.
Aaucoosafu| Qenone| plan provides policies and strategies to enable the oonnnnunhv to achieveits
of the future' It also identifies potential impediments to achieving this future, and
establishes strategies to eliminate or minimize the impediments. <3enanal plan policies are ebddge
for present residents to reach their vision of the future. The degree to which the policies are
muooeaofu| depend largely onthe framework within which they are developed. The [}�arn0nd Bar
General Plan consists offour main elements with several topics in each element. This document
is the Plan for Community Development, which addresses issues, policies, and programs related
to Land Use and Housing.
Planning for the ofland in
dimensional jigsaw puzzle. Each "piece" of land has unique opportunities and constraints, but may
also have many needs or conditions that are shared by surrounding pieces, such as utilities, fire
protection, and noise. Each piece must be weighed individually, as well as together with
surrounding pieces as an integrated whole. Finally, all pieces must be weighed to . gether to assure
that their combined pattern best fulfills the short- and long-term needs of the community. The
The Land Use and Housing sections of the Plan for Community Development will be presented and reviewed by the
Planning Commission and City Council separately prior to review mthe Housing Element uvthe State Department of
Housing and Community Development. The two sections will uvcombined prior u,the first official public hearing on
the General Plan.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28'1g92and Mach 30,1e92 H
Plan for Community Development of the General Plan provides a framework to unify and organize
these "pieces" around several central themes, so that development of remaining open land will
enhance these themes and strengthen Diamond Bar's community identity.
B. LEGAL REQUIREMENTS
California law requires that each city and county prepare and adopt a comprehensive, long term
general plan for its physical development. Government Code Section 65302(a) requires that local
general plans include a land use element as part of the required general plan. This requirement is
intended to ensure that communities achieve and maintain a logical land use pattern, as well as
standards for population density and development intensity which is consistent with community
goals and objectives. Thus, the land use element has the broadest scope of the general plan
elements required by State law.
C. EXISTING CONDITIONS
Diamond Bar is located at the junction of two major southern California freeways (57 and 60) in
the southeastern corner of Los Angeles County. Although touted as one of the first planned
communities in the west, it developed mainly as individual detached single family residential tracts,
with a minimal amount of commercial and other non-residential uses.
The City incorporated in 1989, after developing under the jurisdiction of Los Angeles County for
almost 30 years. Historical patterns of development under the County have created isolated multi-
family areas, small commercial centers with limited access, and a general fragmentation of uses
in the City.
1. RESIDENTIAL USES
Diamond Bar is comprised of rolling hills and valleys between rapidly urbanizing freeway corridors
(west and north) and the undisturbed Tonner Canyon (east and south). According to the California
Department of Finance, the City has a total of 17,664 dwelling units that presently house a
population of 53,672 residents (1990). The City is primarily residential, with 4,952 acres (52
percent) of, the land developed for housing. Single family detached units represent the majority
of the City's housing stock (12,589 units or 71.3 percent). The remaining 5,060 units are
attached (multi -family) units with 4,132 condominiums (23.3 percent), 649 apartments (3.7
percent), and 294 mobile homes 0.7 percent). Approximately 616 of the single family units (5
percent) are on large, "rural" residential lots (one acre or more). In general, development densities
are greater in the flatter portions of the City (west), while larger lots predominate in the upland
areas (east).
Along the 57 and 60 freeway corridors, single family lots are generally under 10,000 square feet.
Detached single family development in these areas have been built at 5-8 dwelling units per acre,
which represents over half of the City's entire housing stock. While single family development
predominates, multi -family projects can be found along Diamond Bar Boulevard, south of Grand,
and on Golden Spring Drive, north of Diamond Bar Boulevard. These developments usually occupy
small sites along major roadways, and are built at 10-20 units per acre. The more dense multi -
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 19924fgd#ptfl #t;g$ I-2
family projects (16 units per acre) are'older condominiums approved Los
eles
Countyprior 1ohloorporat�xm. This xvestarnho�ofthe Cbvgenerallycontainsthe'kder housing,
ng.
built inthe1960'sand early70's. TheCity also has four apartment complexespcomplexesof'—moderate
density (1[).S-16'��unba per acre), with most located on' major arterials such as Diamond Bar
Boulevard.
Typical ofmost affluent suburban communities in hillside areas, lot size, unit size, and unit price
in Diamond Bar Qeneme|k/ increase with the dmorao of slope. East of Diamond Bar Boulevard,
development density (units/acre) decreases aolot size increases. "The Country", m private gate -
guarded community, contains 616 homes and occupies 855.5 acres along and just vveotofthe
ridge separating the City from Tonner Canyon. Here, lots rnaybeseveral acres or ' more, depending
onthe severity ofthe slope.
2. NON-RESIDENTIAL USES
Non-residential uses comprise 1,867 acres or 19.5 percent of'the City's land area. Commercial
uses occupy 182 acres (l'9percent oftota|). mainly located along Diamond Bar Boulevard and
portions of Golden Springs Drive/Colima Road. Office uses occupy approximately14gaorem'vvbh
amajor 11D -acre corporate office complex located just east of the southern intersection of the 57
and 60 freeways; this Gateway Corporate Center is presently !aoe than half completed.
Approximately 84acres ofindustrial/business park uses are located along Brea Canyon Road, north
of Lvnomnin0 Avenue' Parks, public fuoiUtieo, open space, and roads occupy the remaining 1,463
acres (78.4 percent).
The building areas shown in Table 1are for existing commercial, office, and business o�u�
wereen� �r� calculated based on samples of shopping oantomG, office parks, and
|nduathol parks within Diamond Bar. Building area can be estimated based on Floor Area Ratio
(FAR), or the ratio of building area in square feet divided by the total area of the site (in square
feet). For example, a building with 17,500 square feet on a 1 aona site (48,500 square feet) has
on FAR of 0'40 (17,5Q(}divided by 43,560). Local leasing companies were contacted to obtain
total site and building Wquarefootages' Detailed data on local FARS was not available, because
most shopping centers support a variety of commercial, office, and/or business park uses.
However, oee|eotive but representative survey oflocal centers indicates the following FARoare
most applicable to Diamond Bar uses, and can be considered representative for planning purposes:
Commercial = 0'24, Office = O'38,and Business Park = 0'32.
Other major, land uses include the Diamond Bar Golf Course (178 acres), schools
(158 acres), and parks (109 acres). At present, there are 2,784 acres of vacant open land
potentially available for development and/or preservation. The largest parcel Vfvacant land iathe
Tres Hernnanos property, at the northeast corner of the City, between Grand Avenue and the
P (60) Freeway. *
within Diamend I3aF by the GeReFal P!aFi AdyiS9Fy Gemmittee (GRAG), while Figure 1 shows the
location of existing land uses within Diamond Bar. -GPAC 4-14-92
3. SPHERE OpINFLUENCE
The City of Diamond Bar's sphere of influence, as presently approvedby the Los Angeles County
Local Agency Formation Commission (LAACO), encompasses 3,581 acres immediately south of
the City limits to the Los Angeles/Orange County border. This sphere area represents the middle
'
CITY OF DIAMOND BAR PLAN FOR COMMUNITY 7VELOPMENT - LAND U I
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portion of Tonner Canyon, an undeveloped northeast/southwest trending wooded canyon. This
portion of the canyon is presently owned by the Boy Scouts of America and utilized for their
Firestone Boy Scout Reservation. The Scout Reservation is an unimproved camping facility, and
the only improved uses in the canyon are scattered campground support buildings, a water tower
on the southern ridge, and a commercial radio tower on the northern ridge.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992sfflE33filiptl3i{ I-4
Table 1-1
City -Wide Land Use (1990)
Rural/Hillside
855.5
616
17.3
8.9
Single Family
3656.8
11,973
73.3
38.2
Multi -Family
440.1
5,075
8.9
4.6
Condominiums
350.2
4,132
7.1
3.7
Apartments
67.8
649
1.4
0.7
Mobile Homes
22.1
294
0.5
0.2
Residential Subtotal 4,952.4 17,664 100.0 .9il -7
Commercial
181.8 1,901,000
9.7
1.9
Office
138.5 2,293,000
7.4
1.4
Business Park
83.6 1,165,000
4.5
0.9
Public Facilities
211.7
11.3
2.2
Parks/Recr/Open Space
464.2
24.9
0.5
Fwys/Major Roads
787.1
42.2
8.2
Non -Residential Subtotal
1,866.9 5,359,000 100.0 19.5
Vacant Land 2,763.7 0 28.8
TOTAL 9,583.0 100.0
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992 1-5
Figure 1-1 Existing Land Uses
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992>atipriia' I-6
D. COMMUNITY DEVELOPMENT ISSUES
The four major land use issues identified in the Opportunities and Constraints section of the
Existing Setting Report are: 1) land use mix (including open space and economic implications); 2)
capacities of the natural and man-made environment to accommodate growth (infrastructure and
service costs); 3) City image, including community design and land use compatibility); and 4) local
versus regional needs and short-term versus long-term solutions (especially concerning circulation).
1. LAND USE MIX
a. Open Space
The preservation of open spaces, especially hillside areas, is a major policy decision facing the City
of Diamond Bar. There are several significant open or hillside areas left in the City, but they are
under increasing pressure to develop. A major issue that must be addressed involves the status
of restrictions against buildings previously approved by the County. Some of these open space
areas were precluded from development as a condition of approval for an adjacent tract. Often,
these areas were calculated as the open space requirement for the adjacent development, even
though the County did not accept dedication. In some instances, additional density was granted
to the adjacent development in exchange for retaining these areas as open space. These areas
were often dedicated for environmental reasons or because they had physical constraints, and
would create high maintenance costs to the County or high development costs to the owner. As
land becomes more valuable (more costly) in Diamond Bar, these higher costs become less of a
restriction to development. It can be expected that the City will be asked to reconsider
development of some of these lands previously designated as open space. Whether or not these
open space. areas are allowed to develop is thus a policy issue for the City rather than a property
right.
Individual property owners with large, hillside lots may also wish to re -subdivide their lots and
increase the number of allowable units. The individual property owner would reap an economic
benefit, and more individuals would have access to hillside lots. However, there would be a
decrease in the actual, and perceived, amount of open space that characterizes the community.
There are also different forms of open space. For example, a tract might grade a slope to create
a pad of homes and a recreation area. While the natural, passive open space area is lost, a man-
made, active open space is created. In each case, the City must decide what.type of open space
best captures the community vision it wishes to create, while recognizing the interdependency of
such factors as maintenance and fire protection costs.
ISSUE ANALYSIS: The City should preserve a majority of its remaining open land.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992i>uiird�tiptilt� I-7
b. Economics
The City presently has a modest budget with a small operating reserve. However, municipal costs
generally tend to increase faster than revenues, and service needs can be expected to increase
faster than services can be provided. Therefore, the City should control service costs while
seeking ways to increase .City revenues. City governments have only two ultimate sources of
revenue:_ local_ residents and businesses. From these sources, cities derive property taxes from
both but sales tax revenues from only local businesses.
The City could attempt to increase property tax revenues. While resale and new houses in the
City command fairly high prices (slightly over $300,000), market research shows that home prices
must exceed half a million dollars before property tax revenues approach municipal costs for
service. In addition, after the passage of Proposition 13 in 1978, cities receive a much lower
proportion of their revenues from local property taxes. Available data also indicates that lower
priced single family, condominiums, and other attached multi -family housing cost proportionately
more for services than they generate revenues.
A second source of additional revenue to the City would be in sales taxes generated by expanded
or new local businesses. In general, market research shows that retail commercial uses generate
significantly positive municipal revenues compared to costs. By comparison, business park uses
generally "break even", while office uses cost more to serve than the revenues they produce for
a City.
The third source of additional revenues for the City would be a new or higher user fees, taxes, or
service assessments. There are a variety of such charges available to cities that can be applied
to either residents and/or businesses.
For these reasons, economic factors are closely tied to land use decisions; the amount and variety
of non-residential (especially commercial) uses allowed in the City will largely define its revenue
options as it determines the types of services it can provide for its residents. Aside from property
taxes and per capita subventions, sales taxes are often the largest source of municipal revenues.
However, the post Proposition 13 pendulum may swing some other way in the future, and it is
important for the City to make sound land use decisions base -d -on the long-term quality of the
living environment, rather than solely on the economic benefits of unpredictable market trends.
There are four fundamental marketing strategies that cities typically employ, relative to commercial
land, to generate positive municipal revenues/costs. Cities can choose attract low to middle range
shoppers, or they may decide to focus on upper or high-end buyers. Depending on location, cities
can also choose between attracting local buyers, or exploit more regional shoppers. Fortunately,
Diamond Bar can take advantage of all of these marketing strategies to maximize its economic
diversity. The City could develop an area with good freeway visibility and access for high-end
specialty commercial and office uses. These uses could attract local but also a considerable
amount of regional shoppers as well. High end office uses could also be located nearby to support
these commercial uses. There are also several large shopping centers in the City with good
freeway visibility and access which can support regional, freeway -serving, or community
commercial uses. Smaller shopping centers located on major streets within the developed portions
of Diamond Bar should be oriented mainly for local use. The City also has the potential to take
advantage of regional mid-range shopping opportunities in the undeveloped northeastern portion
of the City, along the Pomona freeway.
ISSUEANALYSIS. There is a need to encourage a variety of new or expanded
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992i5�ctf#i.$2 (-$
commercial uses and other non-residential development, as well as
investigate other funding mechanisms, to help finance City services.
2. CAPABILITIES OF THE NATURAL AND MAN-MADE ENVIRONMENT
a. Natural Resources
Events of this decade have highlighted our limited regional resources, such as air quality,
water, and solid waste disposal. As a new city, Diamond Bar needs to establish its own
position on these environmental issues. Although the City is largely built out, additional
growth could place unacceptable limits on sensitive or scarce resources.
Issue Analysis: There is a need for the City to plan for growth in ways that protect
and foster natural resources and the environment.
b. Infrastructure capabilities
At present, the City has a fairly new infrastructure system and operates its services with
a slight surplus of revenues. However, as the City ages, maintenance and service costs
go up faster than municipal revenues increase at a similar ratio. The current mix of land
uses within the City is insufficient to adequately fund long-range capital and operating
needs.
ISSUE ANALYSIS: There is a need to plan now for the maintenance of existing
facilities, fund new facilities, and support future services to continue
the high. quality of life in Diamond Bar.
3. CITY IMAGE
a. Master Planned Community
A major land use issue in Diamond Bar's vision of the future is the overall image the
community wishes to achieve. In certain respects, Diamond Bar presents opportunities
similar to those of a Mediterranean seaport village. Earth -tone walls, red -tiled roofs, and
green landscaping seem to terrace up and away from a low vantage point. For Diamond
Bar, the main vantage points are along the 57 and 60 freeways, instead of the ocean. The
views from the freeway are the City's signature, and the open spaces visible from the
freeways represent an opportunity to enhance and define the image Diamond wishes to
project.
Although touted as the first master -planned community in the west, Diamond Bar is
essentially a series of individual residential tracts, with local commercial and multiple family
projects located at arterial intersections. As such, it lacks certain unifying features that
provide a focus for the City, and which serve to reinforce the sense of community.
However, the City has a reputation as a "good community", and thus has many options
as to the image it can project in the future. The vision of the General Plan offers the
opportunity to unify these elements into a more cohesive community.
ISSUE ANALYSIS: There is a need to foster a City image that reflects and defines the
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992's<i#uta#ri1; I -g
community's high quality of life.
b. Land Use Compatibility
A major goal of the community is to preserve existing neighborhoods, as long as they are
of good quality, and represent a benefit to the community. At the same time there are
outside pressures on the City to help solve regional traffic problems. In general, housing
densities, types of units, and lot sizes should be maintained in established residential areas.
However, the desire to maintain existing uses must be weighed against eliminating uses
that are not compatible, or that are not appropriate for a specific area. Remedial action
may range from eliminating or minimizing conflicts (walls to block freeway noise), to
designating areas for more appropriate uses.
ISSUE ANALYSIS: There is a need to maintain existing uses in neighborhoods except
where they are inappropriate or incompatible with surrounding uses.
4. LOCAL VS. REGIONAL NEEDS/SHORT-TERM VS. LONG-TERM SOLUTIONS
a. Circulation
Diamond Bar presently provides a number of "short cuts" for regional commuters during
periods of freeway congestion. The City may choose to continue to absorb through traffic,
and depend on other agencies, such as the State, to take appropriate measures to relieve
regional congestion which would ultimately free up local roads for predominately local use.
However, the City's.vision or goal is to reserve most of its streets for local traffic, and it
should explore the opportunities, as well as the willingness of its residents, to accept trade-
offs that go along with protecting certain streets from through traffic.
ISSUE ANALYSIS: There is a strong desire to prevent regional commuter traffic from
impacting local traffic.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992I1[I;pt1t133 1-10
E. GOALS, OBJECTIVES, AND IMPLEMENTATION STRATEGIES - LAND USE
"IT IS THE OVERALL GOAL OF THE PLAN FOR THE COMMUNITY DEVELOPMENT TO
ENSURE THAT THE LAND USES AND DEVELOPMENT DECISIONS OF DIAMOND BAR
ENHANCE THE QUALITY OF LIFE FOR ITS RESIDENTS."
GOAL 1 "Maintain a mix of land uses which enhance the quality of life of Diamond Bar
residents, consistent with its desire to maintain its quality and distinctiveness as
a planned community."'
Objective 1. 1 Stimulate opportunities for a population which is diverse in terms of age,
occupation, income, race, interests, and religion to interact, exchange ideas, and
establish and realize common goals. -
Strategies:
1.1.1 Retain and provide a hierarchy of community social gathering places,
including active and natural park lands, one or more community centers,
and plaza areas within new commercial and office complexes.
1.1.2 In conjunction with area school districts, chamber of commerce, and service
clubs, develop an on-going local news and interest Programming in
conjunction with local cable TV to include community calendars
discussions of local issues etc., facilitate multi:cultural programs and/or
a community cultural festival.
(a) Whenever possible, establish permanent locations and regular dates
for community events to improve attendance and firmly fix the
event(s) in the mind of the public. *'
(b) Encourage a "Community Calendar" as part of the local cable
television programming toinform residents about the times and
locations of upcoming community events.
1.1.3 Where feasible within new large-scale developments, encourage a mixture
of complementary development types (e.g. residential, recreational, sales
tax- and employment -generating uses) which can be provided in an
integrated manner.
1.1.4 Within new residential developments, encourage organization of
neighborhoods into smaller units and discourage non -local through traffic on
local streets while maintaining pedestrian and bicycle continuity and
encouraging neighborhood improvement Programs and social events.
Modified slightly from wording approved by GPAC but no change in meaning.
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992 #'Ijtietipt j tti�'� I-1 1
1.1.5 Maintain a City Hall that offers centralized City functions to all residents,
and to provide convenient and comprehensive service to the community. "
Objective 1.2 Maintain the high quality of existing residential neighborhoods while offering a
variety of suburban, urban, and rural housing opportunities. '
Strategies:
1.2.1 Where feasible and practical within hvVe residential developments,
encourage a range of housing types, which will appeal to a variety of
household income groups, but with an emphasis on single-family housing.
1.2.2 Maintain a system of identifiable, complementary neighborhoods, providing,
where appropriate, neighborhood identity signage, and ensuring that such
signage is well maintained over time.
1.2.3 Maintain the integrity of residential neighborhoods by discouraging through
traffic and preventing the creation of new major roadway connections
through existing residential neighborhoods.
1.2.4 Maintain residential areas which provide for and protect rural lifestyles, as
well as protect natural resources - and hillsides in the upland portions of the
City.
(a) Identify steep or unstable hillsides that are appropriate for the
lowest density of residential development as Hillside Residential (RH)
on the Land Use map. The maximum density within the Hillside
Residential areas will be 0.4 dwelling units per gross acre (0.4
du/acre), which is equivalent to one unit per 2.5 acres (1 du/2.5
acres).
(b) Identify less steep or stable hillsides that are appropriate. for low
density of residential development as Rural Residential (RR) on the
Land Use map. The maximum gross density of Rural Residential
areas will be 1.0 dwelling unit per gross acre (1 du/acre).
(c) Development in Hillside and Rural Residential areas should be
designed to be: compatible with surrounding natural areas;
compatible to the extent practical with surrounding development;
aesthetically pleasing and provide views from the development, but
not at the expense of views of the development.
(d) Earthwork in Hillside and Rural
contour or landform grading to
surrounding natural topography.
Modified from wording approved by GPAC but with small change in meaning.
Added from goals and objectives approved by GPAC.
Residential areas should utilize
be most compatible with the
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992'1#1iptil now I-12
(e) Development of Hillside and Rural Residential areas should be clustered, or
develooment density transferred to a more suitable site wherever possible,
to preserve common open space or other natural resources. Such
development should be located to coordinate with long-term plans for active
parks, passive (open space) parks, and preserve natural open space areas.
1.2.5 Maintain residential areas which provide for a suburban lifestyle, including
ownership of single family housing.'
(a) Identify the majority of Diamond Bar's residential areas, other than
hillside or rural residential areas, as Low Density Residential (RL) on
the Land Use map. The maximum density of Low Density
Residential areas will be 3 dwelling units per gross acre (3 du/acre).
(b) Identify older residential neighborhoods, 8F these with NSWFOGal�
. Wo land G9FI64a;Rts, as Low -Medium Residential (RLM) on the
Land Use map. The maximum density of Low -Medium Residential
areas will be 6 dwelling units per gross acre (6 du/acre).
(c) Within areas designated for Low Density and Low -Medium
Residential uses, limit land uses to single family detached
residential, and small lot single family detached residential, and
nebile—#ernes; subject to applicable Diamond Bar General Plan
policies, Development Code, and ordinance provisions.
(d) Within areas designated for Rural Residential and Hillside Residential
Low Density and Lew Medium Residential uses, permit the
development of second units and attached dwellings behind the
primary residential structure, provided that: 1) the maximum density
of the land use category is not exceeded; 2) adequate infrastructure
is available to support the additional unit(s); 3) the additional unit is
architecturally compatible with the primary dwelling unit; and 4) the
additional unit is architecturally compatible with. the predominant
character of the neighborhood.
.tel Development and subdivision of lots shall be in conformance with
the existing prevailing character of the neighborhood
1.2.6 Broaden the range of, and encourage innovation in, available housing types,
provide housing for those not desiring dwellings on individual parcels, those
desiring a mobilehome lifestyle, as well as for those desiring amenities not
generally found in standard subdivisions, such as common open space and
recreational areas. "
(a) Designate areas as Medium Density Residential (RM) which are
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992ti#1#fdgtzt�� I-13
either committed to low intensity multiple family use, such as
condominiums and townhomes, or are required to provide transitions
between higher intensity commercial and apartment uses and lower
intensity residential and open space uses. Maintain a maximum
allowable density within Medium Residential areas up to twelve
dwelling units per gross acre (12 du/acre).
(b) Within the Medium Density Residential category, limit land uses to
small lot, single family detached residential, attached residential
development, and mobile homes, subject to applicable General Plan
policies, Development Code, and City ordinance provisions.
(c) Require developments within Medium Density areas to provide
amenities not generally found in typical suburban community
subdivisions, such as common active open space and recreational
ureas which are usable and on site.
(d) Designate limited aFeas that have geed assess te FRaief
(16 dWaffe)
Rd uses te
4#)Ud Encourage the innovative use of land resources and development of
a variety of housing types and sizes within the City and its Sphere
of Influence by recognizing a Planned Development (PD) designation,
in which residential, recreational public and commercial land uses
may be Permitted.
plans.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992'A I-14
+Uf Require that Planned Development projects provide a greater level
of community amenities and cohesiveness, achieve superior design,
and create a more desirable living environment than could be
achieved through conventional subdivision design and requirements.
bewided 13-t Wee Ganyen Read, Gelima Read, and the 63:7 FFeeway,
family uses.,
REVISED 3-30-92
semmeRSUFat i e with a high eRd spesialty image. OtheF uses FAay
.
"IM Encourage a master Planned Development in the adopted Sphere of
Influence area (Tonner Canyon) that will protect its unique biological
and open space resources.,
. To recognize its
significance as a Significant Ecological Area, a regional roadway
...........:,...
should NOT be, built through Tonner Canyonafif `"i'"ww`')~i<;�t
erEvirrnr» enter #icefa. tirt)f:i(t,iefiv. std Aid
Ll Encourage a master Planned Development in the 800 acres in the
northeast segment of the City known as Tres Hermanos which
represent a unique opportunity to provide facilities of a type and in
a manner which take advantage of the site Facilities appropriate
for this site should be designed based upon a vision for the future
and not merely extend the patterns of the past Such facilities may
include a high school, reservoir for practical and aesthetic purposes
commercial development not typical of those found in the area and
a variety of residential and other uses which are complementary to
the overall objective of a master planned area and compatible with
the adjacent areas outside Tres Hermanos
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992::.">'.iimtiptil fEr';E" I-15
1.2.7 Where consistent with the other provisions of the Diamond Bar General
Plan, encourage the provision of low and moderate cost housing (see also
Housing Goals, Objectives, and Strategies in this document). "
Objective 1.3 Provide land for retail and service commercial, professional services, and other
employment -generating uses in sufficient quantity to meet the needs of Diamond
Bar residents.
Strategies:
1.3.1
**
Stimulate commercial development which will serve the needs of Diamond
Bar residents who currently shop elsewhere and which will capture sales
tax revenue currently aoina to surrounding communities particularly for
durable goods.
(a)
Identify retail needs which are riot being met in the community and
identify opportunities to meet these areas within the community.
(b) Embark upon an economic development program destined to
Dbyelepr and implement a business license fee system which is
competitive with surrounding communities and encouragep-
businesses to relocate into the City, that reduce sales tax leakage.
(c) Regularly review and adjust the fee structure as necessary, based
on changes in the local or regional economies, within the constraints
of state laws.
1.3.2 Encourage the development or continuation of commuter -oriented
businesses that take advantage of locations visible from the freeway."
(a) The General Commercial (C) designation on the General Plan Land
Use map is to provide appropriate locations for regional, freeway -
oriented, and/or community retail and service commercial uses.
These include both freestanding uses, as well as uses within larger
commercial centers. Development of General Commercial areas
must maintain a maximum Floor Area Ratio (FAR) of 0.25.
(b) Within the General Commercial designation, and subject to
applicable General Plan policies and City ordinance provisions,
appropriate land uses include a broad range of commercial retail and
service uses. Typical uses include general retail, specialty retail,
markets, food and drug stores, commercial services, restaurants,
automotive repair, service and sales, hardware and home
improvement centers, and commercial recreation.
Added from goals and objectives approved by GPAC.
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992..". 1-16 1-16
Memo from Planning Network
dated 1/9/92 (c) The term General Commercial designates shopping centers
that are primarily comprised of retail sales establishments
These large centers either serve regional shoppers (regional
or freeway centers) or local buyers form throughout the City
(community centers).
The City presently has the following three (3) major General
Commercial nodes that serve various portions of the regional and
local markets:
*see matrix 1) Diamond Bar Blvd. east of the 57/60 Freeways to
Golden Springs Drive. This area contains several
smaller centers that are not well integrated because
they are separated by several streets it is difficult to
walk between them, and many of the uses were built
at different times by a variety of developers with an
eclectic mix of design themes This commercial
node contains primarily freeway use which tend to
draw from both inside and outside the community
such as fast food restaurants a motel gas stations
sit-down restaurants, a K -(Mart department store
etc., with a small percentage of office and support
uses. This center primarily serves shoppers travelina
in and around the freeways but also serves as a
large community commercial center for local
residents. th.,W.
X.
yretlte�<�'EID�>�;ii>�ir>rrtial��nee:<fft��>�tiited he€�Ihit
i':Cxi:ry W::...: _; •:::.:• •.i:'iii:Svi"ni: };r'4:h1/::::::::::::.i;.y:.i::•ii:4::.:::iii:W::::::::::::::::::. �. �:::::. �.� ..........
a�::::. �ctateid::b:dtesi• �?;d!'e�ef�...ir�::.;::::..r•`: • ew>
Initially, the City should work to take advantage of those
locations in close proximity 'to the freeway interchange to
enhance this center's regional and freeway orientation to
attract the greatest number of buyers from outside of the
City. This will provide additional revenues to the City, while
minimizina traffic' impacts compared to centers away from
the freeway. Over the long-term the City should work to
make this area a retail commercial "magnet" or regional
node to maximize its potential sales tax revenues to the
City. Due to its interchange location and its size this area
Presents an opportunity to create a much more significant
retail center, if it were designed and redeveloped from this
purpose.
2. Colima Road from Brea Canyon Road to Lemon_ Ave. This
area auto -oriented, but linear in configuration along Colima
lacking the depth to function as a shopping center.
Although the area has fewer uses than at Diamond Bar
Boulevard and Golden Springs there is some vacant land still
left adjacent to the freeway on the north side of Colima
This area presently supports several sit-down and fast-food
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992}EIc)kiit (ttea
1-17
restaurants as well as gas stations It is less frequented by
regional or commuter traffic than the Diamond Bar/Golden
Springs center, and has a higher percentage of local and
community use.
As the vacant parcels in this area develop the City should
recognize an opportunity offered by proximity to the 60
freeway, while minimizing potential traffic and noise
impacts. This area appears too small for a particular type of
commercial "magnet" or attraction such as a discount
warehouse. However, if the area were to be planned and
developed in coniunction with a reconstruction of the
shopping center at the southwest corner of Colima and Brea
Canyon, this area might attract larger and more substantial
_commercial uses of a free-standing nature
* see matrix 3. Diamond Bar Boulevard at Grand Avenue. Retail
commercial uses occupy all four corners of this
shopping "complex", although access is difficult
across the major streets especially near or during
Peak hours. It' is actually four separate shopping
centers, each with its own assets and limitations It
servesa variety of community retail needs- due -to its
central location in town (away from the freeway)
However, it also is in a key location relative to
regional traffic at peak hours since both of its cross -
streets serve as major travel routes for commuters
from Chino Hills trying to bypass the congested 57
and 60 freeways. The nature of this traffic is such
however, that it tends to conflict with rather than
complement, the demands of shoppers AR`<
.............................
This area should remain the primary community shopping
center in the City. Since this commercial node does not
have freeway access, it would not be able to function as a
"true" regional or freeway -oriented center. In the long term
however, it can still serve some of the shopoing needs of
ERIS
CITY OF DIAMOND BAR PLAN. FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992f;ptj #ts$ 1-18
commuters that travel through this part of Diamond Bar on
a Daily Basis.
Recoanizina this, retail commercial uses that accommodate
both residents and commuters should be considered. As an
integrated center that functions as a unit its potential is
considerable greater than it would be as four isolated
shopoina areas which are relatively inaccessible to one
another. In the Iona term the Citv should seek opportunities
to work closely with each of the centers encouraging a
coordinated Man of redevelopment so that each of these
areas complement one another and are redesigned with a
circulation system which unifies rather than divides the
center. Opportunities for increased efficiency may result
from redistribution of uses into logically related groupings
reconfiguration of uses so that thev could be linked with
pedestrian overoasses comprehensive signage landscaping
circulation (possibly to include a shuttle bust and pedestrian
access plans to eventually link up the four isolated centers
The location of these regional commercial nodes is shown in Figure
XX and their commercial service characteristics are summarized in
Table XX.
If the golf course location were to be retained for other than
commercial uses, this location would be an alternative which if
proneriv redesigned, could have relatively easy access to a full
interchange on the 57-60 freeway at Grand
u Additional general commercial uses will be considered at the
following locations:
Some portion of the Walnut Valley Unified School
District site at Lycoming and Lemon for a a low
intensity commercial office and/or business park
uses.
The west side of Brea Canyon Road, between Colima
and Pathfinder consistent with our open space
objectives.
a. Provided that the area along the ridge
remains undisturbed.
b. The area be developed as a low intensity
office of a research character.
• The frontage along the 57 freeway in the Sphere of
Influence to be retained in open space as part of a
scenic highway.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 19922?1stijtiri¥t:..:_:::: I-19
:::2
The southeast corner of Grand and Golden Springs
for hospital, medical office, and commercial uses ug
to 75' but not to interfere with views of he ridge at
a FAR not to exceed .5:1., te be plaRned -R
golf eeWFse.
1.3.3 Encourage the development or continuation of neighborhood retail and
service commercial uses at locations that best serve the needs of local
residents and workers."
(a) Areas designated for Commercial Office (CO) uses are designed to
recognize the diversity and interrelationship of commercial and
office opportunities presented in Diamond Bar. The maximum FAR
for these areas is 0.35.
(b) Typical uses in the Commercial Office category include general
retail, specialty retail, markets, food and drug stores, commercial
services, restaurants, automotive repair and service, hardware and
home improvement centers, recreation, professional and business
offices, financial institutions, medical offices, and real estate
offices.
Memo dated 1/9/92
from Planning Network ,u There are eiaht (8) mixed-use areas in the City at present designated for
Commercial _Office uses. While these areas comprise several specific
centers with free-standing uses most contain commercial uses that serve
local residents (neiahborhood centers). -Many also have service commercial
and professional office uses (support centers) these support centers often
utilize shared parkinq to serve both the commercial and office uses The
locations of these centers are provided in Figure XX One of these
Commercial Office Areas is almost large enough to be considered a regional
or freeway -oriented node:
1 j East Side of Diamond Bar Boulevard north of Sunset
Crossing. This area presently contains a mixture of
commercial retail uses such as home improvement
stores. restaurants, convenience markets and fast
food outlets, but also contains a variety of
" Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992`'i5fptfl;? 1-20
professional offices. This area has good access and
visibility from the adjacent 57 Freeway although it
is difficult to see individual uses due to the internal
orientation of the buildings (facing each other in
rows instead of facing the street of freeway). The
proposed General Plan designates this area as
Commercial Office, since it now provides such
strong sunnort for local shoppers as well as the
adjacent offices. Due to the limited freeway access
however, the City should encourage this center to
support mainly retail commercial uses service and
related facilities such as restaurants, to serve local
needs. This area does now and will continue to
attract a sizeable amount of local business because
of the variety and orientation of shops and
services.'I'fin:::>`:IW
° ^
AM.;i A it 6 3b f ' ? iA. _ _ A3. � s 8.A :i A S. i ?
This center could serve effectively as an attractive
community resource shopping center by modifying its
n{w�+innl --.4 4nw,.w4
visual elements should improve the appearance and
accessibility of this site.
>::.. ::: ::>:::: :;:. This
.....................................................................................................................
center contains the only movie theaters in town and
is the most diverse community retail center in town
Although it is convenient for commuters during rush
hour, it not convenient for commuters during rush
hour, it is not convenient for local residents who try
to stay off congested streets like Diamond Bar
Boulevard at these times and therefore may not fully
utilize this or other shopping areas on congested
local roads during rush hour. The northern end of
the shopping area contains a variety of offices
V.
parking lot with retail uses
The City should examine the location and types of officer
uses located at the northern end of this center. It may be in
the best interests of the City to encourage more retail uses
in this center. This center now functions as a community
shopping center, and any changes to attract commuter use
Diamond Bar Boulevard at Brea Canyon Road Although
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992`<#1t�i@###vptillt' I-21
accessible to commuter traffic this rustic center has limited
narking, access, and visibility and thus functions more like
a neighborhood commercial center with supportina office
uses.
While this is an attractive center in terms of aesthetic
appearance, it is fairly isolated limited in size and limited in
its ability to expand. it does at present provide adequate
service for nearby neighborhood uses and should probably
remain as a neighborhood services facility. 2 story maximum
height.
4-5. Pathfinder Road both east and west of the 57 Freeway
These two small centers provide a limited number of retail
commercial and office uses on either side of the 57 freeway.
Although thev provide some secondary freeway shopping,
and support (office) opportunities the retail functions
arimarily act as neighborhood shooping centers This area
is best suited to serve the tvoes of uses which are already
there.
6. Northeast Corner of Golden Sorings at Grand Avenue.
While_ location has historically been recognized as a key
factor in the success of commercial centers the mix of uses
in this small commercial office center definitely restricts its
utilization.
Although it is located at a maior intersection of commuter
traffic, it has neither the size nor the retail or service
character to attract this potentially lucrative clientele
Convenience establishments such as dry cleaners mini
marts, etc. would try to take better advantage of commuter
purchases, but due to the pressure on the intersection and
the divided Grand Avenue uses which add to peak hour
traffic would be inappropriate
7-8) Area bounded by Colima Road and Via Sorella This area
presently contains a variety of service-oriented and office
related businesses, with a few retail commercial
establishments.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992':I1(tipfl 1-22
Except for the Colima frontage, the area lacks a clear
commercial identity. In addition the west side of Brea
Canyon Road is lined with single family residential uses
Since the area is subject to freeway noise substantial new
residential development would not be desirable unless it is
designed to be uronerly buffered from the freeways
Accordingly, the area would lend itself to such uses as low
density garden tune offices or institutional and/or limited
multi -family residential development which can be designed
in enclaves which will provide a -quality residential
environment which is protected from ambient freeway noise
To assure compatibility with existing adjacent residential
development and development of a quality living
environment, changes in existing uses should be evaluated
on compatibility and quality.
shown in Figure XX and their commercial service
characteristics are summarized in Table XX.
1.3.5 Encourage the development or continuation of professional and non-
professional employment uses in locations that best serve the needs of local
residents and workers, as well as take advantage of ready access to
freeways -for commuter -oriented businesses. "
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 19921tlti':`iIZ¥1�1 I-23
(a) Areas designated Professional Office (OP) on the Diamond Bar
General Plan Land Use map, i.e. Diamond Brothers Site Calvary
Chapel Site, Hospital site are to provide for the establishment of
office -based working environments for general, professional, and
administrative offices, as well as necessary support uses. PD Mixed
Use OP*, CO*, churches and hospitals are allowed FAR for CO is
.35. FAR for OP is .40 with a FAR of 25 up to a maximum of 40
for restaurant and retail commercial and other off peak hour
development. At the corner of Grand Avenue and Golden Springs
height is limited to one (1) story to a maximum of 5 stories at the
foot of the hillside with a garden stvle/plaza entrance up to 8 stories
with PD and mixed uses. The maximum FAR for this type of use
is 0.40.
Library/C21 (Grand Ave) maximum 2 stories, .25 FAR
(b) The Gateway Corporate Center in particular offers large lots with a
capacity for multi -story buildings, and is designed to take advantage
of unique locations with good freeway access, as well as access to
miscellaneous support uses. The maximum FAR for a lot in this
area, for uses visible from the freeway is 0.65, although the overall
FAR will be maintained at 0.50.
® Landscaping for Gateway shall be lushly planted in a manner which
utilized native trees and plants
® Park theme, high quality, low intensity for now, revisit it at an
appropriate- time (10 years)
®
For -the view locations, these sites must be subject to review by the
architectural review by the City and outside consultation
® Copley Springs corner site Dr. Omar's site Light Bulb site view
story height maximum: buildings with 60 freeway view shall be
sensitive to views to and away
® Remainder of Gateway .4 FAR
Intensity, parking and landscaping requirements Step design to
maintain views of the 60 and 57 freeways From the freeways to
the building maximum height of 6 stories except 8 stories except
that no buildings shall obstruct the views of the Single Family
Residences above, for parcels on the east side of Bridgegate with
landscaping to scale with trees native to the area Maintain the
overall FAR at .5.
(c) Within the Professional Office designation, subject to applicable
General Plan policies, Development Code, and City ordinance
provisions, appropriate uses include administrative and professional
offices; business related retail and service functions, restaurants,
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992i1#�fiik'''.jjjfag$'�
1-24
health clubs, financial institutions, medical and health care facilities,
service stations, vocational and trade schools, corporate offices,
financial institutions, brokerage firms, and multi -tenant offices.
Commercial uses allowed in areas that support office uses include
limited convenience commercial, specialty retail, hotel/conference
facilities, and restaurants.
(d) Areas designated Business Park (Qo) Office Based Light Industrial
j11,, on the General Plan Land Use map are to provide for light
industrial, research and development, and office -based industrial
firms seeking a pleasant and attractive working environment, as well
as for business support services, and commercial uses requiring
more land areas than is available in General Commercial or
Commercial Office areas. These areas must maintain ar maximum
floor area ratio of 0.35.
(e) Within the Business Park designation, subject to applicable General
Plan policies, Development Code, and City ordinance provisions,
allowable uses include light manufacturing, assembly, wholesaling,
and warehousing conducted within an enclosed building; small scale
warehousing and distribution; administrative and professional uses;
business support uses; eating and drinking establishments; personal
services; retail sales of durable goods (in suonort of orimart
activities); and research and development. In addition,
administrative offices supporting the primary industrial use of the
property may be permitted.
1.3.6 Consistent with maintaining its image as a quality residential community,
the City will discourage heavy industrial or other uses_ ' "'
;:
> """ that are: 1) energy or material
intensive; 2) generate Significant truck traffic; 3) generate toxic or
hazardous materials; 4) not compatible with existing or proposed land uses
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992A. 1-25
. ...........
- - ---------
1.3.6 Consistent with maintaining its image as a quality residential community,
the City will discourage heavy industrial or other uses_ ' "'
;:
> """ that are: 1) energy or material
intensive; 2) generate Significant truck traffic; 3) generate toxic or
hazardous materials; 4) not compatible with existing or proposed land uses
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992A. 1-25
within the City."
(a) Permit handlers of toxic or hazardous materials to locate only in
appropriate areas where geotechnical, environmental, safety, risk
assessment, and/or other technical studies indicate there will be no
significant impact to surrounding uses. .
(b) Permit new mineral extraction areas and/or expansion of existing
operations ONLY to the extent required to conform to the state laws
and regulations. where the following findings can be made:
Potentially significant adverse impacts to biological
resources, noise, air pollutant emissions, dust, and
hazardous materials have been mitigated to an
acceptable level;
Significant impacts will not be created on land
supporting or planned for residential use;
• Haul routes have been identified, and will be utilized,
which will not create significant impacts within
residential areas, and which will not negatively
impact access into commercial of industrial areas;
The municipal revenue -generating characteristics of
the proposed operation are such that a positive fiscal
benefit will accrue to the City and to its residents.
The analysis of fiscal benefits shall account for the
incremental capital and maintenance costs for the
area circulation system created by the high intensity
of truck use associated with the operation.
u Churches are conditionally permitted in Professional Office
Business Park, Commercial Office Low Density Residential
and Low -Medium Residential areas but are prohibited in
General Commercial, Rural, and Hillside Residential areas "
Objective 1.4 Maintain adequate /and for educational, cultural, recreational, and public service
activities to meet the needs of Diamond Bar residents.
Strategies:
1.4.1 Ensure that land owned and purchased. for public use by public agencies are
designated on the Land Use map for public purposes.
(a) The Public Facilities (PF) designation is designed to identify existing
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992;:`4f1i it'Ci4?'2 I-26
or potential (future) sites for necessary public facilities or
infrastructure improvements. The primary purpose of land
designated as Public Facilities, is to provide areas for the conduct of
public and institutional activities, including but not necessarily limited
to, local, State, and federal agencies, special districts, and both public
and private utilities. These uses maintain
`* development standards which do not exceed
that of the most restrictive adiacent zone.
(b) Specific uses within the Public Facilities category, as shown on the
Land Use map, iRel1tda shall be reviewed by Conditional Use Permit as
follows:
•
Water Facilities
(W)
•
Fire Stations
(F)
•
Schools
(S)
•
Park
(PK)
•
Library
jL)
•
Neighborhood Parks
(*)
•
Recreational Facilities
(REC)
•
Open Space/Slopes
(OS)
The lack of a specific use designation on a particular site means that the site
is owned by a public agency, but the exact use has not been determined as
yet. Public facilities on private, leased land maintain the existina zoning
designation of adiacent property.
1.4.2 Public Facilities or facilities which provide a public service and which meet the
criteria of 1.4.1 (a) are conditionally permitted within all other land use
designations shown on the General Plan Land Use map, as long as such
facilities are compatible with surrounding land uses and consistent with the
provisions of the General Plan.
,
1.4.3 Promote joint development and use of parks and open space facilities with
adjacent jurisdictions; promote development of joint school/park sites.
1.4.4 When a public agency determines that land it owns is no longer needed,
ensure that the property is offered to other agencies, including the City of
Diamond Bar, for public uses, prior to conversion to private sector use.
Added from goals and objectives approved by GPAC.
' Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992'iY(Etiprilj 1-27
1.4.65 Designate and pursue acquisition of a centralized site for use as a civic/multi-
purpose community center. * *
lal
uses. A joint development agreement
could be negotiated between the City and the County, or a property
owner/developer ef seme etheF site,,to fund construction of
these facilities.
* *
Objective 1.5 Maintain a feeling of open space within the community by identifying and preserving
an adequate amount of open land, recognizing its value as a natural resource. Open
land can include active parks, passive or open space parks, natural slopes, or man-
made slopes. * *
Strategies:
GPAC 4-13-92 1.5.1 Maintain an Open Land Survey within Diamond Bar such as the Oven Land
Survey dated June 12. 1991 and attached to this plan to identify previous
dedications, designations, or decisions regarding open space made by the
County of Los Angeles.
(a) The City may shall require developers of vacant land to provide
appropriate title or other ownership documents to verify any
development restrictions on the property. —
GPAC 4-13-92 Development rights on these- vrooerties are limited by the covenants
recorded when these tracts were subdivided During that subdivision
process the owners covenanted (i.e., promised) that notwithstandina
any zones on these properties these lands would not be developed or
developed with only one residential unit It is the City's policy to not
reneaotiate these prior commitments
1.5.2 Provide appropriate land use designations to adequately protect valuable open
space resources."
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992#'itlidpCtr�
1-28
(a) Provide Park (PK) and Recreation (REC) designations for existing, and
future parks, as well as other recreational resources.
The Little League fields on Sunset Crossing should be
designated for Recreation uses at present.
o Designate new park areas in Sandstone Canyon, Upper
Sycamore Canyon, and along Brea Canyon Cutoff canyon.
(b) Areas designated as Open Space/Slopes (OS) on the General Plan Land
Use map provide recreational opportunities, preservation of scenic and
environmental values, protection of resources (water reclamation and
conservation), and protection of public safety. This designation carries
with it a maximum development potential of one single family unit per
let arcel unless building was previously restricted or prohibited on
such properties by the County.
i seFYedi
n
1.5.3 Coordinate the protection of open land by the identification and funding of
new City parks, natural or landscaped slopes, or maintenance agreements for
private land in exchange for preservation of natural areas."
(a) Investigate the possibility of a City-wide bond election to purchase
open space areas not already protected by open space restrictions.
(b) Investigate the potential for joint City/private maintenance of the
privately -owned slopes and canyon along the south side of the 60
Freeway (east of Golden Springs Drive) as a passive or natural open
space park.
(c) Investigate the potential for a City-wide assessment for maintenance
of various privately -owned, landscaped slope areas along or visible
from major roadways. Subiect to a Master Landscape Plan with a
Added from goals and objectives approved by GPAC.
CITY OF.DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992A�1t1ietptl jt>93'1 I-29
1.5.3 Coordinate the protection of open land by the identification and funding of
new City parks, natural or landscaped slopes, or maintenance agreements for
private land in exchange for preservation of natural areas."
(a) Investigate the possibility of a City-wide bond election to purchase
open space areas not already protected by open space restrictions.
(b) Investigate the potential for joint City/private maintenance of the
privately -owned slopes and canyon along the south side of the 60
Freeway (east of Golden Springs Drive) as a passive or natural open
space park.
(c) Investigate the potential for a City-wide assessment for maintenance
of various privately -owned, landscaped slope areas along or visible
from major roadways. Subiect to a Master Landscape Plan with a
Added from goals and objectives approved by GPAC.
CITY OF.DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992A�1t1ietptl jt>93'1 I-29
uniouely Diamond Bar theme Areas may include, but not be limited to,
the .following:
The east side of Diamond Bar Boulevard, north of Sycamore
Park, or the east side of Golden Springs Drive, north of
Diamond Bar Boulevard.
buildings, whieheveFis-mete-restrietiye.
GeWAtY as n
n
n
n
4c4
1.5.4 Density calculations for development proposals that offer significant
community amenities may include land previously designated as open space
if clustering and/or the transfer of development rights are utilized to protect
those open space resources determined to be significant by the City of
Diamond Bar. This process would allow a property owner to "transfer" all or
part the development potential of an entire site (either units or buildings) to a
smaller portion of the site,thus preserving the remaining land.
® Significant community amenities can include but are not
limited to golf courses, major recreation or other public
facilities, etc.
1.5.5 The City will establish a process to allow the transfer of density or
development rights from land with important open space (or other resources),
to land that is more suitable for development.
1.5.6. The City will carefully review offers to dedicate additional open space land to
the City. Consideration will be given to soil conditions. funding of
maintenance as well as the actual dedication. * *
.,
1.5.87 The City will develop and enforce regulations prohibiting the encroachments
of private improvements into designated public open space areas. * *
" Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992 `:it1i:'1ptl#19 1-30
(a) Private improvements include but are not limited to corrals, gazebos,
patios and patio covers, decks, equipment or storage sheds,
walkways, fences, landscaping, etc.
aPAC 4-13-92 1.5.8 Encourage the innovative use of land resources and development of a variety
of housing tvpes and sizes within the City and its Sphere of Influence by
recognizing a Planned Development (PD1 designation in which residential
recreational, public and commercial land uses may be permitted
1.5.9 Require that Planned Development projects provide a areater level of
community amenities and cohesiveness achieve superior design and create
a more desirable livina environment than could be achieved through
conventional subdivision design and requirements
1.5.10 Encourage a master Planned Development in the adopted Sphere of Influence
area (Tonner Canyon) that will protect its unique biological and open space
resources. To recognize its significance as a Sianificant Ecological Area a
regional roadwav should NOT be built through Tonner Canvon (See also
section 4.3.2)
1.5.11 Encourage a master Planned Development in the 800 acres in the northeast
segment of the City known as Tres Hermanos which represent a unique
opportunity to provide facilities of a type and in a manner which take
past. Such facilities may include a hi -ah school reservoir- for practical and
aesthetic purposes, commercial development not tvpical of those found in the
area and a variety of residential and other uses which are complementary to
the overall objective of a master planned area and compatible with the
adjacent areas outside Tres Hermanos
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992;tid I-31
GOAL 2 "Manage land use with respect to the location, density and intensity, and quality of
development in order to maintain consistency with the capabilities of the City and
special districts to provide essential services, and to achieve sustainable use of
environmental and manmade resources both within and outside of the City."
Objective 2. 1 Promote land use patterns and intensities which make sustainable use of land, plant
_ and ahimal,--water, ener gyy
, and air resources available to the City of Diamond Bar
both within and outside its boundaries.
Strategies:
2.1.1 As a general principal, ensure that planning programs and individual
development projects within and affecting the City of Diamond Bar
recognize, and are sensitive to, environmental resource limitations.
(a) Prior to approving new development or the intensification of existing
development within the City of Diamond Bar, ensure that the
environmental consequences of the proposed action have been
recognized, and that the project sponsor has provided appropriate
mitigation, to the extent practical, for potential impacts, including
those which might occur outside of Diamond Bar's corporate
boundaries.
(b) When reviewing plans and development projects referred to the City
by adjacent jurisdictions, insist that there be a recognition and
appropriate mitigation of the environmental consequences of the
proposed action, including those which might impact the City of
Diamond Bar and other agencies in the region. The City should
actively work together with surrounding communities toward a
coordinated planning effort.
The City will monitor and actively communicate with the
City of Industry regarding development of the hills just west
of the 57 and 60 freeways adjacent to Diamond Bar to
assure that adequate planning, including appropriate buffers
and setbacks, are maintained to protect land uses within
Diamond Bar.**
The City will monitor development proposals through the
County of Los Angeles within those portions of Rowland
Heights adjacent to Diamond Bar. * *
The City will monitor the progress of development within the
Chino Hills Specific Plan to anticipate impacts to local land
uses. * *
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992..' #tJ 1_82
2.1.2 Ensure that new development utilizes contemporary, technologies to reduce
energy and water consumption, as well as feasible contemporary
technologies to reduce the generation of solid and hazardous xvmoteo, and
air and water pollutant emissions.
2'1.3 Ensure that issues are evaluated aapart ofthe review ofnew
development and intensification of existing development. For example,
vvhemm appropriate, require e#hep prior to approval
appFeyal, that biological assessments ef senskiye plants 9F animals be
pFepaFed i.R the Sffingtime, if nesesswy. be prepared through the seasonal
cycle of Wants or the seasonal migration of animals.
^ Added from goals and nbjvohvmn en*mvod bvopAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 2W'1gg2and March 30,19g2 1-33
(d) GaFefully Feyiew deyelepment
~~`~~
in aFeas designated as Hillside and
^ Added from goals and nbjvohvmn en*mvod bvopAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 2W'1gg2and March 30,19g2 1-33
Strategies:
2.2.31 Require that new developments be at an appropriate density or
intensity based upon compatibility with the majority of existing
surrounding land uses.
2.2.32 Prohibit the development of adjacent land uses with significantly
different in or that have operating characteristics which
could create nuisances along a common boundary, unless an
effective buffer can be created.*
Read (neitth ef 0— 1 leeway) te emphasize mult, family
3Fea-Ganyea.--'
2.2.3 Where land uses of significantly different intensity or use are planned
adjacent to each other, such as churches, permitted by Conditional Use,,
ensure that individual site designs and operations are managed in such a
manner as to avoid the creation of nuisances and hazards for either use..
to the extent that such use does not displace the primary uses of the same
or disrupt the character of surrounding areas and is compatible in size
scale, character and levels of activity with surroundinq uses
• ,
and Hillside Residential '•
.i-01LFJ
Modified slightly from wording approved by GPAC but with no change in meaning.
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992':.iltlii"`i'i1L#�#9 I-34
---With -kistir g uses.
* A
2.2.31 Require that new developments be at an appropriate density or
intensity based upon compatibility with the majority of existing
surrounding land uses.
2.2.32 Prohibit the development of adjacent land uses with significantly
different in or that have operating characteristics which
could create nuisances along a common boundary, unless an
effective buffer can be created.*
Read (neitth ef 0— 1 leeway) te emphasize mult, family
3Fea-Ganyea.--'
2.2.3 Where land uses of significantly different intensity or use are planned
adjacent to each other, such as churches, permitted by Conditional Use,,
ensure that individual site designs and operations are managed in such a
manner as to avoid the creation of nuisances and hazards for either use..
to the extent that such use does not displace the primary uses of the same
or disrupt the character of surrounding areas and is compatible in size
scale, character and levels of activity with surroundinq uses
• ,
and Hillside Residential '•
.i-01LFJ
Modified slightly from wording approved by GPAC but with no change in meaning.
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992':.iltlii"`i'i1L#�#9 I-34
ew
•, I 9F the
altelFati914 9f iAtens*fisati__ _-F
--wed Ret on
,
as fFeestanding
but alse as.
I I I
and
2.2.454 Require that new developments be designed so as to respect the
views of existing developments; provide view corridors which are
oriented toward existing or proposed community amenities, such as
a park, open space, or natural features.
(a) As part of the Development Code, adopt clear standards to identify
the extent to which views can, and will, be protected from impacts
by new development and intensification of existing development.
2.2.65 Design development projects within the City of Diamond Bar to
provide such screening, as is necessary, to shield neighboring
properties from the adverse external 'effects of that development.
Objective 2.3 Ensure that future development occurs only when consistent with the availability
and adequacy of public services and facilities.
Strategies:
2.3.1. Through the CEQA and development review processes, ensure that the
provisions of the "Plan for Public Services and Facilities" are implemented,
so that adequate services and facilities are available to support each phase
of development.
2.3.2 Require new development to pay for the public facilities and offsite
improvements needed to serve proposed uses."
(a) Pursue a variety of funding mechanisms for new development in
addition to developer fees and construction by developers, including
tax increment (redevelopment) financing, Mello -Roos Districts,
landscape and lighting districts, and benefit -assessment districts.
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992'i(itapil (t92 I-35
GOAL 3 "Maintain recognition within Diamond Bar and the surrounding region as being a
community with a well planned and aesthetically pleasing physical environment."
Objective 3. 1 Develop and promote a unique and positive community image. * *
Strategies
3.1.1 Encourage "quality design" of new projects within the City, and establish
clear guidelines fef which allow for diversity and creativity in its
development and review.
.
3.1.32 Encourage the modification of existing poor quality projects, either
in building or landscape design, through aggressive code
enforcement, redevelopment, or other appropriate mechanisms.
Objective 3.2 Create visual points of reference, both within the community and on its boundaries,
as a means of highlighting community identity.
Strategies:
3.2.1 Develop and locate City entry monuments at key community entry
points.
(a) Potential roadways for such monuments include Grand Avenue,
Diamond Bar Boulevard, Colima/Golden Springs, and major freeway
interchanges. * *
3.2.2 Develop and locate monument signs highlighting open space areas within
the City to specifically identify Diamond Bar to local and commuter traffic. *
Modified slightly from wording approved by GPAC with no change in meaning.
' Added from goals and objectives approved by GPAC.
CITY .OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992#1atpriifi' 1-36
RTM
GOAL 3 "Maintain recognition within Diamond Bar and the surrounding region as being a
community with a well planned and aesthetically pleasing physical environment."
Objective 3. 1 Develop and promote a unique and positive community image. * *
Strategies
3.1.1 Encourage "quality design" of new projects within the City, and establish
clear guidelines fef which allow for diversity and creativity in its
development and review.
.
3.1.32 Encourage the modification of existing poor quality projects, either
in building or landscape design, through aggressive code
enforcement, redevelopment, or other appropriate mechanisms.
Objective 3.2 Create visual points of reference, both within the community and on its boundaries,
as a means of highlighting community identity.
Strategies:
3.2.1 Develop and locate City entry monuments at key community entry
points.
(a) Potential roadways for such monuments include Grand Avenue,
Diamond Bar Boulevard, Colima/Golden Springs, and major freeway
interchanges. * *
3.2.2 Develop and locate monument signs highlighting open space areas within
the City to specifically identify Diamond Bar to local and commuter traffic. *
Modified slightly from wording approved by GPAC with no change in meaning.
' Added from goals and objectives approved by GPAC.
CITY .OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992#1atpriifi' 1-36
Mug M.W:T
fam
3.2.3 Where feasible and appropriate, add
areas for landscaping, such as through the use of medians or parkway
widenings within the primary arterial roadway system, beth as a means of
traffic control,_nedestrian amenity and as an aesthetic feature for the
community.
3.2.4 Pursue the establishment and expansion of landscape maintenance districts
as a means of ensuring the ongoing maintenance of medians and
community entry statements, as well as maintenance of landscaping of
hillsides along major roadways.
(a) Ensure that the costs and benefits associated with such
maintenance districts are equitably distributed to the adjacent
property owners and residents who benefit from the amenity
throughout a-develepme+it— the community.
3.2.5 =�ablisn Consider a program to place public art, including murals, at
prominent locations throughout the City of Diamond Bar.`
3.2.6 Encourage the provision of neighborhood identification signage, including
provisions for long-term maintenance.
Objective 3.3Ensure that new development, and intensification of existing development, yields
a pleasant living, working, or shopping environment, and attracts interest of
residents, workers, shoppers, and visitors as the result of consistent exemplary
design.
Strategies:
3.3.1 Within the urban residential portions of the City, require the incorporation
of open space and recreational areas into the design of new projects.
Within topographically rugged and rural areas, emphasize the preservation
of natural landforms and vegetation.
3.3.2 Require in the Development Code that setbacks from streets and adjacent
properties relate to the scale of the structure as well as the scale of the
street. Require that setbacks along roadways to be varied so as to avoid
a monotonous street scene.
Modified slightly from wording approved by GPAC but with no change in meaning.
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
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Revised February 28, 1992 and March 30, 1992 1-87
3.3.3 Eliminate block walls as a major determinant in defining the visual character
of individual developments within the City, as well as the visual character
of Diamond Bar as a whole.
(a) Minimize the installation of solid walls along area roadways unless
they are needed for a specific screening, safety, or sound
attenuation purpose. Where_ feasible, provide instead a wide open
area with informal clusters of trees, defined by split rail, wrought
iron, or similar open fencing.
(b) Where construction of a solid wall which will be visible along a
public street is necessary, provide landscaping such as trees,
shrubs, or vines to break the visual monotony, and soften the
appearance of the wall, and to reduce glare, heat, or reflection.
Where solid walls currently exist along the primary roadway system,
and it is possible to retrofit landscape screens, establish a funding
mechanism for the construction. of such screens.
huFAaR aet+vi4y-.
3.3.94 Ensure that the design of new development and the intensification of
existing development be accomplished in a manner which protects the
privacy of residents in their homes and yard areas.
3.3.55 Ensure that residential accessory structures are consistent with the primary
residential character of Diamond Bar.
(b) Permit only those accessory uses within residential areas which do
not create significant additional traffic, need for signage, or parking
of automobiles not associated with the primary residential use.
(c) Require that the design of accessory structures within a residential
area be compatible with the architectural character of the primary
structure and surrounding area.
(d) Ensure that accessory structures are set back a sufficient distance
from property lines, so as not to detract from the value of adjacent
properties.
3.3.-76 Enhance pedestrian activity within residential, commercial, office, and
business park areas.
(e) Institute a site plan review process which ensures that non-
residential facilities are oriented to the pedestrian, by the
incorporation of seating areas, courtyards, landscaping, and similar
measures..., with consideration given to security issues.
(f) Utilize "street furniture" (decorative planters, bike racks, benches)
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992 1Wprll ;z')t" 1-38
to create and enhance urban open spaces.'
(g) Design commercial and office projects so as to have a central place,
main focus, or feature.
(h) Utilize varied building setbacks and staggered elevations to create
plaza -like areas which attract pedestrians, whenever possible.
3.3.87 Ensure appropriate location and screening of accessory facilities, such as
satellite dishes, solar systems, air conditioning units, pool equipment, and
trash enclosures. Within commercial and office projects, require that onsite
utilities, and/or ancillary equipment, be located in an inconspicuous area,
vaulted underground away from public view, or screened with a combination
of materials that best complement adjacent architecture.
3.3.88 Require that commercial loading areas be oriented away from the street
and from residential edges wherever possible. to minimize sight and sound
impacts.
(i) Where loading areas cannot be so located, ensure that they be
screened from public view.. and noise impacts.
(j) Encourage that access to service bays of automotive uses be from
the interior of the site.
3.3-4-A9 Require that service stations, mini -markets, and other automobile -related
uses proposed at corner locations be oriented away from the street
frontage.
. ,
.
3.3.10 Where the rear or sides of commercial, office, or other non-residential
buildings will be visible within a residential neighborhood, ensure that the
visible elevations will be treated in such a manner as to provide a pleasing
appearance.
Modified slightly from wording approved by GPAC but with no change in meaning.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992<f1+1itijrt#t9;'� I-39
TJA
p......... . . .�li
l�
. ...........
am :Loma
UUMTOMT
Modified slightly from wording approved by GPAC but with no change in meaning.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992<f1+1itijrt#t9;'� I-39
(d) Vegetatien 'Rtegfflted with building wells and FOeft, and details sw
astrepises and pali
(d) Metal OF plastie sidiRg.
3.3.4-911 Balance the need for signs within commercial areas as a means to
identify businesses with the primarily residential character of Diamond Bar.
(a) Ensure that commercial developments are designed with a precise
concept for adequate signage, including provisions for sign
placement and number, as well as sign scale in relationship to the
building, landscaping, and readability as an integral part of the
signage concept.
(b) Ensure that signs are integrated into the overall site and
architectural design theme of commercial developments.
(c) Ensure that the design and copy of proposed signs are easy to read.
In designing signs and sign messages, emphasize the use of fewer,
rather than more, words to create a clean, understandable message.
In general; use symbols only if they are easily recognizable or
represent a definable logo.
(d) Limit the overall size and shape of signs such that they do not
detract from the message.
(e) Prohibit off-site advertising except for a
uniform real estate development location sign program, and fivate
nepen
n and consolidated
freeway signage in specific locations. -
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992 1-440
3.3.12 In conjunction with area utility companies, pursue a program of
undergrounding overhead utility lines.
3.3.13 Include within the Development Code requirements for the size and
quantity of trees to be planted within new development and
intensification of existing development.
Objective 3.4 Protect the visual quality and character of remaining natural areas, and ensure that
hillside development not create unsafe conditions.
Strategies:
3.4.1 Emphasize the retention of the.natural environment over its conversion to
urban forms.
3.4.2 Require that existing hillside features be incorporated into project designs;
where removal of natural elements is unavoidable, require the reintroduction
of naturalized elements into the project.
3.4.3 As part of the Development Code, adopt hillside development regulations
that are sensitive to natural contours and land forms.
3.4.4 Ensure that development proposed within hillside areas is tailored to the
terrain and preserves natural hillside characteristics. As a consequence, the
use of stepped foundations or a series of small pads at different levels is to
be preferred to the creation of one large level pad.
3.4.5 Limit grading to the minimum necessary to provide for pads, aeeess, and
yaFdaFeas; development and to preserve the terrain of the balance of the
site in its natural state.
3.4.6 Where practical, require that landform grading be implemented in the
construction of manufactured slopes.
(a) Landform grading consists of the creation of slopes which reflect as
closely as possible surrounding natural hills, and which avoid the
linearity and regularity of consistent 2:1 slopes.
(b) Landform grading may be accomplished either by varying the linear
plane of the slope with a consistent slope along the vertical face, by
varying slope ratios providing that no portion of the slope exceeds
a 2:1 ratio, or a combination of both.
3.4.7 Where practical, require that landform planting be employed on
manufactured slopes. The primary purpose of landform planting is to
provide conventionally graded slopes with the appearance of having been
landform graded. Thus, planting is designed to obscure the linearity and
regularity of the conventional slope and to create a visual undulating
appearance.
(a) Plant materials should be grouped to create the appearance of
ridgeline and "shelf" configurations.
(b) The pattern and height variations of plant materials on the slope
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992ii1f1pi'#t I-41
should create an irregular visual plane in the cross section.
(c) When landform planting is used a
eeflseytua} planting plan shall be submitted at the time a4i:aetr ,
which shall
generally identify the common and _botanical _plant. names, indicate
foliage color, and size at maturity.
(d) Drought tolerant materials should be utilized in planting plans.
(e) Foliage used in planting plans should be fire resistant, and colors
should be similar to the colors of native materials in the surrounding
area.
(f) Within landform graded slopes, plants should be grouped within
swale areas to more closely reflect natural conditions.
3.4.8
Natural ridaeline contours should be protected
GOAL 4 "Encourage long-term and regional perspectives in local land use decisions, but not
at the expense of the quality of life for Diamond Bar residents." *
Objective 4. 1 Promote and cooperate with efforts to provide reasonable regional land use-and—
transportation
seand—transportation planning programs.
Strategies:
4.1.1 Take the iniative to establish a program aAFe* with Los Angeles, Orange,
and San Bernardino Counties, SCAG, and the cities within those counties
prepare a sub -regional land
use plan, as a means of coordinating sub -regional planning efforts. The
sub -regional plan should address the transportation systems necessary to
support sub -regional development, without placing a disproportionate
burden on any one jurisdiction for the provision of sub -regional through
routes. The sub -regional plan should also address area environmental
features, and should ensure their preservation in light of expected area
growth.
Modified from wording approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992iulsstiptil #f>9 I-42
oil Z
GOAL 4 "Encourage long-term and regional perspectives in local land use decisions, but not
at the expense of the quality of life for Diamond Bar residents." *
Objective 4. 1 Promote and cooperate with efforts to provide reasonable regional land use-and—
transportation
seand—transportation planning programs.
Strategies:
4.1.1 Take the iniative to establish a program aAFe* with Los Angeles, Orange,
and San Bernardino Counties, SCAG, and the cities within those counties
prepare a sub -regional land
use plan, as a means of coordinating sub -regional planning efforts. The
sub -regional plan should address the transportation systems necessary to
support sub -regional development, without placing a disproportionate
burden on any one jurisdiction for the provision of sub -regional through
routes. The sub -regional plan should also address area environmental
features, and should ensure their preservation in light of expected area
growth.
Modified from wording approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992iulsstiptil #f>9 I-42
Strategies:
4.2-14.1.2
�'-X4.1.2 Include evaluation of the potential impacts of proposed Diamond Bar
developments on neighboring jurisdictions as part of the
development review process.
_ (a) Notify neighboring jurisdictions when considering changes to the
City's existing land use pattern.
(b) Cooperate with neighboring jurisdictions through review and
comment on proposed changes to their existing land use patterns
which might affect the City of Diamond Bar. '
(c) Evaluate the impact of regional land use patterns when considering
major changes to the Diamond Bar General Plan.
(d) Evaluate the planning programs of neighboring .jurisdictions when
considering changes to the Diamond Bar General Plan.
4.2.24.1.3 Establish regular lines of communication with local, regional, State,
and federal agencies, whose planning programs may affect Diamond
Bar residents and businesses, and take a proactive role with these
agencies to ensure that communication is maintained.
(a) The City will work with the appropriate jurisdictions to assure that
adequate planning minimizes potential impacts to the City as they
are developed including but not limited to: *
• Chino Hills Specific Plan (Chino Hills).
Hills west of the 57/60 freeways at Grand (City of
Industry Hills).
a Lower Tonner Canyon (City of Brea and County of
Orange).
i Rowland Heights (County of Los Angeles).
Objective 4.3 Establish and maintain City boundaries which are logical in terms of existing service
capabilities, social and economic interdependencies, citizen desires, and City costs
and revenues.
Strategies:
4.3.1
Modified from wording approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992'iwwfatil"A'" 1-43
. Seek annexation of those areas within the 57
corridor which have primary access through the City of Diamond Bar and
whose residents_ and businesses are most.logically served through the Citv
of Diamond Bar in a manner which is fiscally responsible.
(a) The -FAeunt ef-ad-'WeRai open
IaFgely Yaeast at this
-'
Wea-Gutell.-�
the 63:7 r
few 6-AMAW156-al uses. #*
Added from goals and objectives approved by GPAC.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992 <itiafi#�tip[I t I-44
4.3.2 Pursue an active program to annex the unincorporated portions of Tonner
Canyon, within the City's adopted Sphere of Influence, such that review
and approval of development proposals within the sphere occurs within the
City of Diamond Bar.
Encourage preservation of Tonner Canyon in its natural state Prior to any
development, encourage master Planned Development in the adopted
Sphere of Influence area of Tonner Canyon that will protect its unique
biological resources and open space characteristics will create fiscal
benefits for the City and enhance its infrastructure while minimizing future
adverse impacts to both the human and natural environment of the City as
well as the region. Development which would be appropriate and which
could be designed to be compatible with the environmental objectives for
the area might include recreational and residential uses In keeping with its
designation as a Significant Ecological Area MA), a regional roadway
should not be built through Tonner Canyon but consideration should be
given to an environmentally acceptable transit alternative
4.3.3 The City will consider annexation of additional areas including expansion of
the adopted Sphere of Influence, where the following findings can be made:
(a) Compatibility exists with the goals and desires of the people and the
City of. Diamond Bar as a whole;
(b) The proposed annexation is consistent with goals and objectives of
the General Plan, particularly in regard to protection of open space
land and natural resources;
(c) Significant benefits will be derived by the City and affected property
owners/residents upon annexation;
(d) There exists a significant social and economic interdependence and
interaction between the City of Diamond Bar and the area proposed
for annexation.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992 <34E#efpil #>tt 1-45
"Summit"
_.... '
,
* *
Encourage preservation of Tonner Canyon in its natural state Prior to any
development, encourage master Planned Development in the adopted
Sphere of Influence area of Tonner Canyon that will protect its unique
biological resources and open space characteristics will create fiscal
benefits for the City and enhance its infrastructure while minimizing future
adverse impacts to both the human and natural environment of the City as
well as the region. Development which would be appropriate and which
could be designed to be compatible with the environmental objectives for
the area might include recreational and residential uses In keeping with its
designation as a Significant Ecological Area MA), a regional roadway
should not be built through Tonner Canyon but consideration should be
given to an environmentally acceptable transit alternative
4.3.3 The City will consider annexation of additional areas including expansion of
the adopted Sphere of Influence, where the following findings can be made:
(a) Compatibility exists with the goals and desires of the people and the
City of. Diamond Bar as a whole;
(b) The proposed annexation is consistent with goals and objectives of
the General Plan, particularly in regard to protection of open space
land and natural resources;
(c) Significant benefits will be derived by the City and affected property
owners/residents upon annexation;
(d) There exists a significant social and economic interdependence and
interaction between the City of Diamond Bar and the area proposed
for annexation.
CITY OF DIAMOND BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992 <34E#efpil #>tt 1-45
Figure 1-2 Proposed Land Use
CITY OF DIAMOND- BAR PLAN FOR COMMUNITY DEVELOPMENT - LAND U
SE
Revised February 28, 1992 and March 30, 1992
1-46
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\ I I I DIAMOND BAR OPEN LAND SURVEY I
Sources of restrictions for trocts and parcel maps are recorded maps. Sources of restrictions
for metes and bounds are Assessor's tax rolls. Restrictions and prohibitions were originally
approved byLos Angeles County. Upon incorporation, the City gained sole discretion over
retoining orchanging these designations.
Source
Assessor's Parcel Number s
Comments
I
Metes and Bounds
8706-008-013
National Research Foundation, M B.
commercial use
2
Tract 33020, Lot 46
8704-048-18
Limited to one house
3
Tract 43756, Lot:77
8704-056-007
Residential; no known restrictions
4
Tract 42584, Lot 5 1
'8281-029-023, 024
Limited to one house; contains large
easement for storm drain
5
Metes and Bounds
8704-020-002
No known restrictions
8704-020-003
Residential use
6 a
Met es and Boun ds
8701-022-270, 271
Urban Development Agency, City of
Industry -owned lot
8701-022-091
Utility owned lot
b
Metes and Bounds
8701-021-270
Urban Development Agency, City of
Industry -owned lot
8701-021-900,.901
Easements for utilities
7
Tract 42564, Lot 50
8701-047-012
Restricted construction
8701-047-013
Restricted construction
Tract 31479, Lot 9
8701-006-030, 031
Restricted construction
8
Tract 31479, Lot 10
8701-006 1 -901
City of Diamond Bar owned lot
9
Tract 42582, Lot 61
8701-006-032
No known restriction
10
Tract 31479, Lot 12
8701-018-019
No known restriction
Parcel Map 1753,
8701-018-018
No known restriction
Parcel 1
Subject to flood mitigotion
11
Tract 4.2564, Lot 73
87,01-052-020
Construction prohibited
12
Tract 35576, Lot 18
`8701-053-028
Construction prohibited
Sources of restrictions for trocts and parcel maps are recorded maps. Sources of restrictions
for metes and bounds are Assessor's tax rolls. Restrictions and prohibitions were originally
approved byLos Angeles County. Upon incorporation, the City gained sole discretion over
retoining orchanging these designations.
Map
Source '
Assessor's Parcel Numbers
....... ..
Comments '
13
Tract 31479:
a
Lot 4
8701-006-015, 036, 037
Construction prohibited
b
Lot 5
8701-006-038, 039
Construction prohibited
c
Lot 6 (portion)
8701-006-068
No known restrictions
Lot 6 (portion)
8701-006-901, 902, 903
Utility easements (Edison)
d
Lot 7
8701-006-018
Construction prohibited
14
Tract 350265:
Lot 83
8701-031-016
Limited to one house
Lot 84
8701-032-001
Limited to one house
15
Tract 33182, Lot 8
8701-024-008
Limited to one house
16
Metes and Bounds
8717-001-905, 906
Los Angeles County (Golf Course)
8717-002-905, 906
17
Tract 31479, Lot 1
8713-001-004
Construction prohibited
18
Metes and Bounds
8702-010-25
No known restrictions
19
Parcel Map 14819:
Parcel 2
8293-045-004
Possible restrictions
Parcel 3
8293-045-005
Construction prohibited
20
Parcel Map 17244,
Lot 2
8293-002-009
Construction prohibited.
21
Remainder Parcel
8293-001-021, 022
No known restrictions
22
Tract 23483:
Lot 64
8713-040-030
Construction prohibited
Lot 65
8713-040-031
Construction prohibited
23
Metes and Bounds
8713-033-001, 002,003
No known restrictions
24
Tract 30578, Lot 188
8713-028-030
No known restrictions
25
Parcel Map 1528:
No known restrictions; also
Parcels 13 and 14 " *
8713-024-001, 002,003
subject to flood mitigation
26
Parcel Map 1528:
No known restrictions; also
Parcels 10, 11, & 12
8713-023-0'01, 002,003
subject to flood mitigation
27
Parcel Map 1528:
8713-022-001, 002, 003, 004,
No known restrictions; also
11
Parcels 7, 8, & 9
and 005
subject to flood mitigation
Sources of restrictions for tracts and parcel maps are recorded maps. Sources of restrictions
for metes .and bounds are Assessor's tax rolls. Restrictions and prohibitions were originally
approved by Los Angeles County. Upon incorporation, the City gained sole discretion over
retaining or changing these designations.
Map
Source
Assessor's Parcel Numbers.
Comments
28
Parcel Map 1528:
No known restrictions; also
Parcels 4, 5 and 6
8713-021-002, 003, 004
subject to flood mitigation
29
Parcel Map 1528:
-8713-020-002, 003, 004, & 005
No known restrictions: also
Parcels 1, 2 and 3
subject to flood mitigation
30
Metes and Bounds
8763-026-003, 008
No known restrictions
8763-026-009
No known restrictions
8763-026-800
Utility easement
31
Tract 32576:
a
Lot 46
8765-005-001
Limited to one house
b
Lot 47
8765-005-002
Limited to one house
c
Lot 48
8765-005-003
Limited to one house
d
Lot 49
8765-005-006, 007
Construction prohibited
e
Tract 35742, Lot 53
8765-005-008
Construction prohibited
32
Tract 35741, Lot 34
8765-008-001
Construction prohibited
33
Tract 31053, Lot 45
8765-001-006
Construction prohibited; HOA lot
34
Tract 43162:
(All HOA lots)
Lot 118
-8765-015-049
Construction prohibited
Lot 119
8765-017-042
Construction prohibited
Lot 120
8765-017-041
Construction prohibited
Lot 121
8765-016-030
Construction prohibited
35
Tract 43760:
a
Lot 94 -
8765-020-050
No known restrictions
b
Lot 157
8765-020-049
Common area - PUD
c
Lot 158
8765-018-039
Common Area - PUD
d
Lot 159
8765-018-040
Common Area - PUD
.36
Tract 33104, Lot 39..
8765-012-003
Construction prohibited
37
Metes and -Bounds
8714-002-900, 901, 902, & 903
No known restrictions; school district
38
Parcel Map 7409,
Parcel 4 .
8714-028-003
No known restrictions
PLANNING NETWORK Draft June 12, 1991
Sources of restrictions for tracts and parcel mops are recorded maps. Sources of restrictions
for metes and bounds are Assessor's tax rolls. Restrictions and prohibitions were originally
approved by.Los Angeles County. Upon incorporation, the City gained sole discretion over
retaining or changing these designations.
-'STATE OF CALIFORNIA - BUSINESS, TRANSPORTATION AND HOUSING AGENCY WILSON, Governor
.-.......DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT TOF
DIVISION OF HOUSING POLICY DEVELOPMENT
1900 THIRD STREET, Room
430.1
P.O. BOX 952053
SACRAMENTO, CA 94252-2053
(916) 323-3176 FAX (916) 323-6625
August 27, 1991
Mr. Robert Van Nort.
City Manager
City of Diamond Bar -
21660 Copley Drive
Diamond Bar, CA 91765-3117
Dear Mr. Van Nort:
Re: Review of the City of Diamond Bar's Draft Housing
Element
Thank'yot for submitting Diamond Bar's draft housing
element, received July 12, 1991 for pur'review. As you know, we
are required to review draft housing elements and report our
findings to the locality (Government Code Section 65585(b)).
Identified concerns were reviewed in telephone conversations
with Nick Norton, the City's consultant, including one on
August 20, 1991. This letter and appendix summarize the
conclusions of those conversations.
The City's draft housing element contains much useful
information about the City. In our opinion, however additional
revisions are needed for the element to comply with state law
(Article 10.6 of the Government Code).. In particular, the
element should include a more detailed sites inventory and
programs that include more 'Specific implementation actions and
evidence of City's commitment to implement.
For your information, Chapter 1451, Statutes of 1989,
requires all housing elements to include, by'Uanuary 1, 1992,
additional needs analyses and programs to address the potential
conversion of existing, assisted housing developments to non -low-
income housing use during the next ten-year period (Government
Code Section 65583 (a)(8) and (c)(6)). The Inventory of
Federally Subsidized Low -Income Rental Units at Risk of
Conversion, compiled by the California Housing Partnership
Corporation, does not list any units in the City. However, other
locally -assisted units may exist in Diamond Bar, and their
potential for conversion should be analyzed. We note that the
element contains a statement that no units of this type were
built in the City. However, the California Debt Advisory
Mr. Robert Van Nort
Page 2
Commission Annual Summary for 1990 shows that there are two bond
financed projects in Diamond Bar, Diamond Bar Village and Autumn
Ridge, that are subject to potential conversion in 1995 and 1996.
The attached technical assistance document, Housing Element
Requirements for Preservation of At -Risk Assisted Units, is
included to help the City in meeting this requirement. The City
may wish to respond to the new requirements before adopting this
draft to avoid amending the element again prior to January 1992.
Our comments are designed to assist the city in bringing its
element into conformance with state housing element law. If you
have any questions about our comments or would like assistance in
the revision of your housing element, please contact William
Andrews of our staff at (916) 323-7271.
In accordance with their requests pursuant to the Public
Records Act, we are forwarding copies of this letter to the
persons and organizations listed below.
Attachments
cc: Nick Norton, Consultant, Planning Network
Carlyle W. Hall, Hall & Phillips Law Firm
Jonathan Lehrer-Graiwer, Attorney at Law
Western Center on Law & Poverty
Fair Housing Council of the San Fernando Valley
Mark Johnson, Legal Aid Foundation of Los Angeles
Ana Marie Whitaker, California State University Pomona
Dennis Rockway, Legal Aid Foundation of Long Beach
David Booher, California Housing Council
Joe Carreras, Southern California Association of Governments
Kathleen Mikkelson, Deputy Attorney General
Bob Cervantes, Governor's Office of Planning and Research
Richard Lyon, California Building Industry Association
Kerry Harrington Morrison, California Association of
Realtors
Marc Brown, California Rural Legal Assistance Foundation
Christine D. Reed, Orange County Building Industry
Association
Rob Wiener, California coalition for Rural Housing
Susan DeSantis, The Planning Center
APPENDIX
Diamond Bar Housing Element
The following changes would, in our opinion, bring Diamond Bar's
housing element into compliance with Article 10.6 of the
Government Code. Following each recommended change we cite the
supporting section of the Government Code. Where particular
program examples or data sources are listed, these are
suggestions for your information only. We recognize that Diamond
Bar may choose other means of complying with the law.
A. Housina Needs, Resources and Constraints
1. Include an inventory of land suitable for residential
development, including vacant sites and sites having
potential for redevelopment, and an analysis of the
relationship of zoning and public facilities and
services available to these sites (Section
65583(a)(3)). The element includes a land inventory
(page I-11). While the inventory provides much useful
information, it should also include the following:
a. The element should include the amount of land in
the various residential zones in the City. The
element states that currently there is in excess
of.1,000 acres of vacant land in the City that
could support up to 5,500 additional units..
However, there is no indication of the zoning of
this land and the basis for the determination that
the above number of units could be accommodated
within the City during the planning period. The
element should also provide additional information
about the impact of identified environmental
constraints and the adequacy of infrastructure to
.support proposed development.
b. The element should specify the densities the City
believes can facilitate development of low- and
very -low-income units. If the City feels the
identified needs of all income levels (see
regional need A-2, below) can be accommodated at
existing densities (12-16 units per acre maximum),
the element should demonstrate how this can be
accomplished.
C. The element contains a summary of the General Plan
Land Use Alternatives Report in Appendix B. The
recommended alternative (1) appears to continue
existing development patterns in the City while
alternatives two and three would allow somewhat
higher residential and commercial development. In
our opinion, the alternatives providing higher
densities may have a greater potential to address
affordable housing needs. However, if the City
feels that the selected alternative can adequately
address identified needs the element should
include the analysis used to reach that
conclusion.
2. Quantify the locality's projected housing needs for all
income levels. The projected need should include the
locality's share of the regional housing need (Section
65583 (a)(1)). The element describes the City's total
projected need but does not quantify the need by income
level.
Diamond Bar Regional Need*
Very low
117
Low
182
Moderate
144
Upper
338
* based on a total of 781 units using the income
level percentages from the County of Los Angeles.
3. Analyze the special housing needs of farmworkers,
elderly, large families, female heads of households and
expand the analysis of persons in need of emergency
shelter and transitional housing (Section 65583(a)(6)).
The analysis of these groups should include a
quantification of the total number of persons or
households, a quantification and qualitative
description of the need, and identification of
potential solutions and resources to address the need.
The most recent data should be used for all needs
analyses. The needs of female heads of households are
not included in the element. Since limited data was
available from SLAG and Los Angeles County, the City
should contact additional local resources to assist in
the identification of unmet need.
The analysis of the homeless indicates that, based on
information obtained from local service providers, it
was difficult to determine the number of homeless in
the City. In our opinion, the element should estimate
the number of persons and families in need of emergency
shelter and evaluate the whether an unmet need exists.
For example, the police or sheriff department may be
able to assist in the determination of the number of
homeless residing in the City. It may also be
necessary to include a program.to identify sites to
-..,.address any identified need for homeless and
transitional housing. We have included a copy of our
publication, Shelter for the'Homeless: Housing Element
Requirements to assist the City in this effort.
The analysis of the needs of farmworkers should.inclu I de
an estimate of the number of workers and identify
resources to address.any unmet needs. In order to
obtain
tain more accurate information, the city may wish to
contact the County Agricultural Commissioner, the State
Employment Development Department for additional
statistics that could assist in fully determining any
unmet needs of farmworkers. If it is determined that
there are no farmworkers in the City the element should
include that information.
4. Analyze the -City's land -use controls and permit
processing requirements as potential and actual
governmental constraints upon the maintenance,
improvement, or development of housing for all income
groups (Section 65583(a)(4)). The analysis of
governmental constraints should include a determination
as to whether a policy or procedure poses an actual
constraint in the community. While the element
describes general information about residential -uses
and allowed densities, it should also specifically
describe and analyze city policies and requirements
regarding design review and development standards such
as parking and set -backs, height limits, and any growth
controls and open space requirements. The element
notes that the above factors can pose a constraint to
housing development but it does not describe actual
requirements in the City.
The element should include information from the cited
Los Angeles County study (Ciercy 1991) detailing the
processing time for planning documents as well as
delays caused by the conditional use permit process.
The element should also address any additional
constrains resulting from the recent incorporation of
the City and efforts to develop and implement the
general plan.
B. Quantified objectives
Establish the maximum number of housing units that can be
constructed, rehabilitated, and conserved over the element's
planning period (Section 65583(b)). The element does not
include a statement of quantified objectives for the City.
The City should provide the number of units which
potentially may be constructed over the time frame of the
M
li '_MMUI�;%, ZIU-IF
C.
element given the locality's land resources, constraints
which cannot be mitigated or removed,'and proposed programs.
To quantify the conservation objective' -the City could, for
example, provide estimates of units for which affordability
will be conserved through federal housing subsidy programs,
or which will be conserved through more stable residential
zoning. The number of assisted and private rehabilitations
could be -included in the City I s overall rehabilitation--
objectives.
ehabilitat-ion
objectives.
Housing Programs
1. The element does not identify adequate sites which will
be made available through appropriate zoning and
development standards, and with public services and
facilities needed to facilitate and encourage the
development of a variety of types of housing for all
income levels (Section 65583(c)(1)). Without a complete
inventory it is not possible to determine whether the
City has identified adequate sites for all income
levels.
in addition, the highest residential density included
in the element is 12-16 units per acre and the element
does not clearly demonstrate that units for lower-
income households can be developed at this density
range. Densities often required to facilitate the
development of housing are: for very -low- and low-
income, -25 units/acre, or above, (multifamily rental);
and for.moderate-income, 8 units/acre, or above,
(rental and ownership). If the City believes it.can
accommodate lower-income housing at densities below
these levels, the element should demonstrate how this
will be accomplished.
The element may also need to add programs to address
infrastructure requirements of identified sites.
If after further analysis it is determined that there
is'an unmet need for homeless shelters or transitional
housing, the element should include a program to
identify needed sites.
2. Include more specific implementation actions and time
lines to demonstrate the City's commitment to implement
the element's programs (Section 65583(c)). Many of the
proposed programs are not scheduled to be implemented
until after the adoption of the general plan. Without
additional information about timeframes and specific
actions to be implemented by the City, the impacts of
proposed programs cannot be determined. For example:
4
a. How will a mixture of housing types be encouraged
.(strategies 1.1.1, 1.1.2 and 1.1.3)? When will the
development code be completed?
b. How does the code and permit processing system
encourage the use of innovative development,
construction materials and techniques (strategy
1.1.9)?
C. Is strategy 1.1.11 which is designed to provide
guidelines for the provision of affordable housing
in large scale developments an inclusionary
program. How, and at what levels, will developers
of projects with less than 250 units be encouraged
to contribute to the affordable housing needs of
the City? What will the standard be for
developments between 250 and 500 units.
d. What other resources will be utilized in addition
to Mortgage Revenue Bonds and,Mortgage credit
Certificates to facilitate developments that are
proposed to provide at least 20 percent of new
housing development, affordable to low- and
moderate -income households (Program 1.1.12)?
e. Program 2.3.3 focuses on the needs of handicapped
and seniors through the development of housing
using density bonuses and other subsidies. What
will be the sources of City funding? Will the
density bonus and other incentives be utilized to
address needs of large families and other groups
in need of affordable housing?
f. The City should make a stronger commitment to
pursue and implement state and federal programs to
assist affordable housing development. The
element only commits to investigating the use of
state, federal and private funding for housing
development but does not make a clear commitment
to pursue funding resources. How will the City
work with the State..Franchise Tax Board to finance
housing (Program 3.2.4)?
9- Programs 1.1.12, 2.3.4. and 3.2.3 includes the
potential use of redevelopment funds to support
housing development and rehabilitation programs.
However, the element does not indicate if and when
redevelopment effort will be initiated in the
City. When does the City expect to implement the
redevelopment process and could it generate
significant funds for programs during the planning
period?
5
7r.
.3.'., The.element should include program actions to address
. and, when appropriate and legally possible,remove
.governmental constraints to the maintenance,
improvement, and development of housing for all income
levels (Section 65583(c)(4)). It is not possible to
determine adequacy of mitigation actions without a
complete analysis as noted above. Examples of other
potential constraints that should be addressed include.,
but are not limited to, the following:
a. Utilization of the conditional use permit process
for housing projects which subject them to
extended processing and the potential to be
defeated due to public pressure.
b. Density limitations and the desire by the
community to limit the "proliferation" of high
density development.
C. Limits on the development of the City as proposed
in the General Plan Land Use Alternatives Report.
The recommended plan provides the least
flexibility for future growth and development in
the City.
R
f
F:'
CHAPTER I: The Nature, Content, and Format of the General Plan
CONTENT OF THE GENERAL PIAN
The reader of a communityplan must be able to determine now the plan's policies apply to
each affected parcel.
While an"area or community plan is an integral part of a general plan, a specific plan is not. Specific Plans
The latter, like zoning, implements ageneral plan. When adopted it does not amend a general
plan, but instead is an entirely separate document that must be consistent with all facets of
the general plan (including any area and community plans).
A specific plan is ahybrid policy statement and/or regulatory tool that is often used to address
a single project such as an urban infill development or a planned community. As a result, its
emphasis is on concrete standards and development criteria to supplement those of the
general plan. Its text and diagrams address land use (including open space), infrastructure,
standards for development and natural resource conservation, and implementation mea-
sures. Perhaps because of its dual policy/regulatory nature, a specific plan maybe adopted
either by resolution (like a general plan) or by ordinance (like zoning). All zoning,
subdivision, and public works projects must be consistent with an adopted specific plan.
CONTENT OF THE GENERAL PLAN
PLAN ELEMENTS AND ISSUES ADDRESSED
TRADITIONALLY, the general plan has been organized as a collection of"elements" or subject
categories such as land use, circulation, and open space. However, it is crucial to realize that
it is not the number of distinct elements that the general plan contains that is important, but
instead the integral nature of the subject matter and the content of the general plan as awhole.
State law provides that the general plan must address seven elements (Government Code
Section 65302). These and the issues each embodies are briefly summarized below:
• Theland use element designates the general distribution and intensity of uses of the land Mandatory
for housing, business, industry, open space, education, public buildings and grounds, Elements
waste disposal facilities, and other categories of public and private uses.
• The circulation element is correlated with the land use element and identifies the general
location and extent of existing and proposed major thoroughfares, transportation routes,
terminals, and other local public utilities and facilities.
• The housing element is a comprehensive assessment of current and projected housing
needs forall segments ofthe communityand all economicgroups. In addition, it embodies
policy for providing adequate housing and includes action programs for this purpose.
• The conservation element addresses the conservation, development, and use of natural
resources including water, forests, soils, rivers, and mineral deposits.
• The open -space element details plans and measures for preserving open space for natural
resources, the managed production of resources, outdoor recreation, public health and
safety, and the identification of agricultural land.
GENERAL PLAN GUIDELINES 21
CHAPTER I: The Nature, Content, and Format of the General Plan
CONTENT OF THE GENERAL PLAN
® The noise element identifies and appraises noise problems within the community and
forms the basis for land use distribution.
® The safety element establishes policies and programs to protect the community from risks
associated with seismic, geologic, flood, and fire hazards.
The detail that each issue is afforded in the local plan depends upon local conditions and the
relative local importance of that issue. It is important that the plan clearly identify the issues.
When a city or county determines that an issue specified in the law does not apply to local
conditions, the general plan should document the reason for that decision.
Optional In addition to the general plan elements listed in Government Code Section 65302, local
Elements governments may adopt "any other elements or address any other subjects which ... relate to
the physical development of the county or city" (Government Code Section 65303). Upon
adoption, an optional element becomes an integral part of the general plan. It has the same
force and effect as the mandatory elements and must be consistent with the other elements
ofthe plan. In turn, zoning, subdivisions, public works, and specific plans must be consistent
with all optional elements.
An optional element may expand local government authority. Here are some examples. The
California Energy Commission may delegate geothermal power plant licensing authority to
counties with certified geothermal elements (see Appendix B). A historic preservation
element may lay the foundation for historic district regulations and design standards. A
strategic fire prevention planning element may identify wildfire hazard areas, control new
development within those areas, and provide the basis for strict zoning, subdivision, and
brush clearance ordinances.
Common themes for optional elements include recreation and parks, air quality, public
facilities, historic preservation, community design, and energy. The subjects and contents of
optional elements are chosen by the adopting city or county.
Content The content of a local general plan is not limited to the issues listed in section 65302. Local
general plans may also address optional topics of local interest within the context of the
mandatory elements. For instance, a city may choose to describe a detailed program for
financing infrastructure and timing capital improvements as part of its land use element. The
safety element of a city or county that suffers from wildfire hazard may contain a strategic fire
protection planning program that establishes policies to mitigate such hazards.
There are also a number of special requirements which may affect the content of the general
plan. These are discussed in Chapter VI.
ADOPTION OF ANOTHER JURISDICTION'S GENERAL PLAN
AND JOINT ADOPTION
A city or county may adopt all or a portion of the general plan of another public agency
(Government Code Section 65301(a)). Additionally, Government Code Section 65302(g)
specifically provides that a city may adopt the county's safety element if the county's element
"is sufficiently detailed containing appropriate policies and programs for adoption by a city."
One of the benefits of this approach is that it eliminates duplication of effort in collecting
data for the more technical elements.
22 GENERAL PLAN GUIDELINES
f.
• CHAPTER 111: "I'he Required Elements of the General Plan
HOUSING ELEMENT
..50 HOUSING`ELEMENT { T�
PERTINENT GOVERNMENT CODE SECTIONS
Note: Due to the length of the housing element statutes, the following is not a complete collection of
pertinent code sections. Readers are urged to read the entire housing element statute in detail, beginning with
Government Code Section 65580, before preparing or revising a housing element.
Government Code Section 65583: The housing element shall consist of an identification
and analysis of existing and projected housing needs and a statement of goals, policies,
quantified objectives, and scheduled programs for the preservation, improvement, and
development of housing. The housing element shall identify adequate sites for housing,
including rental housing, factory -built housing, and mobilehomes, and shall make adequate
provision for the existing and projected needs of all economic segments of the community.
The element shall contain all of the following:
(a) An assessment of housing needs and an inventory of resources and constraints relevant Contents
to the meeting of these needs. The assessment and inventory shall include the following:
(1) Analysis ofpopulation and employment trends and documentation ofprojections and
a quantification of the locality's existing and projected housing needs for all income levels.
These existing and projected needs shall include the locality's share of the regional housing
need in accordance with Section 65584.
(2) Analysis and documentation of household -characteristics, including level of payment
compared to ability to pay, housing characteristics, including overcrowding; and housing
stock condition.
(3) An inventory of land suitable for residential development, including vacant sites and
sites having potential for redevelopment, and an analysis of the relationship of zoning and
public facilities and services to these sites.
(4) Analysis of potential and actual governmental constraints upon the maintenance,
improvement, or development of housing foruall income levels, including land use controls,
building codes and their enforcement, site improvements, fees and other exactions required
of developers, and local processing and permit procedures. -
(5) Analysis of potential and actual nongovernmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including the availability of
financing, the price of land, and the cost of construction.
(6) Analysis of any special housing -needs, such as those of the handicapped, -elderly, large
families, farmworkers, families with female heads of households, and families and persons in. -,-
need of emergency shelter. .
(7) Analysis of opportunities for energy conservation with respect to residential develop-
ment.
(8) An analysis of existing assisted housing developments that are eligible to change to non
low-income housing uses during the next 10 years due to termination of subsidy contracts,
mortgage prepayment, or expiration of use restrictions. "Assisted housing developments,"
for the purpose of this section, shall mean multifamily rental .housing that receives
governmental assistance under federal programs listed in subdivision (a) of Section 65863.10,
state and local multifamily revenue bond programs, local redevelopment programs., the
federal Community Development Block Grant Program, or local in -lieu fees. "Assisted
housing developments". shall also include multifamily rental units that were developed
GENERAL PLAN GUIDELINES 93
> 'r♦ •ry ,Td_:yyT.T' .+ c _ r .{ r 'cc. Z 7.— _ '^+.
CHAPTER III: The Required Elements of the General Plan
HOUSING ELEMENT
pursuant to a local inclusionary housing program or used to qualify for a density bonus f'
pursuant to Section 65916.
(A) The analysis shall include a listing of each development by project name and address,
the type of governmental assistance received, the earliest. possible date of change from low-
income use and the total number of elderly and non -elderly units that could be lost from the
locality's low-income housing stock in each year during the 10 -year period. For purposes of
state and federally funded projects, the analysis required by this subparagraph need only
contain information available on a statewide basis.
(B) The analysis shall estimate the total cost of producing new rental housing that is
comparable in size and rent levels, to replace the units that could change from low-income
use, and an estimated cost ofpreserving the assisted housing developments. This cost analysis
for replacement housing maybe done aggregately for each five-yearperiod and does not have
to contain a project by project cost estimate.
(C) The analysis shall identify public and private nonprofit corporations known to the
local government which have legal and managerial capacity to acquire and manage these
housing developments.
(D) The analysis shall identify and consider the use of all federal, state, and local financing
and subsidy programs which can be used to preserve, for lower income households, the
assisted housing development, identified in this paragraph, including, but not limited to,
federal Community Development Grant Program funds, tax increment funds received by
redevelopment agency of the community, and administrative -fees received by a housing
authority operating within the community. In considering the use of these financing and
subsidy programs, the analysis shall identify the amounts of the funds under each available
program which have not, been legally obligated for other purposes and which could be
available for use in preserving assisted housing developments.
Policy Statements (b) A statement of the community's goals, quantified objectives, and policies relative to
the maintenance, preservation, improvement, and development of housing.
It is recognized that the total housing needs identified pursuant to subdivision (a) may
exceed available resources and the community's abilityto satisfy this need within the content
of the general plan requirements outlined in Article 5 (commencing with Section 65300).
Under these circumstances, the quantified objectives need not be identical to the identified
existing housing needs, but should establish the maximum number of housing units that can
be constructed, rehabilitated, and conserved over a five-year time frame.
Action Program (c) A program which -sets forth a five-year schedule of actions the local government is
undertaking or intends to undertake to implement the policies and achieve the goals and
objectives of the housing element through the administration of land use and development
controls, provision of regulatory concessions and incentives, and the utilization of appropri-
ate federal and state financing and subsidy programs when available and the utilization of
moneys in a Low and Moderate Income Housing Fund of an agency if the locality has
established a redevelopment project area pursuant to the Community Redevelopment Law
(Division 24 (commencing with Section 33000) of the Health and Safety Code). In order
to make adequate provision for the housing needs of all economic segments of the
community, the program shall do all of the following:
(1) Identify adequate sites which will be made available through appropriate zoning and
development standards and with public services and facilities needed to facilitate and
encourage the development of a variety of types of housing for all income levels, including
rental housing, factory -built housing, mobilehomes, emergency shelters and transitional
94 GENERAL PLAN GUIDELINES
CHAPTER 111: 1he Required Elements of the General Plan
HOUSING ELEMENT
housing in, order.to meet the community's housing goals as identified in subdivision (b).
(2) Assist in the development of adequate housing torn the needs of low and moderate -
income households.
(3) Address and, where appropriate and legally possible, remove governmental constraints
to the maintenance, improvement, and development of housing.
(4) Conserve and improve the condition of the existing affordable housing stock.
(5) Promote housing opportunities for all persons regardless of race, religion, sex, marital
status, ancestry, national. origin, or color.
(6) Preserve for lower income households the assisted housing developments identified
pursuant to paragraph (8) of subdivision (a). The program for preservation of the assisted
housing developments shall utilize, to the extent necessary, all available federal, state, and
local financing and subsidy programs identified in paragraph (8) of subdivision (a), except
where a community has other urgent needs for which alternative funding sources are not
available. The program may include strategies that involve local regulation and technical
assistance.
The program shall include an identification ofthe agencies and officials responsible for the
implementation ofvarious actions and the means bywhich consistencywill be achieved with
other general plan elements and community goals. The local government shall make a
diligent effort to achieve public participation of all economic segments of the community in
the development of the housing element, and the program shall describe this effort.
(d) The analysis and program for preserving assisted housing developments required by
the amendments to this section enacted by the Statutes of 1989 shall be adopted as an
amendment to the housing element by January 1, 1992.
(e) Failure of the department [of Housing and Community Development) to review and
report its findings pursuant to Section 65585 to the local government between January 1,
1992, and the next periodic review and revision required by Section 65588, concerning the
housing element amendment required by the amendments to this section by the Statutes of
1989, shall not be used as a basis for allocation or denial of any housing assistance
administered pursuant to part 2 (commencing with Section 50400) of Division 31 of the
Health and Safety Code.
Government Code Section 65585: (a) Each local government shall consider the guidelines
adopted by the department pursuant to Section 50459 of the Health and Safety Code in the
preparation and amendment ofits housing element pursuant to this article. Those guidelines
shall be advisory to each local government in order to assist it in the preparation ofits housing
element.
(b) At least 90 days prior to adoption of the housing element, or at least 45 days prior to HCD Review
the adoption of an amendment to this element, the planning agency of a local government
shall submit a draft of the element or amendment to the department. The department shall
review drafts submitted to it and report its findings to the planning agency within 90 days
of receipt of the draft in the case of adoption of the housing element pursuant to this article,
or within 45 days of receipt of the draft in the case of an amendment. The legislative body
shall consider the department's findings prior to final adoption of the housing element or
amendment unless the department's findings are not available within the above prescribed
time limits. If the department's findings are not availablewithin those prescribed time limits,
the legislative body may take the department's findings into consideration at the time it
considers future amendments to the housing element.
(c) Each local government shall provide the department with acopy ofits adopted housing
GENERAL PLAN GUIDELINES 95
if-"• ..M:r �... - �« �«, - � ,h.'..f.�'- ..,..'S'C' .-z`.M1` ✓.r[�y n�>.:y'.7 --,:.T.T r.'!'�,�r � -:'a�ii/.x5r«
e:; f.' -'..,S , FJ?e'. • i\ ^1 ,Sfi :XT ,,:.;7 „.:.7�x:v?" , Vy' ; `J - ,:F::"r."•:
�i �' �' ` ' S'.14 ,'s C ,.,,#• '�,;,�Z \i%5; 9,� yt r""^r�'1u t t�t,,7.Si'4.'''� �.:s t r S �: - vc`'t t rsa'
_s k,... .. ••R_„ >..... _...,.._..r. ,..,...�,,. .... -.. .., -
.. CHAPTER III: The Required Elements of the General Plan
HOUSING ELEMENT
element or amendments. The department may review adopted housing elements or (r
amendments and report its findings. '
(d) Except as provided in Section 65586, any and all findings made by the department
pursuant to subdivisions (b) and (c) shall be advisory to the local government.
Periodic Review Government Code Section 65588: (a) Each local government shall review its housing
element as frequently as appropriate to evaluate all of the following:
(1) The appropriateness of the housing goals, objectives, and policies in contributing to
the attainment of the state housing goal.
(2) The effectiveness of the housing element in attainment of the community's housing
goals and objectives.
(3) The progress ofthe city, county, or city and county in implementation of the housing
element.
(b) The housing element shall be revised as appropriate, but not less than every five years,
to reflect the results of this periodic review.
In order to facilitate effective review by the department of housing elements, local
governments following shall prepare and adopt the first two revisions of their housing
elements no later than the dates specified in the following schedule, notwithstanding the date
of adoption of the housing elements in existence on the effective date of the act which
amended this section during the 1983-84 session of the Legislature.
Deadlines (1) Local governments within the regional jurisdiction of the Southern California
.Association of Governments: July 1, 1984, for the first revision and July 1, 1989, for the
second revision.
(2) Local governments within the regional jurisdiction of the .Association of Bay .Area
Governments: January f, 1985, for the first revision, and July 1, 1990, for the second
revision.
(3) Local governments within the regional jurisdiction of the San Diego Association of
Governments, the Council of Fresno County Governments, the Kern County Council of
Governments, the Sacramento Council of Governments, and the Association of Monterey
Bay Area Governments: July 1, 1985, for the first revision and July 1, 1991, for the second
revision.
(4) All other local governments: January 1, 1986, for the first revision, and July 1, 1992,
for the second revision.
(c) The review and revision of housing elements required by this section shall take into
account any low- or moderate -income housing which has been provided or required
pursuant to Section 65590.
Scope ofReview (d) The review pursuant to subdivision (c) shall include, but need not be limited to, the
following:
(1) The number of new housing units approved for construction within the coastal zone
after january 1, 1982.
(2) The number of housing units for persons and families of low or moderate income, as
defined in Section 50093 of the Health and Safety Code, required to be provided in new
housing developments eitherwithin the coastal zone orwithin three miles of the coastal zone
pursuant to Section 65590.
(3) The number of existing residential units occupied by persons and families of low or
moderate income, as defined in Section 50093 of the Health and Safety Code, that have been
authorized to be demolished or converted since January 1, 1982, in the coastal zone.
(4) The number of residential dwelling units for persons and families of low or moderate
96 GENERAL PIAN GUIDELINES
ld. fW1r.K 111: Alie Kequlred JUements of the Ueneral flan
HOUSING ELEMENT
income; as defined in Section 50093 of the Health and Safety Code, that have been required .,
for replacement or authorized to be converted or demolished as identified in paragraph (3).
~ The locatiori'.of the'!replace inent units,. either'onsite, elsewhere within. the locality's
jurisdiction within the coastal zone, or within three miles of the coastal zone within the
locality's jurisdiction, shall be designated in the review.
Government Code Section 65303: The general plan may ... address any other subjects
which, in the judgment of the legislative body, relate to the physical development of the
county or city.
IC:l._ *IWNW
The Legislature enacted the first housing element requirement in 1969, but it contained no
detailed statutory requirements. The State Department of Housing and Community
Development (HCD) issued informal advisory housing element guidelines in 1971, but
lacking detailed requirements, it could not critically review housing elements for compliance.
In 1975, AB 1X (Chapter 1) instructed HCD to adopt housing element guidelines and
authorized the department to review and comment on local housing elements. The resulting
1977 guidelines called for new housing elements to contain an unprecedented degree of
specific detail in their analysis of housing needs, resources, and programs.
The 1977 guidelines became the subject of controversy over whether they were advisory or
binding upon cities and counties. The Legislature resolved the controversy in 1980 by
=> statutorily specifying a housing element's requirements, declaring HCD guidelines to be
advisory, and requiring cities and counties to consider the department's findings prior to
adopting the element.
COURT INTERPRETATIONS
Buena Vista Gardens Apartments. Association v. City of San Diego Planning Dept. (1985) 175
Cal.App.3d 289 provides the most thorough judicial discussion ofhousing element law. The
plaintiff and appellant in the case were tenants occupying a large apartment complex for
which the city had approved a long-term plan to demolish the existing units and develop
condominiums on the site. The tenants challenged the plan's final approval, alleging that the
city's housing element failed to meet statutory requirements in seven respects.
The appellate court found that in six ofthe seven respects the element substantially complied Conservation
with state law. However, the element lacked any programs encouraging the conservation of Urogram
mobilehome parks or existing affordable apartment rental units. The fact that the city had
no basis upon which to deny the developer a demolition permit demonstrated the city's lack
of a program to conserve affordable rental housing. As a result, the court prohibited the
permit's issuance until the city amended its housing element with conservation programs
substantially conforming to statutory requirements.
Court review of a legislative act, such as adoption of a general plan element, is very narrow.
The court may only review for literal compliance with statutory mandates and may not
scrutinize the wisdom or merits of the content of the element. The role of the Department
of Housing and Community Development (HCD), because it reviews housing elements, is
GENERAL PLAN GUIDELINES 97
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CHAPTER III: The Required. Elements of the General Plan
HOUSING ELEMENT
broader. The court acknowledged, "(the) department reviews not only to ensure the
requirements of 65583 are met, but also to make suggestions for improvements." Further-
more, the court noted: "(while) this court may be of the opinion [that the) city should adopt
department's recommendations, the Legislature has stated its recommendations are advisory
(Section 65585, subd.(a))."
Buena Vista Gardens is consistent with the growing number of cases that support the general
plan's integrity and require "substantial" (i.e., actual) compliance with its statutorily stated
content. For example, a project may be halted when the general plan either lacks a relevant
element or the relevant element is inadequate, as many cases have demonstrated.
Court Sanctions A more recent case, Committee for Responsible Planning v. City of Indian Wells (1989) 209
Cal.App.3d 1005, exemplifies the type of action a court may take after it invalidates a general
plan: After holding Indian Well's general plan invalid for failure to achieve internal
consistency and failure to address various statutorily required issues in the housing element,
the trial court ordered the city to bring its general plan into compliance with state law and
imposed a moratorium. The court order prevented the city from granting building permits
and discretionary land use approvals such as subdivision maps, rezoning, and variances until
it updated its general plan.
In the meantime, a developer sought approval to record a final tract map. Pursuant to
Government Code Section 65755(b), ,the subdivider requested that the court waive the
moratorium's restrictions. The court may do so when it finds that the project would "riot
significantly impair" the city's ability to adopt all or part of the new plan in compliance with
statutory requirements. Recognizing the Legislature's statutory guidance reflecting the
housing element's "preeminent importance," the court disagreed with the developer's
arguments that the tract map would not affect the city's ability to adopt an adequate housing
element. The court refused to allow approval of the map until the general plan was adopted.
RELEVANT ISSUES
The housing element issues listed below are derived from Government Code Sections 65583
and 65590. Local governments may address these matters in any format they deem
appropriate. For example, they may group together issues having functional relationships or
overlapping meanings such as "preservation," "maintenance," and "improvement" of
housing. The important thing to remember is that ahousing element, regardless ofits format,
should clearly identify and address, at a minimum, each of the following issues.
Preservation of housing (Gov.C. Section 65583 1st para. & (b))
Maintenance of housing (Gov.C. Section 65583 1st para. & (b))
Improvement and conservation o£housing, including affordable housing stock (Gov.C.
Section 65583 1st para., (b) & (c)(4))
Development of housing (Gov.C. Section 65583 1st para. & (b))
Adequate sites for housing (Gov.C. Section 65583 1st para.)
Adequate provision of housing for existing and projected needs, including regional
share, for all economic segments of the community (Gov.C. Section 65583 1st para.)
Promotion of housing opportunities for all persons (Gov.C. Section 65583(c)(5))
98 GENERAL PIAN GUIDELINES
I
vaaau sa..a� au. auw AII.J.- a:.WAAMUw va utc "CALLA LL a aau
HOUSING ELEMENT"
Coastal zone replacem:eni.housing (Gov.C. Sections 65588(c)(d) and 65590(h)(2)) -
, . applicable to jurisdictions which are partially or entirely within the Coastal Zone
REVIEWING :AND .REVISING THE HOUSING ELEMENT
Unlike the other elements of the general plan, state law explicitly requires that the housing
element be reviewed and updated continuously (Government Code Section 65588). Cities
and counties must review their housing elements as frequently as appropriate with regard to:
(1) The appropriateness oftheir housing goals, objectives, and policies in contributing to the Scope
attainment of the state housing goal.
(2) The effectiveness ofthe housing element in attaining the community's housing goals and
objectives.
(3) The progress in implementing the housing element.
Evaluations of the element's effectiveness and success in its implementation should include
the following information:
• A comparison of the actual results of the element with its goals, objectives, policies and Information
programs. The results should be quantified where possible, but may be qualitative where
necessary.
• An analysis of the significant differences between what was projected or planned in the
earlier element and what was achieved.
ati 4M • A description of how the goals, objectives, policies and programs of the updated element
incorporate what was learned from the results of the prior element.
The housing element must be comprehensively revised at least every five years to reflect the
results of this periodic review. Government Code Section 65588 establishes the timetable for
these revisions.
In coastal communities, the revision must take into account any low- or moderate -income Coastal Zone
housing that has been provided or required in the coastal zone in accordance with
Government Code Section 65590. The review of coastal zone housing activity shall include
at least the following information:
• The number ofnew housing units approved for construction within thezone afterjanuary'
1, 1982.
• The number of units for persons and families of low or moderate income that have been
required to be included in new housing developments either within the zone or within 3
miles thereof
• The number of existing units occupied by low- or moderate -income residents that•have
been authorized to be demolished or converted to another use within the zone since
January 1, 1982.
• The number of low- or moderate -income residential units that have been required for
replacement or authorized for demolition or conversion as quantified above. The review
must also identify the location of any replacement units.
GENERAL PLAN GUIDELINES 99
CHAPTER III: The Required Elements of the General Plan
HOUSING ELEMENT
'Useful Housing Element Definitions
Assisted ]Housing Developments: Multifamily rental housing that receives gov-
ernmental assistance under federal programs listed in subdivision (a) of Government
Code Section 65863.1.0, state and local multifamily revenue bond programs, local
redevelopment programs, the federal Community Development Block Grant
Program, or local in -lieu fees. The term also includes multifamily rental units that
were developed pursuant to a local inclusionary housing program or used to qualify
for a density bonus pursuant to Government Code Section 65916.
.Income Levels: Income categories are defined with respect to the area median
income and are adjusted for household size. For detailed definitions of these terms,
the reader should consult Chapter 6.5 (commencing with Section 69 10) of Title 25
of the California Code of Regulations. Although there are exceptions, the four -
person income limits are as follows:
Very Low Income: No more than 50 percent of the area median income.
Other Lower Income: Between 50 and 80 percent of the area median income.
Lower Income: No more than 80 percent of the area median income (i.e.,
combination of very low income and other lower income).
Moderate Income: Between 80 and 120 percent of the area median income.
Above Moderate Income: Above 120 percent of the area median income.
Goal: See the definition of "goal" in Chapter I of these guidelines.
Quantified Objective: The housing element must include quantified objectives
which specify the maximum numbers of housing units that can be constructed,
rehabilitated, and conserved within a five-year time frame; based on the needs,
resources, and constraints identified in the housing element (Government Code
Section 65583(b)). The number of units that can be conserved should include a
subtotal for the number of existing assisted units subject to conversion to non -low-
income uses which can be preserved for lower-income households. Whenever
possible, objectives should be set for each particular housing program, establishing
a numerical target for the effective period of the program.
. Ideally, the sum of the quantified objectives will be equal to the identified
housing needs. However, identified needs may exceed available resources and
limitations imposed by other requirements of state planning law. Where this is the
case, the quantified objectives need not equal the identified housing needs, but
should establish the maximum number of units that can be constructed, rehabili-
tated, and conserved (including existing subsidized units subject to conversion
which can be preserved for lower-income use), given the constraints. See the
definition of "objective" in Chapter I of these guidelines.
Policy: See the definition of "policy" in Chapter I of these guidelines.
100 GENERAL PLAN GUIDELINES
%.nAr mn iu: Inc ncquircu -mmems vi Lac kacncraa rr:ur
HOUSING ELEMENT
®
YSIS
IDEAS FOR DATA AND ANAL
The following aspects of data and analysis for housing elements are based on housing element
law. For further guidance, consult the Department ofHousing and CommunityDevelopment
(HCD).
Preservation of housing
• With regard to all economic segments of the community, identification and analysis of
opportunities to preserve housing
• Identification of techniques for administering land use and development controls to
facilitate the preservation of housing
• Identification- of incentives for the preservation of housing (e.g., transferable development
rights and historical property contracts pursuant to Gov.C. Section 50280 et seq.)
Maintenance of housing
• With regard to all economic segments of the community, identification and analysis of
Opportunities for housing maintenance programs
• Identification of techniques for administering land use and development controls to
facilitate the maintenance of housing
• Identifica.tion of incentives for the maintenance of housing (e.g., expedited permit
processing and fee reductions)
Improvement and conservation of housing, including affordable housing stock
• With regard to all economic segments of the community, identification and analysis of
opportunities to improve and conserve existing housing stocks .
• Identification of techniques for administering land use and development controls to
facilitate the improvement and conservation of housing
• Identification of incentives for the improvement and conservation of housing (e.g.,
expedited permit processing and fee reductions)
Development of housing
• With regard to all economic segments of the community, identification and analysis of
opportunities to develop new housing
• Identification of techniques for administering land use and development controls to
facilitate the development of housing
• Identification of incentives for the development of housing (e.g., density bonuses,
expedited permit processing)'and fee reductions)
Adequate sites for housing
• Inventory of land suitable for residential development, including:
Vacant sites
- Sites having potential for redevelopment
• .Analysis of these sites in relation to:
- Zoning
- Public facilities
- Public services
• Identification of adequate sites for housing to meet existing and projected housing needs,
t'-5 including sites for:
- .Rental housing
GENERAL PLAN GUIDELINES 101
CHAPTER III: The Required ]Elements of the General Plan .
HOUSING ELEMENT
- ' Factory -built housing
- Mobilehorries K r'
- Emergency shelters
-Transitional housing
• Evaluation of the administration ofzoning and subdivision ordinances with regard to the
provision of adequate sites for housing
Adequate provision of housing for existing and projected needs, including regional
share, for all economic segments of the community
Housing needs
• Disclosure of the local share of
- existing regional housing needs
- projected regional housing needs
• Analysis ofthe factors and circumstances, with all supporting data, of the locality's revision
to the local share ofregional housing needs -when required pursuant to Government Code
Section 65584(c)
• Assessment of local housing needs, including: .
- Analysis of population trends
- Analysis of employment trends
Documentation of population projections.
Documentation of employment projections
• Quantification of existing housing needs for all income levels, including the local share of
existing regional housing needs as provided by the council of governments pursuant to
Government Code Section 64484(a)
• Quantification of projected housing needs for all income levels, including the local share
of projected regional housing needs as provided by the council of governments pursuant
to Government Code Section 64484(a)
Household characteristics
• Analysis and documentation of household characteristics, including: level of payment
compared to ability to pay: the number of very low and lower income households
occupying units at a cost greater than 25 percent of their gross household income; and
comparison of the income distributionof low and moderate income households in the
community to the range of costs of housing units for sale and for.rent in the community
Housing characteristics
• Analysis and documentation ofhousing characteristics, such as the number of households
living in overcrowded conditions (1.01 or more persons per room)
Housing stock conditions
• Analysis and documentation of housing stock conditions, such as the number of
households living in housing units needing rehabilitation or replacement, identified
separately for owner -occupied and renter -occupied units,
.Resources for meeting existing and projected housing needs
• Inventory of resources relevant to meeting the identified housing needs, including:
- Land suitable -for residential development, including:
- Vacant sites
- Sites having potential for redevelopment '.
- Inventory of these sites in relation to:
102 GENERAL PLAN GUIDELINES
CHAPTER III: The Required Elements of the.General Plan
_.._._
HOUSING ELEMENT
E l
h r .F.:; ' - •'. S F ,�� r 4 .ii c ..r,.i' .;{ `.ij' ,JL Jx'a: � ; l.. F1�a '.z..
r Facilitating housing through zoning
vv - Available public" facilities
s.
-Available public services
- Federal, state, and local financing and subsidy programs
- Available financing from the low and moderate -income housing fund established by the
local redevelopment agency
Constraints on meeting existing and projected housing needs
• Inventory of constraints relevant to meeting the identified housing needs, including:
- Housing sites in relation to:
- Zoning constraints
- Public facilities constraints
Public service constraints
Potential and actual governmental constraints upon:
- The maintenance of housing for all income levels, including:
- Land use controls
Building codes and their enforcement
Site improvements
Fees and other exactions required of developers
Local processing and permit procedures
- The improvement of housing for all income levels, including:
- Land use controls
- Building codes and their enforcement
Site improvements -
r"` - Fees and other exactions required of developers
- Local processing and permit procedures
- The development of housing for all income levels, including:
- Land use controls
- Building codes and their enforcement
- Site improvements .
- Fees *and other exactions required of developers
- Local processing and permit procedures
Potential and actual non-governmental constraints upon:
- The maintenance of housing for all income levels, including:
- Availability of financing
- Price of land
- Construction costs
- The improvement of housing for all income levels, including:
- Availability of financing
- Price of land
- Construction costs
- The development of housing for all income levels, including:
- Availability of financing
- Price of land
- Construction costs
Identification of regulatory concessions which could reduce or eliminate constraints on
needed housing
GENERAL PLAN GUIDELINES 103
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CHAPTER 111:71c Required Elements of the General Plan
HOUSING ELEMENT
® Evaluation of techniques for`administering land use and development controls which r'
reduce constraints on needed housing
.Speciad housing needs
• Analysis of any special housing needs such as those of-
The
fThe handicapped
- The elderly
- Large families
- Farmworkers
- Families with female heads of households
- Families in need of
- Emergency shelter
- Transitional housing
- Persons in need of
- Emergency shelter
- Transitional housing
Residential energy conservation
• Opportunities for energy conservation in the design and construction of individual units
• Opportunities for energy conservation in the design of subdivisions
• Proximityofproposed residential development to employment centers, retail commercial
uses, schools, transit, and other services
• Identification of incentives facilitating energy conservation
Conversion of assisted housing units*
Analysis of assisted housing developments eligible for conversion to uses other than low-
income housing during the next ten years due to termination of subsidy contracts,
mortgage payments, or the expiration of use restrictions. The analysis must include:
- A listing of each development project by name and address**
- The type of governmental assistance received**
- The earliest possible date of change from low-income use**
- The total number ofassisted housing units that could be lost from the locality's housing
stock each year during the ten-year period, with regard to:
- Units for the elderly**
- Units for the.non-elderly**
Replacement of converted assisted housing units*
• The estimated total cost of developing new replacement rental housing comparable in size
and rent level to the convertible units
Preservation of assisted housing units*
• The estimated cost of preserving assisted housing developments
• Identification ofpublic and private corporations having'the legal and managerial capacity
to acquire and manage assisted housing developments
• Identification and consideration of all federal, state, and local financing and subsidy
programs useful in preserving assisted housing for lower income households
• Identification ofthe amounts offends (under each such program) which could be available
for preserving assisted housing developments
104 GENERAL PLAN GUIDELINES
HOUSING ELEMENT
Promotion of housin_ gopportunities for allpersons
Analyze U.S. Census data to determine th
ehousehold characteristics ofvarious areas or
neighborhoods in'the locality
• Identify those areas or neighborhoods which have homogeneous household characteristics
• Determine whether such homogeneous characteristics are the result of or influenced by
local government policies or regulatory activities
• Analyze minimum residential lot size and other standards set forth in the land use element
and in the zoning ordinance to ascertain whether there is an exclusionary effect on persons
with regard to such factors as race, religion, ancestry, national origin, or color
• Consider the analysis of governmental constraints on housing supply
• Determine whether such homogeneous characteristics are the result of or influenced by
nongovernmental actions
• Consider the analysis of nongovernmental constraints on housing supply
• Investigate local covenants, conditions, and restrictions (CC&Rs) to ascertain whether
they produce an exclusionary effect with regard to such factors as race, religion, ancestry,
national origin, or color
• . Investigate the availability of housing purchase and improvement loans to all persons in
all areas
• Determine whether there are governmental and nongovernmental constraints on the
locality's meeting of its regional share of housing needs for all persons regardless of race,
religion, sex, marital status,' ancestry, national' origin, or color
• Investigate the policies *and regulations of other jurisdictions that promote housing
opportunities for all persons
Survey the literature regarding successful housing programs
• Use the Book ofLists published annually by the Office of Planning and Research to contact
other jurisdictions about their housing programs
• Evaluate alternative techniques for administering land use and development_controls
which will encourage the provision of needed housing for all persons
• Establish a dialogue with and seek housing needs information from housing advocacy
groups and the local housing authority
• Ask members of the community for ideas on promoting housing opportunities for all
persons
Coastal zone replacement housing (Gov.C. Sections 65588(c)(d) and 65590(h)(2)) -
applicable to jurisdictions which are partially or entirely within the Coastal Zone
• Any housing element review or revision pursuant to Government Code section 65588
should take into account all low or moderate -income housing developed to replace coastal
zone low or moderate -income housing which was: 1) demolished; 2) converted to a
condominium, cooperative, or similar form of ownership; or 3) converted to a nonresi-
dential use. This accounting must include at least:
- The number of new housing units approved for construction within the coastal zone
after January 1, 1982
* The analysis related to assisted housing development shall be adopted as part of the housing element by
January 1, 1992 (Government Code Section 65583(d)).
f This cost analysis for replacement housing may be done aggregately for each five-year period and does not
have to contain a project by project cost estimate.
** For the purposes ofstate and federally funded projects, this analysis need only contain information available
on a statewide basis.
GENERAL PIAN GUIDELINES 105
CHAPTER III: The Required Elements of the General flan
HOUSING ELEMENT
- The number of housing units for persons and families of low or moderate income
required to be provided in new housing developments 'eitherwithin the coastal zone or
.::.within three miles of the coastal zone :.
- The number of existing residential dwelling units occupied by persons and families of
low or moderate income that have been authorized to be demolished or converted since
January 1, 1982, in the coastal zone
- The number of residential dwelling units for persons and families of low or moderate
income that have been required for replacement
The designation of the location of the replacement units, either on-site; or elsewhere
within the locality's jurisdiction within the coastal zone, or within three miles of the
coastal zone within the locality's jurisdiction
IDEAS FOR DEVELOPMENT POLICIES
The housing element should contain a statement of development policies, including goals,
quantified objectives, and policies for the preservation, maintenance, improvement, and
development of housing. These policies should address the adequate provision ofhousing to
meet the locality's existing and projected housing needs. The goals, objectives, and policies
should also direct local decision making with regard to adequate sites for various types of
housing, including rental and manufactured dwelling units.
Many of these policy issues overlap. For example, policies promoting housing for all
economic segments of the community overlap similar directives addressing the replacement
of converted assisted housing units. Furthermore, with regard to adequate housing supply,
the statement of development policies should address a group ofsubordinate housing supply
issues, such as those related to governmental constraints and special housing needs. .
The following are ideas for a statement of development policies. The various policy
considerations are listed under those housing element issues (in bold type) identified or
suggested by Government Code Section 65583.
Preservation of housing
• Preservation of
Housing, including affordable housing
Assisted housing developments that are eligible to change to non -low-income housing
uses
• The administration of land use and development controls to facilitate the preservation of
housing
• The use of incentives to encourage and facilitate the preservation of housing .
Maintenance of housing
• Support for the maintenance of housing
• The administration of land use and development controls tafacilitate the maintenance of
housing
• The use of incentives to encourage and facilitate the maintenance of housing
Improvement and conservation of housing, including affordable housing stock
• Support for the improvement and conservation of existing housing for all economic
segments, including affordable housing stock such as:
106 GENERAL PLAN GUIDELINES
HOUSING ELEMENT
Affordable rental housing stock
,.. _
Mobilehome parks"
- .Manufactured housing (e.g., factory -built housing and mobilehomes)
• The administration"of land use and development controls to facilitate the improvement
and conservation of housing, including affordable housing
• The use of incentives to encourage and facilitate the improvement and.conservation of
housing, including affordable housing
Development of housing
• Support for the development of housing
• The administration of land use and development controls to facilitate the development of
housing
• The use of incentives to encourage and facilitate the development of housing
Adequate sites for housing
• The provision of sites in suitable locations and with adequate services which can
collectively accommodate a range of housing (type, size, and price) meeting the needs of
-all economic segments of the community. Among other things, such policies should
address:
- The criteria for zoning of land for single-family, multiple -family, and mixed-use
residential developments.
- Policies assuring local compliance with the residential zoning requirements of Gov-
ernment Code Section 65913.1.
- The standards for:
- Public facilities serving residential uses
- Public services serving residential uses
- The use of vacant land for housing.
- The use of redeveloped land for housing
-. The criteria for and provision of adequate sites for:
- Housing in general
- Rental housing
- Factory -built housing
- Mobilehomes
- Emergency shelters for families and individuals
- Transitional housing for families and individuals
- Special needs housing
- Amendments to local ordinances governing conditional use permits, variances, tentative
subdivision maps, parcel maps, etc., to facilitate the provision of adequate sites for
housing
Adequate provision of housing for existing and projected needs, including regional
share, for all economic segments of the community
Housing needs
• The provision of adequate housing accommodating existing and projected housing needs,
including the local share of the region's housing needs, for all economic segments of the
community
~" Household characteristics
• Local housing programs to assist households in achieving an adequate level of housing
payments relative to the cost of housing
GENERAL PLAN GUIDELINES 107
CHAPTER III: The Required Elements of the General Plan
HOUSING ELEMENT
Housing characteristics _
• Reduction and elimination of overcrowded housing e`
Housing stock condition
® Support for the maintenance of housing
• Support for the improvement and conservation of dilapidated housing
Resources for meeting existing and projected housing needs
® The availability of
- Public services
- Public services
- Vacant land
- Redeveloped land
• The use oflocal public financing mechanisms to finance public improvements and services
for housing, including, but not limited to:
- Special assessment districts
- Mello -Roos community facilities districts
- Special taxes
- Tax increment financing revenues
- General obligation bonds
- Development impact fees
• The use of federal and state financing and subsidy programs to meet housing needs
The use of moneys in a low or moderate -income housing fund derived from redevelop=
mens financing activities
Constraints on meeting existing and projected housing needs
• Removal of unnecessary governmental constraints on the preservation, . conservation,
improvement, maintenance, and development of housing. Such constraints include:
- Overly restrictive land use controls (e.g., large -lot zoning) .
- Overly restrictive building code regulations
- Excessive site improvements
- Expensive fees and other exactions required of developers
- Red tape in the administration of land use and development controls
• Zoning ordinance amendments necessary to remove unwarranted. constraints on the
preservation, conservation, maintenance, improvement, and development of housing for
all economic levels of households with regard to local housing needs and the locality's
regional share of housing demand
• Special regulatory concessions further reducing or eliminating constraints on the pres-
ervation, conservation, maintenance, improvement, and development of housing to meet
housing needs, including special housing needs
• Public service improvements necessary to remove unwarranted constraints on the
preservation, conservation, maintenance, improvement, and development ofhousing for
all economic levels of households with regard to local housing needs and the locality's
regional share of housing demand
• Public facilities improvements. necessary to remove unwarranted constraints on the
preservation, conservation, maintenance, improvement, and development of housing for
all economic levels of households with regard to local housing needs and the locality's
regional share of housing demand
• Removal of potential and actual nongovernmental constraints upon the maintenance,
108 GENERAL PLAN GUIDELINES
HOUSING ELEMENT
improvement, or development of housing for all income levels Such constraints might
include. '
The lack of available financing ,
High land prices
High construction costs'
- Discrimination in the provision of housing based on race, religion, sex, marital status,
ancestry, national origin, or color
Special housing needs
• Housing which meets the special needs, including the needs of:
- The handicapped
- The elderly
- Large families
- Farmworkers
Families with female heads of households
- Families in need of-
-
f- Emergency shelter.
- Transitional housing
Persons in need of
- Emergency shelter
- Transitional housing
• Standards for evaluating the suitability of individual sites for low and moderate -income
(non -market -rate) housing
Criteria for second dwelling units and granny flats
Residential energy conservation
• Energy conservation features in new and existing housing
• Land use"controls encouraging energy conservation (such. as solar orientation of subdi-
vision lots - see Gov.C. Section 66473.1)
• The use of incentives encouraging energy conservation
Conversion of assisted.housing units*
• Appropriate and inappropriate conversions of assisted housing units
Replacement of converted assisted housing units*
• The application of private, local, state, and federal financing mechanisms to fund the
replacement of converted assisted housing units
Preservation of assisted housing units*
• The application of private, local, state, and federal financing mechanisms to fund the
preservation of assisted housing units
Promotion of housing opportunities for all persons
• Creation of the position of local ombudsman to further public and .private sector
compliance with local, state, and federal equal housing opportunity laws
• The elimination of exclusionary standards from local land use regulations and policies
• The administration of land use and development controls in away that provides housing
opportunities for all persons
* Matters related to assisted housing units must be discussed in the housing element by January 1, 1992
(Government Code Section 65583(d)).
CHAPTER III: Ile Required Elements of the General Plan
HOUSING ELEMENT
®: Equitable provision of housing -related .public services regardless of race, religion, sex,
marital status, ancestry, national origin, or color
Coastal zone replacement housing ,
• The provision of coastal zone replacement housing pursuant to Government Code
Section 65590
IMPLEMENTATION AND FUNDING PROGRAMS
To meet needs and implement policies, the housing element must include a five-year
schedule of current and proposed implementation measures and identify the agencies or
officials responsible for implementation (Government Code Section 65583(c)).
The following examples illustrate the kinds of actions local governments' may take to carry
out the policies of their housing elements. These include programs that are statutorily
required by housing element law, actions that are mandated by other laws, and other
• measures which are not mandated, but which may nevertheless address a particular program
area.
Adequate sites for housing
Adequate sites for housing means sites that will be available for a variety of housing types to
meet the housing needs of all household income levels. Such sites include land that will be
available for rental housing, factory -built housing, mobilehomes, emergency shelters, and
transitional housing. The housing element's program of implementation actions should:
• Identify sites that:
- Are or will be appropriately zoned for various housing types, including areas zoned
pursuant to Government Code Section 65913.1
- Meet or will meet development standards. appropriate for various housing types
- Have or will have public services and facilities needed to facilitate and encourage these
various housing types
• Specify measures in the administration of land use and development controls that will
accommodate thesL various housing types. The administration of zoning for example
includes the processing, approval, and enforcement of conditional use permits and zoning
variances. Other measures might include:
Inventorying surplus public lands, including sites owned by federal, state and local
agencies to identify suitable sites for the development of low and moderate income
housing
- Designating housing opportunity sites where a minimum percentage of new housing
units must be affordable to low and moderate income households
- Establishing and utilizing a municipal housing finance agency
• Describe the regulatory .incentives and concessions that will be used to facilitate and
encourage these various housing types. These might include:
- A program to acquire land and sell it at a discounted price to developers of low and
moderate income housing
- Designating neighborhoods for concentrated housing rehabilitation assistance and
public facility improvements
- Offering public improvements or reduced impact fees to projects which provide low -
110 GENERAL PIAN GUIDELINES
HOUSING ELEMENT
?f and moderate -income housing
Identify the agencies 'and officials responsible for. 1) residential zoning and development
standards, 2) public services and facilities that serve housing, 3) the administration ofland
use controls, and 4) regulatory incentives and concessions.
• Establish and describe a five year schedule for carrying out each of these'actio_ ns relative
adequate sites for housing
• Identify the means by which consistency will be achieved with other general plan elements
and community goals
.Assistance in the development of housing for low and moderate income households
• Identify measures which the local government intends to undertake or facilitate that will
assist in the development of adequate housing to meet the needs of low and moderate -
income households. Such measures could include:
- Regulatory incentives, such as density bonuses exceeding the state requirements
- Zoning ordinance provisions for development of second residential units on existing
lots
- Mixed-use zoning districts to encourage combining residential with other uses
- Zoning ordinance provisions for mobilehome subdivisions and mobilehome parks
- A linkage program that requires developers of industrial and commercial projects to
contribute to the development of affordable housing (e.g., sites, units, fees) for
employees and/or other low income households
Development agreements that guarantee the availability of below-market priced homes
in the project
Residential design that promotes energy conservation.
,.�.
- Federally funded programs for the construction and rehabilitation of housing, such as:
- Section 202 - Direct Loans for Elderly or Handicapped Housing
- Section 502 - Rural Home Ownership Assistance <
- Section 515 - Rural Rental Housing Assistance
- State funded programs for the construction and rehabilitation of housing such as:
- Family Housing Demonstration Program (HCD)
- Home Mortgage Purchase Program (California Housing Finance Agency) (CHFA)
- Predevelopment Loan Program (HCD)
- Rental Housing Construction Program (HCD)
- Rental Housing Mortgage Loan Program (CHFA)
- Self -Help Housing (CHFA & HCD - note: HCD's program provides technical
assistance and development assistance; CHFA's program provides purchase mort-
gages)
- AB 665 (1982) Bonds - renter -occupied construction
- California Indian Assistance Program (HCD)
- Funds authorized by the Marks -Foran Residential Rehabilitation Act and SB 99 -
New Construction
o Utilize the required 20% set aside of redevelopment agency tax increment revenues to
finance low and moderate income housing (Low and Moderate Income Housing Fund)
• Provide density bonuses and other incentives to developers who include units affordable
to low- or very low-income households, or for senior households
• Identify of the agencies and officials responsible for administering these measures
Establish and describe a.five-year schedule for implementing -assistance in the develop-
ment of adequate housing
GENERAL PLAN GUIDELINES 1 I 1
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CHAPTER III: Ile Required Elements of the General Plan
HOUSING ELEMENT
Identify the means by which consisten
cywill be achieved with other general plan elements
.. and communitygoals
Removal of governmental constraints
® Describe a program which the local government intends to use in systematically removing
governmental constraints on the maintenance, improvement, and development of
housing, where appropriate and legally possible. Removal of constraints might involve:
- Changes in the administration of land use and development controls that facilitate and
encourage the maintenance, improvement, and development of housing
- Reduction in permit requirements for projects providing low- and moderate -income
housing.
- Holding pre -application conferences and administering the local review process to
streamline permit processing for developments that include low and moderate cost
units.
- Establishing a single administrative unit to coordinate processing of multiple permits
for residential developments
- Participating in the Rural Development Assistance Program (HCD) to reduce gov-
ernmental constraints by obtaining water and wastewater project loans and grants
• Allow manufactured homes on permanent foundation systems to be installed on all single-
family zoned lots under the same approval process as for site -built homes
• Identify the agencies and officials responsible for the removal of each of the identified
governmental constraints on housing
• Establish and describe a five-year schedule for removing governmental constraints
• Identify the means bywhich consistency will be achieved with othergeneral plan elements
and community goals
Conservation and improvement of the condition of affordable housing stock
Identify and describe the actions which the local government will undertake or facilitate
in conserving and improving the condition of the existing affordable housing stock. Such
measures could include:
- Federal financing and subsidy programs, such as:
- Housing and Community Development Act Block Grants (entitlement grants for
cities and urban counties)
- Section 17 - Rental Housing Rehabilitation
- Section 312 - Rehabilitation Loans
- State Financing and subsidy programs, such as:
- California Energy Conservation Rehabilitation Program (formerly known as the
PVEA.Program)
- California Housing Rehabilitation Program Owner and Rental Components
(HCD)
- Deferred Payment Rehabilitation Loan Fund (HCD)
- Home Ownership Mortgage Bond Program (CHFA)
- Home Ownership Assistance Program (HCD)
- Home Purchase Assistance Program (CHFA)
- Matching Down Payment Program (CHFA)
Natural Disaster Assistance Program - Owner and Rental Components (HCD)
- Nonprofit Housing Program (CHFA)
Rental Housing Mortgage Loan Program (CHFA)
112 GENERAL PLAN GUIDELINES
HOUSING ELEMENT
;State Earthquake Rehabilitation Assistance Prograrn (HCD)
- .'StateRental Rehabilitation Program (HCD)
State Legalization Impact Assistance Grant Program (HCD)
- State/Local Multifamily Program (CHFA)
- Local financing and subsidy programs, such as:
- Municipal Housing Finance Agency
- Marks -Foran Residential Rehabilitation Act and SB 99 - New Construction
- AB 1355 (1980) Bonds - owner -occupied construction
- AB 3507(1982) Bonds - Cal -First Home Buyers Program (CHFA)
- SB 1149 (198 1) Bonds - employee housing for public entities
- Offering regulatory incentives to projects which rehabilitate existing housing
- Enacting an ordinance regulating demolition of housing units and conversion of
housing units to other uses (e.g., office, commercial)
- Establishing an. equity -sharing program to provide affordable home ownership or
rental housing opportunities for low and moderate income households
- Establishing a house sharing program to match housing suppliers with those seeking
special housing accommodations (e.g., elderly)
- Establishing a local housing authority or nonprofit development corporation to
develop and operate low and moderate income housing
- Encouraging the development of cooperative housing projects to allow low and
moderate income households to enjoy the benefits of home ownership
- Enacting an ordinance requiring replacement of housing units demolished due to
public or private action
:v - Changing the administration of land use and development controls
- Rehabilitating residential hotels for very low and low income households
Undertaking a program to enforce building and housing codes, financed in partwith
proceeds from denial of state tax benefits to code violators'
Enacting an occupancy ordinance requiring pre -sale code inspection and compliance
before title to the property is transferred
• Identify the agencies and officials responsible for implementing the various actions
• Establish and describe a five-year schedule for implementing each of the actions under-
taken by the local government to conserve and improve the condition of the existing
affordable housing stock
Identify the means bywhich consistency will be achieved with othergeneral plan elements
and community goals
Promotion of housing opportunities for all persons
Describe actions which the local government is undertaking or intends to undertake to
promote housing opportunities for all persons regardless of race, religion, sex, marital
status, national origin, or color. Such actions might include:
- Establishing a fair housing council to promote equal housing opportunities.
- Distributing fair housing information and referring housing complaints to the local fair
housing office.
- Discouraging redlining practices in lending and insurance underwriting by withdraw-
ing local funds from, or ceasing business relationships with, institutions that discriminate.
Establishing open housing programs, such as affirmative marketing, to expand housing
opportunities for low income and minority households.
GENERAL PIAN GUIDELINES 113
CHAPTER III: The Required Elements of the General Plan
HOUSING ELEMENT
- Translation of permit instructions into a commonly and locally used foreign language
. Participation instate programs designed to promote housing opportunities for typically
ill -housed groups, such as
California Indian Assistance Program (HCD) = ':
- Community Development Block Grant Program (State -administered, for small
cities) (HCD)
- Emergency Shelter Program (HCD)
- Farmworker Housing Grant Program (HCD)
- Federal Emergency Shelter Grants Program (HCD)
- Housing Assistance Program (State -administered Section 8) (HCD)
- Matching Down Payment Program (CHFA)
- Natural Disaster Assistance Program - Owner and Rental Components (HCD)
- Nonprofit Housing Program (CHFA)
- Office of Migrant Services (HCD - operates housing for farmworkers)
- Permanent Housing for the Handicapped Homeless (HCD)
- Senior Citizen Shared Housing Program (HCD)
As part of this description, identify the agencies and officials responsible for each such
action
Establish and describe a five-year schedule of each local government activity related to the
promotion of housing opportunities for all persons
Identify the means bywhich consistency will be achieved with other general plan elements
and community goals
Preservation of assisted housing for lower-income households*
A program to preserve for lower income households of the assisted housing developments
identified pursuant to paragraph (8) of subdivision (a) of Government Code section 65583.
(See the preceding "Ideas for Data and Analysis.") The program shall utilize all available
federal, state, and local financing and subsidy programs identified in paragraph (8) of
subdivision (a) of section 65583, exceptwhere acommunity has other urgent needs forwhich
alternative funding sources are unavailable.
Possible financing and subsidy sources might include:
- Federal financing and subsidy sources, such as:
- Rent Assistance Programs (e.g., conventional public housing, Section 8 vouchers)
- State financing and subsidy sources, such as:
- Deferred Payment Rehabilitation Loan Fund (HCD)
- Farmworker Housing Grant Program (HCA)
- Mobilehome Park Assistance Program (HCD)
- Matching Down Payment Program (CHFA)
- Natural Disaster Assistance Program - Owner and Rental Components (HCD)
- Nonprofit Housing Program (CHFA)
- Rental Security Deposit Guarantee Demonstration Program (HCD)
- State Legalization Impact Assistance Program (HCD)
- Local financing and subsidy sources, such as:
- Tax Increment Financing through the California Community redevelopment Law
*The program for preserving assisted housing development shall be adopted in the housing element by january
1, 1992 (Government Code Section 65583(d)).
114 GENERAL PLAN GUIDELINES
HUUMM3 =.tMr.N L
The program may addres's local regulatory strategies.- For example, the program.
might call for:
Regulatory concessions'.7..-:.,., -
Regulatory incentives
Modifications to the administration of land use and development controls that
Facilitate the preservation of assisted housing for lower income households
• The program may address local strategies for providing technical assistance
• The program shall identify the agencies and officials responsible for each of the actions
undertaken to preserve such assisted housing
• The program shall establish and describe a five-year schedule for each ofthe actions involve
in preserving assisted housing.
• Identify the means bywhich consistencywill be achieved with other general plan elements
and community goals.
Public participation
The local government must make a diligent effort to achieve public participation of all
economic segments, of the community in the development of the housing element. The
program of actions for implementing the housing element shall describe these public
participation efforts.
This effort could include public hearings at the planning commission and government body
level, a citizens' advisory group to assist in development of the element, circulation of draft
elements to housing interest groups, and special advertising and outreach measures to inform
citizens of all economic segments about the process.
Technical Assistance
The following state agencies may provide information or assistance for the preparation of the
housing element: Business, Transportation and Housing Agency; California Coastal
Commission; General Services; Department of Housing and Community Development;
California Housing Finance Agency; and Office of Planning and Research.
GENERAL PLAN GUIDELINES 115
2
marks.7vF
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,,R
1i"TER III: The Required Elements of the General Plan
LAND USE ELEMENT
LAND USE ELEMENT
PERTINENT CALIFORNIA CODE SECTIONS
Content Government Code Section 65302(a): [The general plan shall include] a land use element
which designates the proposed general distribution and general location and extent of the
uses of the land for housing, business, industry, open space, including agriculture, natural
resources, recreation, and enjoyment of scenic beauty, education, public buildings and
grounds, solid and liquid waste disposal facilities, and other categories of public and private
uses of land. The land use element shall include a statement of the standards of population
density and building intensity recommended for the various districts and other territory
covered by the plan. The land use element shall identify areas covered by the plan which are
subject to flooding and shall be reviewed annually with respect to those areas. The land use
element shall designate, in a land use category that provides for timber production, those
parcels of real property zoned for timberland production pursuant to the California
Timberland Productivity Act of 1982, Chapter 6.7 (commencing with Section 51100) of
Part 1 of Division 1 of Title 5.
Government Code Section 65303: The general plan may ... address any other subjects.
which, in the judgment of the legislative body, relate to the physical development of the
county or city.
Mineral Resources Public Resources Code Section 2762(a): Within 12 months of receiving the mineral
information described in section 2671, and also within 12 months of the designation of an
74 GENERAL PLAN GUIDELINES
CHAPTER III: The Required Elements of the General Ptv ,.
LAND USE ELEMENT
area of statewide or regional significance within its jurisdiction, every lead agency shall, in
accordance with state policy, establish mineral resource management policies to be incorpo-
rated in its general plan ....
Public Resources Code Section 2764(a): Upon the request of an operator or other inter-
ested person and payment by the requesting person of the estimated cost of processing the
request, the lead agency ... shall amend its general plan, or prepare new specific plan or
amend any applicable specific plan, that shall, with respect to the continuation of the existing
surface mining operation for which the request is made, plan for future land uses in the
vicinity of ... the surface mining operation in light of the importance of the minerals to their
market region as a whole ....
The land use element has the broadest scope of the seven mandatory elements. In theory, it
plays the central role of correlating all land use issues into a set of coherent development
policies. Its goals, objectives,. policies, and programs relate directly to the other elements. In
practice, it is the most visible and often used element in the local general plan. Although all
general plan elements carry equal weight (Sierra Club v. Board of Supervisors (1981) 126
Cal.App.3d 875), the land use element is often perceived as being most representative of "the
general plan."
COURT AND ATTORNEY GENERAL INTERPRETATIONS
Over the past decade, California courts and the State Attorney General have issued a number
of opinions regarding the requirements for an adequate land use element. These interpre-
tations have addressed the land use element with regard to the land use diagram, population
density, building intensity, the designation of solid waste disposal sites and its relationship
to the circulation and noise elements. Particular attention should be paid to the following
court cases when preparing the land use element:
The Land Use Diagram
The concept of the diagram as a general guide to land use distribution rather than a parcel
specific map was reiterated in the case of Las Virgenes Homeowners Association v. Los Angeles
County (19 86) 177 Cal.App.3d 310. There, the Court of Appeal upheld the adequacy of a
county plan which contained a generalized land use map and which delegated specific land
use interpretations to community plans. A discussion of diagrams as they relate to the general
plan as a whole can be found in Chapter I of the Guidelines.
Population Density
Camp v. County ofMendocino (1981) 123 Cal.App.3d 334 established that a general plan
must contain standards for population density. It did not however, define such standards.
The landmark case of Twain Harte Homeowners Association v. Tuolumne County (1982) 138
Cal.App.3d 664 defined population density as the "numbers of people in a given area and
not the dwelling units per acre, unless the basis for correlation between the measure of
dwelling units per acre and numbers ofpeople is set forth explicitly in the plan." Quantifiable
GENERAL PLAN GUIDELINES 75
CHAPTER III: The Required Elements of the General Plan
LAND"USE ELEMENT
standards of population density must be provided for each of the land use categories ,r
contained in the plan.
Population density can best be expressed as the relationship between two factors: the number
of dwellings per acre and the number of residents per dwelling. Current estimates of the
average number of persons per household are available from the Census Data Center of the
State Department of Finance.
Population density standards need not be restricted solely to land use designations with
residential development potential. As the court stated in Twain Harte. " ... it would not be
unreasonable to interpret the term "population density" as relating not only to residential
density, but also to uses of nonresidential land categories and as requiring an analysis of use
patterns for all categories.
" ... it appears sensible to allow local governments to determine whether the statement of
population standards is to be tied to residency or, more ambitiously, to the daily useage [sic]
estimates for each land classification."
Building Intensity
The Camp decision also held that an adequate general plan must contain standards for
building intensity. Again, the Twain Harte court has provided- the most complete
interpretation of building intensity available to date. These are its major points: intensity
should be defined for each of the various land use categories in the plan; general use captions
such as "neighborhood commercial" and "service industrial" are insufficient measures of
intensity by themselves; and, building intensity is not synonymous with population density.
Intensity will be dependent upon the local plan's context and may be based upon a
combination of variables such as maximum dwelling units per acre, height and size
limitations, and use restrictions. Unfortunately, the court stopped short of defining what are
proper measures of building intensity.
Local general plans must contain quantifiable standards of building intensity for each land
use designation. These standards should define the most intensive use that will be allowed
under each designation. While the land use designation identifies the type of allowable uses,
the building intensity standard will define the concentration of use.
Standards OPR suggests that each intensity standard include these variables: (1) permitted lands uses
and building types; and (2) concentration of use. Permitted uses and building types is a
qualitative measure of the uses that will be allowable in each land use designation. The
concentration of use can be defined by.one or more quantitative measures that relate directly
to the amount of physical development that will be allowed. Maximum dwelling units per
acre is a good residential standard. Floor area ratio (the ratio of building floor area to the total
site area) is a useful measure of commercial and industrial intensity. The dual standard of
maximum lot coverage and maximum building height is suitable for agricultural, open space,
and recreational designations where development is being limited. On the other hand, lot
size, which has been widely ` used for agricultural and open space designations, is an
inadequate standard of building intensity because although it regulates lot area, it does not
quantify the allowable concentration of development on each lot.
76 GENERAL PLAN GUIDELINES
CHAPTER III: The Required Elements of the General Plan
LAND USE ELEMENT
Solid Waste Sites
Concerned Citizens v. Calaveras County (1985)166 Cal.App.3d 90, held that the general plan
is not required to identify existing solid waste disposal sites. However, because the purpose
of the land use element is to designate "the proposed general distribution and general location
and extent" of land uses, the element must identify future sites.
Circulation
The Twain Harte and Concerned Citizens decisions also discussed the close relationship
between the land use and circulation elements. Pursuant to the decisions of the Concerned
Citizens, Twain Harte, and Camp v. Mendocino County (1981) 123 Cal.App.3d 334 courts,
the general plan must reflect both the anticipated level of land development (represented in
the land use element) and the road system necessary to serve that level (represented in the
circulation element). The road system proposed in the circulation element must be "closely,
systematically, and reciprocally related to the land use element of the plan" (Concerned
Citizens, supra, at p. 100).
Noise
According to Section 65302(0, the noise element is to be used as " ... a guide for establishing
a pattern of land uses in the land use element ...." When the noise element is inadequate,
the land use element may be invalid, as in the Camp case.
Multiple General Plan Documents
In Kings County Farm Bureau v. City of Hanford (1990) 221 Cal.App.3d 692 (as modified
222 Cal.App.3d 516a) the California Court of Appeal affirmed that a general plan may
consist of several documents. Nevertheless, the information in associated documents, when
not referenced by the general plan, may not compensate for deficiencies in the land use
element.
RELEVANT ISSUES
Based upon the "shoe fits" doctrine of general plan comprehensiveness, the contents of the
land use element mayvaty between jurisdictions. This discussion offers ageneral guide to the
contents of the land use element. It should be noted that while the focus is on the minimum
requirements for an adequate land use element, an effective general plan will exceed these
minimums and devote more attention to issues of greatest community concern.
The purpose of the land use element is to designate "the proposed general distribution and
general location and extent of uses of the land." The land use element, as an integral part of
the general plan should be a document that is primarily concerned with the future
development of the community and the planning area. In the words of the Calaveras court:
"The obvious meaning of the term "proposed," is that the general plan indicate the ...
intended uses for the land rather than actual uses which may or may not be at odds with the
... planning policy and goals."
Aland use element should contain a sufficient number of land use categories to conveniently Land Use
classify the various land uses identified by the plan. Land use categories should be descriptive Categories
GENERAL PLAN GUIDELINES 77
CHAPTER III: The Required Elements of the General Plan
LAND USE ELEMENT
enough to distinguish between levels of intensity and allowable uses and there should be w,
categories reflecting existing land use as well as projected development. It is not necessarythat„
lig
there be an equal number of land use designations and zoning classifications. In many cases,
there will be more than one zone which would be consistent with each designation.
The land use element should also address each of the following issues to the extent that it is
relevant:
Distribution of housing, business, and industry;
Distribution of open space, including agricultural land;
Distribution of mineral resources and provisions for their continued availability;
Distribution of recreation facilities and opportunities;
Location of educational facilities;
Location of public buildings and grounds;
Location of future solid and liquid waste facilities;
Identification of areas subject to flooding; and,
Identification of existing Timberland Preserve Zone lands.
IDEAS FOR DATA AND ANALYSIS
The following are suggestions for the breadth of data and analysis that may be considered
r.,
during the preparation of the land use element. These are based upon a close reading of the
statutes and case law. When the information collected for the land use element overlaps that
needed for other elements, the related element is noted in parenthesis.
Housing, Business, and Industry
• Inventory of existing residential, commercial, and industrial land use in the planning area.
(diagram) (CI)
• Assessment of general housing needs based upon projected community growth trends.
(H)
• Projections of needs for land use and space for residential, commercial, and industrial
development, based upon projections of future population and economic conditions. (H)
• Categories and standards for establishing the allowable levels of residential, commercial,
and industrial land use intensity. (CI)
• Population density standards for each land use category with residential potential. (CI)
• Programs for the implementation of the land use policies. (H)
Open Space
• Inventory of open space lands, including agricultural, forest, grazing, and recreational
lands. (diagram) (CO, OS)
• Assessment of local open space needs based upon community goals and objectives, the
existing open space/population ratio, and the anticipated population growth. (OS)
• Delineation of the boundaries of watersheds, aquifer recharge areas, floodplains, and the
depth of groundwater basins (diagrams) (CO, S)
• Delineation of the boundaries and description of unique water resources (e.g., saltwater
and freshwater marshes, wild rivers and streams, lakes). (CO)
78 GENERAL PLAN GUIDELINES
CHAPTER III: The Required Elements of the General Plan
LAND USE ELEMENT
ynx • Description of the species, distribution, and population ofwildlife and fish, including rare
and endangered species. Normally, this will coincide with habitat inventory that includes:
location and type of bodies of water; type, location and extent of plants, identified
according to the State Department of Fish and Game's classification system; and,
identification ofkeywildlife habitats includingwinter range and migration routes for deer,
wintering and nesting grounds forwater fowl and other birds, salmon spawning areas, and
habitats of rare or endangered species. (diagram) (CO)
• Description of species of rare and endangered plants, their distribution, and rate of
occurrence. (diagram) (CO)
Inventory of agricultural resources, including grazing land
Identification of the location, amount and ownership patterns of land in agricultural
production and suitable for agricultural production. (diagram) (OS)
Classification of soils (including identification of prime agricultural land) in the planning
area by Storie Index or Land Capability Classification. (diagram) (CO)
Description of agricultural production in the planning area by crop type. (OS)
Inventory of mineral resources including the following
• Identification of the type, location, extent, and quality of mineral resources, including oil
and gas. (diagram) (CO, OS)
• Location of mineral resource areas classified and designated by the State Mining and
Geology Board pursuant to the Surface Mining and Reclamation Act. (diagram) (CO,
OS)
Inventory of other natural resources
• Inventory of areas available for other natural resources such as wind energy generation,
hydroelectric power, geothermal power, and large-scale solar power.
Assessment of the demand for public and private parks and recreational facilities and
an inventory of areas suitable for parks and recreational purposes, including the
following.
• Description of the type, location, and size of existing public and private parks and
recreation facilities. (diagram)
• Assessment of present and future demands for parks and recreational facilities, including
trails, river and lake access, and per capita supply of parks (acres/thousand inhabitants).
• Identification of future park and recreation sites.
• Review of federal, state, and local plans for the acquisition and improvement of public
parks. (diagram)
• Inventory and analysis of areas of outstanding scenic beauty. (diagram) (OS)
• Programs for the protection, conservation, and acquisition of open space lands. (OS)
Enjoyment of scenic beauty
• Inventory of scenic "viewsheds" and points of interest. (OS)
• Definition of community scenic values.
• Programs for protecting and promoting community aesthetics. (OS)
• Identification of scenic drives and highways. (OS)
GENERAL PLAN GUIDELINES 79
CHAPTER III: The Required Elements of the General Plan
LAND USE ELEMENT
Education Fx
• Inventory of existing schools and school facilities. (diagram)
• Assessment of the adequacy ofschool facilities and the need, if any, for additional facilities,
based upon existing and projected numbers of school aged children. The projections
should correlate with projected residential development.
Public buildings and grounds
• Inventory of public buildings and grounds. (diagram)
• Assessment of need for additional facilities, based upon projected increases in land use
intensity and population and the correlated need for additional services.
Solid and liquid waste facilities
• Inventory of existing solid and liquid waste disposal facilities, correlated with the County
Integrated Waste Management Plan and the Hazardous Waste Management Plan.
(diagram) (CI)
• Assessment of the need for additional facilities, based upon the projected levels of land use
and population and correlated with the County Integrated Waste Management Plan and
the Hazardous Waste Management Plan.
• Inventory of proposed solid and liquid waste disposal and transformation sites. (diagram)
• Identification of land uses near existing solid waste and liquid waste facilities, waste to
energy plants, and sites reserved for future -such facilities. (OS)
Assessment of the potential for flooding, including the following
• Historical data on flooding. (CO, OS, S)
• Identification of areas subject to inundation by I00 -year flood. (diagram) (CO, OS, S)
• Identification of floodways and flood channels. (diagram) (CO, OS, S)
• Data on areas subject to inundation as a result of dam failure. (S)
• Identification of areas subject to flooding as a result of tidal action occurring in
conjunction with river and stream runoff. (S)
Timber production
• Description of the location, type, amount, and ownership of land and timber resources
subject to timberland preserve zoning. (diagram)
Other categories of public and private uses of land
• Redevelopment area'projects.
• Local Coastal Plan provisions.
• Inventory of lands subject to regulation by other agencies (state land, federal land, etc.).
IDEAS FOR DEVELOPMENT POLICIES
The land use element will contain general development policies, including goals, objectives,
specific policies, programs, and plan proposals for guiding the future development of the city
or county. In general, the distribution of land use categories that is reflected in the plan
diagram should complywith these policies. While it can be expected that therewill be existing t;
development that may not adhere to the development policies promoted by the plan, new
and future development should be in uniform compliance. The plan should put forth policies
that clearly establish the spatial relationships between the land use categories. Such policies
80 GENERAL PLAN GUIDELINES
t. .
CHAPTER III: The Required Elements of the General Plan,
LAND USE ELEMENT
adopted by the local jurisdiction should address each of the issues discussed in the land use
element. They will form the framework for plan proposals and implementation programs.
In some instances the ability to require exactions of new development (for example; park and
recreation facilities under the Quimby Act (Government Code Section 66477)) will be
dependent upon general plan policies. The following subjects should be addressed through
development policies in the land use element.
• The amount, location, distribution, densityand intensityofeach land useproposed by the
plan. (CI, OS, CO, H, S, N)
• The location of new development, including consideration of its impacts on surrounding
land uses and infrastructure. (Cl, OS, CO, H, S, N)
• Definition of the spatial relationships between types of land use (housing, business,
industry, open space, etc.).
• The type, location, and intensity of development (if any) to be allowed within flood hazard
areas. (CO, S)
• Development regulations for open space areas. (OS)
• The analysis, approval, and regulation of future liquid and solid waste sites coordinated
with the County Integrated Waste Management Plan. (CI)
• Hazardous waste sites coordinated with the Hazardous Waste Management Plan.
• The evaluation and regulation of timberland preserve zones.
• The location, acquisition, development, and management of public and private parks and
recreational areas, including access to lake shores, beaches, rivers, and streams.
• The promotion and protection of areas of scenic beauty, including policies regulating
development.
• The relationship between the land use element and the local zoning, subdivision, and
building ordinances.
• The location, type, and height of development in the areas surrounding airports,
correlated to the local Airport Land Use Plan.
• The location ofschools and the future use of surplus school facilities, coordinated with the
plans of local school district(s).
• The development, maintenance, and siting of existing and projected public facilities,
including buildings and infrastructure.
• Policies ensuring the compatibility of nearby land uses with existing solid waste and liquid
waste facilities and with sites reserved for future facilities. (OS)
• The relationship between the distribution ofland uses and the local capital improvements
program and guidelines for the timing and siting of capital improvements.
• The protection and future productivity of mineral resource lands, including significant
mineral deposits classified or designated by the Division of Mines and Geology.
• General plan designations to allow local governments to comply with Government Code
Section 65589.5(d)(6) regarding the approval of low and moderate income housing. (H)
GENERAL PLAN GUIDELINES 81
CHAPTER III: The Required Elements of the General Plan
CIRCULATION ELEMENT
Technical Assistance
The following state agencies may provide information or assistance for the preparation of the
land use element: Business, Transportation and Housing Agency (including Caltrans and
Caltrans districts), California Coastal Commission, State Coastal Conservancy, Department
of Commerce, Department of Conservation (Division of Land Resource Protection),
Economic Development Commission, California Energy Commission, Department of
Education, Agriculture, Department of Forestry and Fire Protection, General Services
Department of Health Services (Toxic Substances Control Division), Department of
Housing and Community Development, California Housing Finance Agency, Public
Utilities Commission, California Integrated Waste Management Board, Department of
Water Resources, and Office of Planning and Research.
82 GENERAL PLAN GUIDELINES
556 N. Diamond Bar Blvd., Suite 301, Diamond Bar, CA 91765 (714) 861-3733
April 24, 1992.
Diamond Bar City Council,
21660 Copley Drive,
Suit 100,
Diamond Bar, Ca. 91765.
Dear Sir,
P4N
jM7
Today I discovered that our property located on the
south east corner of Diamond Bar and Brea Canyon Blvd.,.
was not marked commercial on your proposed general plan.
All four corners were previously zoned commercial and a
down zoning to residential would not be the highest and
best use for this property and may constitute a taking.
I hope the.- residential zoning for this property was an
error on your proposed plan.
To insure the best tax base for the City we suggest= -to
enter this property as General Commercial on your proposed
general plan.
Please advise me what we have to do to restore a commercial
zoning for this property.
Sincerely,
Fred n 7---
FPJ/n j
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DI�'j Fr� Or
257991
P
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July 15, 1991
City Of Diamond Bar
Attn: Jim De Stefano, Planning Dept.
21660 E. Copley Drive, Suite 100
Diamond Bar, CA 91765
Re: General plan - Land use designation;
Dear Mr. De Stefano,
In response to the recent general plan proposed land use
designations, I find the designation proposed for the ten acre
site located at the corner of Golden Springs and Carpio
inconsistent with the needs of North Diamond Bar residents.
As you have requested, for all who will benefit from a more
practical land use designation, I will make alternate
recommendations in G -PAC's July meeting .
If you need to contact me f6r any reason, my office number is
(818) 793-9143 or at home on (714) 860-2474.
Cordially, pp
Eric R. Stone
G -PAC Member
24401 Darrin Drive
Diamond Bar, CA 91765
C
One Park Plaza. Suite 1100
(714) 851, .3131
Execullyo
ooios
May 4, 1992
Honorable Bruce Flamenbaum
Chairman Planning Cominission
City of Diamond Bar
21660 E. Copley Drive, Suite 100
Diamond Bar, California 91765-4177
Honorable Chairman:
We are the o,,Ynr,-,rs of the Upper Sycamore property defined as the Bramalea Property in
the draft General Plan presently being considered by the honorable. Planning Commission.
We have reviewed the draft General Plan and object to the designation of a substantial
portion of the Brarnalea Property as open space and for parks. Such designations deny us
all use of the property and we consider it a taking of that property without just
compensation,
Very truly yours,
BRAMA EA CALLF,01INIA, INC.,
Marc Perrin
Assistant Project Manager
mp/pke
MPIUS042.1
Comrnefc;M i Aoidvilial t Industrial Developera
** * E N D * W *
e — T
Bramalea California, Inc.
One Park Plaza, Suite 1100
Irvine, California 92714
(714) 851-3131
Executive
Offices
September 25, 1991
Mr. Jim De Stefano
Community Development Director
CITY OF DIAMOND BAR
21660 E. Copley Drive
Suite 190
Diamond Bar, CA 91765-4177
RE: General Plan Change, Lot 6 & 7, Tract 31479
Dear Jim:
6Vdi,-157 `V
We hereby request -that the City incorporate within their new general plan a zoning
designation of RL on the above referenced property, located at the intersection of Diamond
Bar Boulevard and Goldrush. This request will bring in line the general plan and our
development plans for this portion of our remaining undeveloped land within the City of
Diamond Bar along with the proposed land swap of open space with City of Diamond Bar.
We appreciate all of your efforts and cooperation for the mutual benefit of both Bramalea
California, Inc. and City of Diamond Bar.
Cordially,
BRAMALEA CALIFORNIA, INC.
Howard A. zman
Director of Land Acquisitions
HAM/mh
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950 North Tustin Ave. o Anaheim, CA 92$07 • (7.14) 6324)1.34
September 11, 1991
Mr. Jim De5tefano
City of Diamond Tsar
21660 East Copley Dr. Suite 100
naimond Har, CA 91765-4177
Re: City of Diamond Dar's proposed. General Plan
and its effects to-Tenative Map•32400 & 45290
Dear Mr. DeStefano:
1 have just received a draft of the City's General Plan and
I am very concerned and upset with the land use zoning
designations placed on 2 pieces Of property we currently own
in the City,
We have spent years and thousands of dollars trying to
develope a viable and well planned residential project on
both of these properties. Both with the County of Los
Angeles, and now with the City of Diamond Bar. We thought
that we were finally getting somewhere. However, to our
asstonishment we see that the new proposed General Plan
designation only allows l unit for 2.5 acres for both of our
properties. Needless to say, this new proposed zoning
Would wipe out both ,projects.
I cannot understand why the City did not,take into
consideration the maps that we filed and the time that was
spent in developing these plans which incorporate the new
citY grading ordinance, and use that information in their
recommendations for zoning on these properties.
our Projects are consistent, and for the most part, better
than the surrounding existing single family homes.
13tJILDERS AND DEVELOPERS
09/12/91 15149 8 714 632 5350 C v 02
Mr. Jim DeStefano
September 11, 1991
Page 2
-I-h the --draft general plan there are written statements that
say "each Piece must be weighed individually, as well as
together with surrounding pieces as an integrated whole."
I understand this to mean that there should be some
assemblance to consistency with surrounding developments. I
don't feel that when developments on three sides of your
property have 7,200 to 10,000 square foot lots, that a 2.5
acre lot designation is justifiable and, is Certainly not
consistent with the developments on the surrounding
Properties.
We feel a tremendous hardship has been placed on our '
properties as well as feeling that We have been dealt with
unfairly by the City. We request that the proposed zoning
be changed to conform with our tenative maps, and that the
property remain consistent With the surrounding existing
developments.. .
Your prompt attention to this matter will be greatly
appreciated.
S i ric e
Frank Arciero, Jr. srJ
FA/km
Y!
09/23/91 11:13 8 714 632 5350 CJ 01
950 N.-,rfli Tu5fin Ave. - Anahc7.wo, CA 92007
Soptember 23, 1991
Mr. 7im De'Stefano
City of Diamond Bar
21660 East Copley Drive, Suite 100
Diamond Bar, Ca 91765-4177
WWWHOIZ1
,�q1 ►c.i� 1-0
(7-14) 632-0-1.14 --
Ref:
Ref 9/23/91 Planning Commission Hearing on Proposed. General
Plan.
Deac Mr. DeStefano:
Unfortunately I cannot attend tonight's Planning Commission
Hearing, but would like to go on public notice as to our
objections to the proposed zoning that is shown on the new
general plan. This would affect our 2 pieces of property known
as tonative Map's 32400 & 45290.
The new proposed zoning is not at all consistant with the
surrounding developments and would place an undue hardship in
trying to develope the properties.
As you know we have been working for many years on both of
these properties and now, to change the rules when we are close
to finally getting these properties to a hearing and hopefully
approved is not fair.
We do not agree with the new zoning and we would hope that
staff would recommend zoning that would be consistent with the
adjoining developments.
Thank you for your attention to this matter.
Sincerely,
Frank Arcierol
I?A,7/kg
66-4
January 21, 1992
City Council
City of Diamond Bar
21660 E. Copley Drive
Suite 100
Diamond Bar, Ca. 91765-4177
FLU
-.1
ZpaoI M�-
Jerry K. Yeh
671 Brea Canyon Road
Suite 3
Diamond Bar, Ca. 91789
(714) 598-2661
Honorable Mayor, Members of the City Council:
As owners of the property described as Parcel 14 of PM 1528 located
at the end of Blaze Trail, within the Country in the City of
Diamond Bar, we are opposed to the General Plan Advisory
Committee's recommendation of R -H, 1 unit per 2.5 acres. We find
this proposed designation inconsistent with exiting adjoining land
uses in the Country and request a land use designation of (R -R),
rural residential at 1 unit per acre.
Your favorable consideration is
questions concerning our request,
US.
Resp-qctfully,
Jerry K. Yeh
requested. If there are any
please do not hesitate to contact
R
DANIEL O. BUFFINGTON, D.P.M.
Fellow American College of Foot Orthopedists
Podiatrist e Foot Specialist
1168 South Diamond Bar Blvd. DIAMOND BAR, CA. 91765 (714) 86
July 11, 1991
James DeStefano,, Director of Planning
City of Diamond Bar
21660 East Copley Drive
Suite 100
Diamond Bar, CA 91765-4177
RE: Draft Diamond Bar -General Plan.
Dear Jiln.
I would like to dispute the t.Iillside Residential (RH) designation
placea upon our property by the General Plan Advisory Committee
(GPAC). This undeveloped property is located in the southeasterly
portion of Diamond Bar and is identified as Tentative Tracts
4_7850, 47051 and 48487. According to the DRAT DIAMOND BAR
GENERAL P.- Al dated July 5, 199: , the nlal:imunl density within
Hillside -'Residential areas will be 0.4 dwelling units per gross
acre (0.4 du/acre).
in all probability, GPAC simply designated this land RH because
it is undeveloped hillside property. A number of factors,
though, should lead one to identify this property as appropriate
41
for low density res .dellt'ial developn;ent or Rural Residential
(RR) . ;his carries a :11a1ilP.um density of 1.0 du/acre. Sorge o
these factors are:
1. These properties have had Vesting Tentative Tract Maps on
file with the city since 1939, (in fact, they were initially
submitted to the County of Los Angeles before Diamond Bar
was 4ncvrporated). Taken together, these maps have a
density of 0.75 du/acre, which is still a lower density than
required under the RR classification. We feel. that it would
be grossly unfair for the city to require the RH density of
0.4 dwelling units per acre after we have spent the large
amount of time and money on our present configuration.
2. In, the DRAFT DIAN10\D BAR GENERAL PL -AN, dated July 5, 1991,
objective 2.2 or page 1-24 states that it is the Citv's .
intention to nlinli .ize conflicts between. adjacent 1211d
Uses. This property is ad,;acent to "The Country, _ts only
access is throngi, "The Country,' a::d we intend to 1)eco::!e a
part of "The Country". when the existing "Country" is built
out (730 dwelliIlg units on 855 acres), they will have d
density of 0.85 du/acre as celllpared to our proposed density
of 0.75 du/acre
J)
C
S. This land is both topographically and environmentally very
---similar to that located within "The Country." it is part of
an undeveloped 280 acre parcel that together with a portion
of the Dia!!►ond Ridge Tract (G du/acre) and a portion of "The
Country" makes up the southeasterly border of Diamond Bar.
This entire border runs parallel to and overlooks Tonner
Canyon. It seems that this bordering property should be
kept consistent with the neighboring residential property.
With these factors in mind, we strongly urge the City of Diamond
Bar to change the density of the.above mentioned property to the
Rural Residential (RR) classification of 1.0 dwelling unit per
gross acre. --
Sincerely,
Daniel Buffington, D.P.M. {
DB:sa
September 13, 1991
Mr.James DeStefano
Director of Planning
City of Diamond Bar
21660 East Copely Drive, Suite 100
Diamond Bar, Ca 91765-4177
Manuel E. Nunes, AICP
PLANNING ARCHITECTURE
9731 Royal Palm Boulevard
Garden Grove, California 92641
(714) 539-5929
Ref: Tentative Tract 46485, Diamond Bar, Californi,.`., .,1
Dear Mr. DeStefano:
79
As a member of the development team and at the request of the
property owners, I write to you regarding the subject 80 -acre
tract and its status relative to the City's General Plan update.
It appears that our plan approximates the proposed Residential
Low Density, R -R Zoning District, more than any other shown
on the draft plan.
For this reason and due to the fact that our tract map
application has been on file with the City for approximately
one year, we are anxious that we remain appropriately classified
from the land use and zoning standpoints, regardless of existing
or future land use applications.
You already know that we have developed a plan for 53 residential
lots on 80 -acres in an area now zoned 1:20,000.
Our design approach stems from the fact that this property is
contiguous with and is accessed through the Country Estates.
This physical continuity and other common factors such as lot
sizes, streets circulation, utilities and topographical features,
make us a natural extension of this existing community, designed
with custom homes.
It should be noted that our project density averages less than
one dwelling per acre (0.66 du/acre), and'this conforms to the
standards applied at the Country Estates. Also, the common
interests we share with them make it probable that our tract
will become part of that Homeowner's Association, if conditions
warrant.
Undoubtedly, it would be reassuring if a position is established
whereby our tract map application is advanced without
contravening any standards, existing or proposed.
James DeStefano
September 13, 1991
Page Two
Your leadership in affirming our development position, nurtured
over a 16 -month working relationship with the City on this
matter, would be deeply appreciated.
We look forward to your guidance and collaboration towards a
mutually happy result on this question. Please call me if there
is anything I can contribute to the process.
Thank you.
Sincerely,
Man E. Nunes, AICP
copy: Rob Searcy
Todd Shieh
Bill Mcdonald
Chris Li
Tom Tice
vy
T.H. TICE and ASSOCIATES
7611
May 4, 1992
BLVD. YORBA
Hon. Chairman and Commissioners
City Planning commission
City of Diamond Bar
21660 E. Copley Dr., Suite 190
Diamond Bar, CA 91765
RECEIVED COMMUNITY
• 714) 961-0405 • Fj
AY I I F11-1 12: 4
Ref: 80 -acre Property (Tentative Tract Map 46485)
Contiguous to the Country Estates - Diamond Bar, CA.
Dear Mr. Chairman and Commissioners:
The,purpose at this letter is to acquaint you with the above
referenced project. I write to you as the applicant,
representing the owners of the referenced property. The
attached map identifies the site in question.
At this time, the GPAC is recommending that our 80 -acre
property (TTM 46485) be placed in the RH - Hillside
Residential (1du/2.5 ac.) land use designation. The current
zoning is R-1, 20,000; but we are not pursuing that Lot
size.
We are concerned, however and bring to your attention that
our Tract Map which has been undergoing City review for
approximately two years, and is approaching the public
hearings stage, conforms to the RR - Rural Residential
(idu/ac'.) designation, not RH.
Our site's overall residential density is proposed to be
approximately 0.66 du/ac. (1.6 acres per lot). This falls
comfortably within the interpretation, and all development
guidelines, of -the RR land use classification.
The tract is fully typical of the residential character of
adjacent developments, namely, the Country , and the
recently approved JCC (Tract 47851) project. We take our
access and utility hook-ups through the Country, over
existing easements and feel we should be classified as an
extension of this community in every respect.
We have followed all City guidelines (including recent
Commission and council development -related resolutions), and
Staff instructions since project inception. All hillside
management standards, tree preservation policies, grading
guidelines, and other conditions now in effect are being
followed with this project. In addition an EIR is currently
being completed by the City consultant based on our proposed
density.
LAND SURVEYING • CIVIL ENGINEERING • LAND.PLANNING
• A Division of: THICO Consolidated Enterprises, Inc. -
.1
V
Since the neighboring properties, The Country in particular,
have physical and other underlying factors similar, to our
own, and are in the RR - Rural Residential category, we
respectfully request that we be likewise classified, for
consistency, and for the reasons previously stated.
We urge you to adjust that portion of the GPAC Land Use
recommendation which affects. our - property, from - RH -
Hillside Residential, to RR Rural Residential, so that the
new General Plan can reflect this 'urban -rural section of the
City with the same land -use designation in lieu of
piecemeal separation which arbitrarily follows land
ownership boundaries.
We are convinced that this is good planning; -
comprehensive, environmentally responsible, and equitable to
all reasonable points of view. It will also justify our
diligence in cooperating with City representativesover a
lengthy review period and the significant financial
expenditures we have already committed towards this
application.
That our Tract map be consistent with the new General Plan,
as it is today, is urgent. We would genuinely appreciate the
Planning commission's recognition of our representations,
and rectify the matter at this time.
Thank you for your attention.
...Respectfully,
Thomas H. Tice
President
Copy: James DeStefano
Rob Searcy
Chris Li
Todd Shieh
Bill McDonald
Manny Nunes
Attachment: Map
H. TICE and ASSOCIATES-
I.H. TICE and ASSOCIATES ()MM'I It It TV
%--#17611 YORBA LINDA BLVD. YORBA LINDA, CALIFORNIA 92686[),r-1T-14
May 4, 1992
F1 12: 41
Mr. Jim Gardner
General Manager
Diamond Bar Country Estates Association
22615 Lazy Meadow Dr.
Diamond Bar, CA
Ref: 80 -acre Property, at the Country Estates, Diamond Bar,
CA
Dear Mr. Gardner:
As the representative of the property owners of an 80 -
acre tract contiguous to the Country Estates, I write to
acquaint your Board with a Tentative Tract Map (46485) that we
are currently processing through the City of Diamond Bar..
This project takes it's access through Rocky Trail and
Blaze Trail, and contains 53 residential lots, with an
overall project density of 1.6 acres per lot. It contains the
high design standards enjoyed by your community, and meets all
environmental, safety and aesthetic considerations.
We are anxious to develop a high quality development,
consisting of custom desiged homes, and be good neighbors to
The Country, for our mutual benefit.
We are happy to meet with you, your Board and any
interested residents, especially Rocky Trail and Blaze Trail
residents, to share our project information, and; to answer
your questions. Please let us know if this is convenient, or
if we could send you copies of our proposed map for your
information.
We look forward to hearing from you.
Sincerely,
Thomas H. Tice
President
Attachment: Map
Copy: Rob Searcy
Chris Li
Todd Shieh
Bill McDonald
Manny Nunes
LAND SURVEYING - CIVIL ENGINEERING - LAND PLANNING
- A Division of: THICO Consolidated Enterprises, Inc. -
ar+ 01
/ 4.
PROPOSED GPAC
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TRANsAmmcA
MMRALS COMPANY
K/�
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7991's,
PI" "V'V/IVG
August 7, 1991
City of Diamond Bar
21660 E. Copley Drive, Suite 190
Diamond Bar, CA 91765-4177
Transamerica
Minerals Company
1150 South Olive Street, Suite 2zoo
Los Angeles, California 9oo15
Telephone (213) 742-4851
Fax(213)741-6917
RE: Proposed General Plan for City of Diamond Bar
Gentlemen:
Transamerica Minerals Company ("TMC") owns a 12+ acre parcel
in the southerly portion of Diamond Bar (Assessor's Parcel
No. 8714-028-003).
TMC understands that the City of Diamond Bar is in the process
of forming a General Plan for Diamond Bar.
TMC hereby respectfully requests that its property have an
R-1-7,500 zoning placed on it. The R-1-7,500 zoning would be
consistent with the area immediately adjacent to the property.
Any lots in a proposed subdivision would thereby be consistent
with the neighbors. Also, because of the terrain on the
property, it is conceivable that a portion of the property
could be placed in open space classification.
Please review the request and inform us of your decision.
Do not hesitate to call if you have any questions.
Very truly yours,
L
Lyman K. Lokken
President
LKL: mrp
cc: Donald E. Ury, PE
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THE DFL PARTNERSHIP
4251 South Higuera Street, San Luis Obispo, California 93401 -F
(805) 544-3990 Fax (805) 544-3996
City Council
City of Diamond Bar
21660 E. Copley Drive, Suite 100
Diamond Bar, California 91765-4177
Honorable Mayor, Member of the City Council:
7 January 1992 -
•l` Lam, ' . ; v�'.^ , ` `,�-) '` /
As owners of the property described as Parcel 3 of Parcel Map No. 7409, located on
the north side of Steeplechase Lane between Bent Twig Lane and Wagon Train
Lane, within the Country in the City of Diamond Bar, we are opposed to the
General Plan Advisory Committee's recommendation of R -H, 1 unit per 2.5 acres.
We find this proposed designation inconsistent with existing adjoining land uses in
the Country and request a land use designation of LOW DENSITY RESIDENTIAL
AT 3 UNITS PER ACRE. Our property is currently zoned R-1-8000, and the
proposed land use designation would represent an extreme devaluation of our
parcel. Your favorable consideration is requested and if there are questions
concerning our request, please do not hesitate to contact us.
Respe tfa- ly,
Warren Dolezal,
General Partner
cc: City of Diamond Bar Planning Commission
Mr. Jim DeStefano, Community Dvlp. Director
Mr. Chuck Cater, Hunsaker and Associates
'WFD:md
R. J. Cro w1ey DEVELOPER
BUILDERS
17.00 Raintree Road, Fullerton, CA 92635-4043
(714) 773-1041 FAX (714) 773-0298
September 11, 1991
James DeStefano
Director of Planning
City of Diamond Bar
21660 East Copley Drive, suite 190
Diamond Bar, CA 91765-4177
Dear Mr. DeStefano,
As you are aware, we are currently working out the final details
of a development agreement with the city to construct an 80 -unit
condominium project on a 2.2 acre, "L-shaped" parcel of land we
own with frontage on Golden Springs Road and Torito Lane. For
reference purposes, the site is the location of the old Diamond
Bar post office. One of your staff members, Mr. Robert Searcy,
the Associate Planner in charge of our project, has asked me to
write you a brief letter setting forth our reasons for desiring
to construct such a relatively high density condominium project
at this location. our justification falls into four interrelated
categories: characteristics -of site, suitability of site for
residential versus commercial use, economic factors and de'sign
considerations.
Characteristics - of Site: The property has a unique topography.
There is a considerable, roughly 8 foot, drop-off along Golden
Springs Road where we have 205 feet of frontage. Primary access
to any commercial or office complex should be from Golden Springs
Road, but, because of the nature of the property, is severely
restricted. Usableaccessis only from Torito Lane along which
we have 310 feet of frontage. Torito Lane drops about 22 feet as
you travel the streets' 500 foot length from Golden Springs Road.
Suitability of Site for Residential versus Commercial Use: The
property i!i-currently zoned commercial. Our studies of the area
indicate that it would be a mistake, both from our point of view
and that of the city, to develop the site with either office,or
retail complexes. We feel that, as the need arises, the best
location for new office buildings will be along Golden Springs
Road in the vicinity of where your offices are located, and
retail complexes along the Diamond Bar Boulevard corridor. Prior
to our designing a project for the site, The Meyers Group, a well
known and respected real estate information and consulting firm,
was commissioned to do a marketingipricing/absorption study.
Their conclusions, which were summarized in a report to us, a
copy of which you have, concluded that a condominium project
would be the most beneficial and desirable use of the site.
With regard to the appropriateness of condominiums at this site,
the property is bordered on the SW by a large commercial retail
complex, the SE by office buildings, the NW by single family
homes and NE by condominiums. Placing a commercial project on
the site would be detrimental to the surrounding residential
projects, whereas the condominium project we have proposed will
serve as a natural transition between the present commercial and
residential projects.
Economic Factors: This piece of land was very expensive. To
date we have invested approximately two million dollars in the
purchase, asbestos abatement and demolition of the old Diamond
Bar Post Office which was necessary to prepare the site for new
development. In addition, soils and geology testing have *
determined that the old post office was built on uncompacted
fill. In order to do any new development it will be necessary to
overexcavate a large portionofthe site 25 to 30 feet. This
will likely require extensive shoring as well as other special
precautions. This is an extremely expensive undertaking. To be
able to sell the units at market rates, making the project
feasible, it is necessary to spread these costs over a larger
number of units.
Design Considerations: The topography of our land naturally
lends itself to providing parking for the complex within a two
story subterranean parking structure. Buildings are placed upon
the parking structure as well as on grade. Density limits, as a
rule, are set by cities to insure adequate open space. Because
most projects "waste" land by covering the property with
driveways and on-site parking, not to mention buildings, only
minimal space is left for open and recreational purposes. The
aesthetics of most projects are not very good. our design, by
contrast, with the use of subterranean parking, has in essence
more than doubled the area of the site;.people don't need to
compete with cars for -space around their buildings. As even a
cursory look at our Site Plan will reveal our project has a
significantly larger amount of open space and recreational
amenities than is found in most projects, in spite of being at a
higher density.
The above are just a few of the things we have taken into I
consideration in designing our project. We feel it is a well
thought out and aesthetically pleasing project that will .
significantly upgrade the area and be a credit to the community.
Upon review of the proposed General Plan for the city, we find
that our property is designated to remain commercial. We hereby
request a change of the zoning classification from commercial to
a high density residential.
If you have any questions, please feel free to call me.
Very truly yoursi
C
Ronald J. Crowley, Ph.D.
General Partner
C.�
SEPTEMBER 4, 1991
CITY OF DIAMOND BAR
21660 E COPLEY DR SUITE 100
DIAMOND BAR CALIFORNIA 91765
ATTENTION: JAMES DESTANFANO
COMMUNITY DEVELOPMENT DIRECTOR
WE UNDERSTAND THAT 1.3 ACRES OF VACANT LAND ON SOUTH CLEAR CREEK
CANYON DRIVE, BEHIND THE CHURCH OF JESUS CHRIST FOR LATTER DAY
SAINTS, HAS BEEN ZONED TO PROVIDE FOR MULTI -FAMILY RESIDENCES. WE
HAVE BEEN TOLD THAT 34 CONDOMINIUM UNITS CAN BE BUILT ON THAT
PROPERTY AND WE QUESTION WHETHER THE SPACE CAN ACCOMODATE THE NUMBER
OF VEHICLES (RESIDENTS' AND GUESTS') THAT WILL RESULT. THE
UNDERSIGNED, WHO ARE RESIDENTS"OF"SOUTH CLEAR CREEK CANYON, COGBURN
LANE AND RIO LOBOS -,-•OBJECT TO THAT,GPROPERTY BEING ZONED FOR-MULTI-
FAMILY
OR MULTI-
FAMILY OCCUPANCY ,'B`ECAUS'E,, ,,',, ? ti ;s°i,}laji :e
1. IT - WILL INCREASE THE AMOUNT OF TRAFFIC IN THE NEIGHBORHOOD AND
-- -----------------------------------------------------------
EXACERBATE THE PARKING PROBLEM.
2. IT WILL REDUCE THE VALUE OF OUR PROPERTY.
3. IN 'OUR OPINION, THE CITY OF_DIAMOND _HAS REACHED _THE _S_A_TUR_ATIO_N
POINT WITH MULTI -FAMILY HOUSING AND BUILDING MORE WILL DECREASE THE
---------- ----- ----------------------------------
QUALITY OF LIFE IN OUR COMMUNITY.
PLEASE ADVISE US OF THE PROPER PROCEDURES WE MUST FOLLOW TO HAVE THE
ZONING OF THIS LAND CHANGED TO SINGLE-FAMILY RESIDENTIAL PROPERTY.
d&.�L jl�u�
ALICE TRUAX
FOR CONCERNED RESIDENTS
1244 SOUTH CLEAR CREEK CANYON
DIAMOND BAR CA 91765
(714) 861-2117
(714) 860-6262
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