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HomeMy WebLinkAbout12/19/2013 PC Agenda Special MtgPLANNING FILE COPY COMMISSION AGENDA December 19, 2013 7:00 P.M. City Hall, Windmill Community Room 21810 Copley Drive Diamond Bar, CA 91765 Vice Chairman Commissioner Commissioner Commissioner Frank Farago Ashok Dhingra Jimmy Lin Jack Shah Copies of staff reports or other written documentation relating to agenda items are on file in the Planning Division of the Community Development Department, located at 21810 Copley Drive, and are available for public inspection. If you have questions regarding an agenda item, please call (909) 839-7030 during regular business hours. Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the City Clerk's office at 21810 Copley Drive, Diamond Bar, California, during normal business hours. In an effort to comply with the requirements of Title 11 of the Americans with Disabilities Act of 1990, the City of Diamond Bar requires that any person in need of any type of special equipment, assistance or accommodation(s) in order to communicate at a City public meeting must inform the Community Development Department at (909) 839-7030 a minimum of 72 hours prior to the scheduled meeting. Please refrain from smoking, eating or The City of Diamond Bar uses recycled paper drinking in the Auditorium and encourages you to do the same City of Diamond Bar Planning Commission MEETING RULES PUBLIC INPUT The meetings of the Diamond Bar Planning Commission are open to the public. A member of the public may address the Commission on the subject of one or more agenda items and/or other items of which are within the subject matter jurisdiction of the Diamond Bar Planning Commission. A request to address the Commission should be submitted in writing at the public hearing, to the Secretary of the Commission. As a general rule, the opportunity for public comments will take place at the discretion of the Chair. However, in order to facilitate the meeting, persons who are interested parties for an item may be requested to give their presentation at the time the item is called on the calendar. The Chair may limit individual public input to five minutes on any item; or the Chair may limit the total amount of time allocated for public testimony based on the number of people requesting to speak and the business of the Commission. Individuals are requested to conduct themselves in a professional and businesslike manner. Comments and questions are welcome so that all points of view are considered prior to the Commission making recommendations to the staff and City Council. In accordance with State Law (Brown Act), all matters to be acted on by the Commission must be posted at least 72 hours prior to the Commission meeting. In case of emergency or when a subject matter arises subsequent to the posting of the agenda, upon making certain findings, the Commission may act on item that is not on the posted agenda. INFORMATION RELATING TO AGENDAS AND ACTIONS OF THE COMMISSION Agendas for Diamond Bar Planning Commission meetings are prepared by the Planning Division of the Community Development Department. Agendas are available 72 hours prior to the meeting at City Hall and the public library, and may be accessed by personal computer at the contact information. below. Every meeting of the Planning Commission is recorded and duplicate recordings are available for a nominal charge. ADA REQUIREMENTS A cordless microphone is available for those persons with mobility impairments who cannot access the public speaking area. The service of the cordless microphone and sign language interpreter services are available by giving notice at least three business days in advance of the meeting. Please telephone (909) 839-7030 between 7:30 a.m. and 5:30 p.m., Monday through Thursday, and 7:30 a.m. and 4:30 p.m., Friday. HELPFUL CONTACT INFORMATION Copies of Agenda, Rules of the Commission, CDs of Meetings (909) 839-7030 Email: info(c0iamondbarca.gov Website: www.diamondbarca.gov CITY OF DIAMOND BAR PLANNING COMMISSION Tuesday, December 19, 2013 SPECIAL MEETING AGENDA CALL TO ORDER: 7:00 p.m. PLEDGE OF ALLEGIANCE: Next Resolution No. 2013-28 1. ROLL CALL: COMMISSIONERS: Vice Chairman Frank Farago, Ashok Dhingra, Jimmy Lin, Jack Shah 2. 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 Speaker's Card for the recording Secretary (completion of this form is voluntary) There is a five-minute maximum time limit when addressing the Planning Commission. 3. APPROVAL OF AGENDA: Chairman 4. CONSENT CALENDAR: The following items listed on the consent calendar are considered routine and are approved by a single motion. Consent calendar items may be removed from the agenda by request of the Commission only: 4.1 Minutes of the Regular Meeting: November 26, 2013 5. OLD BUSINESS: None 6. NEW BUSINESS: None 7. PUBLIC HEARING(S): 7.1 Conditional Use Permit No. PL2013-380 — Under the authority of Diamond Bar Municipal Code (DBMC) Section 22.58, the applicant, James Hahn, Diamond Bar Crossfit, is requesting approval of a Conditional Use Permit for a 3,000 square -foot fitness studio in a 36,454 square -foot shopping center. The DECEMBER 19, 2013 PAGE 2 SPECIAL MEETING PLANNING COMMISSION AGENDA subject property is zoned Regional Commercial (C-3) with a consistent underlying General Plan land use designation of General Commercial (C). Project Address: 303 S. Diamond Bar Blvd., #M Property Owner: Phoenix Gluck LP 210 Santa Monica Blvd. Santa Monica, CA 90401 Applicant: James Hahn 303 S. Diamond Bar Blvd., #M Diamond Bar, CA 91765 Environmental Determination: The project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to Article 19 under Section 15301(a) (interior alterations involving such things as interior partitions, plumbing, and electrical conveyances) of the CEQA Guidelines. No further environmental review is required. Recommendation: Staff recommends that the Planning Commission approve Conditional Use Permit No. PL2013-380, based on the Findings of Fact, and subject to the conditions of approval as listed within the draft resolution. 7.2 Tentative Tract Map No. 72351 and Development Review No. PL2013-282 — The applicant is requesting approval of a Development Review to modify the exterior fagade and add a 799 square -foot lobby area to an existing 25,864 square -foot office building on a 1.40 gross acre lot. A Tentative Tract Map is also being requested to convert the existing building into office condominiums and subdivide air space for 19 units. The property is zoned Office Professional (OP) with an underlying General plan land use designation of Commercial Office. Project Address: 660 N. Diamond Bar Blvd. Property Owner: Peichin Lee DB Office Investment, LLC 17528 E. Rowland Street City of Industry, CA 91748 Applicant: Preston Chan CGM Development Inc. 17528 E. Rowland Street City of Industry, CA 91748 DECEMBER 19, 2013 PAGE 3 SPECIAL MEETING PLANNING COMMISSION AGENDA Environmental Determination: This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to the provisions of Article 19 Section 15301(e) (Less than 2,500 Sq. Ft. Addition to Existing Structure) to the CEQA Guidelines. No further environmental review is required. Recommendation: Staff recommends that the Planning Commission adopt the resolution approving Development Review No. PL2013-282, based on the findings of Diamond Bar Municipal Code Section 22.48, subject to conditions. Staff also recommends adopting the resolution recommending approval of Tentative Tract Map No. 72351 to the City Council, based on the findings of Diamond Bar Municipal Code Section 21.20.080, subject to conditions of approval as listed within the draft resolution. 7.3 Zone Change No. PL2013-603 — Under the authority of Diamond Bar Municipal Code Chapter 22.14, the City proposes to establish an overlay zoning district, hereafter titled the "C-3_PD/Hotel Overlay" ("Overlay"), to promote and facilitate the orderly redevelopment of a prominent, freeway off ramp -adjacent site, formerly occupied by an automobile dealership, in a manner consistent with the City Council's adopted Goals and Objectives, most notably the Fiscal Responsibility/Economic Development goal which states "(I)dentify and implement development opportunities for the former Honda dealership property that will result in the greatest net benefit to the community." If the proposed zone change is adopted, any land use plan formulated within the Overlay shall include a hotel as the primary use. Secondary uses shall be limited to those already permitted or conditionally permitted in the underlying C-3 district, except for uses expressly prohibited in the Overlay Existing buildings within the Overlay may be occupied by uses permitted or conditionally permitted in the C-3 district, except for such uses is expressly prohibited in the Overlay, without a hotel as the primary use provided that no existing building is enlarged, and no new buildings are established. Project Address: Northwest Corner of the SR 60/Grand Avenue Interchange. Lead Agency/ City of Diamond Bar Project Applicant: Community Development Dept. 21810 Copley Drive Diamond Bar, CA 91765 Environmental Determination: The proposed establishment of the C-3-PD/Hotel Overlay zoning district is exempt from the California Environmental Quality Act (CEQA), as prescribed under CEQA Guidelines Section 15061(b)(3) in that the proposed zone change does not expand the DECEMBER 19, 2013 PAGE 4 SPECIAL MEETING PLANNING COMMISSION AGENDA range of uses already identified as permitted or conditionally permitted in the underlying C-3 zone. Recommendation: Staff recommends that the Planning Commission adopt a resolution recommending that the City Council approve Zone Change No. PL2013-603. 8. PLANNING COMMISSION COMMENTS / INFORMATIONAL ITEMS: 9. STAFF COMMENTS / INFORMATIONAL ITEMS: 9.1 Public Hearing dates for future projects: 10. SCHEDULE OF FUTURE EVENTS: CHRISTMAS EVE and CHRISTMAS DAY: NEW YEAR'S DAY: CITY COUNCIL MEETING: TRAFFIC AND TRANSPORTATION COMMISSION MEETING: PLANNING COMMISSION MEETING: PARKS AND RECREATION COMMISSION MEETING: 11. ADJOURNMENT: Tuesday, December 24, 2013, and Wednesday, December 25, 2013 — City offices will be closed — City offices will re -open on Thursday, December 26, 2013. Wednesday, January 1, 2014 — City Offices will be closed - City offices will re -open on Wednesday, January 2, 2014. Tuesday, January 7, 2014 — 6:45 p.m. South Coast Air Quality Management District Auditorium, 21825 Copley Dr. Diamond Bar, CA 91765 Thursday, January 9, 2014 - 7:00 p.m. Diamond Bar City Hall Windmill Community Room 21810 Copley Drive Tuesday, January 14, 2014, 7:00 p.m. Diamond Bar City Hall Windmill Community Room 21810 Copley Drive Thursday, January 23, 2013 — 7:00 p.m. Diamond Bar City Hall Windmill Community Room 21810 Copley Drive MINUTES OF THE CITY OF DIAMOND BAR REGULAR MEETING OF THE PLANNING COMMISSION NOVEMBER 26, 2013 CALL TO ORDER: Chairman Torng called the meeting to order at 7:00 p.m. in the City Hall Windmill Room, 21810 Copley Drive, Diamond Bar, CA 91765. PLEDGE OF ALLEGIANCE: Commissioner Shah led the Pledge of Allegiance. 1. ROLL CALL: Present: Commissioners Ashok Dhingra, Jimmy Lin, Jack Shah, Vice Chairman Frank Farago, Chairman Tony Torng . Also present: Greg Gubman, Community Development Director; James Eggart, Assistant City Attorney; Grace Lee, Senior Planner; John Douglas, Consultant; and Stella Marquez, Administrative Coordinator. 2. MATTERS FROM THE AUDIENCE/PUBLIC COMMENTS: Vinod Kashyup spoke about Site D and a Court of Appeals ruling on lead agencies abilities to delegate CEQA decision-making authority. He asked that the Planning Commission look at the ruling and request that the information be passed along to the City Attorney for his input. In his opinion, the Planning Commission does not have the authority to be a decision-making body. He believes the Planning Commission's job is to make a recommendation and if it is making a decision, under CEQA it does not have the authority to give certification to the EIR. If this ruling is applicable to Site D, the EIR for Site D is improper. 3. APPROVAL OF AGENDA: As presented 4. CONSENT CALENDAR: 4.1 Minutes of the November 12 2013 Regular Meeting. C/Dhingra moved, VC/Farago seconded, to approve the November 12, 2013, regular meeting minutes as presented. Motion carried by the following Roll Call vote: AYES: COMMISoIONERS: Dhingra, Lin, Shah, VC/ FaraLo, Chair/Torng NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None NOVEMBER 26, 2013 5. [4 7 OLD BUSINESS: NEW BUSINESS: PAGE 2 None CONTINUED PUBLIC HEARING(S): PLANNING COMMISSION 7.1 General Plan Amendment No. PL2013-550 - 2013-2021 Housing Element Update — Pursuant to state law and the Diamond Bar Municipal Code, the proposed project is the update to the General Plan Housing Element for the 2013-2021 planning period. PROJECT ADDRESS: Citywide LEAD AGENCY: City of Diamond Bar Community Development Department 21810 Copley Drive Diamond Bar, CA 91765 John Douglas, Consultant, presented staff's report and recommended that the Planning Commission recommend City Council approval of the General Plan Housing Element Amendment for the 2013-2021 planning period. The draft Housing Element is with HCD for its 60 -day review which ends on January 14, 2014. C/Dhingra asked for staff to point out the boundaries of the Tres Hermanos property. CDD/Gubman pointed out Grand Avenue, Chino Hills Parkway, the easterly City limits at Longview Drive/Summitridge Drive. The area north of Grand Avenue as one leaves the City limits moving north it becomes Chino Hills' portion of Tres Hermanos (1700 acres). C/Dhingra asked if the land lies within the City limits or is it in the City's sphere of influence (No. 7) and CDD/Gubman stated that the area is completely within the corporate boundaries of Diamond Bar. C/Dhingra asked for the definition of low and very low income. Mr. Douglas responded that state law defines what those terms mean. The actual income level is based on the median income of the county (Los Angeles) and very low refers tn 50 percent of the median income and low income refers to between 50 a, A 80 percent of the mE_.ian income. C/Dhingra stated that regardless of the action on this site he personally felt that if the City's Genen Plan was last done in 1995 it is about time to NOVEMBER 26, 2013 PAGE 3 PLANNING COMMISSION start thinking about putting it on the front burner because the City has matured quite a bit during the last 20 plus years. C/Lin thanked Mr. Douglas for his report. He asked for a definition of the non -family housing category listed in Table 2-20. Mr. Douglas explained that the definitions come from the US Census Bureau which considers a "family" household to have related people living together (blood, marriage, adoption). "Non -family" households mean that it is one single person living by himself or two or more people that are not related. C/Lin asked for confirmation that 15 percent of the housing in Diamond Bar is non -family housing and Mr. Douglas responded "yes." C/Lin asked why non -Hispanic and Latino populations are singled out and Mr. Douglas responded that it is simply because it is a commonly reported statistic of the ethnicity of a city. Chair/Torng asked if that was because of the large number of Hispanics in Los Angeles County and Mr. Douglas responded that it may be part of the reason; however, historically the Census Bureau has looked at racial categories but Hispanic is not considered a "racial" category but an "ethnic" category by the Census Bureau. C/Lin said that demographic growth patterns have declined in Diamond Bar over the past 13 years so if past trends are used that would indicate to him that no additional housing units are required for Diamond Bar. Mr. Douglas responded that C/tin's observation is one of the common complaints whenever SCAG conducts the RHNA process. Many communities such as Diamond Bar do not have much vacant land available, but SCAG believes that growth can happen not only on vacant land but also on land that is suitable for redevelopment. As time goes by, in Southern California an increase in the percentage of residential growth is happening not on vacant land, but on industrial or commercial land that is no longer suitable or economically viable for those uses, and that is why SCAG assigns communities like Diamond Bar substantial growth needs from a housing standpoint. C/Dhingra said that SCAG is usually over -optimistic with respect to traffic patterns, water needs, energy needs, etc. C/Lir: ,aid he thought that the Tres Hermanos approval was a mandate. Mr. Douglas explained that it is a mandate for zoning but not for development. State Law requires cities to have zoning in place that could accommodate development of low-income housing. However, in order for that to happen there must be an interested property owner, intere&-A NOVEMBER 26, 2013 PAGE 4 PLANNING COMMISSION developer and source of funding subsidies. States recognize that cities do not have control over those things but do have control over the zoning. The state says that to create the opportunity for low-income housing, cities need to zone land where 30 -units per acre density is allowed and once cities do that, they have satisfied their obligation and then it is up to developers, landowners and grant funding sources to put the pieces together so that housing actually gets built. C/Shah said that during a previous Commission meeting people talked about the selection of the Tres Hermanos property and people were told that there were other sites within the City so various sites could be used to satisfy the requirement and wanted to know what happened . to that scenario. Mr. Douglas reiterated that the key problem is one of timing regarding mandates of CEQA review and state mandates regarding public participation, public meetings, etc. Even if a city knew exactly what it wanted to do in terms of zoning, there are required steps in the process that take time. During the past year, the number one priority for the City was implementing requirements from the previous planning period so that the City could remain in compliance with Housing Element law and avoid a carryover of the previous cycle's RHNA requirement into the new cycle. The previous cycle's requirement for rezoning was about 466 units. There is a requirement to accommodate 490 units in the new planning period. So if the City had not adopted a zone change when it did, the discussion would be about zoning for over 900 units rather than the 490 for which the City rezoned. As soon as that was done staff turned its attention to immediately preparing this Draft Housing Element, a fairly laborious task, and taking into consideration the deadline of February determining how much time it would take to get consensus on which property to rezone, to do CEQA analysis and also to do the required public hearing process, the City would have had to start that process a year or year and one-half ago to make the zoning change in time for this housing element to be adopted. When the matter of splitting the designated areas was discussed, he believed everyone understood that it would be a valuable exercise but there was not sufficient time to do so for this planning period so the Tres Hermanos option was recognized as the best option for maintaining the Housing Element compliance and avoiding having to rezone for twice the number of units. C/Shah said he understood the time constraints but the promise made to the public was when the City entered the new planning period (2013-2021) the City would . ok into having more than one site and he is confused about what is going on. CDD/Gubman stated that as the City's land use advisor, when the City reaches the budget discussion cycle he has brought up the issue of setting funds aside to fund a comprehensive General Plan update. When the Tres Hermanos zone CF_ P Ts_ IT P_v NOVEMBER 26, 2013 PAGE 5 PLANNING COMMISSION change effort reached the public hearings and the City made the commitment to look at alternative sites he had not yet made the connection between that and the comprehensive General Plan effort that he is closer to getting the City to buy into. When one realizes the General Plan will be 20 years old in 2015 and the City has an obligation to comprehensively update the General Plan, it makes more sense to look at the alternative sites as part of that comprehensive General Plan update from a budgeting and efficiency standpoint, as well as the fact that the City would be able to deal with the "big picture" of all of the land use policies to really begin to define those alternative sites and how to craft new and more contemporary goals, objectives and policies to allow those alternative sites. For example, one of the alternative locations raised during the Tres Hermanos EIR discussion was the infill industrial sites that are located in the vicinity of Brea Canyon Road, Lemon Avenue and generally, north of Golden Springs Drive. Those are sites whose useful lives are probably winding down and in light of. the fact that there is a Metrolink station nearby, it starts to form the vision that the City needs to start planning for the repurposing of that area and, through the General Plan update the City can craft some very feasible and foreseeable policies and standards to allow for higher density housing for that area in mixed- use and transit -oriented developments. By incorporating the commitment to find alternative sites to take pressure off of Tres Hermanos, the comprehensive General Plan update is really the best tool. Staff is working toward embarking on planning the General Plan update early on for the upcoming Housing Element cycle. In short, staff is moving forward with the commitment to look at alternative sites during the process of updating the General Plan as soon as possible after the current proposal to update the Housing Element is adopted and approved. VC/Farago asked what the City's options would be to revising the zoning and General Plan should a developer approach the City to develop the Tres Hermanos property. CDD/Gubman responded that if a developer came forward with a proposal to construct high-density housing elsewhere and that development proposal was processed, it would require its own General Plan Land Use Element amendment, zone change and a subsequent approval of the project. That would create a surplus of available land for the higher density zoning so there would be an opportunity to rezone the Tres Hermanos site and at least reduce the total acreage to meet the RHNA number. The concentration of units on the Tres Hermanos site would not be a focus. In order to do that there would have to be a mid-term Housing Element update that receives state HCD approval. Since the City is not faced with any deadline or mandate to NOVEMBER 26, 2013 PAGE 6 PLANNING COMMISSION have a Certified Housing Element because it has already been certified it would be a request of HCD rather than a proposal to fulfill their demands. Mr. Douglas said that the Tres Hermanos property is owned by the City of Industry and is part of a larger property that includes portions that reside within Diamond Bar and Chino Hills. There have been discussions over the years among those three agencies about a master planning effort for the entire Tres Hermanos property and it seems more likely that a master plan would be developed for the entire Tres Hermanos area rather than just one piece. VC/Farago said that if the City were to do a comprehensive review/revision of the General Plan and include alternative sites to take the place of the Tres Hermanos high density zoning, how long will it take to get that plan and could someone come in with a proposal to develop that site in the meantime. CDD/Gubman stated that a General Plan update process will take about three years. Mr. Douglas stated that in terms of a General Plan update, the Housing Element is a fairly brief process. The state has 60 days to review the draft and after the review the City presents the adopted plan. Once the City determined what property it wanted to rezone, the Housing Element could be done concurrently and would not extend the timeline beyond the three years. Chair/Torng opened the public hearing. Vinod Kashyup stated that Tres Hermanos was purchased to build a reservoir for Tonner Canyon. For lack of planning for the past 15 years it now becomes a matter of urgency to build low-income housing. Denny Mosher; Chairman of the Pomona Planning Commission, speaking as a private citizen, said he was very concerned about the urgency of this matter and what will happen if a developer comes forward. Chair/Torng closed the public hearing. C/Shah asked if the consequence of delaying this process for further study would be 900 units and Mr. Douglas responded no, that the consequence of delaying would be that the City would be required to process an amendment to the Housing Element four years from now rather than having the Housing Element not to be required to be updated eight years from now which means that the City would be required to review its NOVEMBER 26, 2013 PAGE 7 PLANNING COMMISSION Housing Element twice as often as it does at this time. It would not affect the number of units for high-density. C/Shah asked what it would mean to the City if the update was not adopted at this time. Mr. Douglas responded that there is an explicit requirement in state law establishing a firm deadline and penalty for missing the deadline. The penalty is the City being required to do Housing Elements twice as often for the next couple of cycles. So if the City Council were to delay, the City would. automatically be put on a four-year cycle and the City would be required to go through the update process and submit to HCD four years from now. C/Dhingra commented that in his view, the hierarchy of law has been established. As Mr. Douglas explained, it is the state to SCAG to the City and County. Within that arena of hierarchy he commented that SCAG is more optimistic. When one looks at this situation there is a need to be more optimistic. The idea is to plan for the worst-case scenario and not the best -case scenario whether it be a matter of more population, more water, more traffic, etc. In light of the discussion alluded to earlier he believes that the General Plan update would give the City more "teeth" in doing what the City intends and wants to .do relative, to low-income housing. He would hate for the City to have to go on a four-year cycle for a Housing Element update but he would like to recommend and suggest that when a motion is made for approval or disapproval of this item, at that time a concurrent recommendation be sent to the City Council that the City immediately start looking at updating the General Plan. ACA/Eggart said that the motions could be presented separately or combined as one. C/Lin said he felt comfortable in approving the amendment and agreed with C/Dhingra that a separate motion would send a strong message to the City Council that the General Plan update process needs to begin as soon as possible. C/Lin moved, C/Shah seconded to recommend City Council approval of the General Plan Housing Element Amendment for the 2013-2021 planning period. Motion carried by the following Roll Call vote: . AYES: COMMISSIONERS: Dhingra, Lin, Shah, VC/ Farago, Chair/Torng NOES: COMMISSIONERS: None ABSENT: COMMISSIONERS: None E2Ei R'"a {'_.>. P" -.mow a e J, .. ,. NOVEMBER 26, 2013 PAGE 8 PLANNING COMMISSION C/Lin moved, C/Shah seconded, to recommend that the City Council direct staff to commence work on a General Plan update as soon as practical beginning in 2014. Motion carried by the following Roll Call vote: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: 8. PUBLIC HEARING(S): None Dhingra, Lin, Shah, VC/ Farago, Chair/Torng None None 9. PLANNING COMMISSIONER COMMENTS/INFORMATIONAL ITEMS: C/Lin wished everyone a Happy Thanksgiving. 10, STAFF COMMENTS/INFORMATIONAL ITEMS: 10.1 Public Hearing dates for future projects. CDD/Gubman reported that the next Commission meeting is scheduled for December 10 which will be Chair/Torng's last meeting as he is sworn in as a member of the WVUSD the next day. There are two items on the December 10 agenda: 1) a music school tutoring facility in the Pepper Tree Center at Brea Canyon Road and Diamond Bar Boulevard behind the Shell Station; 2) a Conditional Use Permit request for the CrossFit Studio Gym in the Kmart Shopping Center next door to Kmart. The business is open and operating without securing approval of a Conditional Use Permit. However, the business is complying with notices that they are out of compliance and require a Conditional Use Permit and are working toward bringing the business into compliance. CDD/Gubman further stated that he received compliance from the Commissioners that there would be a quorum available for a special Planning Commission meeting on December 19 to compensate for the canceled Planning Commission meeting that would have been scheduled for December 24. There is one item on the December 19 agenda for a Code Amendment that would affect the Honda property to establish a hotel overlay zoning to the underlying C-3 zone which will move to the City Council in January 2014, and go into effect prior to the expiration .)f the moratorium on April 3, 2014, which is currently imposed on the property. NOVEMBER 26, 2013 PAGE 9 PLANNING COMMISSION 11. SCHEDULE OF FUTURE EVENTS: As listed in tonight's agenda. ADJOURNMENT: With no further business before the Planning Commission, Chairman Torng adjourned the regular meeting at 8:15 p.m. The foregoing minutes are hereby approved this 19th day of December, 2013. Attest: Respectfully Submitted, Greg Gubman Community Development Director Frank Farago, Vice Chairman AGENDA REPORT CITY OF DIAMOND BAR - 21810 COPLEY DRIVE - DIAMOND BAR, CA 91765 - TEL. (909) 839-7030 - FAX (909) 861-3117 AGENDA ITEM NUMBER: MEETING DATE: CASE/FILE NUMBER: GENERAL PLAN DESIGNATION ZONING DISTRICT: PROJECT LOCATION: PROPERTY OWNER: APPLICANT: SUMMARY: 7.1 December 19, 2013 Conditional Use Permit No. PL 2013-380 General Commercial (C) Regional Commercial (C-3) 303 S. Diamond Bar Blvd. #M, Diamond Bar, CA 91765 (APN 8717-008-029) Phoenix Gluck LP 210 Santa Monica Blvd. Santa Monica, CA 91401 James Hahn 303 S. Diamond Bar Blvd. #M Diamond Bar, CA 91765 The applicant is requesting approval of a Conditional Use Permit (CUP) application for a fitness training facility (Diamond Bar CrossFit) in a 3,000 square -foot lease space located at Diamond Bar Plaza, adjacent to Kmart. RECOMMENDATION: Adopt the attached Resolution (Attachment 1) approving Conditional Use Permit No. PL2013-380, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.58, subject to conditions. Diamond Bar Crossfit is located within Diamond Bar Plaza, located on Diamond Bar Boulevard between Golden Springs Drive and Gentle Springs Lane. The center consists of approximately 36,454 square feet and includes tenants consisting of retail, restaurants, dry cleaner, art school, and personal services. Diamond Bar Crossfit is located at the northwest end of the center. The unit was previously occupied by Payless Shoes Source store. The business is currently open and operating. Because a CUP is required before a fitness studio may be legally established, the operators are currently in violation of the Municipal Code. The applicant has been working diligently to request the required approvals, and understands that if this CUP request is denied, the use must cease. In addition, some minor tenant improvement work was done without permits. The applicant will be required to obtain building permits for this work as well as complete minor accessibility improvements—such as interior signage and minor bathroom upgrades— necessary to comply with the Americans with Disability Act (ADA) and exiting requirements. The application was originally scheduled for the December 10, 2013, Planning Commission meeting. However, the applicant did not post the site with a public hearing notice board at least 10 days prior to the hearing date as required. The matter was rescheduled for the December 19, 2013, meeting to allow additional time for all of the public hearing notification requirements to be met. Project Description Crossfit is a type of fitness routine in over 5,500 affiliated gyms worldwide with over 35,000 accredited trainers. Currently, classes are held Monday through Friday at 6:00 am, 9:00 am, 5:00 pm, 6:00 pm, 7:00 pm and 8:00 pm. Each class lasts one hour. The business offers a free community workshop on Saturdays from 9:30 am to 11:00 am for residents in the area. There are two employees at the location at all times. Each class will have a maximum of 13 students with a total number of 15 people at the location at any one time. Site and Surrounding General Plan Zoning and Land Uses General Plan Zoning District Land Use D- General C-3 Retail, Service, and Site Commercial Restaurant Uses Retail, Service, and North General Commercial C-3 Restaurant Uses Retail, Service, and South General Commercial C-2 Restaurant Uses Retail, Service, and East General Commercial C-3 Restaurant Uses West High Density RMH Residential Condominiums Residential Conditional Use Permit No. PL 2013-380 Page 2 of ti Site Aerial ANALYSIS: Review Authority (Diamond Bar Municipal Code (DBMC) Section 22.58) A CUP is required for uses whose effect on the surrounding area cannot be determined before being analyzed for suitability at a particular location. The C-3 zone requires approval of a CUP for a fitness facility. When reviewing a CUP, consideration is given to the location, design, configuration, operational characteristics and potential impacts to determine whether or not the proposed use will pose a detriment to the public health, safety and welfare. If it can be found that the proposed use is likely to be compatible with its surroundings, the Commission may approve the proposed use subject to conditions stipulating the manner in which the use must be conducted. If the Commission finds that the proposed use is likely to be detrimental to the general peace, health and general welfare, then it must deny the request. When a CUP is approved, it runs with the land and all conditions placed on the CUP are binding on all successors in interest. In other words, if the owners of the proposed Conditional Use Permit No. PL 2013-380 1 -11 crossfit fitness facility were to close the business, a new tenant could locate in the space and operate the same type of business. The new tenant would be required to comply with the same conditions as the previous tenant and would not be permitted to expand the fitness facility without full review and approval by the Planning Commission. Parking and Circulation Shopping centers between 20,000 and 50,000 square feet in size are required to provide one parking space for every 250 square feet of gross floor area. The parking requirements for businesses approved under a CUP (i.e., schools, tutoring, health/fitness studios, etc.) are calculated separately. Diamond Bar Plaza provides 178 off-street parking spaces. The existing gross floor area of the shopping center, excluding the proposed crossfit fitness facility, is 33,454 square feet, and therefore requires 134 parking spaces. The proposed crossfit fitness facility requires a minimum of 20 parking spaces per the Development Code. There are 178 spaces provided on-site, and will exceed the requirement by providing a surplus of 24 spaces. Based on the business proposal, 28 parking spaces are required to accommodate the parking for two instructors and the arrival of 13 students and the departure of 13 students during the start and end of each class. Because there is a surplus of parking spaces, staff has not observed and does not foresee any parking issues resulting from the proposed use. Parking Requirement Compatibility with Neighborhood The existing business is located within an existing shopping center, surrounded by commercial shopping centers to the north, south and east, and multi -family residential to the west. The proposed crossfit fitness facility is compatible with the surrounding neighborhood because it is located near multi -family homes, which is a convenient location for families located in the immediate neighborhood. The shopping center has numerous different uses including a dry cleaner, art school, restaurants, and other retail and personal service uses. As such, the operational characteristics of the proposed crossfit fitness facility are compatible with the existing uses in the shopping center. Conditional Use Permit No. PL 2013-380 Page 4 of 6 Project Site The applicant installed an unpermitted banner to identify the business. Staff is recommending a condition of approval to remove the unpermitted banner, obtain building permits for a permanent wall sign, and install the sign no later than January 17, 2014. Additional Review The Public Works Department and Building and Safety Division reviewed this project and included their comments in the attached resolution as conditions of approval. NOTICE OF PUBLIC HEARING: Public hearing notices were mailed to property owners within a 700 -foot radius of the project site on December 9, 2013, and the notice was published in the Inland Valley Daily Bulletin and San Gabriel Valley Tribune newspapers on December 9, 2013. The project site was posted with a notice display board, and a copy of the public notice was posted at the City's three designated community posting sites. ENVIRONMENTAL ASSESSMENT: This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City has determined the project to be Categorically Exempt from the provisions of CEQA pursuant to the provisions of Conditional Use Permit No. PL 2013-380 Page 5 of 6 Article 19 Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. No further environmental review is required. Prepared by: Natalie Tobon Assistant Planner Attachments: Reviewed by: 4Graee Senior Planner 1. Draft Resolution No. 2013 -XX and Conditions of Approval 2. Site Plan and Floor Plan rage a or 0 Conditional Use Permit No. PL 2013-380 PLANNING COMMISSION RESOLUTION NO. 2013 -XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. PL 2013-380, TO OPERATE A CROSSFIT FITNESS STUDIO IN AN EXISTING 3,000 SQUARE -FOOT UNIT AT DIAMOND BAR PLAZA, LOCATED AT 303 SOUTH DIAMOND BAR BOULEVARD #M, DIAMOND BAR, CA (ASSESSORS PARCEL NO. 8717-008-029). A. RECITALS 1. Property owner, Phoenix Gluck LP, and applicant, James Hahn, have filed an application for Conditional Use Permit No. PL 2013-380 to operate a crossfit fitness studio in an existing 3,000 square -foot unit located at 303 S. Diamond Bar Blvd. #M, Diamond Bar, Los Angeles County, California ("Project Site"). 2. It is located in the Regional Commercial (C-3) zone and is consistent with the General Commercial land use designation of the General Plan. 3. On November 27, 2013, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. Public hearing notices were mailed to property owners within a 700 -foot radius of the Project site and public notices were posted at the City's designated community posting sites on November 27, 2013. In addition to the published and mailed notices, the notice was posted at three locations within the project vicinity. 4. The applicant did not post the site with a public hearing notice board at least 10 days prior to the hearing date as required. The matter was rescheduled for the December 19, 2013, meeting to allow additional time for all the public hearing notification requirements to be met. 5. On December 9, 2013, a revised public hearing notice was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. Notices were mailed to property owners within a 700 -foot radius of the Project site and posted at the City's designated community posting sites. In addition to the published and mailed notices, the project site was posted with a display board and the notice was posted at three other locations within the project vicinity. 6. On December 19, 2013, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 1. The Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. The Planning Commission hereby determines the Project to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. Therefore, no further environmental review is required. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Section 22.58, this Planning Commission hereby finds and approves as follows: Conditional Use Permit Review Findings (DBMC Section 22.58) 1. The proposed use is allowed within the subject zoning district with the approval of a conditional use permit and complies with all other applicable provisions of this Development Code and the Municipal Code: Pursuant to DBMC Section 22.10.030, Table 2-6, a fitness facility is permitted in the C-3 zoning district with approval of a conditional use permit. Through compliance with the conditions of approval stipulating the manner in which the use must be conducted, the proposed use will be compatible with neighboring uses in the shopping center and surrounding neighborhood. 2. The proposed use is consistent with the general plan and any applicable specific plan: The proposed use is consistent with General Plan Strategy 1.3.3: ("Encourage neighborhood serving retail and service commercial uses') in 2 CUP PL2013-380 that the proposed crossfit fitness facility meets Strategy 1.3.3 because the proposed fitness center provides services to Diamond Bar residents. The site is not subject to the provisions of any specific plan. 3. The design, location, size and operating characteristics of the proposed use are compatible with the existing and future land uses in the vicinity: The Proposed Use is located within a multi -tenant shopping center occupied by various restaurants, office, and service uses. As such, the operational characteristics are compatible with the existing uses within the shopping center and surrounding neighborhood. 4. The subject site is physically suitable for the type and density/intensity of use being proposed, including access, provision of utilities, compatibility with adjoining land uses, and the absence of physical constraints: The project site is located within an existing commercial shopping center that currently has other uses that service the community, such as various service and retail uses. The proposed crossfit fitness facility is physically suitable with the subject site because it is located within an existing building and no additional square -footage is being proposed. Additionally, the crossfit fitness facility will be using existing access and parking within the shopping center. 5. Granting the conditional use permit will not be detrimental to the public interest, health, safety, convenience, or welfare, or injurious to persons, property, or improvements in the vicinity and zoning district in which the property is located: and Prior to the issuance of any city permits, the proposed project is required to comply with all conditions of approval within the resolution, and the Building and Safety Division. 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) as set forth under Article 19 Section 15301(a) (Interior alterations involving partitions and electrical conveyances) of the CEQA Guidelines. 3 CUP PL2013-380 D. CONDITIONS OF APPROVAL Based upon the findings and conclusion set forth above, the Planning Commission hereby approves this Application subject to the following conditions: 1. The establishment is approved as a crossfit fitness facility as described in the application on file with the Planning Division, the Planning Commission staff report for Conditional Use Permit No. PL2013-380 dated December 19, 2013, and the Planning Commission minutes pertaining thereto, hereafter referred to as the "Use'. The use shall be limited to a physical fitness facility. 2. The Use shall substantially conform to the approved plans as submitted and approved by the Planning Commission and on file with the Community Development Department. 3. This Conditional Use Permit shall be valid only for 303 South Diamond Bar Boulevard, #M, as depicted on the approved plans on file with the Planning Division. If the proposed use moves to a different location or expands into additional tenant spaces, the approved Conditional Use Permit shall terminate and a new Conditional Use Permit, subject to Planning Commission and/or City Council approval shall be required for the new location. If the Use ceases to operate, the approved Conditional Use Permit shall expire without further action by the City. 4. If, at any time, the City finds that the proposed use is the cause of a parking deficiency or other land use impact, the Community Development Director may refer the matter back to the Planning Commission to consider amending this Conditional Use Permit to address such impacts. 5. No changes to the approved scope of services comprising the Use shall be permitted unless the applicant first applies for an amendment to this Conditional Use Permit, pays all application processing fees and receives approval from the Planning Commission and/or City Council. 6. On, or prior to, January 17, 2014, the applicant shall remove all unpermitted temporary exterior signs, obtain building permits for a permanent wall sign, and install the sign. 4 CUP PL2013-380 The Planning Commission shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution, by certified mail to the property owner, Phoenix Gluck LP, 210 Santa Monica Blvd., Santa Monica, CA 91401; and applicant, James Hahn, 303 S. Diamond Bar Blvd. #M, Diamond Bar, CA 91765. APPROVED AND ADOPTED THIS 19TH DAY OF DECEMBER 2013, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. Frank Farago, Vice Chairman I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the Planning Commission of the City of Diamond Bar, at a special meeting of the Planning Commission held on the 19th day of December 2013, by the following vote: - AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: ABSENT: Commissioners: ATTEST: Greg Gubman, Secretary 5 CUP PL2013-380 COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Conditional Use Permit No. PL2013-380 SUBJECT: To allow crossfit fitness facility in an existing 3,000 square - foot unit located in Diamond Bar Plaza PROPERTY Phoenix Gluck LP 210 Santa Monica Blvd., Santa Monica, CA OWNER: 91401 APPLICANT: James Hahn 303 S. Diamond Bar, Blvd. #M, Diamond Bar, CA 91765 LOCATION: 303 S. Diamond Bar Blvd, #M, Diamond Bar, CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS 1. In accordance with Government Code Section 66474.9(b) (1), the applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul the approval of Conditional Use Permit No. PL 2013-380 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims. 6 CUP PL2013-380 (b) Applicant shall promptly pay any final judgment rendered against the City defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. 2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Conditional Use Permit No. PL 2013-380 at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports. 3. The business owners and all designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License, and zoning approval for those businesses located in Diamond Bar. 4. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed. 5. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable regulations. 6. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. 7. To ensure compliance with all conditions of approval and applicable codes, the Conditional Use Permit shall be subject to periodic review. If non-compliance with conditions of approval occurs, the Planning Commission may review the Conditional Use Permit. The Commission may revoke or modify the Conditional Use Permit. 8. Property owner/applicant shall remove the public hearing notice board within three (3) days of this project's approval. 9. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, Public Works Department, and the Fire Department. B. FEES/DEPOSITS 1. Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, and Public Works Department) at 7 CUP PL2013-380 the established rates, prior to issuance of building permits, as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to issuance of grading or building permit, whichever comes first. 2. Prior to any plan check, all deposit accounts for the processing of this project shall have no deficits. C. TIME LIMITS 1. The approval of Conditional Use Permit No. PL 2013-380 shall expire within two (2) years from the date of approval if the use has not been exercised as defined per DBMC 22.66.050 (b)(1). The applicant may request in writing a one year time extension subject to DBMC Section 22.60.050(c) for Planning Commission approval. APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: 1. On, or prior to, January 10, 2014, the applicant shall submit plans and apply for building permits to legalize all unpermitted tenant improvements. If corrections to the plans are required, the applicant shall submit corrected plans within five (5) business days following notification of said corrections. In no event shall the applicant cause delays that would forestall the issuance of building permits beyond January 30, 2014. Any additional work (e.g. ADA upgrades) shall be commenced and an inspection shall be requested within ten (10) days following permit issuance. 2. Plans shall conform to State and Local Building Code (i.e., currently the 2010 California Building Code, California Plumbing Code, California Mechanical Code, and the California Electrical Code but the 2013 version will apply if plan check applied after January 1, 2014) requirements and all other applicable construction codes, ordinances and regulations in effect at the time of plan check submittal. 3. Occupancy of the facilities shall not commence until such time as all California Building Code and State Fire Marshal regulations have been met. The buildings shall be inspected for compliance prior to occupancy. 4. Every permit issued.by the Building and Safety Division shall expire if the building or work authorized by such permit is not commenced within 180 days from the date of such permit or work has discontinued and not been signed -off on the job card by the building inspector. 8 CUP PL2013-380 5. Construction activities causing the operation of any tools or equipment used in construction, drilling, repair, alteration, or demolition work shall be conducted Monday — Saturday between the hours of 7:00 a.m. and 7:00 p.m. 6. All structures and property shall be maintained in a safe and clean manner during construction. The property shall be free of debris, trash, and weeds. 7. Solid waste management of construction material shall incorporate recycling material collection per Diamond Bar Municipal Code 8.16 of Title 8. 8. This project shall comply with all Accessibility Code requirements including accessible parking, path of travel, elevators, restrooms, drinking fountains, etc. Provide compliance with van accessible parking, path of travel, etc. Existing components shall be upgraded to current code per CBC 1134B.2.1. 9. Number of plumbing fixtures shall be in compliance with CPC T-4-1. 10. Exit signage shall be provided at both front and rear exit. 11. Glazing adjacent doors shall be tempered glass as required by code. 12. AQMD notification is required at least 10 days prior to any demolition. 13. All workers on the job shall be covered by workman's compensation insurance under a licensed general contractor. 14. Any changes to approved plans during the course of construction shall be approved by the City prior to proceeding with any work. 15. Upgrades for access features are required per CBC 11346.2.1. Improvements will include restriping accessible stall to have accessible parking aisleway on the passenger side, upgrading parking stall $250 fine sign, curb ramp in the parking lot to be removed and placed in the walkway, entrance, bathroom, counters, high/low drinking fountains, and truncated domes leading to parking lot unless an unreasonable hardship is obtained from the Building Official. 16. The total occupants allowed shall not exceed 15 at any time or otherwise additional exiting and plumbing fixture requirements will apply. 74iRo 9 CUP PL2013-380 MUM= PAGEIGRIM E.: L)tL 092013 ,(It 1) t'i IV" 0 N 0 879 W."ASIH.I.Y.AiPI.D.. TE nlersza?ski obi; Yet }�.-.�.y-(��j 1 STORAGE F-1 STORAGE ` 1 f�-� SGUATPULL-UP OFFICE STORAGE CI AREA I 11 ; r III U01MGE 1 1. 1 i I I I L 1. i 1 I I $TO[FAGG I tlEMOUSIRF.D TALL L _ sroaAGe l 1 STORAGE i 1. STORAGE I' nNE-- 653:52§ RETAIL SALES AREA RFGEPT[ONIST I LISC.I RUWERG .ERCISE AREA Ll BALLRACK-STAGKEUFREE pUM86E0.RAN WEIGHTS MR R4CK BENCH B[NCH K ® 1 T-0" I 14 ADJACI I ~ � \ Iq / � k « \� } &_ ADJACI I ~ � \ Iq / ADJACI I ~ � \ \ / I aavamvl�� �Nl�r>rra aaain4x . 0.,,01mi'n :a3ainoO viz i LIb545Z FY3cSL 00 hsy'££ aillA lldfl,£IN4>NVIQ. 5wiznF; j4b5po"000% .d'IiSSQ>i .k1118 aN41NIQ. W l.INnlimie unoNamiq im `JNI)iwi n aUl l] Bus 1N' v -m - 5S—Wbra v 15AIVN� DWDIIM ''Qi £90'C1Z DWdbJSQNV7 BI ¢.SV9S Maling _ OOT kmlo Z 3115 INN labs NOIMUD330 515A+VN1T3i15. PLANNING COMMISSION AGENDA REPORT CITY OF DIAMOND BAR - 21810 COPLEY DRIVE - DIAMOND BAR, CA 91765 - TEL. (909) 839-7030 - FAX (909) 861-3117 AGENDA ITEM NO. MEETING DATE: CASE/FILE NUMBER: PROJECT LOCATION: GENERAL PLAN DESIGNATION: ZONING DISTRICT: 7.2 December 19, 2013 Development Review and Tentative Tract Map No. 72351 (Planning Case No. PL2013-282) 660 N. Diamond Bar Blvd. (Los Angeles County Assessor's Parcel No. 8706-002-025) Commercial Office Professional Office (OP) PROPERTY OWNER/ Peichin Lee of Diamond Bar Investment, LLC APPLICANT: 17528 E. Rowland Street #200 City of Industry, CA 91748 SUMMARY: The applicant is proposing to convert an existing 25,864 square -foot, two story professional office building into 19 -unit office condominiums, modify the exterior fagade, and expand the lobby area by adding 799 square feet towards the front of the building. The property is located on the east side of north Diamond Bar Boulevard between Sunset Crossing and Highland Valley Roads. The following entitlements are being requested: 1. Development Review to modify the exterior fagade and add a 799 square -foot lobby area to an existing 25,864 square -foot office building on a 1.4 gross acre lot; and 2. Tentative Tract Map No. 72351 to subdivide air space for a 19 -unit office condominium. DATION: Adopt the attached Resolution (Attachment 1) approving Development Review No. PL2013-282, based on the findings of Diamond Bar Municipal Code (DBMC) Section 22.48, subject to conditions. Also, adopt Resolution (Attachment 2) recommending City Council approval of Tentative Tract Map No. 72351, Dased on the findings of DBMC Section 21.20.080, subject to conditions. Background The project site is on a 1.4 gross acre parcel. The existing building was built in 1982 under Los Angeles County standards and was leased for professional offices. There are currently no medical offices in the building. The project site is legally described as Parcel 1 of Tract Map No. 39434, and the Assessor's Parcel Number (APN) is 8706-002-025. Project Description The applicant proposes to convert an existing 25,864 square -foot two-story professional office building into 19 office condominiums—each unit to be sold separately—governed by an association. The unit sizes range from 371 to 1,707 square feet. Six units - 7,489 square feet of floor area—will be designated for medical office uses. There will be 79 parking spaces provided on-site. In addition, the exterior fagade of the building will be modified in a contemporary modern architectural style, and the existing lobby area will be expanded by adding 799 square feet towards the front of the building. Site and Surrounding General Plan, Zoning and Land Uses Page 2 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx General Plan Designation Zoning District Land Use Professional Office Site Commercial Office OP Buildin North Commercial Office OP Office Park Office Park South Commercial Office OP East Commercial Office OP Office Park Diamond Bar Blvd. and 57 West N/A N/A Freeway Page 2 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx .T' J �b 4j yyVr, d vt,rA• r • ( 4'e i1 ..Na d 1. �. 1. . ! ' V ♦! iy b r! !. 'Project ! Location . . , �. ly racy •°Mac a e ,N r Aerial Photo Project Site Page 3 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx ANALYSIS: Review Authority (Diamond Bar Municipal Code (DBMC) Sections 22.48 and 21.20.080) The proposed project requires two entitlement applications for review. The Development Review for the architectural components of the project requires Planning Commission approval, and the Tentative Tract Map for the condo subdivision requires City Council approval. Section 22.48.030 of the Development Code requires all applications to be processed simultaneously by the highest review authority. However, in this situation, the two requests are not interdependent, and may be acted upon separately. Additionally, the applicant has expressed a desire to proceed with the building improvements while accepting the risk that the condominium map request may be denied. Therefore, the Planning Commission is being asked to split the two actions—one to approve the Development Review and the other to recommend approval of the Tentative Tract Map to the City Council—in order to allow the applicant to start construction prior to the City Council's review of the Tentative Tract Map. The applicant has submitted a letter acknowledging that they will be commencing renovations with the full understanding that the City Council may choose to deny the Tentative Tract Map. Development Review (DBMC Section 22.48) The purpose of Development Review (DR) is to establish consistency with the General Plan through the promotion of high aesthetic and functional standards to complement and add to the economic, physical, and social character of the City. The process ensures that new development and intensification of existing development yields a pleasant living environment, and attracts the interest of residents and visitors as the result of consistent exemplary design. Development Standards: The following table compares the proposed project with the City's development standards for commercial development in the OP zone: Page 4 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx Site and Grading Configuration: The site is on an existing leveled pad. Therefore, no grading is required for the addition of the lobby area. Minimal excavation will be required for footings and foundation placement for the new addition. Architectural Features, Colors, and Materials: The City's Design Guidelines have been established to encourage a better compatible building and site design that improves the vital quality of the surrounding area through aesthetically pleasing site planning, building design, and architecture. In addition, a primary objective is to promote compatibility with adjacent uses to minimize any potential negative impacts. The architectural style is a contemporary modern style. The building is designed to incorporate principles of the modern architecture by its simple, nonsuperfluous details on the building. The massing of the entrance/lobby area is taller than the other parts of the building to create a more spacious and inviting environment. The tall glazing openings at the entrance will incorporate mullions to break up the big glass panels, and metal canopies will be added above the first floor to break up the flat vertical glass panels. In addition, the building will be repainted with two tone colors to create interest at the two levels, and the lobby and secondary entrance at the rear of the building will feature an accent color to complement the rest of the building, add interest and define the focal point. The project incorporates the principles of the City's Commercial Design Guidelines as follows: ➢ Monotony of building design as well as busyness is avoided. Variation in wall plane, roof line, detailing materials are used to prevent monotonous appearance in buildings; Page 5 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx Development Standards Proposed Meets Requirements Development Feature Front Setback 20 feet 20'-8" feet Yes Side Setbacks None 41'-10" — south side 171'-11" — north side Yes Street Side Setback 20 feet N/A N/A Rear Setback None 39'-9" feet Yes Building Height Limit 35 feet 34 feet Yes Parking 97 spaces 98 spaces Yes Site and Grading Configuration: The site is on an existing leveled pad. Therefore, no grading is required for the addition of the lobby area. Minimal excavation will be required for footings and foundation placement for the new addition. Architectural Features, Colors, and Materials: The City's Design Guidelines have been established to encourage a better compatible building and site design that improves the vital quality of the surrounding area through aesthetically pleasing site planning, building design, and architecture. In addition, a primary objective is to promote compatibility with adjacent uses to minimize any potential negative impacts. The architectural style is a contemporary modern style. The building is designed to incorporate principles of the modern architecture by its simple, nonsuperfluous details on the building. The massing of the entrance/lobby area is taller than the other parts of the building to create a more spacious and inviting environment. The tall glazing openings at the entrance will incorporate mullions to break up the big glass panels, and metal canopies will be added above the first floor to break up the flat vertical glass panels. In addition, the building will be repainted with two tone colors to create interest at the two levels, and the lobby and secondary entrance at the rear of the building will feature an accent color to complement the rest of the building, add interest and define the focal point. The project incorporates the principles of the City's Commercial Design Guidelines as follows: ➢ Monotony of building design as well as busyness is avoided. Variation in wall plane, roof line, detailing materials are used to prevent monotonous appearance in buildings; Page 5 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx ➢ The exterior building design, including roof style, color, materials, architectural form and detailing is consistent on all elevations of each building to achieve design harmony and continuity within itself; ➢ Articulation and accent color for identity and interest is provided for the building entrances; and ➢ Contains elements which transition to the human scale, particularly near the ground. The southeast entrance features a new statement piece that starts from the bottom of the stair spanning up the column to the roof level, and then spans across the walkway below the second floor/above the first floor entrance. This creates a more welcoming entrance to the second floor and also creates a more defined entrance to the first floor. The existing staircase will be modified with new railing to complement the contemporary modern architectural style. Rendering of Northwest (Street Front) Elevation Page 6 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx Rendering Southeast (Rear) Elevation North Elevation — Facing Parking Lot Page 7 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx South Elevation Signage: No new exterior building signage is being proposed except for the building number. Signage for all units in the building will be inside the lobby. An existing tenant sign is currently located on the front elevation and will remain. However the sign will be removed when the tenant no longer occupies the space within the building and is a condition of approval (See Condition of Approval No.4 under Development Review of the Draft Resolution (Attachment 1). • Landscaping: A conceptual landscape plan was submitted with the application. Existing landscaping will remain with the exception of a few planter boxes that will be removed near the front entrance to allow the addition of the proposed lobby area. In addition, a few trees will be removed at the rear of the building and replaced with two 24 -inch box Crape Myrtle trees and two 15 -gallon Compact Carolina Cherry trees in potted planters near the entrance to the rear of the building. Two benches on both sides of the rear entrance to the building will also be provided for outdoor seating. • Parking: Professional offices are required to provide 1 parking space for every 400 square feet of gross floor area and medical offices are required to provide 1 space for every 250 square feet. The proposed uses require 78 parking spaces. Therefore the proposed development will comply with the parking code requirement by providing 79 spaces on-site. Page 8 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx Parking Requirement A traffic impact analysis is not warranted because the proposed 7,453 square - foot medical office conversion will generate less than 200 additional daily trip ends and does not add a significant number of trips during the weekday peak hours to the surrounding roadway network. Therefore all intersections and roadway segments will continue to maintain an acceptable level of service. Tentative Tract Map (Diamond Bar Municipal Code Section 21.20.0801 Pursuant to Section 66424 of the Subdivision Map Act, a Tentative Tract Map is required for the creation of condominium units on improved land for the purpose of sale, lease or financing. There are 19 units proposed within the existing two story office building, to be sold as condominiums and governed by an association. The two public restrooms on each floor as well as the lobby, hallways, and elevator will be part of the building's common areas. The existing building with proposed improvements complies with all required setbacks and development code regulations. The project is conditioned to submit Covenants, Conditions, and Restrictions (CC&R's) that govern the 19 units within the building, and is subject to review and approval by the City Attorney prior to final map approval. There is an existing access and easement agreement to share all driveways, access and easement areas with the office park surrounding the project site. Prior to recording the final map, the CC&R's shall expressly include reference to the existing agreement to ensure that reciprocal access and easement rights and privileges are also retained for the newly created condominiums. See Condition of Approval No. 3 under Tentative Tract Map of the Draft Resolution (Attachment 2). Compatibility with Neighborhood The proposed project complies with the goals and objectives as set forth in the adopted General Plan in terms of land use. The project will not negatively affect the existing surrounding land uses, and the design and appearance of the proposed improvements to the existing building is compatible with the surrounding community. There is an office park to the north, east, and south. Therefore, operational characteristics are compatible with the surrounding uses. Page 9 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx Sq. Ft. Parking Ratio Parking Parking = ProvidedUse Required Proposed Office Uses Professional Office 13,656 1/400 sq. ft. 34 Medical Office 7,453 1/250 sq. ft. 30 Common Area 5,554 14 78 79 Total 21,633 A traffic impact analysis is not warranted because the proposed 7,453 square - foot medical office conversion will generate less than 200 additional daily trip ends and does not add a significant number of trips during the weekday peak hours to the surrounding roadway network. Therefore all intersections and roadway segments will continue to maintain an acceptable level of service. Tentative Tract Map (Diamond Bar Municipal Code Section 21.20.0801 Pursuant to Section 66424 of the Subdivision Map Act, a Tentative Tract Map is required for the creation of condominium units on improved land for the purpose of sale, lease or financing. There are 19 units proposed within the existing two story office building, to be sold as condominiums and governed by an association. The two public restrooms on each floor as well as the lobby, hallways, and elevator will be part of the building's common areas. The existing building with proposed improvements complies with all required setbacks and development code regulations. The project is conditioned to submit Covenants, Conditions, and Restrictions (CC&R's) that govern the 19 units within the building, and is subject to review and approval by the City Attorney prior to final map approval. There is an existing access and easement agreement to share all driveways, access and easement areas with the office park surrounding the project site. Prior to recording the final map, the CC&R's shall expressly include reference to the existing agreement to ensure that reciprocal access and easement rights and privileges are also retained for the newly created condominiums. See Condition of Approval No. 3 under Tentative Tract Map of the Draft Resolution (Attachment 2). Compatibility with Neighborhood The proposed project complies with the goals and objectives as set forth in the adopted General Plan in terms of land use. The project will not negatively affect the existing surrounding land uses, and the design and appearance of the proposed improvements to the existing building is compatible with the surrounding community. There is an office park to the north, east, and south. Therefore, operational characteristics are compatible with the surrounding uses. Page 9 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx Additional Review The Public Works/Engineering Department and Building and Safety Division reviewed this project and included their comments in the attached resolution as conditions of approval. NOTICE OF PUBLIC HEARING: Public hearing notices were mailed to property owners within a 500 -foot radius of the project site on December 5, 2013, and the notice was published in the Inland Vallev Daily Bulletin and San Gabriel Valley Tribune newspapers on December 9, 2013. The project site was posted with a notice display board, and a copy of the public notice was posted at the City's three designated community posting sites. Public Comments Received At the time the staff report was published, staff had not received any comments from the public. ENVIRONMENTAL ASSESSMENT: This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City determined the project to be Categorically Exempt from the provisions of CEQA pursuant to the provisions of Article 19 Section 15301 (e) (Less Than 2,500 Sq. Ft. Addition to Existing Structure) of the CEQA Guidelines. Therefore, no further environmental review is required. RECOMMENDATION: Staff recommends that the Planning Commission adopt the attached Resolution (Attachment 1) approving Development Review No. PL2013-282, based on the findings of DBMC Section 22.48, subject to conditions. Staff also recommends adopting Resolution (Attachment 2) recommending approval of Tentative Tract Map No. 72351 to the City Council, based on the findings of DBMC Section 21.20.080, subject to conditions of approval as listed within the draft resolution. Prepared by: Reviewed by: GraW—S. Senior Planner Attachments: Greg Gubman, AICP Community Development Director 1. Draft PC Resolution No. 2013 -XX Approving Development Review 2. Draft PC Resolution No. 2013 -XX Recommending City Council Approval of Tentative Tract Map 3. Architectural and Landscape Plans, Tentative Tract Map Page 10 of 11 CD: Staff Reports PC/DBB 660 PC Staff Report 12-19-2013.docx Attachment 1 PLANNING COMMISSION RESOLUTION NO. 2013 -XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW— PLANNING CASE NO. PL2013-282 TO MODIFY THE EXTERIOR FACADE AND CONSTRUCT A 799 SQ. FT. ADDITION TO THE LOBBY AREA OF AN EXISTING 25,864 SQ. FT. OFFICE BUILDING LOCATED AT 660 N. DIAMOND BAR BLVD., DIAMOND BAR, CA 91765 (ASSESSOR'S PARCEL NOS. 8706-002-025). A. RECITALS 1. Property owner, Peichin Lee of Diamond Bar Investment, LLC, filed an application for a Tentative Tract Map No. 72351 to subdivide air space for a 19 - unit office condominium located at 660 N. Diamond Bar Blvd., Diamond Bar, Los Angeles County, California ("Project Site'). 2. The Project Site is currently comprised of one parcel totaling 1.4 gross acres. It is located in the Professional Office (OP) zone and is consistent with the Commercial Office land use designation of the General Plan. 3. The legal description of the subject property is Parcel 1 of Tract Map No. 39434. The Assessors Parcel Number is 8706-002-025. 4. On December 9, 2013, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. Public hearing notices were mailed to property owners within a 500 -foot radius of the project site and public notices were posted at the City's designated community posting sites on December 5, 2013. In addition to the published and mailed notices, the project site was posted with a display board. 5. On December 19, 2013, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 1. This Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. The Planning Commission hereby determines the Project to be Categorically Er-�mpt from the provisio -s of the California Emrronmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 16301(e) (less than 2,500 sq. ft. addition to existing structure) of the CEQA Guidelines. Therefore, no further environmental review is required. 3. The Planning Commission hereby specifically finds and determines that, having considered the record as a whole including the findings set forth below, there is no evidence before this Planning Commission that the Proposed Project herein will have the potential of an adverse effect on wildlife resources or the habitat upon which the wildlife depends. Based upon substantial evidence, this Planning Commission hereby rebuts the presumption of adverse effects contained in Section 753.5(d) of Title 14 of the California Code of Regulations. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Section 22.48, this Planning Commission hereby finds and approves as follows: Development Review Findings (DBMC Section 22.48) 1. The design and layout of the proposed development are consistent with the general plan, development standards of the applicable district, design guidelines, and architectural criteria for special areas (e.g., theme areas, specific plans, community plans, boulevards or planned developments): The proposed exterior fagade remodel and 799 sq. ft. lobby addition is consistent with the applicable elements of the City's General Plan, City Design Guidelines and development standards by meeting all of the required setbacks and regulations. The proposed building has been designed in a contemporary modern architectural style and incorporates principles of the modern architecture with its simple, nonsuperfluous details on the building. In addition, the massing of the entrance/lobby area is taller than the other parts of the building to create a more spacious and inviting environment. The tall glazing openings at the entrance will incorporate mullions to break up the big vertical glass panels, and metal canopies will be added above the first floor to break up the flat glass panels. The building will be repainted with two tone colors to create interest at the two levels, and the lobby and secondary entrance at the rear of the building will feature an accent color to complement the rest of the building, add interest and define a focal point. The remodel and addition is also consistent with the City's Commercial Design Guidelines Pages 8-13, which incorporates the following principles: ➢ Monotony of building design as well as busyness is avoided. Variation in wall place, roof line, detailing materials are used to prevent monotonous appearance in buildings, ➢ The exterior building design, including roof style, color, materials, architectural form and detailing is cc .sistent on all elevations of each building to achieve design harmony and continuity within itself; ➢ Articulation and accent color for identity and interest is provided for the building entm. ices; and 2 Planning Commission Resolution No. 2013 -XX ➢ Contains elements which transition to the human scale, particularly near the ground. The project site is not a part of any theme areas, specific plans, community plans, boulevards or planned developments. 2. The design and layout of the proposed development will not interfere with the use and enjoyment of neighboring existing or future developments, and will not create traffic or pedestrian hazards: The proposed improvements will not interfere with the use or enjoyment of neighboring existing or future developments because the use of the project site is designated for commercial uses and surrounded by commercial uses to the north, east and south. The proposed addition will not interfere with vehicular or pedestrian movements, such as access or other functional requirements. 3. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood and will maintain and enhance the harmonious, orderly and attractive development contemplated by this chapter, the general plan, or any applicable specific plan: The architectural style is a contemporary modern style and is designed to be compatible with the character of the neighborhood and further enhances the visual quality of the neighborhood. There is no specific plan for the project area. 4. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture and color, and will remain aesthetically appealing: The design of the exterior fagade remodel and addition is a contemporary modern style of architecture. Variation in the building elements has been achieved through the utilization of varying architectural features such as higher parapet walls and tall glazing openings for the lobby entrance, canopies, and different use of building colors and materials. The building will be repainted with two tone colors to create interest at the two levels, and the lobby and secondary entrance at the rear of the building will feature an accent color to complement the rest of the building, add interest and define the focal point. 5. The proposed development will not be detrimental to the public health, safety or welfare or materially injurious (e.g., negative effect on property values or resale(s) of property) to the properties or improvements in the vicinity: Before the issuance of any City permits, the proposed project is required to comply with all conditions within the approved resolution, and the Building and Safety Division and Public Works Departments, and L.A. County Fire Department requirements The referenced agencies through the permit and 3 Planning Commission Resolution No. 2013 -XX inspection process will ensure that the proposed project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA); The Proposed Project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 15301(e) (less than 2,500 sq. ft. addition to existing structure) of the CEQA Guidelines. Therefore, no further environmental review is required. Based on the findings and conclusions set forth herein and as prescribed under DBMC Section 22.48, this Planning Commission hereby finds and approves the Development Review, subject to the following conditions, and the attached Standard Conditions of Approval: A. GENERAL 1. The applicant shall comply with the requirements of Planning and Building and Safety Divisions, and Public Works/Engineering Department attached hereto and referenced herein. 2. This approval shall not be effective for any purpose until the applicant/owner of the property involved has filed, within twenty-one (21) days of approval of this Development Review No. PL2013-282, at the City of Diamond Bar Community Development Department, an affidavit stating that the applicantlowner is aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicant pay the remaining City processing fees. 3. The applicant shall comply with Diamond Bar Municipal Code Section 22.34.050. A permanent landscape maintenance program shall be implemented ensuring regular irrigation, fertilization, and weed removal. All landscaping shall be maintained in a healthy, neat and orderly condition, free of weeds and debris and with operating irrigation at all times. B. DEVELOPMENT REVIEW 1. This approval is for the site plan, elevations, exterior materials, and conceptual landscape plans for an exterior fagade remodel and 799 square -foot lobby area addition to an exi^ `ing professional office building at 660 N. Diamond Bar Boulevard, as described in the staff report and depicted on the approved plans on file with the Planning Division, subject to the conditions in this Resolution. 4 Planning Commission Resolution No. 2013 -XX 2. The construction documents submitted for plan check shall be in substantial compliance with the architectural plans approved by the Planning Commission as modified pursuant to the conditions below. If the plan check submittal is not in substantial compliance with the approved Development Review submittal, the plans may require further staff review and re -notification of the surrounding property owners, which may delay the project and entail additional fees. 3. All existing landscaping and public improvements damaged during construction shall be repaired or replaced upon project completion. 4. The existing wall sign located on the front of the building shall be removed when the tenant no longer occupies the space within the building. The Planning Commission shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution, by certified mail, to: Peichin Lee, Diamond Bar Investment, LLC, 17528 E. Rowland Street #200, City of Industry, CA 91748. APPROVED AND ADOPTED THIS 19TH DAY OF DECEMBER 2013, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. W Frank Farago, Vice Chairman I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the Planning Commission of the City of Diamond Bar, at a special meeting of the Planning Commission held on the 19th day of December 2013, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: ABSENT: Commissioners: ATTEST: Greg Gubman, Secretary 5 Planning Commission Resolution No. 2013 -XX COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS COMMERCIAL NEW AND REMODELED STRUCTURES PROJECT #: Development Review Planning Case No. PL 2013-282 SUBJECT: A Development Review for exterior facade remodel and 799 sq. ft. lobby area addition to an existing 25,864 sq. ft. two story professional office building PROPERTY OWNER/ APPLICANT: Peichin Lee of Diamond Bar Investments LLC 17528 E. Rowland Street #200, City of Industry CA 91748 LOCATION: 660 N. Diamond Bar Boulevard, Diamond Bar CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS 1. In accordance with Government Code Section 66474.9(b) (1), the applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul the approval of Development Review Planning Case No. PL2013-282 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims. (b) Applicant shall promptly pay any final judgment rendered against the City D Planning Commission Resolution No. 2013 -XX defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully In the defense thereof. 2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Development Review Planning Case No. PL 2013-282 at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports. 3. All designers, architects, engineers, and contractors associated with this project shall obtain a Diamond Bar Business License, and zoning approval for those businesses located in Diamond Bar. 4. Signed copies of City Council Resolution No. 2013 -XX, Standard Conditions, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all partied involved in the construction/grading activities and are not required to be wet sealed/stamped by a licensed Engineer/Architect. 5. All site, grading, landscape, irrigation plans shall be coordinated for consistency proper to issuance of City permits (such as grading, tree removal, encroachment, building, etc.) or approved use has commenced, whichever comes first. 6. Revised plans incorporating all Conditions of Approval shall be submitted for Planning Division review and approval during plan check. 7. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed. 8. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other applicable Federal, State, or City regulations. 9. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. 10. Property owner/applicant shall remove the public hearing notice board within three (3) days of this project's approval. 11. The applicant shall comply with the requirements of Planning and Building and Safety Divisions, Public Works/Engineering Department, and the Los Angeles County Fire Department. 7 Planning Commission Resolution No. 2013 -XX 12. These conditions of approval shall run with the land and shall be binding upon all future owners, operators, or successors thereto of the property. Non- compliance with any condition of approval or mitigation measure imposed as a condition of this approval, shall constitute a violation of the City's Development Code. Violations may be enforced in accordance with the provisions of the Development Code. 13. To ensure compliance with the provisions of the City Council design approval, a final inspection is required from the Planning Division when work for any phase of the project has been completed. The applicant shall inform the Planning Division and schedule an appointment for such an inspection. 14. Failure to comply with any of the conditions set forth herein or as subsequently amended in writing by the City, may result in failure to obtain a building final and/or a certificate of occupancy until full compliance is reached. The City's requirement for full compliance may require minor corrections and/or complete demolition of a non-compliance improvement, regardless of costs incurred where the project does not comply with design requirements and approvals that the applicant agreed to when permits were pulled to construct the project. B. FEES/DEPOSITS 1. Applicant shall pay development fees (including but not limited to Planning, Building and Safety Divisions, and Public Works Department and Mitigation Monitoring) at the established rates, prior to issuance of building permits, as required by the City. School fees as required shall be paid prior to the issuance of building permit. In addition, the applicant shall pay all remaining prorated City project review and processing fees prior to final map approval. 2. Prior to final map approval, all deposit accounts for the processing of this project shall have no deficits. C. TIME LIMITS 1. The approval of the Development Review shall expire within two (2) years from the date of approval if the use has not been exercised as defined per Diamond Bar Municipal Code (DBMC) Section 22.66.050(b)(1). The applicant may request in writing a one year time extension subject to DBMC Section 22.66.050(c) for Planning Commission approval. D. SITE DEVELOPMENT 1. The project site shall be developed and maintained in substantial conformance with the approved plans submitted to, approved, and amended her '•i by the City Council, on file with the Planning Division, the conditions contained herein, and the Development Code regulations. 2. All ground -mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public view and adequately screened 8 Planning Commission Resolution No. 2013 -XX through the use of a combination of concrete or masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division. 3. All roof -mounted equipment shall be screened from public view. 4. All structures, including walls, trash enclosures, canopies, etc., shall be maintained in a structurally sound, safe manner with a clean, orderly appearance. All graffiti shall be removed within 72 hours by the property owners/occupant. 5. No occupancy permit can be granted, until all improvements required by this approval have been properly constructed, inspected, and approved. 6. Prior to issuance of a building permit, the location, size, and screening of all building utility service connections, including water, gas, and electric service, fire service, and irrigation connections shall be approved by the Community Development Director. All changes to building utility connections shall be approved by the Community Development Director prior to construction. Building utility connections shall be located, sized and screened in such a manner that they have the least possible impact on the design of the building and site. The architect of record shall be directly involved in the design and placement of all site and building service connections and shall sign all plans submitted to the City which locate, size and/or screen utility connections. 7. Additional plant materials may be required by the Community Development Director and shall be planted prior to final occupancy in order to screen utility connections, valves, backflow devices, and all above ground appurtenances, etc., to the satisfaction of the Community Development Director. This determination shall be made in the field after all screen utility connections, valves, backflow devices, and all above ground appurtenances, etc. have been installed and inspected. E. SOLID WASTE 1. The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement approved herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to insure that the waste contractor used has obtained permits from the City of Diamond Bar to provide such services. 2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project. 9 Planning Commission Resolution No. 2013 -XX APPLICANT 'HALL CONTACT THE PUBLIC WORKS DEPARTMENT, (909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS 1. Prior to Building Permit issuance, an Erosion Control Plan shall be submitted concurrently with the drainage plan clearly detailing erosion control measures for review and approval. These measures shall be implemented during construction. The erosion control plan shall conform to National Pollutant Discharge Elimination System (NPDES) standards and incorporate the appropriate Best Management Practices (BMP's) as specified in the Storm Water BMP Certification. 2. Grading and construction activities and the transportation of equipment and materials and operation of heavy grading equipment shall be limited to between the hours of 7:00 a.m. and 5:00 p.m., Monday through Saturday. Dust generated by grading and construction activities shall be reduced by watering the soil prior to and during the activities and in accordance with South Coast Air Quality Management District Rule 402 and Rule 403. Reclaimed water shall be used whenever possible. Additionally, all construction equipment shall be properly muffled to reduce noise levels. B. SOILS REPORT/GRADING/RETAINING WALLS (Not Required) 1. Detailed drainage system information of the lot shall be submitted. All drainage/runoff from the development shall be conveyed from the site to the natural drainage course. No on-site drainage shall be conveyed to adjacent parcels, unless that is the natural drainage course. D. OFF-SITE STREET IMPROVEMENTS (Not Required) E. UTILITES (Not Required) F. SEWERS/SEPTIC TANK (Not Required) G. TRAFFIC MITIGATIONS (Not Required) END 10 Planning Commission Resolution No. 2013 -XX Attachment 2 PLANNING COMMISSION RESOLUTION NO. 2013 -XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE TENTATIVE TRACT MAP NO. 72351—PLANNING CASE NO. PL2013-282 TO SUBDIVIDE AIR SPACE FOR A 19 -UNIT OFFICE CONDOMINIUM LOCATED AT 660 N. DIAMOND BAR BLVD., DIAMOND BAR, CA 91765 (ASSESSOR'S PARCEL NOS. 8706-002-025). A. RECITALS 1. Property owner, Peichin Lee of Diamond Bar Investment, LLC, filed an application for a Tentative Tract Map No. 72351 to subdivide air space for a 19 - unit office condominium located at 660 N. Diamond Bar Blvd., Diamond Bar, Los Angeles County, California ("Project Site"). 2. The Project Site is currently comprised of one parcel totaling 1.4 gross acres. It is located in the Professional Office (OP) zone and is consistent with the Commercial Office land use designation of the General Plan. 3. The legal description of the subject property is Parcel 1 of Tract Map No. 39434. The Assessor's Parcel Number is 8706-002-025. 4. On December 9, 2013, notification of the public hearing for this project was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers. Public hearing notices were mailed to property owners within a 500 -foot radius of the project site and public notices were posted at the City's designated community posting sites on December 5, 2013. In addition to the published and mailed notices, the project site was posted with a display board. 5. On December 19, 2013, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing, solicited testimony from all interested individuals, and concluded said hearing on that date. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: This Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. The Planning Commission hereby determines the Project to be Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to the provisions of Article 19, Section 15301(k) (Subdivision of Existing Commercial Buildings, Where No Physical Changes Occur) of the CEQA Guidelines. Therefore, no further environmental review is required. 3. The Planning Commission hereby specifically finds and determines that, having considered the record as a whole including the findings set forth below, there is no evidence before this Planning Commission that the Proposed Project herein will have the potential of an adverse effect on wildlife resources or the habitat upon which the wildlife depends. Based upon substantial evidence, this Planning Commission hereby rebuts the presumption of adverse effects contained in Section 753.5(d) of Title 14 of the California Code of Regulations. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar Municipal Code (DBMC) Section 21.20.080, this Planning Commission hereby finds and recommends as follows: Tentative Map Findings: Pursuant to Subdivision Code Section 21.20.080 of the City's Subdivision Ordinance, the Planning Commission makes the following findings: 1. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan and any applicable specific plan: The proposed project involves the condominium subdivision of the site with 19 office units, and approximately 0. 79 acres of parking areas, driveway easements, and landscaping. The General Plan land use designation for the site is Commercial Office (CO).' The proposed project is consistent with the General Plan land use designation. The project site is not a part of any specific plan. 2. The site is physically suitable for the type and proposed density of development: The proposed condominium subdivision will be consistent with the General Plan land use designation of Commercial Office, which allows for the development of 19 office units in a 26,663 square -foot building. The building will have an approximately 20' setback from Diamond Bar Boulevard and is located within an urbanized area adequately served by existing roadways and infrastructure. Therefore the property is physically able to accommodate the proposed development. 3. The design of the subdivision or the proposed improvements will not cause substantial environmental damage or injure fish or wildlife or their habitat: The design of the subdivision will not cause substantial environmental damage or injure fish or wildlife or their habitat because the existing site is located in an urbanized area that does not contain habitats or would otherwise injure fish or wildlife or their habitat. 4. The design of the subdivision or type of improvements will not cause serious public health or safety problems: The proposed subdivision is not likely to cause serious public health or safety 2 Planning Commission Resolution No. 2013 -XX problems because the existing site is located in an urbanized area and is consistent with other similar improvements in the area. 5. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large for access through or use of, property within the proposed subdivision: The site has existing access and utility easements within the project site. A condition is added to the project requiring that the Covenants, Conditions, and Restrictions (CC&R's) that governs the 19 -unit office condominium building shall expressly include reference to the existing reciprocal access and easement agreement to ensure that reciprocal access and easement rights and privileges are also retained for the newly created condominiums, prior to final map approval. 6. The discharge of sewage from the proposed subdivision into the community sewer system would not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board: The project site shall be served by a separate sewer lateral which shall not cross any other lot lines. In the event that it is determined that the lot is not serviced by a separate independent sewer lateral, joint sewer maintenance and sewer line easements which cross the lot lines shall be identified in the joint agreements between properties. Therefore, no further environmental review is required. 7. A preliminary soils report or geologic hazard report does not indicate adverse soil or geologic conditions: The property is already improved with an existing building. As part of a separate Development Review approval, the applicant is proposing to add a 799 square -foot lobby area to the existing building. No grading is required for the addition, and only minimal excavation will be required for footings and foundation placement for the new addition. 8. The proposed subdivision is consistent with all applicable provisions of the City's subdivision ordinance, the development code, and the subdivision map act: The proposed subdivision is consistent with the City's subdivision ordinance, subdivision map act, and applicable development code. The proposed building complies with all required setbacks and development code regulations. Based on the findings and conclusions set forth herein and as prescribed under DBMC Section 21.20.080, this Planning Commission hereby finds and recommends that the City Council approve the Tentative Tract Map, subject to the following conditions, and the attached Standard Conditions of Approval: A. GENERAL 3 Planning Commission Resolution No. 2013 -XX I . The subdivision shall comply with the Conditions of Approval attached hereto and referenced herein. 2. The applicant shall comply with the requirements of Planning and Building and Safety Divisions, Public Works/Engineering Department, and the Los Angeles County Fire Department attached hereto and referenced herein. 3. This approval shall not be effective for any purpose until the applicant/owner of the property involved has filed, within twenty-one (21) days of approval of this Tentative Tract Map No. 72351 Planning Case No. PL2012-455, at the City of Diamond Bar Community Development Department, an affidavit stating that the applicant/owner is aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicant pay the remaining City processing fees. 4. The applicant shall comply with Diamond Bar Municipal Code Section 22.34.050. A permanent landscape maintenance program shall be implemented ensuring regular irrigation, fertilization, and weed removal. All landscaping shall be maintained in a healthy, neat and orderly condition, free of weeds and debris and with operating irrigation at all times. B. TENTATIVE TRACT MAP 1. The development shall comply with the specific requirements of Chapter 21.30 (Subdivision Design and Improvement Requirements) and Chapter 21.34 (Improvement Plans and Agreements) of the Subdivision Ordinance, as applicable. 2. The approval of Tentative Tract Map No. 72351 expires within three years from the date of approval if the recordation of the map has not been exercised as defined per Diamond Bar Municipal Code (DBMC) Section 21.20.140. The applicant may request in writing for a time extension if submitted to the City no less than 30 days prior to the approval's expiration date, subject to DBMC Section 21.20.150 for City Council approval. 3. Prior to final map approval, the Covenants, Conditions, and Restrictions (CC&R's) that governs the 19 -unit office condominium building shall be submitted for review and approval by the Planning Division, Public Works/Engineering Department and City Attorney and recorded with the Los Angeles County Recorder's Office. The CCR's shall expressly include reference to the existing reciprocal access and easement agreement (Document No. 80-1075013) to ensure that reciprocal access and easement rights and privileges are also retained for the newly created condominiums. 4 Planning Commission Resolution No. 2913 -XX The Planning Commission shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution to the City Council of the City of Diamond Bar. APPROVED AND ADOPTED THIS 19TH DAY OF DECEMBER 2013, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. WA Frank Farago, Vice Chairman I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the Planning Commission of the City of Diamond Bar, at a special meeting of the Planning Commission held on the 19th day of December 2013, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: ABSENT: Commissioners: ATTEST: Greg Gubman, Secretary 5 Planning Commission Resolution No. 2013 -XX COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS COMMERCIAL OFFICE CONDOMINIUM CONVERSION PROJECT #: Tract Map No. 72351 Planning Case No. PL 2012-455 SUBJECT: A Tentative Tract Map to subdivide air space for a 19 -unit office condominium PROPERTY OWNER/ APPLICANT: Peichin Lee of Diamond Bar Investment LLC 17528 E. Rowland Street #200, City of Industry CA 91748 LOCATION: 660 N. Diamond Bar Boulevard, Diamond Bar CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: 1. GENERAL REQUIREMENTS In accordance with Government Code Section 66474.9(b) (1), the applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul the approval Tentative Tract Map Planning Case No. PL2013-282 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims. (b) Applicant shall promptly pay any final judgment rendered against the City defendants. The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. 6 Planning Commission Resolution No. 2013 -XX 2. This approval shall not be effective for any purpose until the applicant and owner of the property involved have filed, within twenty-one (21) days of approval of this Tentative Tract Map Planning Case No. PL 2013-282 at the City of Diamond Bar Community Development Department, their affidavit stating that they are aware of and agree to accept all the conditions of this approval. Further, this approval shall not be effective until the applicants pay remaining City processing fees, school fees and fees for the review of submitted reports. 3. Prior to any use of the project site or business activity being commenced thereon, all conditions of approval shall be completed. 4. The project site shall be maintained and operated in full compliance with the conditions of approval and all laws, or other. applicable Federal, State, or City regulations. 5. Approval of this request shall not waive compliance with all sections of the Development Code, all other applicable City Ordinances, and any applicable Specific Plan in effect at the time of building permit issuance. 6. Property owner/applicant shall remove the public hearing notice board within three (3) days of this project's approval. 7. The applicant shall comply with the requirements of Planning and Building and Safety Divisions, Public Works/Engineering Department, and the Los Angeles County Fire Department. 8. These conditions of approval shall run with the land and shall be binding upon all future owners, operators, or successors thereto of the property. Non- compliance with any condition of approval imposed as a condition of this approval, shall constitute a violation of the City's Development Code. Violations may be enforced in accordance with the provisions of the Development Code. 9. Failure to comply with any of the conditions set forth herein or as subsequently amended in writing by the City, may result in failure to obtain a building final and/or a certificate of occupancy until full compliance is reached. The City's requirement for full compliance may require minor corrections and/or complete demolition of a non-compliance improvement, regardless of costs incurred where the project does not comply with design requirements and approvals that the applicant agreed to when permits were pulled to construct the project. B. FEES/DEPOSITS 1. Prior to final map approval, all deposit accounts for the processing of this project shall have no deficits. C. TIME LIMITS 1. The approval of Tentative Tract Map No. 72351 shall expire within three (3) years from the date of approval if the use has not been exercised as defined 7 Planning Commission Resolution No. 2013 -XX pursuant to Diamond Bar Municipal Code Section 21.20.140 and 22.66.050(b)(1). In accordance with Diamond Bar Municipal Code Section 22.60.050(c), the . applicant may request, in writing, for a one-year time extension for City Council consideration. Such a request must be submitted to the Planning Division prior to the expiration date and be accompanied by the review fee in accordance with the Fee Schedule in effect at the time of submittal. D. SITE DEVELOPMENT 1. The project site shall be developed and maintained in substantial conformance with the approved plans submitted to, approved, and amended herein by the City Council, on file with the Planning Division, the conditions contained herein, and the Development Code regulations. E. SOLID WASTE 1. The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement approved herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to insure that the waste contractor used has obtained permits from the City of Diamond Bar to provide such services. 2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project. APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT, (909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS 1. In accordance with Government Code Section 66474.9(b) (1), the applicant shall defend, indemnify, and hold harmless the City, and its officers, agents and employees, from any claim, action, or proceeding to attack, set-aside, void or annul, the approval of Tentative Tract 72351 brought within the time period provided by Government Code Section 66499.37. In the event the city and/or its officers, agents and employees are made a party of any such action: (a) Applicant shall provide a defense to the City defendants or at the City's option reimburse the City its costs of defense, including reasonable attorneys fees, incurred in defense of such claims. (b) Applicant shall promptly pay any final judgment rendered against the City descendents. 8 Planning Commission Resolution No. 2013 -XX The City shall promptly notify the applicant of any claim, action of proceeding, and shall cooperate fully in the defense thereof. B. SOLID WASTE 1. The site shall be maintained in a condition, which is free of debris both during and after the construction, addition, or implementation of the entitlement granted herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction shall be done only by the property owner, applicant or by a duly permitted waste contractor, who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to insure that the waste contractor utilized has obtained permits from the City of Diamond Bar to provide such services. 2. Mandatory solid waste disposal services shall be provided by the City franchised waste hauler to all parcels/lots or uses affected by approval of this project. 3. Trash receptacles are required and shall meet City standards. The final design, locations, and the number of trash receptacles shall be subject to Planning Division review and approval prior to the issuance of building permits. 2. If no centralized trash receptacles are provided, all trash pick-ups shall be for individual units with all receptacles shielded from public view. 3. Central trash enclosures shall be equipped with recycling receptacles. C. GENERAL 1. A title report/guarantee showing all fee owners, interest holders, and nature of interest shall be submitted for final map plan check. An updated title report/guarantee and subdivision guarantee shall be submitted ten (10) business days prior to final map approval. 2. Prior to final map approval, written certification that all utility services and any other service related to the site shall be available to sere the proposed project and shall be submitted to the City. Such letters shall be issued by the district, utility and cable television company, within thirty (30) days prior to final map approval. 3. Prior to final map approval, surety shall be posted guaranteeing completion of monumentation. 4. Easements for disposal of drainage water onto or over adjacent parcels shall be delineated and shown on the final map or addressed in the CC&R's, as approved by the City Engineer. 9 Planning Commission Resolution No. 2013 -XX 5. Applicant shall label and delineate on the final map or within the CC&R's any private drives or fire lanes to the satisfaction of the City Engineer. 6. The CC&R's shall address reciprocal access and parking for all property owners. 7. Easements, satisfactory to the City Engineer and the utility companies, for public utility and public services purposes shall be offered and shown on the final map. Permission shall be obtained from each utility company for any grading or construction over existing easements. 8. After the final map records, applicant shall submit to the Public Works/Engineering Department, at no cost to the City, a full size reproducible copy of the recorded map. Final approval of the public improvements shall not be given until the copy of the recorded map is received by the Public Works/Engineering Department. 9. Applicant shall contribute funds to a separate engineering trust deposit against which charges can be made by the City or its representatives for services rendered. Charges shall be on an hourly basis and shall include any City administrative costs. 10. Applicant shall provide digitized information in a format defined by the City for all related plans, at no cost to the City. 11. All activities/improvements proposed for Tentative Tract 72351 shall be wholly contained within the boundaries of the map. Should any off-site activities/improvements be required, approval shall be obtained from the affected property owner and the City as required by the City Engineer. 12. Addresses for each unit shall be submitted for review and approval by the Public Works/Engineering Department prior to issuance occupancy. D. GRADING (Not Required) E. DRAINAGE 1. Maintenance plan/program of all on-site facilities shall be incorporated into the CC&R's. F. STREET IMPROVEMENT 1. All driveway approaches providing access to the site shall be upgraded to meet current ADA standards and APWA standards prior to issuance of the Final Inspection or Certificate of Occupancy. A separate encroachment permit shall be obtained from the Public Works/Engineering Department. 10 Planning Commission Resolution No. 2013 -XX G. UTILITIES 1. Easements, satisfactory to the City Engineer and the utility companies, for public utility and public services purposes shall be offered and shown on the final map or addressed in the CC&R's. H. SEWERS 1. Applicant, at applicant's sole cost and expense, shall construct the sewer system in accordance with the City Building & Safety Division prior to occupancy. 2. Easements for the sewer lines which cross property lines shall be offered in the CC&R's. I. TRAFFIC MITIGATIONS 1. Prior to Final Map approval, a line of sight analysis shall be conducted for each driveway that provides ingress and egress to the site. Any existing and/or proposed private or public landscape improvements which are found to impede line of sight for vehicles entering or exiting the site shall be removed or relocated to the satisfaction of the Director of Public Works. APPLICANT SHALL CONTACT THE LOS ANGELES COUNTY FIRE DEPARTMENT, (323) 890-4243, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. SUBDIVISION 1. Access shall comply with Section 503 of the Fire Code, which requires all weather access. All weather access may require paving. 2. Fire Department Access shall be extended to within 150 feet distance of any exterior portion of all structures. 3. Where driveways extend further than 150 feet and are of single access design, turnarounds suitable for fire protection equipment use shall be provided and shown on the final map. Turnarounds shall be designed, constructed and maintained to insure their integrity for Fire Department use. Where topography dictates, turnarounds shall be provided for driveways that extend over 150 feet in length. 4. Private driveways shall be indicated on the final map as "Private Driveway and Firelane" with the widths clearly depicted and shall be maintained in accordance with the Fire Code. All required fire hydrants shall be installed, tested and accepted prior to construction. 5. Vehicular access must be provided and maintained serviceable throughout construction to all required fire hydrants. All require fire hydrants shall be installed, tested and accepted prior to construction. 11 Planning Commission Resolution No. 2013 -XX 6. Provide Fire Department or City approved street signs and building access number prior to occupancy. 7. The final map shall be submitted to our office for review and approval prior recordation. B. WATER SYSTEM REQUIREMENTS 1. Provide water mains, fire hydrants and fire flows as required by the County of Los Angeles Fire Department, for all land shown on map which shall be recorded. 2. Additional water system requirements will be required when this land is further subdivided and/or during the building permit process. 3. Additional Fire Department requirements for the proposed addition in the north side of the property shall be determined by Fire Prevention Engineering during the building plan approval stage. AM 12 Planning Commission Resolution No. 2013 -XX DIAMOND BAR OFFICE CONDOS 660 N DIAMOND BAR BLVD, DIAMOND BAR, CA 91765 FOW &II 7i111MUZL'RM VICINITYMAP © - &XIDLW sECIKW pYAL1Tgt IM MANE TO DIMING N = NALLhVVFA'C MOOR EIC r OO'G N qVC = 0.44PPG A1ANR PIYRE YLMY 6 roI.XM WIR AM =Yp&NINLNAWMVFRDDESG:4IMN OO ERC - - n DING M-M CONTRACTOR 10.1 AND 'J DIXDEK MYAEAW 6 [MANN L- O YL'B0N MOYAIOR PoR PA4R4 BULLYNG Ot - N OO - YgFNNLL NPN'M'FRC fmGY41pN A -OA EXISTING IST L PLAN WR DING UAG = DR4FLW ANDREA X1ffRE 5[CIKK16 DGtlH FROMES/PLINPUNBC/ MU CA ONCE BAT SHALL EE 2, ALL MIIDES SIMM. 8E UNDERGROUND, THE 2. MT ER OF CN i AMUS OUM A-101 PROPOSED IST FLOOR PLAN HAMEL AS A MENT OF D NO SENPIMMBERNARD!ME=0.WEM A-102 PROPOSED 2ND FLOOR PLAN 1TAvepp R4 XON k1 GGtlN 6 IT Atl=NONOIL AVAREMONC EMERGED' GRUMMAN 10 CWRgNAIE AS REO M WITH RECORD CITY FOR SUCH UNDERGROUND IN4AllATON AND FOR DAG = OWES AW&R NODE HIRED OPAXN VICINITYMAP © - NO = MODUR V NFYAMME NT DESURGROW IM MANE TO DIMING �' bAG = MAIMED NVI9FA RKIIE YCIMX 6 LNAV r COVSERNMNN RAnm MGM M WC.i FTEVAIYJN WMGIpF AM =Yp&NINLNAWMVFRDDESG:4IMN OO AT = SEgRNMW NAW,WES LEVERAGE - n DING CAG = pGXLW MIL&R M1EXE SfCNN 6 [ftAMN CONTRACTOR 10.1 AND IMPRWEMENTS. TENANT SHALL COMPLY REFER ALL ADDPiVAIM C k D =LVI0.YW Bn'ABWINCEPTOR a O AT DMABOR Ot 2 A ONION WNYEP A -OA EXISTING IST L PLAN WR FIGURED PR'/JR TO TOONE COWHAND ME SPACE. CM`GPM AWNN CMhO DOES AV1E: EC ATS H. ? FROMES/PLINPUNBC/ MU CA ONCE BAT SHALL EE 2, ALL MIIDES SIMM. 8E UNDERGROUND, THE 2. MT ER OF CN i AMUS OUM A-101 PROPOSED IST FLOOR PLAN HAMEL AS A MENT OF D 17528 E. DECLARE, STREET, VICINITYMAP © - PRIxTEcr IM MANE TO DIMING 40•-0• A= Y;YNN `060.£ FlHINGIf BENry1ER r COVSERNMNN RAnm MGM 17528 E. ROWIAND SF. AM =Yp&NINLNAWMVFRDDESG:4IMN - 'VY DRAW NPROERENF. - n i xy w CONTRACTOR 10.1 AND IMPRWEMENTS. TENANT SHALL COMPLY REFER ALL / a DEMAND WRIER MP. ' - AS -102 SEE DETAILS /ADA NOTES q FOR VANE, WHOM M GREE CE ALL A -OA EXISTING IST L PLAN WR FIGURED PR'/JR TO TOONE COWHAND ME SPACE. Wv FROMES/PLINPUNBC/ MU CA ONCE BAT SHALL EE 2, ALL MIIDES SIMM. 8E UNDERGROUND, THE CREATIVE DESIGN ASSOCIATES A-101 PROPOSED IST FLOOR PLAN HAMEL AS A MENT OF D 17528 E. DECLARE, STREET, A-102 PROPOSED 2ND FLOOR PLAN 1TAvepp R4 NES RUSH BY THE 1DLWM. 6 IT a�ya GRUMMAN 10 CWRgNAIE AS REO M WITH RECORD CITY FOR SUCH UNDERGROUND IN4AllATON AND FOR FAX: 626 913-8102 ) q. FAY4REER5 ON EGOS EMAIL: ECHEN®CDA-MC.COM A-201 EXISPNG EXTERIOR ELEVATION _ d SaeECy F WANTS MY OR A WM�INGIIITERME EOR OFFICE WANT,COMRADE NEWPNOWPUHACE WON BIRWIAG OCPPRIAIG'I .^, BN" G A-301 SEM.Ns APPROVAL CCRMOM G4 Rv A-401 WINDOW h DOOR SCHEDULE G2 APPLE ENGINEERING GROUP 9040 TELSTAR AVE., SUITE 111,MECHANICAL me WE ear EL MONTE, CA 91131 M-1 NOTES M -IA NOTES ,q q �°4 f PHONE. 626 552-8198 ('26) M-2 IST FLOOR HVAC PLAN M -2A 1ST ROOK HVAC PLAN STRUCTURES SNAIL BE MCHR NIFRALLY COAPATER FAX: (626) 529-0848 M-3 END FLOOR WAG PUN M -N, 2140 FLOOR HWAC PIAN MaP Eau EVIL LILY@APPLEENGINEERINGMET M-4 ROOF PLAN M -4A ROOF PIAN UNIT AREA CONTACT: FLY XWO 724-1 WAS ENERGY CARS T24 -IA HVAC ENERGY CALCULATIONS PARTICIPANTS W11. IIPEIODATION tel% ME GO .DE FlYAW(RC DLIXA41pN 40•-0• A= Y;YNN `060.£ FlHINGIf BENry1ER r REM'OIE INCIGEORSIIII 17528 E. ROWIAND SF. AM =Yp&NINLNAWMVFRDDESG:4IMN - 'VY W = YODTW fINNMhRiG OESGWIgII - n Ewpvw INGTOUR .�J OO=YppRMLAIAWUCCUM ES&WroN IMPRWEMENTS. TENANT SHALL COMPLY REFER ALL MR XNENIRER AG AV = SEO'Ax:! OUTBOARD [BARREN PARTICIPANTS SHEETiNDEX GENERAL NOTES OWNER GENERAL L PIPITS APPRWAL AND PERVOS ARE FOR A CORE AND DB OFFICE INYESIMENT, LLC 0-101 SHEET INDEX, GENERAL NOTES k PROJECT DATA SHELL BUILDING ONLY MIT NO ONETIME OF 17528 E. ROWIAND SF. AREA OCCUPANCY. SOMEONE PLANS MARC APPROVAL, CITY OF INDUSTRY, CA 91748 ARCHITECTURAL AND PERMITS ARE REOUREO FOR TENANT PHONE: (626) 913-8939 1707 SF. IMPRWEMENTS. TENANT SHALL COMPLY REFER ALL EMAIL PRESTONC@CGMDEV.COM AE -101 SHE PUN CODE PORI HE GOVERNING PROPOSED USE AND CONTACT: PERNIN LEE AS -102 SEE DETAILS /ADA NOTES OCCUPANCY. A CERIIMCAEE OF BEAR T 5 OFFICE A -OA EXISTING IST L PLAN WR FIGURED PR'/JR TO TOONE COWHAND ME SPACE. ARCHITECT A- .2 EXISTING 2ND FLOOR PUN 2, ALL MIIDES SIMM. 8E UNDERGROUND, THE CREATIVE DESIGN ASSOCIATES A-101 PROPOSED IST FLOOR PLAN OWNER/DEVELOPER/BUILDER RECORDS SUCH 17528 E. DECLARE, STREET, A-102 PROPOSED 2ND FLOOR PLAN REMEMBER MALE BE RESPONSIBLE FOR MAKING CITY OF INDUSTRY, CA 91748 A-103 PROPOSED ROOF PLAN ARRANGEMENTS YAM RIE SERVICE MEMBER AND/OR PHONE: (626) 913-8101 A-104 PROPOSED 1. FLOOR REFLECEEO CEILING PLAN CITY FOR SUCH UNDERGROUND IN4AllATON AND FOR FAX: 626 913-8102 ) A-105 PROPOSED 2W FLOOR REFLECTED MORE PIAN THE PAYMENT OF ALL REUTEO COSTS.( EMAIL: ECHEN®CDA-MC.COM A-201 EXISPNG EXTERIOR ELEVATION 1 ALL ROOF M'0 MOTOR DRAIN TINES RATE BE KEPT BEHIND INE EXTEROR MEMBRANE OF RIE EXTERIOR CONTACT: ERIC CNN A-202.1 MOPoSC) ELEVATORS WANTS MY OR A WM�INGIIITERME EOR OFFICE p -UD 203 PROPOSED COLORED RENDERINGS SEp/JAiE CIASE.ETHEN WATER COLLECTpN CML A-301 SEM.Ns SYSTEMS SURLL BE KLM BENNO PARAPET WALLS SO OFFICE A-401 WINDOW h DOOR SCHEDULE THAT THEY ARE NOT SINGLE. APPLE ENGINEERING GROUP 9040 TELSTAR AVE., SUITE 111,MECHANICAL © 4. ALL RDMECHANICAL RDF -MOUNTED EOUIPMEW MUST BE EL MONTE, CA 91131 M-1 NOTES M -IA NOTES SCREENED FROM MEW ADA FROM CBE STREETS, THE FREEWAY AND SURROUNDING PROPERTIES. SCREENING PHONE. 626 552-8198 ('26) M-2 IST FLOOR HVAC PLAN M -2A 1ST ROOK HVAC PLAN STRUCTURES SNAIL BE MCHR NIFRALLY COAPATER FAX: (626) 529-0848 M-3 END FLOOR WAG PUN M -N, 2140 FLOOR HWAC PIAN WITH ME WAR BUILDING SUMUT PLANS, ELEVATORS, EVIL LILY@APPLEENGINEERINGMET M-4 ROOF PLAN M -4A ROOF PIAN AND CORRORMTOA TERMS FOR ROGER AND CONTACT: FLY XWO 724-1 WAS ENERGY CARS T24 -IA HVAC ENERGY CALCULATIONS APPROVAL 8R PUNNING DEPARTMENT AND BUILDING T24-2 AM ENERGY CALCI T24 -M WAG ENERGY CALCUTATONS TRACER. 5. IENgB SPACES DR BE PROVIDED WON INTERNAL ELECTRICAL RESMWMS WITH MOORS HERRES COUNTS E-1 NOTES E -IA NOTES CONFORMING SYPH 2010 CPC TABLE 4-1 'OFFICE E-2 LIGHTING PVNS E -2A POWER PLANS EARNINGS - EVPUMPE USE CMIERA E-3 POWER PLANS E -3A ROOF POWER PIANS E-4 SINGLE LINE DIA, PNL SCH.E-4A SINGLE LINE JAGUAR. PANEL SCHEDULE E-5 TIRE 24 CALCDGTIONS STRUCTURAL E -X TRE 24 CALWLAl10N5 s-1.0 RULES S-IJ NOTES PLUMBING S-1.2 NOTES P-1 NOTE': P-1 NOTES 5-1.3 NOTES P-2 LOBBY PLUMBING PIANS P-2 IST FEB. PLUMBING PLANS II NOTES P-3 2ND FEB. PLUMBING PIANS 5-2.0 FUNDI PUN CIVIL 5-21 PF]JAING PIAN Ti -1 TENTATM TRACT MAP 5-2.2 FANNING PIAN 5-3.0 DOME C -I SURVEY S-3.1 DETAILS • S-3.2 DEGWM LANDSCAPE L1 GNNscnPE PUN FIRSTFLOOR PROJECT ADDRESS SECONORCOR ASSESSOR$ IMM, HE UNIT, MIL BETHLEHEM AREA LSAIA I AREA 1N OFFICE 1210 SE WN AAGD CE 1707 SF. 1N OFFICE FOR BE. NIA OFFICE 630 SF. 118 OFFICE 13215E WIB OFFICE 966 SF. TWIT OFFICE 1544 5F WPB OFACE }]1 SF. CA A'. OFFCE 1365 SF, W3e AIEO.OFHLE Ip30 $F. 169 MED.OFRCE 1652 M. Z6B OFFICE ]6] SF. 1. AM OFFICE NO S.F. MIT OFFICE 1415 $F. 186 OFFICE 46] $F. BE OFFICE 1611 SF. 188 OFFICE 1314 SF WBA Q410E 1072 $F. _ zN AIEO. OFFICE NIS BE COMMINi AREA 5551 $E ROOM NAME 101 -ICH E SFE XK/X-� 10'-W MR "IIYR hWV NAV£ -NDE OF SPACE 101=5LGRNIVL A`FfM11VDtlt IX$hTJNW MTN ME REDUCE BABA O MOM HEADER WHOWTOR RACE MO MNP 1'IA4S NEW ONE MO DdGiOR RONDOS AND BEYAINS) \%/���� BENIGN I MOM, 1 / REOPEN MFA BROWN M® ® NNINWN PE RWWBIENN MRhPG MEMBER DEFERRED APPROVAL L NFOVATC SPRINKLERS FDI$ SMLL BE SLBWIIED ED THE MY FOR RENEW AND MPRCAA- DEIGN AM INEWILOM6S MAIL CONFORM TO NEPA 13 SIANNRDS. 2. GBADIAG, CRIT EAGIA£FRING k ME IVPREAMMEI MUCH TO BE PARMHO BY CML EAG&EER. -AIRMEN 10 CWRBNAIE PERM PROCESS AS REWERED. 3. WIDSCAM IX4 1. ID BE MENTLEO BY B WHNS PEE. BY BnRRS 4, DECORATIVE GUMORMS AND 1HDR *GCXN EO MEMO ASSDJ&E:5 EMLL BE MODERN BY BRUTE AND SEPARATELY WORLD OR ULE GERFNAL CONTRACTOR. 5, FIRM EMEND BE IBNR SPARE MENEMOGS, DOWNS, MD BANNER B AMBERS UNDER SUPREME SUBI9RAL MO HOUR 6. BUTDING WOMAN MOVE 10 BE NORMAL BY OTHERS PND BE AWRONED A INE CRY ]. DRE NASALS MEWS ANLL BE WBMIEO BY OTHER ANO PERLMED BY OTHERS INSPECTION NOTES 1. CNA CONTROL D•UI SWLL INSPECT All 6PADC NIORIS MV SIANE NL IMRQONIPl IWFS PRIOR 10 IXGYAIPJN SUBMITTAL NOTES L TE ARCHITECT CH MCI OF RECORD RACE SUBYO COMPLETE PUNS, SRCIRGMP AND G ILARGAS AS PERM. 10 THE FROM. DMO& MA AWRWM FOR TAM DEFERRED BEN. 2. INE GAUNT OR ENGINEER OF REC64D MALL REWHY SENEGAL WLWENCi MO WOOL COURIER SIN GROWERS MNII THE MERGER MAT SIV DOCWEDS HOF BEER RUMORED AND ME IN GENERAL CONFORVMGE MID BESKN REONREMENL$ 3. W DEFERRED PORM OF PERMIT SHILL BE DETAILED BR CPMRNGRD UNM .1. APPMA'AL W. CEILING .. WS MR OMMMB 4_ ARDBMNAL MON CHECK NA/OR PERVB FEES AAM BE WE 1E, DEFERRED SUBVITN$ 5. l'MVL .1 RMEW BY THE BMLODC NEPARIMFNM LAY IMC 6, ME ARCHITECT/CML CNGINEER O RECORD LAVE THORWGRLY BURNED CWNIY SAMPLING RECEPTOR OF TE PROPERTY AND M ME BEST OF THEIR KNOWLEDGE NL DOWNS DEgG112N5. UNEIDGERIYO NAMES, MC OWE BEEN II.Y ESPEN TED IWO PIANS. ). BLOTK WALLS. TRAVEL FNCLOSURE, OEM MEN, RETATYAG WARS, FIR SC LL BE UNDER SEPARATE PUNS SUMNAL AND PROBE ISSUANCE k COWMIIANTY SINCE OEPMLMENI MPRWAL TRUE DOUG RANKING BOOM CODE SUMMARY ALL WORK PERTNNING TO AND ALL MATERIALS SUPPLIED FOR EXECUTING AND COMPLETING THIS CONTRACT SUALL COMPLY FULL PRWSIONS SPECIFIED IN THE CONTRACT DOCUMENTS AND WIFE ALL APPLICABLE LAWS, REGULATIONS AND ORDINANCES GIWERNING WORK INCLUDING, BUT NOT NECESSARILY WADED TO CHOSE DF: 2008 T-24 2008 CAROLINA ENERGY STANDARDS 2010 CAROLINA BUILDING CODE (CBC) 2010 CWFORNA FIRE CODE (CFC) 2010 CALHORNM ELECTRIC CODE (AEC) 2010 CAUGORNIA MECHANICAL CODE (CMC) 2010 (JURGHA PLOAIDWG CODE (CPC) AND LOCAL AMENDMENTS PROJECT DESCRIPTION FAI 51 RIE EXIBTNG CLIMBING WILL BE SUBDMDED IMO 19 CONGO LINTS. THERE M L ALSO BE A LOBBY BIOMASS DONE IN THE FRONT OF THE BUILDING TO MAKE ME LOBBY AREA MORE AMUCTME AND USABLE. AN ELEVATOR WILL ALSO BE ADDED TO ME LOBBY AREA ME FACADE OF ME BUILDING WILL ALSO BE FOUNDER TO A MORE CONTEMPGRARY DESIGN. ME REASON FOR THE SUBDMSON 5 50 ME DEVELOPER CAN SELL ME INOMOUAL UNITS TO UPGRADE OWNERS. THERE GAS BEEN A DEMAND FOR CONGO SPACE AND ME DEVELOPER IS LOOKING TO HELP MEET TINT DEMAND. DUE TO ME EXCELLENT RESPONSE FROM ME DEVELOPER'S RECENT PROJECT, DW40NO STAR 01 CONGO, AT 2705 JUDGE BAR BLNO, DAMOND BAR, G AND DUE TO ME LIMBED AMOUNT OF LAND IN ME AREA, MEY RAVE DECIDED TO REIIABIITATE THE EXGRNC BUILDING AND TURN IT IMO AN OFFICE CONGO BUILDING. SETBACK FRONT 20 IT 20 IT Sim SBE 20 FT 20 E DOW LEFT SME IMNE 41'-10 MGM SIDE ME 171' -ll• PROJECTSUMMARY PROJECT ADDRESS XGD N MWENB BNFL BLVD., WARREM &Jt, G WES ASSESSOR$ IMM, HE G7o6-W2-R25 MIL BETHLEHEM MH ID OF GALI NO. 39X]9, IN THE CITY OF THROWN BAR, OMMY OF LOS ANGELES. STATE OF 1, OF MOTORM, AS PER VAP RECORDED IN BOO, URINAL 1063 PAGES 14-21 OF MAPS. IN THE 01 OF THE COUNHE RECORDER OF SAID COUNEM IONIIG ON LOT ARF,61,069 SF I A ACRE PROPOSED USE OFFICE OCCUPANCY EATON B A'CUPMWY INA WIND 9/100 - 267 PERSONS GOP IN9,R BIMMG CgTRAM, 13,631 SC (22A) ,IPE OF CONSTRUCipN: T,PE V -N WOML MANTA, EYSNNG MORE MMI IBM ONCE COMMS. PLO ORATOR Log. OWNING FACLI to BE RRON EUD. JOT. YRNPG ANF, E(6lNG BUI MFA 'BAN WD ALgIKKJ 170 10Tµ MFA 21651 SiOM: OR. W-SIQT' PARKING ANALYSIS MWER t0ik PA4AVW' REDO ]8 PAYKAW SI.LLIS RIR• CNAE=19.21D SE 0 400 S6 MAOI FAKING -4M STALLS DRAWL OFFICE _ ],453 BE @ 250 SE WI PARNPG -IS. SONS LONG, ENTERS Ma. 4 KNOWING SOLS ARGUED ]5 FANS PARECIP 4 SDE511 VM MCEELgE) AOIXIgML PMRUG 1 STILL PoLYCIE PARWPG PAMDEO 4 OPEN SPACE CALCULATION OPEN MALE RECONFIRM 510 M TOTAL WT sac FIND SE' &MEN - 6.10 SO .... APG REDMEO - IN SF. OPEN SPACE PROPER 11N SO LANDSCAPE COVERAGE Y WMAND GNDSCNED ANN RUMORED 6 20S IN THE W ZONE -YC 2224.040 WORM 12.214 SF. X WN4GE O,075 / 61069 = VAC, X CGER4GG 12.905 / 61,069 = 21.15 PLUMBING FIXTURE SCHEDULE OCCUPANF LOA) FACTOR FOR GROUP C 200 SF/PERSON 151 NOR: 13,01 CO. (REFER TO CPC TABLE A AND 4-1) IST FLOOR OFFICE AREA 68 OTHERS VALE: 34 FIVALE 34 OCCUPANT LOAD FACTOR FOR GROUP B: GW SF/PERSON 20 WON CREATE AREA' M02 IF. 4B-'H� (REFER TO CPC TABLE A AND 4-1) R L C 20 FLUOR OFFICE AREA 65 PERSONS MLLE: 33 PRIME: 33 OEM". NOWNED WAND CLOSE MAHE �,_MORAL 1, URINAL WATORIES OCCUPANT LOAD FACTOR FOR GROUP B: GW SF/PERSON 20 WON CREATE AREA' M02 IF. 4B-'H� (REFER TO CPC TABLE A AND 4-1) R L C 20 FLUOR OFFICE AREA 65 PERSONS MLLE: 33 PRIME: 33 OEM". NOWNED ARM MORE URINAL WATORIES C D/A CREATIVE DESIGN ASSOCIATES AROUR GMN.'Norio, Design. Planning T.B25.91I EUM913,8102 175M E. Rmland SO CM 011MUa11N ICARIA8 MAAWtXAI ... Capyryltl ®By l?ealrve Dev9n AawialeX Inc P/.jeer DIAMOND BAR OFFICE CONDOS ENCU WUIQVO fl4RBLVD. DWAQVDfldF, CA 91766 611entr DB Office Investment, LLC MOEINDOW5t GryNIMYMry, (AI NT46 S ICIP: a D'C.R'THle: SHEET INDEX, GENERAL NOTES 8 PROJECT DATA CBAProject No. COADO D.R: IRM2A2013 EC PMAE.: PARADES - Cn6oxaEey: OADD By: Pmjecl AM: - Relelence: ReviNlonR: QI BA-13FWINING 2ND. SLAG �OWNERREWSION Z2 92S 13"NIN03ROSDB ©1DR43BUDG INDWIL jIEtp DEC 9 9 2013 ;TTY OFD [AcP OND BAR G-109 SITE PLAN NOTES 1. CML PLAINS TO PROVIDE HORIZONTAL CONTROL FOR ALL PARKING AREAS AND BUILDING PAD. SEE CIVIL SPECIFICATIONS FOR ADDITIONAL INFORIA71ON AS MAY BE REQUIRED TO ESTABLISH LOCATION AND CONFIGURATION FOR ALL LANDSCAPE PLANTERS, WALKS, CURBS, GUTTERS, AND ALL DRAINAGE DEVICES INCLUDING PAVING FOR THE PROTECT SITE. 2. DETECTABLE WARNINGS WILL BE INSTALLED AT THE ACCESSIBLE PATH INTERSECTION WITH VEHICULAR PATHS 3. ALL INDICATED BOUNDARY, AND EXISTING SITE AND SIDEWALK CONDITIONS WERE OBTAINED FROM A SURVEY PERFORMED BY CML ENGINEER. SEE CIVIL PLANS. 4. BEFORE COMMENCEMENT OF WORK, CONTRACTOR TO CONTACT ALL GOVERNMENT AGENCIES AND UOLIIY COMPANIES. THE CONTRACTOR SHALL LOCATE ALL UNDERGROUND SERVICES PRIOR TO ANY SUBSURFACE EXCAVATION AND SHALL PROTECT ALL EXISTING UNDERGROUND SERVICES. 5. ALL SURFACE WATER W DRAIN AWAY FROM BUILDING AND DRNBWAY TO ALLEY OR STREET OR PUBLIC STORM DUN SYSTEM. 6. PRIOR TO CONSTRUCTION, COORDINATE WITH UTILITY COMPANIES AND AGENCIES ON WORK PENUnNING TO SERVICES SUCH AS CABLE W. ELECTRIC, TELEPHONE GAS, WATER SEWER FROM SOURCE OF SEANCES TO BUILDING HOOK-UPS. 7. FOR EXISTING SITE CONDITIONS, SEE CML PLAINS. 6. THE TRASH ENCLOSURE IS BEING SHARED WITH THE NEIGHBORING LOT. 9. THE ACCESSIBLE MEANS OF EGRESS SHALL COMPLY WITH THE SECTION 1007 AND 1007, rd A LEGEND SITE KEY NOTES 0 Dt➢a MI H 4'-0" WIDE ACCESSIBLE PATH TRAVEL 1 0 SITE ENTRY STANDARD PARKING SPACE O 17 FIRE RISER OF WHO e IMUM I/2" CHANGE IN ELEVATOR. 5% MAX IN TRAVEL .' 9' X 19' MIN. 61 DIRECTION WITH Lwmuu 2% CROSS SLOPE PATH AT DOORS Wla TWE A 515' AREA TWAT DOES NOT EXCEED ❑2 LOADING AREA -PER DEAD SECTION 22.30.100 ACCESSIBLE PARKING SPACE e 10 l$ EXISTING EQUIPMENT SCREEN TO REMAIN RR SLOPE IN ANY DIRECTION (GRAPXIC REPRESENTATION 67 68 9' X 19' MIN. IO 70 ONLY AND PATH WILL NOT BE PAINTED ON THE ACNAL :? PAVING) MOUNT SIGNS A.ICARRG PAT. Cl TRAVEL TO IS PUBUC WAY ON DRILLING CORNERS ❑} - EXISTING PARKING LOT PAVING ❑ NEW EQUIPMENT TO BE INSTALLED 19 NEW ADA RAMP io © BEHIND EXISTING EQUIPMENT SCREEN — -- — PROPERTY LINE �q EXISTING CURB 0 12 NOT USED 20 EXISTING PLANTERS ------ EXISTING. TO BE REMOVED 56 57 58 59 60 OEXISTING 10' X 15' TRASH ENCLOSURE 13 EXISTING TRANSFORMER [� COLOR TO MATCH PROPOSED COLOR OF BUILDING © EXISTING FIRE HYDRANTS 14 BICYCLE RACK e (U BIKE RACK— MINIMUM OF 4 BICYCLES) ID PROPERTY LINE 15 NOT USED ® (E) TREES AND PLANTERS j6 NOT USED TO BE REMOVED DIAMOND BAR BLVD. • 3 .'. .' 61 62 6364 65 66 67 68 69 70 :? 2 © 50 5f 52 53 54 55 56 57 58 59 60 4 �Y6 � V�;,L1 2 -STORY BUILDING .14 D [1 N 0 72 \ 72 ( 73 I 74 1 76 3 35 36 37 38 39 40 1 41 42 43 1 44 1 45 46 47 48 1 49 '. T 1 • 22 23 24 25 26 2] 2B 29 30 31 32 33 3�4 �.•.• O�_..—..--. O O O r _. ! o O O t 9 CD/A CREATIVE DESIGN ASSOCIATES A,&RoCWTe. IBRRI Design. Planning L02BABLIUM H UB9130f02 17620 E. RowlaM SL eiry o1lMusey, CA 91b0 wmvcMarc.wm CopIn9N 0 BY GeaNv 0esi9n AsmdNei ix Pmji,d: DIAMOND BAR OFFICE CONDOS BSoww]M1p�roTueeLw., ownm�o6ae,a91rE5 Duenr. DB Office Investment LLC 1752BERS&I CVdkOiiSRXC491143 Stamp: SED AR(`y v J �nZ Q Yl.�l✓, 0I—SYAS �Q� OF CAl\F D,RAL., FOR: SITE PLAN SITE ACCESSIBILITY GDAProjecl Na MOX DIIk: M112g2013 PM1aSe: AAAARMG OM1eak,d Ry: DlewR By: Pro,R,UNI, Re1ele Re e: IDILURRR:QSgN3PLAMNINOMSUR. �OYMER REN310N 62113 PLWMNG 3ROSUR Drawing ML: AS -101 61 62 6364 65 66 67 68 69 70 50 5f 52 53 54 55 56 57 58 59 60 35 36 37 38 39 40 1 41 42 43 1 44 1 45 46 47 48 1 49 '. T 1 • 22 23 24 25 26 2] 2B 29 30 31 32 33 3�4 �.•.• O�_..—..--. O O O r _. ! o O O t 9 CD/A CREATIVE DESIGN ASSOCIATES A,&RoCWTe. IBRRI Design. Planning L02BABLIUM H UB9130f02 17620 E. RowlaM SL eiry o1lMusey, CA 91b0 wmvcMarc.wm CopIn9N 0 BY GeaNv 0esi9n AsmdNei ix Pmji,d: DIAMOND BAR OFFICE CONDOS BSoww]M1p�roTueeLw., ownm�o6ae,a91rE5 Duenr. DB Office Investment LLC 1752BERS&I CVdkOiiSRXC491143 Stamp: SED AR(`y v J �nZ Q Yl.�l✓, 0I—SYAS �Q� OF CAl\F D,RAL., FOR: SITE PLAN SITE ACCESSIBILITY GDAProjecl Na MOX DIIk: M112g2013 PM1aSe: AAAARMG OM1eak,d Ry: DlewR By: Pro,R,UNI, Re1ele Re e: IDILURRR:QSgN3PLAMNINOMSUR. �OYMER REN310N 62113 PLWMNG 3ROSUR Drawing ML: AS -101 0ENTRANCES As EXITS. WOKS 106MACSIIIESLOPE 11 4M44.IOf 1T 111N&MpFR 1. All entrances and Ortel., greah-hour evit daorz to .......FSACURS,MY _ GROARCIAT3110.0, buildings ad Im ocillles stall be atle acceaysho to SIONPERSECAUga5 x m ad` a y FRDNTEWE Persons wait dimhispa., „3]0.1.1 Or OFSIDBYAIK 2 Ede deers stall be ..¢ratite Imo the inzlde wifla., m O IM1e use of a key er any special knowledge o, enput. 11338.22.1 J. Hina -ac Watetl door -opening Cher- .,.,I be PRONDE WHEtL STOP IF centered between 30 inches own 44 inexes above the smflvuKis l'wvltllrN R G STRIPESAT oar. tetmmq .aa m[kmg sorra mal ere xam- IfYHF1L5rOPN0iREpp KnOwnPFK1flD1H COR odiaatoo sad wnlch ere in a Pa. of travel shell be REAiEW m ]6'ON CENTER ..Ofable with o -,.IF oth- by lever-ype nardwore. panic bars, push-pull in-Plaing bars, or other hendwort designed he offla 1. provide hezxee wit hart requlang the bllity el grasp the s Onto, I, ,are PEP 6EC LTBIT Yfine ® ® unra.s eul doors shall operate as .hove In egress a,,q an. 11338.2. 2. 4 5L'Wx. ff0'MIN. 4. Every reheirea.11s doorway shall he of a zixe as 10 permit the d not Is,, than a dao, not less man 36 inches SL'AIW,Ar rTP. In width and not less Inpn it Incites in M1bec Men AARSUR TI installed In erit doorways, aril elders shall be capable DOUBLE PARKING STALLS PARIa4G$IRL fa-ln 6'CCESSIBLE AN .,-law at least 91 degrees dna shall net sit mounted FIGURE 11E -18A PARSIB ACCESSIBLE mat p. dear wmm d me a.a way ;. vel less in.. 3z PaAItING srALL 'mores. 11ve.z 3.1 3. Ine floor or Indus shall nal be an- )hon 1/2 inch Own )ben me Ines a., of the th 113tle. of 4e•xW 6. me level arm oMn nave . tensor Ia me m e[Imf of u'uM &IPOEP T-1 1Gn AUX. sA)EUOPE soar items of re least fie or es dna me length GPOOYESAT Y4'OL, a polite the tlirccL'on a( dao, :win i85QIM1CHEC.11BO51BX11Y I' g of 46 inches as OFROUB GE tJ X K rl$ SIGN PER OEC.IIE485 measured is right angles to the plane al the tloar in its OFsroBvuK �z Tazm d, a' a.113311 .11. p m S z bearwmin or me ravel a n es ON. to whim ma soar sw inq soon ¢sena 24 mores past me strike gage al , doe, 1.or nttear, aaors ane ,6 lr chez past One PRONOEINIELLSNPIF strike edge for Interior tloaH13]0.2.4.J 61pEWTVTOP W151O➢1 BrNPESAi MtlEIlBrOP AVrflEO➢ e, umimum el(orl to epemle aaom shell tat I fl:d 5 WOR CBUFR § FOR WASKIRI FOR ..rods ear interior boors, suet FOR or Pus, ¢prat GREATER) being applies of nest angles to hinged chars and al ma enter plane of slidn9 er faunas aaors. Compensaanq devices a, oulomdic door ....tors coq be ulili.ed to ® meat two shoo. stanch r, When fire doors a- -- re --PAv1JAENFSYM60. -,wand, the mos. Effort in .pr rate mw e a, wan, be PERSEC.112d05 rc red to IM1e min. allowable by the app,opriale dam nIshsive aatbony. not 1. Oram 15 poems. ,133825., Ve AB ATI,., g. The bone. 10 comes of .n aaors ev[c.l .ommeR[ .m ACCESSIBLE SINGLE PARKING STALLS mean, 1.... at nave a :moon. awmlenaplm SrRt VV IAIGsud.ce to snow me door to be opened b . wnmr AaEsslele nx FIGURE1112-1813 to Treat without creating a then e, h.mmoamn rs eoadwaw. PARbtGSTAI. Fig. 5 11338.26. BRP) e.A.E h SmLMI B1. Won am aid ... lk.each and surface nal irear-'Ka by steps o, he ohmp,al ng es _ in level ewceeainq I/2', ontl sholl be 0 mmrmum 0 46' A REBER E0 m wmm Ona maperac,-� FOR 2, MO. IM1e atop. d me dined.. of hovel of .ny walk ��mw� ,-a. c HANDICAPPED eY[eeas , vemml to 20 neat wort n soon c.rmply elm MINIM FINE Be. pmtlsmas a1 section 3. as . pmestra r aggencepar Dna aper-., 3. Walk and odawdk surface cross slopes stall nal " rr eed 1/4 per fact. 1023.1.3 SI Anne•TAR ACCESSIBLE pfundaG REGB,F,O L rxLfma'IaTN ��l I. Accessible parking spaces shall be locolea on ha., as Ivammps r• RESERVED photo I l.. when, ¢wired dna soon be .em as x,B3n1 FOR PPED mhowz 1,11290.4.1 through 1129 0.4.4 -(below). I.n_lE: synmasrpwwos r MIMICMINDICFINE MINIMUM 2.(.a, .eagle spaces are pmvmea, In.y shell be o14 n �PpdcrivagualF.� feet witle ontl od6ned to provitle o 9 -legit poMlny Oreo saveressiddia. Gal I 0 and . 5 -foot lootling end unloading o Isle n the �F VPN ACCESSIBIE passe.,., sign al the vetids. �gyµ,g N 1 _ VAN SC ,LCE ae it. a Ory B a s. file spices, but nal kits ihan 1, shall S SEt srkmem be served by on occas al9e 96 inches w'rae min, k shall 6iw.L�rs, 1 rea 36' woo ® be aesen.tea ave ... ¢.wale w ,.,.Iran by 12905 ---I. Arorxrs All such up.... coq be a on I level of v Mfposcleaxm.y wumsm.� group¢ IT.I.. Fig. 6 Predge's 9SGNr.m,d 1290.4.2 L The sign all not be sm.Ber than 70 swore inches ', o. ontl, ,.nen In pop of head, shelf ba postal of . uinimum taignl of fie mens. f.m the beth 501 he ar9n 1. the .raking leaa[e finished gorse ontl tell he nobs na, ,a o ..,keit reticn the 5 `\ fes TO 2 Sign. may vh be centeretl on the wall of the .1 dull, 3,a. and of the parking space of o miehel adigxl o, 36 11L LW EA AF.F, .[nus from lite par4lnq space hnisnetl grade, groans siaewdk. 11298,5 alwith 3. SPon m"i ch with 11298.4.2 sna0 have fon e ORM,.. MEKKKIPA DOOR HARDWARE edaih.fa .Ig�.mtin9v...Fall, 1E mar,1m ORM P1ATE below IM1e hell a al occers01e, 1,290.5 d. me nod .1 n be f2.r mon n' a , li .Ise ul, 7 OP PR BUSH ROORLEV Idmrifg fol k.. mew I -mm In naignl. wmm [mery 40' q6' FWI6H FLCOft LEVEL 24" MIN. OF RUBBER BUA1PEit ON CWW one wanaacdously stoles me lis brnq: WN. StF(JGHr CURB AW 'Unoultodzed venid<z p.M1ea in sezigrwletl so TBR ACCESS BILINS ® TP LI OF DR. v . 1:12 SLOPE NJS� ; SEEM E%tFRb� ➢ L nwPyKKoa" chadg Depa spo[es not ad .. in9 1 carcase. c. ttPIGL pETECTAeLE COAI^RESSEO CdAPEi 111'AUX. ible POIRbg CU RR RAMPS f 11-C..s or license plate issued .1 persons whit SEE ttPICAL PLTR. PLTR r Invest tli0p may be (owed away al owner's OND MR. venires may be redvimed m OW/gND RAR FOR -MORE E- -yN .� 7 fL 24'A11N; amBM 11290.5 INFO. I. CURB AS AAG�w s. V ' DOORS ? OCCURS 48 N' ¢'MIN' a 3 _ its WTI. r INFERIOR �yp��1��2\ eELECTRMAI LINE OF 10 INTERIOR to-LJ11 D[PRESS CUR > 5 ¢� I]pOq$ 1. The center .1 eleshiml and commuNcoti- system I AS REO. FRONT OF �`- receptacle .whole sboll be indented nit less than 15' OF REO•D ttPICAL DETECTABLE PARKING SPACE. J. i I above IM1e Imo, oe woddc, ".1htdt]B.6.3 WARNING BE ED BORDER cr I2 r PROWDETIRS 2. Tan center of IM1e Delp of the operating handle of - SEE ttPIGL ACCESS. 1:10 ME%. SL E rs ADO(WNAL RPgCE cantors oe swilcxn internee to M used b IM1e NOTES SBEEF FOR ARD'L (WPICAL) p LINE OF f 4 Y INFO. m OBSTRUCTION I PWHS� , IF ROBOT IS BOUIPPED .....t I IM1e room oe ore. ICC central B,alOC and OR EDGE OF e r WITH ROIH ALATCH receptoge outlets, opplionces,or cooling, healing. and USE .. DETAIL up GURD RAMP DETAILS WALK AREA 1 ANOACLOSEfl. ACCESSIBLE PARKING SLALL(5) AS OCCURS, `- --- --' venMiloting equipment moll not he mere ihan 48' 140.12 Fig. 7 above me aim a, working pidf0rm. OlesSe.B(c) Fig. MIN. u 72 n FAO 6. HANDICAP PARKING DETAIL I 1 BIKE RACK 1 2 1 00 ,/ e u'r,.• r 0 SITE RAMP 1 UVEL 3 CD/A CREATIVE DESIGN ASSOCIATES Architeetere. Interior Design. Planning T. Sill38101 F.RBS1381o2 17628 E flvMand SL Cay of I duatm CA WAR .cdu,succ0m Ippyn961®Byneavre Da,W�auualeR, Ix Ph.f.cf: DIAMOND BAR OFFICE CONDOS Ii68NgO410N0 flbR fiLNJ, OW.IONDGR G91165 client - DB Office Investment LLC 17528EWMTSL DtyAirAalry,G91748 Sisma: 0 Drawing Title: SITE DETAIL ADA NOTES ODAPwjeol Na CONDOS Bale: V.ay Ni N13 per chase: FLINNIIIS :5eoked Ry: )raven Ry: 30j.01 Na:. iefereass: tevisi on s: Qi 88-13 BANNING W0. SUR �DWNERREWSIQY �Fz&13PoFNNINCJRDSUR vawiag Ye: AS -902 U jj/ l CREATIVE DESIGN ASSOCIATES Ntltft L ns. Inteder Design. Planning T.5R6913.8101 F.Mam.8102 11520 E Bowland at Qv of IrdusW.0 81X6 www.aa .,or, CappyM1t®ByCreadre OUlgn Assarieles ln4 Projw: DIAMOND BAR OFFICE CONDOS 60MMMDMKV0I DLtUDSOBARM31,85 Client: DB Office Investment, LLC ,eE=�,�.ewewa f2538ERaxland8t C3yNNx4.Ny, G19124A Stamp: � ARCy� s Dfawieg Till.: EXISTING 1ST FLOOR PLAN CDAPmj.ct Na COA 1106 Data: May29,wn eL PAe6e: %ANNIN4 Checked By: Drawn By: P/./eU Na: - flel./enc.: Revlalons: Ql 6813%ANNING BND. SUB _®OWNFRREN8IQY �\ EXISTING IST FLOOR PLAN DrawmgNb.: A-100.1 / O O i CD/A CREATIVE DESIGN ASSOCIATES l chvecwm. Interior Design. Planning T.626e13.8101 F.V68138102 17628 E Rmlind SL Ctyof Inds ..0 Glm ww.v.Wwrcmm CapyigM1ld)Bytreake DesgnAssotlales lnc Proled: DIAMOND BAR OFFICE CONDOS 660 N PAPA IQ4D flak &VO., gAlA0N0R-0R, CA 91]66 Client: DB Office Investment, LLC 1998BNeew,es D8yW6 4,,CA91948 61amp: 0 0,ilvb9 Till,: EXISTING 2ND FLOOR PLAN CDA Pi*j,el Ra CDA1106 Dale: W,2&201J ec �, Phase: PVRMNO I' . CheckeG By: Drawn By: ' Pio/eat Na: - ' flele!¢n Ce: Revialons:Q881JP.ANNWG2NO.SNB ©OYMFR REN81IXp 2A 1A EXISTING 2ND FLOOR PLAN - Drawing Na: 1 SGLE'19'^I'-0' A-100.2 cDNA WALL LEGEND CREATIVE DESIGN EXISTING WALL TO REMAIN ASSOCIATES ArchDeawre. interior Design. Planning NEW ADDITION AREA T.G16913s101 F.MAI3.6102 17520 E A.leM SL City of Intl ". CA WAS vrc,vacdaerc.00m Copyngh[0SyGeaaADa99nAvaa I8ka. Vw 11 10 O9 OS O7 O O O O O O1 P,ajac,: 14 13 12 DIAMOND BAR OFFICE CONDOS Iq_0• I{•_0• la._e. u'-a• u•-a• le-0, lc-a 1a._n. la._0. if LIWATtta f60NpAA0.V08ak&VD., 1 SRJRA6E a.m I f Al. D _ O DIAEIQVO R4R. (i.9911Q5 --- DIRECTORYSIGNAGE LOCATED AT LOBBY Client: I I DB Office , 1.. y AnNrnnN i investment, LLC 168 178 188 198 r. i' I R518ERan1e,MSL ' , wWarx,Dc RE USEevr WP Rwa (IYPIGL CFi ..n..w. ® I I CNYdirAUVry, CA 911aB Stamp: a 138 100 Drawing Tflle: 128 118 108, PROPOSED 1ST FLOOR PLAN - COA Prpjeal Na C0.41f06 Q A - 0819: AfaY1B, Y91J EC PAaaa: PIANAgNG Drawn By: Projeal Na: I fle Naiona: Q1 B&iJHN}NWC1ND BOB. ©OWNFARENGION ' �93}1JPIANNINGYiDJUB 2A 1A PROPOSED 1ST FLOOR PLAN D.awmBna: I suaE+re•=,w• A-101 WALL LEGEND — EXISTING WALL TO REMAIN CREATIVE DESIGN NEW ADDITION AREA ASSOCIATES Ard\Dec216e, Interior Design. Planning F.61B9EGA N 38102 138162 - 1]516d .0 3C City of IMsVy, CAA 91W6 \wnv.<d arc.wm CapyrgN®RyCreeO',x UeUgnAsatlarex h,u 14 13 12 11 10 O9 O O7 O O O O O . Prolcor. ,O Q Zi-9' DIAMOND BAR 19-0 i 14 14'-e 14 0 1ST -0' 41 0 14 '' al 1�-0� � 19'-0� 14'-0� � 14�� 14-0 j-- 19 e OFFICE CONDOS 14-0 � 1 /' n AWNpAMW1U BARREN. ' i •/' �; � gPArONO flI&G91PG5 _ __ - o I � - � � R I 1 I I II ISI i i I I OPEN ro �i Clienl: DB Office aa° Investment, LLC I 268 278 288 29,8 4 � I i 11528ERa (WU g4djNa*,,USf145 Sfa.p: Gam. I i I I� ry FBF CA��F 258 238 1 228 218 208 200 Drewin9 iill e: I _ PROPOSED 2ND FLOOR PLAN fill u CDAProfecrlla CUAIIN — — — - — _ Onre: W1242012 Phage: PUNNING Ee -i Checked BY: Orawn BY. ' I I ' Prolecl No.: Relerence: Revlsicns: Qf 6&1BFlANNINC 2ND. RUB ©OWNFRREM510N i ' i i ruam� uRE <sEs euynirox°luvmis9 \NIX IE WJ rOHIXIFr1pR5lNRLISE j 2A ' 1A ©L2ifBHAVMNC ORUSUB PROPOSED 2ND FLOOR PLAN i 1 prawing No,: A-102 WALL LEGEND EXISTING WALL TO REMAIN m NEW ADDITION AREA 14 13 12 11 10 O9 O8 �7 O6 O O O 2 O1 i PROPOSED ROOF PLAN S-- I's'1D' C D/ A CREATIVE DESIGN ASSOCIATES ArchRacNre. Interior Design Planning T.62S813.81D1 8.6269138102 17628E Howlt dSL CM of es.u,' CAwasit CopyigM4i ByCredPmDecS]n AsSodaRS lac Pmjecl: DIAMOND BAR OFFICE CONDOS 6WNpRMA40&RBLYI), L4MIN10 BAR C491>65 Client: DB Office Investment, LLC 17528ERonbntlBL C4oflnkkary,CA91149 Slemp: ED ARCy e Drawing Tllle: PROPOSED ROOFPLAN COAPlojee Moa CDAfi9G Date: Ilay2&2013 Phase: wtioNG sc Ch.cksd By: Drawn By: Project N..: Ref ... aca: Re visions: Q1 8813 FIANNING 2llO.SUB. A0lXY RRMSIDN D1awln9 Na: A-103 —T — _ — _ — E,ay..araA r r rJ — f 1 -� � ro isrFxsx ¢ooa EXISTING EAST ELEVATION aCA(E f/d'^iL' — --- — — — — ——------ i.O.HE,PtsCNEEN 1 _ EXISTING NORTH ELEVATION SCFfE: IA•_fa• —� — — — — — ---------- — — — EXISTING SOUTH ELEVATION scae,m.=ra. EXISTING WEST ELEVATION scnce,m=,w' c DSA CREATIVE DESIGN ASSOCIATES Architectere. Interior Design. Planning T.Ma138101 F.628813A 02 17628F. RaMand Sc city o(IMw,, CA area wwwctlaarc.com CpPy,igM®By GeaAe DesgnAuaa3la; Ira. Pmj,d: DIAMOND BAR OFFICE CONDOS 6 umfoolowaV0, w, (win ,,""765 Client DB Office Investment, LLC 11528ERn01456 ChYdk *,U91748 EXISTING ELEVATION CDAPmjeil Re CDA,E Dale: M12s Xl9 Phese: Pwu3NG Checketl Dy: DnwR By: P,aleil Na: - Refarsnca: Revfifoni: Qi 8813 FlANM11G2yD.SUfl ®OMERRENSION Drawing Re.: A-201 PROPOSED EAST ELEVATION PROPOSED NORTH ELEVATION ❑a NEW GLASS (SEE MATERIAL BOARD FOR REF.) El EXISTING WINDOW TO REMAIN IT METAL VERTICAL FINS ® METAL CANOPY (ALUCOBOND OR SIMILAR) ❑s NEW RECESSED WINDOW FRAME © PAINT DEW 357 0 PAINT DE6367 ❑D HARDIBOARD PANEL, PAINT DEA161 (WILD MU`- F21 DOOR WITH CLEAR GLASS I9 HARDIBOARD PANEL, PAINT DEA718 (MESA TAN) PROPOSED SOUTH ELEVATION 3 scams: ,re-=,o .z, PROPOSED WEST ELEVATION z, CD/A CREATIVE DESIGN ASSOCIATES Architecture. IMefi°r Design. Planning L fi2G.813.8101 E.62OL9138102 1]628ntl St. City of lndustr,tluslry G91X8 xvrcratlaarc.com toypgAl®By DRdBR DesgnAswtialeA Inc. ProlacL DIAMOND BAR OFFICE CONDOS 4a9NOwda�DBaR9Lw., OW.IQNDB9R, G49f168 ClienC DB Office Investment LLC 1xh28ERanlW& CiYW1MUN%G4911dfi SIamB: CEO ARCy� `a e OF CA�4E Drawin8 Till,: PROPOSED COLORED ELEVATIONS CDA Projactoa. COAf1£9C Data: M1242913 Phssa: ruvoi9NG Checked By: Drawn By: Projesl Nu: - Reference: Ravlsions:Q8813f1ANNING 2N0, 8Ufl �0V4MERREN31W1 A8-2313 PLANNING 3RD BOB. Draping W: A-202 Ora rving Na: A-203 I DIAMOND BAR TENTATIVE TRACT MAP NO. 72351 IN THE CITY OF DIAMOND BAR, COUNTY OF LOS ANGELES STATE OF CALIFORNIA BEING A SUBDIVISION OF LOT 1 OF TRACT MAP NO. 39434, AS PER MAP RECORDED IN BOOK 958 PAGE 8081 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. REFERENCE IS MADE TO TITLE REPORT No. ot16o-4s9a6 PREPARED BY STEWART TITLE COMPANY, DATED APRIL 30, 2013. FOR CONDOMINIUM CONVERSION PURPOSES itB6DML6E RI dl AUGUST 20, 2013 jj�I—.,em�...�G�°,m `rvww•.�m...�..m... _ — o— DIAMOND BAR BLVD. IM�Fl BLVD 144( C PxE MmMYr ❑ ❑ ❑ ❑ o11 1 sa j� ---- 1 ❑ ❑ 2STORYBUILDING ❑ ❑ - -�"-� �� 1 .. ... I ❑ ❑ ❑ ❑ I[ .... .... we n z rnw0 W L® , o 2 0 Om ry v w C RB 98 Ln zN Y .. .._.. ......� $ .c.ce 'z 4 s'• 3 �84®JI Of -0 � n 0 x ` n xT F _...... � 1 ell—I I U. OFFICE BOLMNG TRACT NO 39434 M.B. 958-1416 MN: 8293-002-033, 034, 035, 036, 037, 036, 039, 040, 041 BENCH MARK: DRUG SAM as R.M NU GER: GW82 MEW. 716.4]4 OESCRIRDE IACD DPW TAG IN E CB DIAMOND FAR BLVD EP ............. E%............ 0 1724 B SI UGHI illigUalwl WATER COMPANY: WALNUT VALLEY WATER DISTRICT (909) 595-7554 CAS COMPANY: N/A ELECTRIC COMPANY: SOUTHERN CALIFORNIA EDISON 1(600) 655-4555 WASTE COMPANY: VALLEY VISTA SERNCES INC. (626) 655-5500 ABBREVIATIONS: CBs ._.._... Conc. Block Well SEC. Concrete DMH ..... Drainage Monhala D/A ........... Drive., Aron EP ............. E%............ ECeon Pole U.T., FF ............. E,TDh Flmr El.We GP ......._.... GuoN Poet R ............. Flow tine Elevation P/A ............. Ploet Area SLP, .......... Street UgMmg Poll Dox 91H .......... Sewer MonMle 1C ._...._.... FT, of Curb Devotion WF ............. Wooden Fenn WM ............ Water Mater LEGEND: sly eem x « nm .q..._ me.retyu N�....�.� Wj.ie [v irce, oxmeler I _............ 5ne.i Mr .nr man, E%. OFFICE BUILDING /' CONSTRUCTION NOTES: O CONST. eP WIDTH PCC HANDICAP RAMP FROM PUBLIC ST. TO EX. OFFICE BUILDING, MAX. SLOPE OF 8.32 O2 PROTECT IN PLACE EASEMENT NOTES: ❑1 EX. 15' WIDTH EASEMENT FOR SANITARY SEWER PER STEWART TIRE REPORT DATED ON APRIL 30, 2013. SCHEDULE B ITEM 1 2 O EX. 6- WIDTH EASEMENT FOR PUBLIC ENTRIES PER STEWART TITLE REPORT DATED ON APRIL 30, 2013. SCHEDULE B ITEM 1 3 O EX. G' WIDTH EASEMENT FOR SOUTHERN CAUFORNA EDISON COMPANY PER STEWART TIRE REPORT DATED ON APRIL 30, 2D13. SCHEDULE 8 REM 1 6 - ® EX. 13' WIDTH EASEMENT FOR PRIVATE DRIVEWAY k FIRE LANE PER STEWART TREE REPORT DATED ON APRIL 30. 2013. 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NOTES: APT: 8706-02-025 PRESENT ZONING: OP AREA OF THE LOT: 1.4206 AC/61,069 S.F. (INCLUDING0.19 AC DRMNAY FISEMENL) PROPOSED ZONING: OR NO OF LOT: EXISTING: 1; PROPOSED: I NO. OF STORIES: 2 BUILDING AREA, 25,864 S.F i 799 S.F. AOONION=26,663 S.F. (IST FLOOR: 13,631 S.F.; 2ND FLOOR: 13,032 S.F.) NO. OF PARKING: REQUIRED 78: (19.210/400 GFFICE17,453/250 MED) (INCLUDING 4 HANDICAP PMKING) PAMPER 79; (1 ADDITIONAL PARKING) (INCLUDING 4 HANDICAP RANKING) OPEN SPACE: 1.100 S.F. SEE ATTACHED ARCHRECTURAL SHE PLAN, FLOOR PLAN FOR ADDITIONAL INFORMATION. PROJECT: OFFICE CONDO CONVERSION EXISTING OFFICE BUILDING TO CONNECTED TO 19-UNR OFFICE CONDO (1ST FLOOR: 9; ZEN FLOOR: 10) OBSTROOR II.NDFDCR UNRY IAEA IANTO AREA fro GRIN 12005.F, ZN A. ofFICE 11071.F. f08 OFFICE BO65.F. 208 OFFICE 6305.F. 118 OFFICE 13215.F. 218 OFFICE 966SF. fze OFFICE 1544S.F. 228 OFFICE 371S.F. 13S 'EX. OOCCC 1335S. F. 288 AND OFROS 1030Sf. AR Atcb OFFICE 1652S. F. ZSB OFFICE 787S.F. AD A'EO.OEErCE 8405.F 268 AND OFFICE 141$$.f. 1]8 OFflGE 467S.F. 2]S OEHCE 1611S.F. 188 OFFICE 13145.E ZS8 OFFICE 10225.F. - - NB OFHCE 839S.F. COMMON AREA 55M SF. PROSECT SITE: 660 N. DIAMOND BAR BLVD. DIAMOND BM, C4 91765 OWNER: DB OFFICE INVESTMENT, LLC 17528 E ROIVIAND-ST CRY OF INDUSTRY. CA 91748 PHONE: (626) 913-8939 EMWL, PRESTONCOCGMDINOOM ARCHITECT: CREATE DESIGN ASSOCIATES 17528 E ROWLAND as CRY OF INDUSTRY CA 91748 PHONE: (626) 913-8101 FAX: (626) 913-8102 EMAIL: ECHEN®CDA-ARO.COM CIVIL ENGINEER /LAND SURVEYOR: APPLE ENGINEERING GROUP 9040 TEISTAR AVE. SURE 111 EL MONTE, CA 91731 T.I. (626) 552-9618 EMAIL INF00APPLEENOINEERING.NET WEB: WATI.APPLEENGINEERINGMET TENTATIVE TRACT MAP NO. 72351 EXHIBIT 1 SECOND FLOOR FIRST FLOOR SECOND FLOOR SCALE: V-10' TENTATIVE TRACT MAP NO. 72351 —► NORTH DIAMOND BAR BLVD. U U15TING HEDGE PLANTING IN THI5 AREA TO REMAIN. .y.W.y...............y.W.y.y.y.•.y.y.W.y.W.W.LL.y.-.LL.•.W.........W...�•W'y.W q"..WWy..`yLL.'y`y.W' uo 0LL.W.W.W.W.W.W.�.W.W.W. ................................................... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .,. . y . . . . . . .. . . . . . . . . . . . . . . . . y . . . . . . . . . . . . . . • . . . . y . • ` TWO STORY OFFICE BUILDING AT • ... 2400 N. DIAMOND BAR BLVD. j .. DIAMOND BAR, CALIFORNIA W PLANT LEGEND TR n Oua,tay S "e fiic Name5— NI1 G,mm,n ame Piamw s . 2 la9erstrcema ucra U., Myrtle Tree NseP reE rclw) 29' 6w 1 i f °' • 2 1 r.—card—'wvpa CampaR G,ai c., 1 15 GA. THE5E (4) METING PIANTER5 ARE TO BE .. W . REMAINDER OF EXI5TING PLANTING AREA5 ARE TO REMAIN . REMOVED TO PROVIDE . . ACCE55 PROM THE INTACT, A$ THEY ARE. . LOADING DOCK. . W .. POUR (4) EXI5TING 5HAPED CHINESE ELM TREE5 ARE TO BE REMOVED FROM W y 2-24-e CRAPE MYRTLE THIS PAVED AREA. ` DEEP RED OOLOR CONCRETE PAVING 15 TO BE REPAIRED AFTER REMOVAL OF EXI5TING y TREE5 AND TREE GRATE5; W ` OWNER 15 TO PROVIDE TWO (2) WOODEN BENCHE5 A55HOWN; ` TWO TERRA COTTA PLANTER5 AT 3G' DIAMETER WTH ONE (1) L COMPACT CAROLINA CHERRY TREE IN EACH PLANTER. OW W 9 10 11 12 n 13 14 15 16 17 F 18 19 20 21 .rr 2-15 GALLON PRUNU5 CAROLINIANA -COMPACTA' (COMPACT CAROLINA CHERRY) 35 I 36 I 37 I 38 4, II 19 m 61 Rmil Me --,NORTH SCALE= U8'= i' -O' W, m Q z O Z � gQ oo zo> B_ U m W L m z r) gQo Wm� a � p V)0 5 zz WQo 0— N ko 0 0 tD nate 10/04/13 seal¢ Va.= u10' D—n by ce0 Job Name o.e. orno Sheet y Of 1 meet PLANNING COMMISSION AGENDA REPORT CITY OF DIAMOND BAR - 21810 COPLEY DRIVE - DIAMOND BAR, CA 91765 - TEL. (909) 839-7030 -- FAX (909) 861-3117 AGENDA ITEM NO. MEETING DATE: CASE/FILE NUMBER: GENERAL PLAN DESIGNATION: CURRENT ZONING: 7.3 December 19, 2013 Zone Change No. PL2013-603 C - General Commercial (max. 1.0 FAR) Regional Commercial (C-3) PROJECT LOCATION: All parcels bounded by Grand Avenue, Old Brea Canyon Road and California State Route 57/60, commonly referred to as the former Diamond Bar Honda and Burger King sites (Los Angeles County Assessor's Parcel Numbers 8719-020- 001, 006 and 007) PROPERTY OWNER: Grand Diamond Bar Properties, LLC APPLICANT: City of Diamond Bar Community Development Department SUMMARY: Under the authority of Diamond Bar Municipal Code Chapter 22.14, the City proposes to establish an overlay zoning district, hereafter titled the "C-3-PD/Hotel Overlay," to promote and facilitate the orderly redevelopment of a prominent, freeway offramp- adjacent site, formerly occupied by an automobile dealership and drive-thru restaurant, in a manner consistent with the City Council's adopted Goals and Objectives, most notably the Fiscal Responsibility/Economic Development goal to "(i)dentify specific development opportunities and develop Specific Plans to revitalize the K -Mart and Honda property areas in a way that provides the greatest net benefit to the community." If the proposed zone change is adopted, any land use plan formulated within the Overlay shall include a hotel as the primary use. Secondary uses shall be limited to those already permitted or conditionally permitted in the underlying C-3 district. Existing buildings within the Overlay may be occupied by uses permitted or conditionally permitted in the C-3 district, without a hotel as the primary use, provided that no existing building is enlarged, and no new buildings are established. RECOMMENDATION: Adopt the attached Resolution (Attachment 1) recommending that the City Council adopt an ordinance enacting Zone Change No. PL2013-603. BACKGROUND: The property located at 525 Grand Avenue has been vacant since Diamond Bar Honda relocated operations to the City of Industry in mid -2008. This was followed by last year's closure of the neighboring Burger King restaurant at 527 Grand Avenue. The parcels in question (hereafter, the "Honda site") are zoned C-3, a designation which allows a broad spectrum of land uses, including retail stores, restaurants, auto rental agencies, hotels and offices. The Honda site possesses characteristics that, literally and qualitatively, set it apart from all other properties in Diamond Bar. From a land use compatibility standpoint, the site is isolated from the rest of the City (the 57/60 freeway and undeveloped land in the City of Industry completely surround it), so there are opportunities to develop it intensively without the risk of land use conflicts with neighboring properties. From a commercial viability perspective, the site lies adjacent to one of the nation's busiest freeways, exposing it to approximately 300,000 vehicles on a daily basis. Moreover, its proximity to the freeway offramps affords it additional exposure and convenient access to the traveling public. These factors contributed to the former Diamond Bar Honda dealership's success, which was, by far, the City's highest tax revenue generator until American Honda Motor Co. compelled the dealership to relocate to the City of Industry. Because of its unique locational advantages, the redevelopment of Honda site could, if carefully planned, yield significant economic benefits to both the City and the landowner. The City Council recognizes this, and the pursuit of development opportunities on the Honda site that will result in the greatest net benefit to the community has been included among its adopted goals and objectives since 2009.1 As a step toward fulfilling the City Council's Fiscal Responsibility/Economic Development Goals and Policies, the City contracted with AECOM Technology Corporation to prepare a Municipal Highest and Best Use Analysis for the Honda site. The report was recently completed, and concluded that a hotel would be the highest and best use under every scenario tested, and that a hotel -based project on the site would be of interest to developers. A copy of the AECOM report is provided as Attachment 3. The City Council Goals and Objectives are published as part of Diamond Bars annual budget. See Attachment B: City Council Goals and Objectives, FY 2013-2014 Zone Change No. PL 2013-603 Page 2 of 6 With the validation provided by AECOM's findings, staff drafted an ordinance that creates a new overlay zone that would apply exclusively to the Honda property. The proposed "C-3-PD/Hotel Overlay Zone" would require any expansion or redevelopment of the site to be anchored by a hotel. Other supporting uses already allowed in the underlying C-3—such as offices, retail and restaurants—would still be permissible, but only as part of a master -planned development that includes a hotel. The C -3 -PD Hotel Overlay ordinance is included as an exhibit to the attached Planning Commission Resolution. ANALYSIS: Because of the mandate set forth in the City Council's Goals and Objectives, staff set out to identify a highest and best use strategy that is based on the mandate of providing the greatest net benefit to the community. Certain uses might produce significant returns to a developer—such as apartments, self -storage facilities, office -only developments, card clubs, etc.—that would, at best, provide marginal, indirect benefits to the community, but would be outweighed by the lost opportunity to develop a property possessing the locational advantages afforded to the Honda site, or simply be inappropriate for a host of other reasons. As such, the AECOM study focused on economically feasible development strategies that would support the City Council's Goals and Objectives. The scope of work for the Municipal Highest and Best Use Analysis (hereafter, the "study") took into account several key factors. One such factor is the current uncertainty regarding the development scenarios for the surrounding properties in the City of Industry. Two major, mutually exclusive, projects have been approved next to the Honda site: the Industry Business Center (IBC) and an NFL stadium. Under the IBC scenario, new office and industrial development will be configured to attract large floor- plate users within a 592 -acre master -planned business park, with 4.8 million square feet of office and industrial space at buildout. The stadium -based project would also include ancillary office, medical and retail uses, as well as an entertainment/retail complex similar to the Irvine Spectrum or Downtown Disney. If the stadium -based project does not occur, the developer, Majestic Realty, has indicated that the IBC project would then move forward. An overview of the study's methodologies and conclusions are summarized in the following sections. Study Scenarios In light of the uncertainty regarding the buildout of the neighboring land in Industry, the AECOM study considered the following three base scenarios upon which market demand, financial feasibility and municipal returns could be evaluated for the Honda site: Status Quo, assuming no major changes to the market context or growth projection; Zone Change No. PL 2013-603 Page 3 of 6 Industry Business Center (IBC), assuming development of a major office and industrial business park to the immediate northwest of the Honda site in the City of Industry; and Stadium, assuming development of an NFL stadium with ancillary office, medical, and retail uses to the immediate northwest of the Honda Site in the City of Industry. It is also important to note that if the stadium -based project comes to fruition, surplus land created from the realignment of Old Brea Canyon Road would be transferred to the City of Diamond Bar. The study assumes that this land would be conveyed to the Honda site. As a result, under the Stadium scenario, the Honda site would increase in size from 4.09 acres to 7.37 acres. Market Overview/Site Capacit The scope of the City Council's Fiscal Responsibility/Economic Development goals and policies enabled the scope of the study to focus on use categories that generate revenue -based taxes, such as hotels and the entire spectrum of retail uses. In addition, staff directed AECOM to assess whether or not the inclusion of an office component, and the rents that an office building would generate, would be needed, from a proforma standpoint, to support the development of a hotel on the site. Taking into account a projected range of market conditions, the demand potential for the Honda site could yield the development intensities summarized in the table below. Related site capacity analyses found that the Honda site could accommodate any of the study scenarios. Demand Potential for Honda Site Source: AECOM The low retail demand is based on the amount of competitive retail inventory in the vicinity. As such, the viability of retail on the Honda site would be limited to uses that support the office and hotel components or commuter traffic, such as restaurants and gas stations. The highest hotel demand would be generated if the IBC project is developed as a result of the business travelers associated with the IBC -based uses. Financial Feasibility In Chapter 6 of the study, AECOM prepared a preliminary proforma to test the financial feasibility of the developing the Honda site under varying demand conditions within the IBC and Stadium scenarios. The proforma also tested the financial feasibility of Zone Change No. PL 2013-603 Page 4 of 6 developing the site as a stand-alone hotel. The proforma found that a hotel alone ,would produce the highest residual land value under any scenario. The study further concluded that an office component would negatively affect the residual land values due to relatively low prevailing rents and the costs to construct parking facilities to support the offices. Municipal Revenues Chapter 7 of the study estimates municipal revenues under the scenarios and iterations thereto in defined in the financial feasibility analysis. The municipal revenue analysis considered the entire spectrum of revenue sources, including sales tax, hotel transient occupancy tax (TOT), property tax, jobs created, and other factors. The Municipal Revenue analysis concluded that the optimal scenario for the City would be for the IBC project to come to fruition, and that the annual fiscal benefit to the City would be primarily be driven by hotel TOT. It should be noted that the study did not consider the direct financial benefits to the City that the stadium -based project would produced as a result of the settlement agreement that exists between Diamond Bar and the City of Industry. Nonetheless, whether Majestic develops the NFL project, the IBC, or chooses not to develop the adjacent 592 acres in Industry, TOT would be the primary revenue generator on the Honda site. Municipal Highest and Best Use Based on the analysis and findings of AECOM's study, the highest and best use of the Honda Site is as a hotel -anchored property. The project -specific characteristics would depend on various factors, but the study provides the basis for the crafting of zoning standards specific to the Honda site requiring any land use plan to include a hotel as the primary use. C-3-PD/HOTEL OVERLAY DISTRICT STANDARDS: The draft ordinance establishing the proposed Hotel Overlay and associated standards is included in the attached resolution as Exhibit 1. The ordinance provides for the continued use of the existing building for any uses currently permitted or conditionally permitted in the C-3. Any new development, including the enlargement of existing buildings, however, would require the submittal of a master plan that includes a hotel as the primary use. The draft ordinance also includes a requirement for a market study to validate the feasibility of a proposed master plan. The recently -completed AECOM study could be 2 Residual land value (RLV), is indicative of a hypothetical sale value of the Honda Site for the IBC and Stadium scenarios. RLV is the theoretical value of the project under a specific set of cost and revenue assumptions; in other words, it is the maximum amount that a developer would pay for land acquisition based on the proposed scenario. Nage b or e Zone Change No. PL 2013-603 used to satisfy that requirement, but if a developer proposes secondary uses not contemplated in the AECOM study, or if a significant amount of time passes before a development application is submitted, an updated market study would be needed. ENVIRONMENTAL ASSESSMENT: The proposed establishment of the C-3-PD/Hotel Overlay zoning district on the Honda site is exempt from the California Environmental Quality Act (CEQA) under CEQA Guidelines Sections 15061(b)(3) in that the proposed zone change does not expand the range of uses already identified as permitted or conditionally permitted in the underlying C-3 zone. NOTICE OF PUBLIC HEARING: On December 9, 2013, notification of the public hearing for this Application was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers, public hearing notices were mailed to owners of real property within a 1,000 -foot radius of the Subject Property boundaries, the Subject Property was posted with a display board providing due notice of the public hearing, and public hearing notices were posted at the City's designated community posting sites. Prepared br Greg Gubman, AICP Community Development Director Attachments: 1. Resolution No. 2013 -XX 2. City Council Goals and Objectives, FY 2013-2014 3. Municipal Highest and Best Use Analysis, Re: Honda Dealership Site Zone Change No. PL 2013-603 - Page 6 of 6 Attachment I PLANNING COMMISSION RESOLUTION NO. 2013 -XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR RECOMMENDING THAT CITY COUNCIL APPROVE PLANNING APPLICATION NO. PL2013-603 TO ESTABLISH THE C-3- PD/HOTEL OVERLAY ZONING DISTRICT AND APPROVE THE REZONING FROM "C-3" TO "C -3 -PD/ HOTEL OVERLAY" ON THOSE PARCELS IN THE CITY OF DIAMOND BAR BOUNDED BY GRAND AVENUE, OLD BREA CANYON ROAD AND CALIFORNIA STATE ROUTE 67/60 (APNs 8719-020-001, 6719-020-006 AND 8719-020-007). A. RECITALS The City of Diamond Bar ("City") has initiated an application for Zone Change No. PL2013-603 ("Application") for those parcels described in the title of this Resolution and located in the City ("Subject Property"). On December 9, 2013, notification of the public hearing for this Application was published in the San Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers, public hearing notices were mailed to owners of real property within a 1,000 -foot radius of the Subject Property boundaries, the Subject Property was posted with a display board providing due notice of the public hearing, and public hearing notices were posted at the City's designated community posting sites. On December 19, 2013, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing on the Application. All persons wishing to testify at the public hearing in connection with the Application were heard, the Application was studied, and the Planning Commission closed the public hearing. B. RESOLUTION NOW, THEREFORE, it is found,. determined and resolved by the Planning Commission of the City of Diamond Bar as follows: All of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. Changing the zoning designation of the Subject Property from C-3 to C-3- PD/Hotel Overlay is consistent with the General Plan, and, further, implements the economic development goals and objectives of the Diamond Bar City Council and constitutes the highest and best use for the Subject Property. 3. The proposed establishment of the C-3-PD/Hotel Overlay zoning district on the Subject Property is exempt from the California Environmental Quality Act (CEQA), as prescribed under CEQA Guidelines Sections 15061(b)(3) in that the proposed zone change does not expand the range of uses already identified as permitted or conditionally permitted in the underlying C-3 zone. 4. Based on the findings and conclusions set forth above, the Planning Commission hereby recommends that the City Council approve Zone Change No. PL2013-603 by adopting the ordinance attached hereto as Exhibit 1 and incorporated herein by reference. The Planning Commission shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution to the City Council. APPROVED AND ADOPTED THIS 19TH OF DECEMBER 2013, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. M Frank Farago, Vice Chairman I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the Planning Commission of the City of Diamond Bar, at a special meeting of the Planning Commission held on the 19th day of December 2013, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: Greg Gubman, Secretary 2 OMUOWTIONS-PCM%REZONE PC ME Oµ NMVGU RESM ON PL 2013.60U. . EXHIBIT 1 ORDINANCE NO. XX(2014) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR ESTABLISHING THE "C-3-PD/HOTEL" OVERLAY ZONING DISTRICT AND AMENDING THE OFFICIAL ZONING MAP TO CHANGE THE ZONING DESIGNATION FROM "C-3" TO "C -3 -PD1 HOTEL OVERLAY" ON THOSE PARCELS IN THE CITY OF DIAMOND BAR BOUNDED BY GRAND AVENUE, OLD BREA CANYON ROAD AND CALIFORNIA STATE ROUTE 57160 (APNs 8719-020-001, 8719-020-006 AND 8719-020-007). A. RECITALS The intent of the C-3-PD/Hotel Overlay Zoning District ("Overlay") is to promote and facilitate the orderly redevelopment of a prominent, freeway offramp- adjacent site, formerly occupied by an automobile dealership, in a manner consistent with the City Council's adopted Goals and Objectives, most notably the Fiscal Responsibility/Economic Development goal which states, "fi)dentify specific development opportunities and develop Specific Plans to revitalize the Kmart and Honda property areas in a way that provides the greatest net benefit to the community." Because of the commercial development opportunities afforded to the Overlay as a result of its accessibility to the highest traffic volumes in the City, and in furtherance of the Council's Goals and Objectives, careful land use planning is critically important to help ensure that those opportunities are attained and maximized. The City Council of the City of Diamond Bar finds that, based on the criteria set forth in the City Council's Goals and Objectives, the highest and best use for the Overlay is a hotel. As such, any land use plan formulated for the Overlay shall include a hotel as the primary use. The product type, size and configuration of the hotel shall be determined through careful market analysis and the developer's proposal. Secondary uses will be considered by the City for approval if such uses support hotel operations, or for which the market analysis demonstrates that such secondary uses are necessary to make the costs of constructing and operating a hotel financially feasible. The establishment of the Overlay is exempt from the California Environmental Quality Act (CEQA), as prescribed under CEQA Guidelines Sections 15061(b)(3), in that the Overlay does not expand the range of uses already identified as permitted or conditionally permitted in the underlying C-3 zone. -1- 971565.1 NOW, THEREFORE, the City Council of the City of Diamond Bar does hereby ordain as follows: 1. Pursuant to Municipal Code Chapter 22.14, the C-3-PD/Hotel Overlay Zoning District is hereby created. 2. The Official Zoning Map is hereby amended to change the zoning designation of the parcels described in the title of this Ordinance and depicted in the attached Exhibit A-2, to C-3-PD/Hotel, as shown in the attached Exhibit A-1. 3. A new Section 22.14.040 shall be added to the Municipal Code governing the use and development of land within the Overlay as set forth in the attached Exhibit B. 4. Table 2-1 in the Municipal Code shall be revised to add the C-3-PD/Hotel to the Overlay Districts, as follows: Overlay Districts PDPlanned Development All C-3-PD/Hotel (2) 1 Hotel Overlay General Commercial Notes: (2) See Section 22.14.040 and Chapter 22.32 5. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance or any part thereof is for any reason held to be invalid, such invalidity shall not affect the validity of the remaining portions of this Ordinance or any part hereof. The City Council of the City of Diamond Bar hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases be declared invalid. 6. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same or a summary thereof to be published and posted in the manner required by law. -2- PL2013601COU PASSED, APPROVED AND ADOPTED THIS DAY OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR. I -W Carol Herrera, Mayor 2014, BY I, Tommye Cribbins, City Clerk of the City of Diamond Bar, do hereby certify that the foregoing Ordinance was duly introduced at a regular meeting of the City Council of the City of Diamond Bar held on the _ day of 2014 and was finally passed at a regular meeting of the City Council held on the day of , 2014, by the following vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: Council Members: Council Members: Council Members: Council Members: Tommye Cribbins City Clerk APPROVED AS TO FORM: David A. DeBerry City Attorney -3- O:WE6OLVnorv6&Oa CCWo1o1 PPOP[Rtt REzaxe FL2013603o . City of Industry EXHIBIT "A-1" O Cur Boundary RHHigh Oemgy Residential Zoning RH30. High Density Resfdenfiat-30 uAlh,mUm AG: Agdcult..I RL: Low Density Residential CI Neighbmhood Commercial RLM: Low Medium Oensry Resdangal P2: Communiy Cemmeecial RM: Medium Density Residential _C-3: Regional Commercial RMK Medium High Density RcsidemMl GO: commemblolfice RR: Rural Residential ej l: Light Industry SP: 5Pecdm Plan Oueday OB: Office, Business Park SUB -PAI: Planning Areal OP' Of(ce, Professional SUB -PAI: Planning Areal OS: Open Spacel Com..tan _ SUB-PA3: PlanMngArea3 ® REG: Recreation - SU&PA4: PinningAlea4 Me 971565.1 Zoning Map EIIRn�nioT : 1 1 Updated. E=XHIBIT "A-2" parcgs Comprising the C-3-FAD/Hotel Overlay Zoning Uistrict (Assessor's Parcel Nos. 6719-020-001, 06 & 07) a^ �o oo -5- 97I565.1 EXHIBIT B See, 22.14.040, Adopted PD Overlay Districts (a) C -3 -PD Hotel Overlay. (1) .Purpose. The intent of the C-3-PD/Hotel Overlay ("Overlay") is to promote and facilitate the orderly redevelopment of a prominent, freeway offramp-adjacent site, formerly occupied by an automobile dealership, in a manner consistent with the City Council's adopted Goals and Objectives, most notably the Fiscal Responsibility/Economic Development goal which states, "(i)dentify specific development opportunities and develop Specific Plans to revitalize the K -Mart and Honda property.areas in a way that provides the greatest net benefit to the community." Because of the commercial development opportunities afforded to the Overlay as a result of its accessibility to the highest traffic volumes in the City, and in furtherance of the Council's Goals and Objectives, careful land use planning is critically important to help ensure that those opportunities are attained and maximized. The City Council found that the highest and best use for the Overlay is a hotel. As such, any land use plan formulated for the Overlay shall include a hotel as the primary use. The product type, size and configuration of the hotel shall be determined through careful market analysis. Secondary uses will be considered by the City for approval only if such uses support hotel operations, or for which the market analysis can demonstrate that such secondary uses are necessary to make the costs of constructing and operating a hotel financially feasible. (2) Existing buildings. a. "Existing buildings" are defined as those buildings lawfully existing within the C-3- PD/Hotel Overlay on the effective date of this section. Existing buildings may be occupied by uses permitted or conditionally permitted in the C-3 district, unless such a use is expressly prohibited by this ordinance. b. The interiors of existing buildings may be retrofitted or renovated to accommodate such uses; however, no existing building may be enlarged, and no new buildings shall be established, except as set forth below. c. Exterior colors of existing buildings may be modified, subject to City approval, and exterior signs may be modified or replaced in accordance with Chapter 22.36 (Sign Standards). No other exterior structural or architectural modification to existing buildings shall be permitted, unless expressly authorized pursuant to an approved master development plan as set forth below. M 971565.1 (3) New development. a. A master plan for development shall be submitted to the City for review and approval prior to the issuance of grading or building permits for any construction resulting in additional floor area, and/or new floor area to replace buildings intended for demolition. The master plan shall include text, diagrams and any other exhibits as needed to fully define the scope of the plan. b. A market study prepared by a qualified economic analyst shall be utilized in the formulation of the master plan. The market study shall be utilized to assist in assessing the feasibility of the master plan. Factors to be evaluated in the market study shall include, but not be limited to: (i) Market scenarios for properties surrounding the Overlay. (ii) Evaluation of site capacity in order to estimate the physical limitations of the Overlay. (iii)Vehicle capacity of roads which will access the Overlay, including planned freeway and other relevant roadway expansions. (iv)Financial analysis incorporating estimates of the development costs and projected revenues in order to assess developer returns (e.g., residual land value, internal rate of return, and return on total cost). (v) Highest and best use strategies capable of yielding the highest net benefit to the community consistent with financial feasibility and reasonable economic return. c. As provided under Chapter 22.14, the proposed master plan may include modifications to the development standards applicable to the underlying C-3 district. d. As specified in Chapter 22.14, the master plan proposal shall be submitted to the City as a Conditional Use Permit in accordance with procedures set forth in Chapter 22.48. Alternatively, the master plan may be submitted as a Specific Plan in accordance with the procedures set forth in Chapter 22.60. e. As a condition of master plan approval, building permits for the hotel shall be secured and construction of the hotel shall commence prior to the establishment of any approved non -hotel uses. Alternatively, the property owner(s) and City may enter into a development agreement pursuant to Development Code Chapter 22.62 which prescribes the terms under which occupancy of non -hotel uses may occur prior to commencement of hotel construction. The meaning of the term "commencement of construction" shall be precisely defined in the development agreement. (b) Non -codified overlays. Overlay districts not listed in this chapter which are identified on the official zoning map are incorporated herein by reference. -7- O.WESMUMN9&OR6CCW.N P.11EP R..O I PL2013609.000% Attachment 2 CITE' COUNCIL GOALS AND OBJECTIVES FY 2013-2014 IX CITY OF DIAMOND BAR CITY COUNCIL GOALS & OBJECTIVES FY 2013-14 Each year, in conjunction with the development of the annual budget, the City Council establishes its goals and objectives for the fiscal year. This year the City Council considered a long list of objectives and, after careful consideration and discussion, established the following goals for FY 2013-14: 1. Traffic Mitigation • In cooperation with the City's project partners, complete the 57/60 Freeway Interchange corridor long-term "big fix". a) Commence construction on the Westbound SR -60 Slip Ramp (Phase 1 of 57/60 -Grand Confluence Project). b) Complete design of Local Improvements at Grand/Golden Springs and DB Golf Course Frontage and prepare for construction (Step 1 of Phase 2 57/60 -Grand Confluence Project). c) Complete EIR for Grand Bridge Widening, Bypass Roads, & On/Off Ramp Reconfiguration and continue design work (Step 1 of Phase 3 57/60 - Grand Confluence Project). d) Secure funding partners for and complete a feasibility study to determine the preferred and most cost-effective options for the completion of 57/60 "big fix" (missing freeway and HOV connectors separate from the 57/60 Confluence Project). • Advocate for transportation solutions that are equitable in their distribution of goods movement related traffic. a) Secure recognition of the SR -60's ongoing status as a component of the state and national freight networks in an effort to secure funding for 57/60 Interchange improvements. • In cooperation with the City's project partners, complete the Lemon Avenue on and off ramp project. a) Complete right-of-way acquisitions and begin construction. • Develop a report to the City Council outlining the ongoing effectiveness of the City's ongoing traffic mitigation project programs. • Oppose any high speed or light rail proposals that adversely impact Diamond Bar. ri 2. Fiscal Responsibility/Economic Development • Create a long-term City-wide financial plan for preservation of the City's fixed assets, including infrastructure, buildings, parks, and other facilities. Develop incentive -based Specific Plans to revitalize areas such as K -Mart and Market World. o Identify specific development opportunities and develop Specific Plans to revitalize the K -Mart and Honda property areas in a way that provides the greatest net benefit to the community. a) Complete the market study for the Honda property and provide a report to the City Council. • Develop a plan to address the long-term financial sustainability of the City's Lighting and Landscape Assessment Districts (LLADs). 3. Communications • In addition to regular public meetings, provide a variety of opportunities for public interaction and participation. a) Implement the Discover Diamond Bar program. Through new partnerships with local organizations (schools, nonprofits, faith -based organizations, etc.), increase community awareness about City programs and services, particularly those related to emergency preparedness and environmental services. This outreach may include face-to-face interaction, dissemination of literature/educational materials, and contribution of City content.for inclusion in partner organizations' newsletters/websites. b) Complete an update to the City's website, enhancing governmental transparency, access to information, and ease of use for the public. 4. Other Items. Preserve Windmill structure via ownership of structure and/or property. Develop a City-wide branding plan that incorporates standard design elements with a unifying theme that reflects the image of Diamond Bar. a) Commence Grand Avenue beautification project, using the chosen design as an initial standard plan for the City's streetscapes and entry signage.. XI Establish a "quiet zone" on the Metrolink train line at Lemon Avenue near Walnut Elementary School. Develop and implement fiscally responsible environmental/sustainability programs. a) Complete a five-year review/update of the Council's Sustainability Program Options Report (2008). Complete the implementation of the approved Housing Element update. XII Attachment 3 Municipal Highest & i�e�: Re: Honda Dealership Site November 27, 2013 Prepared for: The City of Diamond Bar Prepared by: AECOM 515 S. Flower St., 81h Floor Los Angeles CA 90071 +1 213.593.7700 Table o Contents Chapter Subject page 1 Highest and Best Use Strategy .................................. 1 2 Site Capacity .......................................................... 4 3 Market Ovorviaw.^—.......--............ 0 4 Demand ............................................................... 42 5 Site Plans ................... ......... :.............................. 46 0 Financial Feasibility ................................................ 59 7 Municipal Revenues ................ .............................. O% November 2013 Highest and Best Use Analysis / AECOM 1. Highest and Best Use Strategy The City of Diamond Bar (City) retained AECOM to develop a highest and best use analysis for the former Honda dealership property (Honda Site) located to the north of State Route 57 on the southwestern corner of Grand Ave. and Old Brea Canyon Rd. AECOM began this study by analyzing the Honda Site to determine the available square footage and site constraints upon development under the current parcel configuration (Scheme A), and under a scenario in which additional land is obtained through realignment of Old Brea Canyon Rd. (Scheme B). A site capacity summary is provided in Table 1 below; details can be found in Chapter 2 of this report. Table 1: Summary— Site Capacity Site Area Scheme A 4.09 acres Scheme B 7.37 acres Net Developable Area 3.0 acres 6.0 acres Theoretical Maximum Capacity Hotel 803 rooms 1,831 rooms Office 201,000 SF 459,000 SF Source: AECOM AECOM next conducted a market study to determine existing and projected population, employment, and competitive office, hotel, and retail property inventory in the local and regional markets. Details can be found in Chapter 3 of this report. AECOM then estimated future demand for office, hotel, and retail land uses in the City, and estimated the capture of those uses specifically at the Honda Site under three levels of demand: Status Quo, assuming no major changes to the market context or growth projection Industry Business Center (IBC), assuming development of a major office and industrial business park to the immediate northwest of the Honda Site in the City of Industry Stadium, assuming development of an NFL stadium with ancillary office, medical, and retail uses to the immediate northwest of the Honda Site in the City of Industry. A demand summary Is provided in Table 2 below. This summary represents the potential program that could be supported on the Honda Site under the market conditions and capture estimates developed in Chapter 4 of this report. The actual program for the Honda Site will depend on the physical site constraints, carrying capacity, financial performance, and risk tolerance of the eventual developer and operator. Table 2: Summary— Demand Potential for Honda Site Status Quo IBC Stadium Office 27,100 — 42,800 SF 48,200 — 76,200 SF 48,200 — 78,200 61 - Hotel 125 —190 rooms 230 — 405 rooms 180 — 295 rooms Retail 1,100-2,000 SF 2,000-3,800 SF 1,600-3,100 SF Source: AECOM AECOM developed site plans and massing studies, including potential building footprints, heights, and required parking and circulation options for the IBC Scenario and Stadium Scenario land use programs. The studies show that the Honda Site can accommodate the land use programs in the IBC and Stadium Scenarios under the highest levels of projected demand. November 2013 Highest and Best Use Analysis AECOM next derived a residual land value (RLV), which is Indicative of a hypothetical sale value of the Honda Site, for the IBC and Stadium scenarios. RLV is the theoretical value of the project under a specific set of cost and revenue assumptions; in other words, it is the maximum amount that a developer would pay for land acquisition based on the proposed scenario. As shown in Table 3 below, the IBC Scenario (Scenario 1) results in a total estimated value of $143 million. After accounting for preliminary development costs and developer profit, the estimated RLV for this program is $1.9 million, equivalent to $11 per square foot (SF) of land or $464,000 per acre of land. The Stadium Scenario (Scenario 2) results in a total estimated value of $122 million. After accounting for preliminary development costs and developer profit, the RLV for this program is ($1.3 million), equivalent to a subsidy of $4 per SF of land or $176,000 per acre of land. Table 3: Summary— Proforma Results Site Area acres Scenario 1 I IBC 4.09 Scenario 2 Stadium 7.37 Hotel (Keys) 405 295 Office SF 76,200 76,200 Parkin stalls 675 553 Total Estimated Value $142,620,000 $122,260,000 Less Total Preliminary Development Cost $117,268,000 $102,964,000 Less Developer Profit @ 20% $23,453,600 $20,592,800 Residual Land Value (RLV) $1,898,400 $1,296,800 RLV per SF of land $11 $4 RLV per acre of land $464,000 $176,000 Source: AECOM Based on review of the individual performance of the hotel and office uses, it appears that the office building component of each scenario described above results in a net negative financial contribution to the overall program and would therefore not be considered financially feasible under the assumptions in the mixed-use programs. AECOM modeled several alternative scenarios to test the financial implications of smaller mixed-use and hotel -only land use programs for illustrative purposes only. The results of these alternative analyses indicate that smaller mixed-use programs would likely yield significantly lower RLVs than Scenarios 1 and 2, and that office uses still negatively impact the overall financial results. Hotel -only programs result in the highest RLV of all the scenarios tested, suggesting that a developer would be likely to build a single -use hotel product on the Honda Site. Details can be found in Chapter 5. AECOM also evaluated the potential economic benefits of each scenario. The economic benefit analysis comprises a single year snapshot of estimated annual municipal revenues and permanent jobs, incorporating anticipated cash flow to the City of Diamond Bar's General Fund from sources including sales tax, transient occupancy tax, property tax, and real property transfer tax levied on stabilized hotel and office activities at the Honda Site. Results of the analysis are summarized in Table 4 below and indicate that annual fiscal benefit to the City is primarily driven by hotel transient occupancy tax (TOT). TOT contributions account for more than 90 percent of annual fiscal revenues by scenario. Property tax revenues generate 4 to 6 percent of annual fiscal revenues of each scenario, and sales tax revenues range from 1 to 3 percent of the estimated total. On-site employment is primarily driven by office uses. Details can be found in Chapter 6 of this report. November 2013 Highest and Best Use Analysis Table 4: Summary— Municipal Revenue and Jobs Analysis Source: AECOM In conclusion, based on the analysis and findings of this study, the highest and best use of the Honda Site is as a hotel -anchored property. The actual program will depend on numerous factors, including the experience and risk tolerance of the developer and actual uses developed on the adjacent 592 -acre property in the City of Industry. November 2013 Highest and Best Use Analysis Scenario 1 I IBC Scenario 2 Stadium $1,452,000 $1,093,000 Annual Tax Revenues Intermittent Tax Revenues $81,000 $72,000 Permanent Jobs (full-time equivalents) 500 465 Source: AECOM In conclusion, based on the analysis and findings of this study, the highest and best use of the Honda Site is as a hotel -anchored property. The actual program will depend on numerous factors, including the experience and risk tolerance of the developer and actual uses developed on the adjacent 592 -acre property in the City of Industry. November 2013 Highest and Best Use Analysis 20 dote Capadty AECOM reviewed the existing planning and land use regulations specific to the Honda Site. This included parking, set -back, height, floor area ratio (FAR), and use requirements, as well as open space and other regulatory requirements. Available right-of-way and associated vehicular capacity of roads accessing the Honda Site were examined, including planned expansions to Highway 57 and associated on- and off -ramps. Site topography and visible environmental conditions were examined to determine potential development constraints. Per the direction of the City, AECOM focused on the physical and practical constraints to site development rather than the current zoning standards in place for the Honda Site, in order to determine the development potential in an unrestricted environment. Site capacity is diagrammed on the following pages; summary findings are provided in Table 5 below. AECOM began this study by analyzing the subject property (Honda Site) to determine the available square footage and site constraints upon development Scheme A is defined as the current parcel configuration. Scheme B is defined as a scenario In which additional land is obtained through realignment of Old Brea Canyon Rd. Table 5: Site Capacity Findings Source: AECOM November 2013 Highest and Best Use Analysis B Site Area Scheme A 4.09 acres Scheme 7.37 acres Net Developable Area 3.0 acres 6.0 acres Theoretical Maximum Capacity Hotel — Rooms 803 rooms 1,831 rooms Hotel — FAR 2.3 2.9 Offlce—Square Feet 201,000 SF 459,000 SF Office — FAR 1.1 1.4 Parking 803 stalls 1,831 stalls Source: AECOM November 2013 Highest and Best Use Analysis P, U A / o: i P, U A W W N N O dY O til (A LL LL < Q IOL w p U m n U LL h VV!! aQo N m No (J !l m ^ IR N �N J N N Q II a Q Q II qy W ■ .� t K Q Lq • z `'� a rn z = w rc d Ca a In a No o w ••- K Z u p w rL W �O N 4 F W >W> O V O > U yxy O W 2 •'� X � e Q W � � O ❑ O W d U w z ¢ KIJ x X rn J U U Z a '❑ � w o J vJ w y j d' x m X ❑¢ Q QQ �p N (, W d U Q U y Q V U N z z rc oli _, o o d 1reY a m IzI�Il a m U' LL' W> Qo li q O 20 J 6 !q ❑ (� N N b 4 Q m V 6 Q � N o I 1 1 5 i 1 ! w ESR • �l I 1 ,\ z• ♦ O • 1 1 I ♦ m , 1 w '111 IN 1 I Ir 11 N., /,,, .�,♦, 1 I I w full ° v o > e o m � N N LL p U p I^ II N LL mmj V P7 dye O J O (J II O N p U 10 ° 10 N ry N J I I d 11 Q R Y n u°ii � Z Q ul, u w K No II �w�j O d Q dQ Oi II o K N Q O W Q F 4 a Q R� w `�' a z w O w w o t Zu w m a LL o N d o II O 7 Z ri W X Z LL F U W O LL O > Q N O R O O N M C N Q of U y Z J Im� Y X FX X N f Q X m LL K ? m Q IBJ Q ci LL LL W S N W O 6 W 1- U � R U J f U O Q P LL K O a O O N N Q = Q N Q f0/1 w Y ¢w ¢ m w w g w y w R! W> W n 1 I 1 g rc v 1 y N. 4 z ggggggg$ y(� w a sia aga NN P. 1 z m I v ` 1; 1 g , 1 m 1 \, z 1 O \ s � W o� o •.\ , 1 I � o 1 1 � d AECbM 3. Market Overview AECOM performed market research to inform the municipal highest and best use analysis for the Honda Site, using the findings of the site capacity analysis to inform the physical limitations of the property. AECOM examined site location and context, demographic composition and trends, and existing commercial market characteristics to understand market potential of different land uses in the appropriate commercial real estate submarket. SITE LOCATION AND CONTEXT The Honda Site is a developed property located in the northwest edge of the City of Diamond Bar, comprised of several vacant buildings that were formerly used as a Honda Dealership and fast food restaurant and associated parking. The Honda Site is bounded to the north and west by Old Brea Canyon Rd., to the south by the Pomona (SR 60) and Orange (SR 57) freeways, and to the east by Grand Ave. From a regional perspective, the Honda Site is located in northeast Los Angeles County near the border of San Bernardino County to the east and Orange County to the south, as shown in Figure 1. Figure 1: Site Location and Regional Context �wyY"1, Los Angeles .` County /1...,.CW.0 lm Anpeleo i . /� •� 1 Ire OrangeCounty cry mn.no6. Source: ESRI Business Analyst and AECOM Bernardino County Maio';) r.mn„• ' ' n.��i Y.. November 2013 Highest and Best Use Analysis 8 Figure 2: Satellite Imagery of Project Site Ilk AECOM Source: Imagery ©2013 Google The property enjoys accessibility to both the 57 and 60 freeways via Grand Ave. Visitors can access the property directly from Grand Ave, or from Old Brea Canyon Rd. at a signalized intersection. The property abuts the location of the proposed NFL stadium for Los Angeles, which has been approved by the City of Industry. If the stadium is not developed, the Honda Site is likely to be developed as a nearly 600 -acre master -planned business center by Majestic Realty. The Honda Site is visible from the freeway and benefits from prominent signage opportunities. Nearby amenities include the Diamond Bar golf course and Diamond Bar Target department store. This property is a 4 - minute drive from the City of Industry Metrolink station via the freeway. DEMOGRAPHIC OVERVIEW To evaluate market potentials for the Honda Site, AECOM examined demographic and economic characteristics at four levels. AECOM examined the areas within a 5 -mile, 10 -mile, and 15 -tulle radius from the subject property in order to understand local demographic characteristics, and also compared this to conditions within Los Angeles County to provide a general regional perspective. Because the property lies near the boundaries of Los Angeles, San Bernardino, and Orange Counties, the 15 -mile area provides an alternative regional perspective to Los Angeles County metrics. The primary market for the property is determined to be within the 5 -mile radius area. Market areas and regional context are displayed in Figure 1. POPULATION The tables and charts following the highlights below provide information regarding historic, existing, and future population growth affecting land use demand at the Honda Site. • The California Department of Finance (DOF) provides insights into area population trends. Figure 3 represents the DOF population estimates for the City of Diamond Bar and Los Angeles County for each year as of January 1, as well as the 2000 and 2010 Decennial Census population counts. While the population in Los Angeles County shows a steady upward trend, the reported population in Diamond Bar dropped from 57,100 in 2003 to less than 55,400 in 2009. This is likely the result of changes in tabulation methodology rather than an actual loss In population, as the City did not lose any significant quantity of housing stock, and indeed new homes were entitled and built over the 2003-2009 period. • All study areas (5-, 10-, and 15 -mile areas) have experienced slow to moderate growth in recent years according to ESRI Business Analyst. Slow growth is projected to continue Into the near future. The 5 -mile area is experiencing the slowest growth with a compound annual growth rate (CAGR) of only 0.31 percent from 2010 to 2012. The 15 -mile area Is experiencing the fastest comparative growth, with a CAGR of 0.54 percent (Table 6). November 2013 Highest and Best Use Analysis • Patterns for household growth closely mirror trends for population growth, although all market areas are predicted to have a slightly faster household growth rate than population growth, Implying that households In the near future will be somewhat smaller than they are now (Table 7). • For population comparison, Southern California Association of Governments (SCAG) forecasts population, housing, and employment as part of its Regional Transportation Plan (RTP). The RTP forecasts that the both the City of Diamond Bar and Los Angeles County will grow at a CAGR of 0.5 percent. Though the SCAG RTP forecasts incorporate different geographies and years than the ESRI forecasts, both show that the growth rates of the smaller area of study and larger county are similar (Table 8). • The highest rates of population growth surrounding Diamond Bar are predicted to occur In Pomona and Walnut from 2008-2020 and in Pomona from 2020-2035 Figure 4). • Within the 5 -mile area, there is very low population density. Within the 10 -mile area, the most densely populated block groups are to the north in Pomona, Covina, and West Covina. Intuitively, most population density is located in the downtown area of Los Angeles to the west. Figure 5 presents population density mapped by U.S. Census tracts. Figure 3: Population of Diamond Bar and Los Angeles County 57,500 57,000 56,500 m 56,000 c O E 55,500 0 55,000 54,500 54,000 O O H N N M On d' <I' ul UO U) n r` 00 0) of O O .i N N N N N N ON N N N ON N N N ON ON N ON N N N N ON N 10.0 c 0 9.9 9.8 c 9.7 'o U 9.6 v avo 9.5 a` J 9.4 9.3 Note: Accounting conventions related to the US Census are likely to have Influenced the reported 2010 population in Diamond Bar. Source: California DOF E4 Population Estimates for Cities, Counties, and State Table 6: Historic and Projected Population 5Mile Area 255,990 4/1/2000 9.8 million 4/1/2000 55,544 9.5 million Diamond Bar 10 Mile Area =Los Angeles County O O H N N M On d' <I' ul UO U) n r` 00 0) of O O .i N N N N N N ON N N N ON N N N ON ON N ON N N N N ON N 10.0 c 0 9.9 9.8 c 9.7 'o U 9.6 v avo 9.5 a` J 9.4 9.3 Note: Accounting conventions related to the US Census are likely to have Influenced the reported 2010 population in Diamond Bar. Source: California DOF E4 Population Estimates for Cities, Counties, and State Table 6: Historic and Projected Population 5Mile Area 255,990 257,574 261,276 1,584 0.31% 3,702 0.29% 10 Mile Area 1,332,643 1,344,855 1,374,226 12,212 0.46% 29,371 0.43% 15 Mile Area 2,708,535 2,737,755 2,807,259 29,220 0.54% 69,504 0.50% Los Angeles County 9,818,605 9,904,341 10,070,765 85,736 0.44% 166,424 0.33% Source: ESRI Business Analyst, U.S. Census Bureau Census 2010 Summary File 1 November 2013 Highest and Best Use Analysis 10 AECOM Table 7: Historic and Projected Households 5 Mile Area 73,218 73,717 74,824 499 0.34% 1,107 0.30% 10 Mile Area 392,526 396,573 405,514 4,047 0.51% 8,941 0.45% 15 Mile Area 798,934 808,356 828,693 9,422 0.59% 20,337 0.50% Los Angeles County 3,241,204 3,267,118 3,327,435 25,914 0.40% 60,317 0.37% Source: ESRI Business Analyst, U.S. Census Bureau Census 2010 Summary File 1 Table 8: SCAG RTP Population Projections in Diamond Bar and Surrounding Areas Covina 47,800 48,700 50,200 2% 0.2% 3% 0.3% Diamond Bar 55,300 58,700 63,300 6% 0.5% 8% 0.6% La Verne 31,100 33,000 35,600 6% 0.5% 8% 0.6% Pomona 149,100 168,500 197,400 13% 1.0% 17% 1.3% San Dimas 33,400 35,000 35,600 5% 0.4% 2% 0.1% Walnut 29,000 32,600 33,200 12% 1.0% 2% 0.2% Los Angeles County 9,778,000 10 404 000 11,353,000 6% 0.5% 9% 0.7% Source: Southern Callfomia Association of Governments Adopted 2012 RTP Growth Forecast Figure 4: SCAG RTP Percent Growth in Diamond Bar and Surrounding Areas 20% 18% 0% Go.0 carat Ja;ce 01Poca o� O~a�o IJa yaa ce\az 5P� �o w Percent Growth, 2008-2020 a Percent Growth, 2020-2035 November2013 Highest and Best Use Analysis 11 AECOM • S- • 1 f a � �` ►�®s ISS � '� ar A ON— AM • 'paLLTT1! A�`1 ' Y +• r 1 �M .a 7 AGE DISTRIBUTION The following figures provide data regarding population change, both historic and projected, by age cohort. Key findings include: • The largest absolute change population in the last two census periods (2000 and 2010) was in the 55- to 64 -year age group in the 5 -mile area with an Increase of 12,100 individuals. This cohort also represented the greatest increase in the 10 -mile area, 15 -mile area, and Los Angeles County. • Growth trends are largely consistent with countywide trends in terms of the direction of population growth or decline per cohort, although trends are more pronounced in the 5 -mile area. • The 5 -mile radius experienced growth of 80 percent in individuals over 85 years old. • The median age of all the 5 -mile area is significantly older than all other areas at 36.8 years in 2012. The 5 -mile area is projected to continue to age on average Into the near future. In contrast, the median age of the 10 -mile area, 15 -mile area, and Los Angeles County are similar, ranging between 34.7 and 35.2 years as of 2012. November 2013 Highest and Best Use Analysis 12 Figure 6: Median Age (2000-2017) 38 36 m 34 c ra a 32 30 2A 2000 2010 2012 2017 Year 5 mile 10 mile 15 mile ■ LA County Source: ESRI Business Analyst, US Census Bureau, 2000 Summary File land 3, US Census Bureau 2010 Summary File 1, AECOM Figure 7: Population Percent Change by Age Cohort (2000-2010) 100% 80% 60% 50% 18% -22% 80% 60% 40% 20% 0% -20% -40% -Z77. °mob ys0 o5 stip, �h� �,tiP �,�P epi" �yb, �6a �1p. G 'bq 1Y ,yy ,yo ,th 3h 5 Mile "' • " 10 Mile 15 Mile — — LA County Source: ESRI Business Analyst, US Census Bureau, 2000 Summary File 1 and 3, US Census Bureau 2010 Summary File 1, AECOM HOUSEHOLD INCOME The bullet points, tables, and figures provide information regarding current household Income estimates. Key statistics include: • Nearly 40 percent of households within the 5 -mile area earn over $100,000 per year. The median annual household income is $79,400 with an average annual household income of $93,800. • Compared to the 5 -mile area, the 10- and 15 -mile areas have lower shares of area households making over $100,000 per year. The median annual household income in the 10 -mile area is $65,400 with an average of $83,200. The median annual household income in the 15 -mile area is $59,700 with an avrrage household income of $77,600. • The median annual household income in Los Angeles County is $51,300, much lower than the 5 -mile area. The average household income in Los Angeles County is about $72,800. November 2013 Highest and Best Use Analysis 13 AECOM • There is greater income inequality in Los Angeles County than in the 5 -mile area. Within the 5 -mile area, household incomes are relatively concentrated in the $100,000-$149,999 range. A much larger proportion of Los Angeles County households make under $50,000, and a slightly greater proportion of the population makes over $200,000. • Median household income, as depicted by U.S. Census tracts, shows that the majority of households with extremely high incomes are within the 5 -mile area, and to the south and east of the Honda Site within 10 to15 miles. A strip of tracts with high incomes lies to the north of the Honda Site at the base of the San Gabriel Mountains. Table 9: Income Characteristics of 5 -mile Area, 2012 � ml r;bTqww 1 <$15,000 4,500 6.2% $15,000 - $24,999 5,300 7.2% $25,000 - $34,999 4.900 6.7% $35,000-$49,999 8,200 11.1% $50,000 - $74,999 _ 13,400 18.1% $75,000 - $99,999 11,100 15.0% $100,000-$149,999 16,000 21.7% $150,000 - $199,999 6,000 8.1% $200,000+ 4,400 5.9% Median Household Income $75,900 Average Household Income $91,900 Per Capita Income $26,900 Household and income values rounded to nearest hundred Source: ESRI Business Analyst Figure 8: Household Income Comparison (2012) $100,000 500,E 5 Mile $80,Wu- 10 Mile 570,000 15 Mile S60,WU -; LA County "0,0011 540,000 530,000 520,000 - $10,WO $0 Median Average Household Ilousehold Income Income Source: ESRI Business Analyst November 2013 Highest and Best Use Analysis 14 5 Mile 10 Mile 15 Mile -; LA County Per Capita Income November 2013 Highest and Best Use Analysis 14 AECOM Figure 9: Household Income by Income Range (2012) 20% 15% 5 Mile 10% =' '7.''; �`—, i .10 Mile 15 Mile I:LA County O� 000 000 000 000 000 000 000 O°X Lyy, tipt �p ia00, 1�0\ yCPI O°O 000 CPO 000 Of O Source: ESRI Business Analyst Figure 10: Median Household Income by Census Tract, 2012 WWI ,NO n• wd.` r Source: ESRI Business Analyst November 2013 Highest and Best Use Analysis 15 CONSUMER SPENDING AECOM performed an analysis of taxable retail sales per foot of occupied rentable building area as of 2011, the latest taxable sales data from the California State Board of Equalization (SBE). The SBE collects data on the 36 largest counties and 272 largest cities in California. Diamond Bar, five comparable cities close to the Honda Site, and Los Angeles County were compared. All figures have been adjusted for inflation and are presented in 2013 constant dollars (2013$). Key findings include: Diamond Bar has the second lowest reported value of taxable sales per SF among local cities and compared to Los Angeles County, indicating that It Is not an importer of retail sales activity. • Total per capita spending in 2011 was significantly lower than 2007 and 2008 and increased slightly year over year from 2009 to 2011. • Gasoline accounted for $300 of the increase in spending from 2010 to 2011 in the City, masking overall declines in most other retail categories. Restaurants (food services and drinking places) and motor vehicles and part dealers also experienced slight gains on a per capita basis in 2011. Table 10: Taxable Sales per Square Foot of Occupied Rentable Building Area, 2011 (2013$) 2011 Taxable Sales ($000's) $130,708,284 $1,625,293 $1,457,798 $ 611,345 $649,361 $316,140 $1,137,813 2011 4Q Occupied RBA (SF) 383,504,708 4,155,660 4,808,630 2,468,346 3,870,273 1,522,606 4,741,518 In a shopping Center 49% 85% 81% 94% 46% 86% 43% Not in a Shopping Center 51% 15% 19% 6% 54% 140/6 57% Sales per Total SF $ 340.83 $ 391.10 $ 303.16 $ 247.67 $ 167.78 $ 207.63 $ 239.97 Sources: California SBE, Taxable Sales In California (Sales and Use Tax); California. Department of Finance, E-4 Population Estimates for Cities, Counties, and the State; CoStar Property Analytics Table 11: Per Capita Spending by Type of Business in City of Diamond Bar, 2007-2011 (2013$) Retail and Food Services Clothing and Clothing Accessories Stores $ 20.83 $ 15.09 # # # General Merchandise Stores $ 979.58 $ 902.18 $ 720.95 $ 715.76 $ 695.85 Food and Beverage Stores $ 319.16 $ 319.29 $ 307.19 $ 288.76 $ 277.04 Food Services and Drinking Places $ 940.44 $ 927.35 $ 892.33 $ 865.74 $ 874.28 Home Furnishings and Appliance Stores $ 41.29 $ 30.21 $ 174.64 $ 145.42 $ 127.64 Bldg. Matrl. and Garden Equip. and Supplie $ 129.60 # $ 66.10 $ 74.75 $ 70.35 Motor Vehicle and Parts Dealers # # $ 132.83 $ 86.78 $ 100.34 Gasoline Stations $ 2,180.63 $2,243.09 $1,743.04 $1,905.71 $ 2,204.61 Other Retail Group $ 1,502.18 $ 613.86 $ 425.91 $ 363.20 $ 339.59 Total Retail and Food Services $ 6,113.72 $5,163.36 $4,462.98 $4,489.78 $ 4,735.18 All Other Outlets $ 961.33 $ 661.63 $ 860.98 $ 997.13 $ 940.07 Totals All Outlets $ 7,075.05 $6,044.99 $5,323.96 $5,486.91 $ 5,675.25 Note: # Sales omitted from California SBE data because their publication would result in the disclosure of confidential information. Sources: California SBE, Taxable Sales In California (Sales and Use Tax); California Department of Finance, E-4 Population Estimates for Cities, Counties, and the State November2013 Highest and Best Use Analysis 16 AECOM EMPLOYMENT A critical barometer in evaluating demand for commercial (workplace) real estate is employment growth. The following tables and graphs highlight relevant employment trends and forecasts. Sectoral (industry) analysis lends insight into industry growth and contraction patterns in a given geography. Data were analyzed from LEHD OnTheMap for primary jobs in the 5-,10-, and 15 -mile trade areas as well as the county. Growth is measured using the compound annual growth rate. The following tables and figure summarize the data points below. Key findings include: Since 2002, the 5 -mile area has increased employment by 2,500 workers. Employment growth in the S- mile area (0.38 percent) is slower than that of Los Angeles County (0.71 percent). Employment appears to be contracting within the 15 -mile area (Table 12). • In 2002, the top three employment industries in the 5 -mile area were Manufacturing (17.0 percent), Educational Services (13.7 percent), and Wholesale Trade (12.6 percent). The largest sectors in 2011 were Educational Services (15.9 percent), Wholesale trade (12.3 percent), and Retail Trade (11.4 percent). • In the 5 -mile area, employment in the Manufacturing industry dropped from 12,180 employees to 5,833 from 2002 to 2011, and its share of the job market fell from 17.0 to 7.9 percent. The Information sector experienced the most rapid decline falling 15 percent per year. In-place employment growth has been driven by the Utilities, Transportation and Warehousing, and Health Care and Social Assistance sectors. These sectors are highlighted in Table 13. • The City of Diamond Bar has a labor force of 32,200 as of January 2013 and employs 29,700. The unemployment rate is approximately 7.8 percent. During the economic recession, the unemployment rate grew from 3.4 percent in 2006 to a height of 9.1 percent in 2010, but a recent and steady decline indicates the beginning of recovery (Figure 11). • The City's unemployment rate Is lower than Los Angeles County's unemployment rate of 10.9 percent. From 2006 to 2010, Los Angeles County's unemployment grew from 4.8 to 12.6 percent (Figure 12). • Employment Is projected to grow 10 percent in the City of Diamond Bar from 15,500 in 2008 to 17,000 in 2035. This growth is slightly slower than the growth rate of Los Angeles County, which is at a compound annual growth rate of 0.3 percent in Diamond Bar and 0.4 percent in the county (Table 15). • There are 53 Fortune 500 companies headquartered in California. Of these, 13 are headquartered in Los Angeles County, while six are headquartered in Orange County (Table 16). The closest Fortune 500 headquarters to the project site are Edison International in Rosemead, Jacobs Engineering Group in Pasadena, Avery Dennison in Pasadena, and Ingram Micro in Santa Ana. Table 12: Employment Trends (Primary 5 -Mlle 71,647 74,159 2,512 3.51% 0.38% 10 -Mile 427,908 430,706 2,798 0.65% 0.07% 15 -Mile 990,535 974,505 -16,030 -1.62% -0.18% Los Angeles County 3,492,183 3,720,262 228,079 6.53% 0.71% Note: CAGR = Compound Annual Growth Rate. A primary job Is the job providing the largest income to a worker; using primary jobs for analysis avoids double counting employees who hold multiple jobs. Source: US Census OnTheMap; AECOM November20113 Highest and east Use Analysis 17 Table 13: 5 -Mile Employment Trends by Industry (Primary Jobs), 2011 Agriculture, Forestry, Fishing and Hunting Mining, Quarrying, and Oil and Gas Extraction Utilities Construction Manufacturing Wholesale Trade Retail Trade Transportation and Warehousing Information Finance and Insurance Real Estate and Rental and Leasing Professional, Scientific, and Technical Services Management of Companies and Enterprises Admin & Support, Waste Mgmt and Remediation Educational Services Health Care and Social Assistance Arts, Entertainment, and Recreation Accommodation and Food Services Other Services (excluding Public Administration) Public Administration Source: US Census OnTheMap; AECOM 76 0.1% 40 0.1% 7 0.0% 5 0.0% 91 0.1% 184 0.2% 3,309 4.6% 2,906 3.9% 12,180 17.0% 5,833 T9% 9,043 12.6% 9,146 12.3% 7,768 10.8% 8,450 11.4% 1,726 2.4% 2,977 4.0% 890 1.2% 203 0.3% 3,912 5.5% 3,253 4.4% 1,145 1.6% 1,624 2.2% 2,353 3.3% 3,176 4.3% 2,409 3.4% 1,709 2.3% 4,429 6.2% 4,784 6.5% 9,795 13.7% 11,771 15.9% 3,153 4.4% 6,090 8.2% 549 0.8% 557 0.8% 4,290 6.0% 5,613 7.6% 2,963 4.1% 4,203 5.7% 1,559 2.2% 1,635 2.2% Table 14: Composition of Employment Change by Industry, 5 -Mile Area (2002-2011) Industry 21102 2111 charge UAUA Agriculture, Forestry, Fishing and Hunting 76 40 -36 -6.9% Mining, Quarrying, and Oil and Gas Extraction 7 5 -2 -3.70/0 Utilities 91 184 93 8.1% Construction 3,309 2,906 -103 -1.4% Manufacturing 12,180 5,833 -6347 -7.9% Wholesale Trade 9,043 9,146 103 0.1% Retail Trade 7,768 8,450 682 0.9% Transportation and Warehousing 1,726 2,977 1251 6.2% Information 890 203 -687 -15.1% Finance and Insurance 3,912 3,253 -659 42.0% Real Estate and Rental and Leasing 1,145 1,624 479 4.0% Professional, Scientific, and Technical Services 2,353 3,176 823 3.4% Management of Companies and Enterprises 2,409 1,709 -700 -3.7% Admin & Support, Waste Mgml and Remediation 4,429 4,784 355 0.9% Educational Services 9,795 11,771 1976 2.1% Health Care and Social Assistance 3,153 6,090 2937 7.6% Arts, Entertainment, and Recreation 549 557 8 0.2% Accommodation and Food Services 4,290 5,613 1323 3.0% • Other Services (excluding Public Administration) 2,963 4,203 1240 • 4.0% Public Administration 1,559 1,635 76 0.5% CAGR = Compound Annual Growth Rate November2013 Highest and Best Use Analysis 18 Figure 11: Historic Employment in Diamond Ear, 2000-2011 34,000 33,000 32,000 w 31,000 E c 30,000 n E 29,000 u 0 28,000 `o a J O gTK 8.8K 8.3K ' •531Q 3.BR`�OK'..,........ 6K 3.8�K� 27,00 00 ,y0 1�1 ---- Labor Force ...... Employment• Unemployment Rate Source: Bureau of Labor Statistics Figure 12: Historic Employment Statistics in Los Angeles County, 2000-2011 5,000,000 4,800,000 4,600,000 a E 0 E 4,400,000 w 4,200,000 0 LL O m 4,000,000 J 10.0 9.0 8.0 7.0 ai Y 6.0 5.0 a E 4.0 c 3.0 E 2.0 w 1.0 0.0 d� ..,>•`i„� X11.6 ',vi.: �� 7' 6.8..'TO_65 5.4 5.7 5.4 4.8 5.1✓• 14 E 6 0 M E 4 c 7 2 3,800,000 0 00 O,' Ory O� Oa Oh Oro 01 O� 00 h0 hh hti ,y0 Labor Force • • • • • • Employment c Unemployment Rate Source: Bureau of Labor Statistics November 2013 Highest and Best Use Analysis 19 12.6 14 E 6 0 M E 4 c 7 2 3,800,000 0 00 O,' Ory O� Oa Oh Oro 01 O� 00 h0 hh hti ,y0 Labor Force • • • • • • Employment c Unemployment Rate Source: Bureau of Labor Statistics November 2013 Highest and Best Use Analysis 19 AECOM Table 15: Employment Projections Diamond Bar 15,500 16,200 17,000 10% U.3/o Los Angeles County 4,340,000 4,558,000 4,827,000 11% 0.4% Source: Southern California Association of Governments Table 16: Fortune 500 Companies in Los Angeles and Orange Counties Walt Disney 66 Burbank 40,893.00 Los Angeles County Ingram Micro 81 Santa Ana 36,328.70 Orange County DirecTV 105 EI Segundo 27,226.00 Los Angeles County Occidental Petroleum 122 Los Angeles 24,216.00 Los Angeles County Edison International 211 Rosemead 12,760.00 Los Angeles County Jacobs Engineering Group 254 Pasadena 10,381.70 Los Angeles County Western Digital 276 Irvine 9,526.00 Orange County Reliance Steel & Aluminum 315 Los Angeles 8,134.70 Los Angeles County AECOM Technology 322 Los Angeles 8,037.40 Los Angeles County Broadcom 344 Irvine 7,389.00 Orange County Dole Food 349 Westlake Village 7,223.80 Los Angeles County Spectrum Group International 352 Irvine 7,203.40 Orange County Avery Dennison 367 Pasadena 6,786.70 Los Angeles County Mattel 388 EI Segundo 6,266.00 Los Angeles County CBRE Group 416 Los Angeles 5,912.10 Las Angeles County Pacific Life 420 Newport Beach 5,879.00 Orange County Allergan 448 Irvine 5,419.10 Orange County Live Nation Entertainment 450 Beverly Hills 5,384.00 Los Angeles County Molina Healthcare 500 Long Beach 4,769.90 Los Angeles County _ Source: CNN Money November 2013 Highest and Best Use Analysis 20 RETAIL MARKET ANALYSIS AECOM conducted an initial screening to determine whether a retail use would make sense on the Honda Site. QUESTION 1: WHAT TYPE OF SHOPPING CENTER CAN BE DEVELOPED GIVEN THE HONDA SITE'S SIZE? Per information provided by the Client, the subject property can be redeveloped as either a 3 -acre or 6 -acre site. According to common definitions of shopping centers published by the International Council of Shopping Centers and the Urban Land Institute, only two types of retail centers are likely to be developed on the subject property given its size: • Convenience (or Strip) center, with a typical site area of less than 3 acres • Neighborhood center, with a typical site area of 3 to 5 acres A convenience center is defined as an attached row of stores or service outlets managed as a single retail entity, with on-site parking usually located in front of the stores, which are often configured'in a straight line, or an "L" or "U" shape. A convenience center is often anchored by a convenience store and typically contains about 13,000 SF of gross leasable area (GLA). Tenants provide a narrow mix of goods and services to a very localized trade area of customers who live or work within 1 mile of the Honda Site and generally walk or drive to it on the way to other activities. A neighborhood center is defined as a convenience -oriented concept, typically anchored by a supermarket, a superstore that combines grocery with a pharmacy, or a drugstore. A neighborhood center typically contains about 72,000 SF of GLA, ranging between 30,000 to 125,000 SF. It generally serves a local population of 3,000 to 40,000 living or working within 3 miles (a 5- to 10 -minute drive) from the Honda Site. Geographical convenience is the most Important factor in determining a customer's decision to frequent a neighborhood center. The table below summarizes characteristics regarding each center type: Table 17: Shopping Center Characteristics Source: International Council of Shopping Centers - US Shopping -Center Classification and Characteristics (April 2013) QUESTION 2: DOES THE HONDA SITE MEET THE MIMINUM POPULATION NECESSARY TO SUPPORT EACH CENTER TYPE? According to a distance analysis, there is a resident population of approximately 8,320 residents in 2,950 households living within one mile of the project site, with a median household income of $73, 500. Within three miles, the resident population grows to 81,970 persons In 25,170 households with a median household income of $85,300. The Stadium and IBC scenarios will increase employment density and visitation in proximity to the subject property. None of the scenarios are likely to result in substantial changes to the resident population base. Given this information, the nearby resident and employee population appears sufficient to support both convenience and neighborhood retail shopping centers. However, existing retail competition in the local and regional markets suggests that this population is already highly served and significant gaps in the retail market are unlikely. November2013 Highest and Best Use Analysis 21 A coM QUESTION 3: IS THE HONDA SITE VISIBLE TO CUSTOMERS, AND DO CUSTOMERS HAVE ACCESS TO THE HONDA SITE? Traffic counts Traffic count data from the City of Diamond Bar from 2008 are the most recent data publicly available: While this may seem out of date, the built environment has changed little since the traffic counts were conducted. In the Eastern San Gabriel Valley (East SGV) market, 130,000 SF of rentable building area has been added since fourth quarter 2008, which amounts to less than half a percent increase. Thirteen buildings have been added In East SGV over the same time period. Northern access From a regional perspective, visitors can access the Honda Site easily because of its proximity to the 57 and 60 freeways. However, the location has significantly less population density than the eastern areas of Pomona or northwestern Covina and West Covina areas. From a local perspective, visitors can access the Honda Site from Grand Ave., a major arterial running southeast -northwest. This arterial also joins several shopping centers, including The Village and The Marketplace at Grand Ave. and Valley Blvd., Target at Grand Ave. and Golden Springs Dr., and Towne Village Shopping Center at Grand Ave. and S. Diamond Bar Blvd. The Chino Hills Shoppes and Chino Spectrum Marketplace are also along Grand Ave., albeit 7 miles east of the Honda Site. Freeway visibility While the property itself has signage opportunities because of its proximity to the freeway, the property currently has mixed visibility from the freeway, depending on the height at which a sign may be placed. At this interchange of the freeway, the northbound side breaks off into the 57 freeway to the right and the 60 freeway to the left. The 60 freeway has a large volume of truck traffic heading to industrial centers east of the subject property, which must merge left to continue onto the 60 freeway. Planned improvements to the freeway over the next decade may impact visibility of the Honda Site. Figure 13: View of Freeway from Subject Property Image Source: AECOM site visit, February 2013 November 2013 Highest and Best Use Analysis 22 AECOM Figure 14: Northbound 57/Eastbound 60 Freeway View of Subject Property Leu'y _ 4Q' i �, r►� .�.w . • 4,Ta +R ..ice Image Source: Google Maps 2013 Figure 15 Southbound 571Westbound 60 Freeway View of Subject Property Image Source: Google Maps 2013 RETAIL CONCLUSION The site does is not a good location for a dedicated single -use convenience center or neighborhood center retail under the proposed scenarios, given the site constraints on size, visibility, access, and competition. Depending on the use and density of development at the project site, a modest retail product (e.g., coffee or sandwich shop, convenience market) could potentially be included as an on-site amenity to service the primary user base (e.g., office workers, hotel guests). Such retail would not be a stand-alone product but would be integrated in the project design to support the primary land use, and will be discussed in combination with the programs described below. November 2013 Highest and Best Use Analysis 23 OFFICE MARKET ANALYSIS AECOM has provided a summary of relevant office market data, beginning with a regional overview and then focusing on the specific East SGV submarket by office class. Los Angeles County's average annual asking rents peaked in 2007 and have since fallen to $31.10 per SF. Despite falling rents, vacancy rates have steadily and rapidly Increased in the past several years. The 2013 e quarter -to -date (OTD) vacancy rate of 20.2 percent is more than nearly twice as high as it was In fourth quarter 2006. An analysis of historic deliveries indicates a slowing In Los Angeles County construction activity since the 1980s and early 1990s. Activity picked up in the early 2000s but has since dropped off. Since 1982, Los Angeles County has delivered an average of 6.2 million SF of office space; since 2000, Los Angeles County has only delivered an average of 2.8 million SF. Figure 16: Los Angeles County Rent and Vacancy $45 z z $40 $35 z oa $30 c i $25 vai $20 c $15 m $10 $5 M $38.62 $34.51 17.0 D Deliveries --Average Delivered SF $37 6Ft $34.55 18.9% 19.59 19.416 $29.01 3.5q 1.2 1.O P 11.0 2006 4Q 2007 4Q 2008 4Q 2009 4Q 2010 4Q 20114Q 2012 4Q 2013 QTD f LA County Asking Rent LA County Vacancy Rate Source: Coster Property Analytics, AECOM Figure 17: Los Angeles County Historic Deliveries, 1982-Q7 2013 rrr Z 15.0 d LL d N 10.0 0 0 E 5.0 rwl 25% 20% 18.2 17.0 D Deliveries --Average Delivered SF 14.7 13339 11.0 9.99.41 _ 5.3 4.3 4.4 4 1.5 1.1 1.8 1.1 2.5 0.8 353 2.8 2.4 2.3 2.1 1.10.8 N m d ill eJ n W 01 o H N m Q h W h W ON 0 N N m d' vl eJ r W m a N N m W W W W W W W W m m Ol el an m el m m el 0 0 0 0 0 0 0 0 0 o H Source: Costar Property Analytics, AECOM Rents have dropped in East SGV compared to peak levels in 2007, as shown 1n Figure 18. W he controlling for inflation, the average annual rent of East SGV properties has fallen since 20-3 for all office classes, although November 2013 Highest and east Use Analysis 24 AECOM the prices have stabilized in recent years. Large deliveries of new office supply, especially between 2006 and 2008, are still being absorbed by the local office market. Negative absorption and 400,000 SF of deliveries in 2008 corresponded with a sharp increase in vacancy from 6.8 percent in 2007 to 10.9 percent in 2008, with continued high vacancy rates through the present (Figure 19).. Figure 18: East SGV Average Annual Rent by Building Class $40 uLL^ $35 a Y $30 c $25 $20 c a $15 a n $10 G $5 $0 $32.57 $33.43 «t a $27.38 $27.61 $27.23 2006 4Q 2007 4Q 2008 4Q 2009 4Q 2010 4Q 20114Q 2012 4t1 ZU1d UI u - •ClassA ­W-Class6 -'r Class Source: CoStar Property Analytics, AECOM Figure 19: East SGV Absorption, Deliveries, and Vacancy Rate 600,000 400,000 LL 300,000 N 200,000 i c 100,000 9 m 0 O a (100,000) 0 N (200,000) (300,000) (400,000) (500,000) 476 225 s.LV 278,6 6-8% 2 4 4 1,78 1,7 2 2,3 4 8 192,4 2 106,969 121,692 1 8,1 4 1 5,6 4 „o 9212 - Oe 12,T 2006 2007 2008 � 2010 2011 2012 2013 QTD (73,227) (77,050) 0; ® Net Absorption (51F) a= Deliveries (SF) --k--Vacancy (%) Source: Costar Property Analytics, AECOM In absolute terms, office rents in the City of Diamond Bar are at the lowest point they have been since 2004. Controlling for inflation, office rents dropped 30 percent from 2007 to 2013 QTD. However, the rent decline was coupled with healthier vacancy rates, which have recovered from a 2010 fourth-quarter vacancy of 12.0 percent November 2013 Highest and Best Use Analysis 25 AECOM to a 2013 QTD vacancy of 7.5 percent. During the period of vacancy recovery from 2010 to 2013, very little construction activity occurred, with only 36,666 SF of space delivered. In short, while average asking rents are higher in the City than in greater East SGV, City rents are lower than Los Angeles County overall rents. The City of Diamond Bar's vacancy rates are currently lower than both East SGV and Los Angeles County. Figure 20: City of Diamond Bar Rent and Vacancy $35 $30 z $25 Y C z $20 be C $15 a $10 c $30.41 $25.60 $.24.97 20064Q 20074Q 20084Q 20094Q 20104Q 20114Q 20124Q 2013 QTD L Average Asking Rent (NNN $PSF) --E—Vacancy Rate Source: CoStar Property Analytics, AECOM Figure 21: City of Diamond Bar Absorption, Deliveries, and Vacancy Rate 200,000 150,000 C 100,000 m w 50,000 a 9 0 O D c (50,000) (100,000) 14% 12% 10% 4% 2% 0% (150,000) Net Absorption (SF) Source: Costar Property Analytics, AECOM RBA DeliveredDeliveries(SF) — Vacancy (%) 12% 9% 6% 3% a n 0% N 7 -3% -6% -9% November 2013 Highest and Best Use Analysis 26 10.3% - _.°- •�.,�` 10.3% J' r 6.5% 5. 1 2,4 77-38,49 2 ,3 5 4 2,92 0 i 0 0 0 0 F96 00 4Q 20074Q 20084Q 0 4Q - 44 20114Q 20124Q 2013QTD (20,248) (18,344) (94,952) (150,000) Net Absorption (SF) Source: Costar Property Analytics, AECOM RBA DeliveredDeliveries(SF) — Vacancy (%) 12% 9% 6% 3% a n 0% N 7 -3% -6% -9% November 2013 Highest and Best Use Analysis 26 AECOM Table 18: Summary of Office Market, 2013 QTD Source: Costar Property Analytics, AECOM HOTEL MARKET ANALYSIS To analyze the hotel market, AECOM reviewed hotel data from PKF Consulting USA's 2013 Southern California Lodging Forecast. The data, which include total annual rooms (supply), revenue, and occupancy, have been examined based on hotel properties located in the San Gabriel Valley (SGV), a geography comprised of 30 cities, including Diamond Bar. Key findings Include: • Annual available room nights (supply) in the SGV have increased slightly from 2007 to 2011 and, at the time of the report, were forecasted to increase from 2011 to 2012 and stay constant from 2012 to 2013. Occupied room nights (demand) in the SGV sharply fell from 2007 to 2009 and have since recovered to pre -recession levels. This led to a more rapid decrease in occupancy rates. • Revenue per available room (RevPAR) decreased from 2007 to 2009 and has since recovered and is predicted to increase, and will surpass 2007 levels by 2013. RevPAR has consistently been lower in the SGV than in the larger county area, likely due to limited tourism and a more regional business market compared to western areas of Los Angeles County. Occupancy, Average Daily Rate (ADR), and Revenue per Available Room (RevPAR) performance patterns in the SGV mirror those across the county, but the SGV commands a lower price premium compared to the rest of Los Angeles County. • The Fairfield Inn and Suites West Covina opened in mid -2011, which added 110 rooms to the SGV room supply. Table 19: San Gabriel Valley Annual Hotel Market Performance Indicators 2007 — 2013 Year 2007 Annual Supply (Room Nights) 890,235 Occupied Rooms 592,383 i 66.5% $107.94 $71.83 2008 906;850 564,009 62.1% $109.93 $68.22 2009 915,055 511,342 55.90/6 $100.55 $56.19 2010 915,055 555,325 60.7% $97.31 $59.06 2011 938,415 610,069 65.0% $99.13 $64.44 2012(F) 955,205 650,237 68.1% $104.19 $70.93 2013(F) 955,205 669,744 70.1% $108.36 $75.98 CAGR 1.2% 2.1% 0.9% 0.1% 0.9% Notes: (1)ADR = Average Daily Rate (2) RevPAR = Revenue per Available Room (F) = Forecast Source: PKF Consulting USA November 2013 Highest and Best Use Analysis 27 Table 20: Los Angeles County Annual Hotel Market Performance Indicators 2007 — 2013(F) Year 2007 Anne I (Room Np'ied t7Rooms 35,607,575 r 27,401,678 Occupancy 77.0% $165.57 ADR' RevPAR' $127.41 2008 35,178,700 36,112,428 74.2% $170.87 $126.79 2009 34,804,210 23,413,865 67.3% $151.31 $101.79 2010 36,215,440 25,850,980 71.4% $153.54 $109.60 2011 36,358,702 27,277,951 75.0% $163.04 $122.32 2012(f) 36,103,567 28,041,704 77.7% $171.54 $133.24 2013(0) 1 36,273,759 1 28,293,097 78.0% $179.76 $140.23 CAGR 0.3% 1 0.5% 0.2% 1.4% 1.6% Source: PKF Consulting USA COMPETITIVE SUPPLY The following figures provide detailed information regarding 10 competitive hotel properties in the region. This set of comparables was generated based on proximity to the Honda Site and hotel class (midscale and better). All comparables are located in Los Angeles County. Additionally, although the Kellogg West Conference Center is considered Economy by hotel data provider Smith Travel Research (STR), this hotel was included in the competitive set in part because of its ties with California Polytechnic University Pomona (Cal Poly Pomona), a California State University close to the Honda Site, which would likely generate visitation. Independent hotels with fewer than 50 rooms were excluded from analysis. A brief summary of each hotel's attributes as well as recent performance indicators are included in the tables below. (Hotels are arranged alphabetically.) More detailed descriptions of each property are also provided. Key findings include: • There are 1,672 rooms available among the 10 competitive properties and located within 15 miles of the Honda Site. • Properties closer to the Honda Site tend to be middle -market in class, ranging in size from 85 to 176 rooms. As distance from the Honda Site increases, the hotel size also increases. • The higher -class hotel properties are also farthest from the Honda Site (Doubletree Claremont and Pacific Palms Conference Resort). • Room rates vary from $81 per night (Monday, Shilo Inn Hilltop) to $169 per night (Doubletree Claremont, Sheraton Falrplex), indicating modest demand on both weeknights and weekends. • Guests have a variety of options to select from in terms of hotel class, level of service, and type of ownership. All the comparable properties offer basic amenities, including access to a pool and or hot -tub spa, and a fitness center. • Several properties offer significant space for group activities such as business meetings, conferences, and personal gatherings (such as family reunions). Room rates at these properties tend to be higher than their competition, though the Ayers Suites Diamond Bar Is an exception, with high rates and limited meeting space. November 2013 Highest and Best Use Analysis 28 AECOM Figure 22: Map of Competitive Motel properties by Class and Size Source: AECOM November2013 Highest and Best Use Analysis 29 eyY.MY. • laVkrr •� ., form �Mnw rQM'l P4/nWM ah �M �A PW* rN� MnN11/n Nen to P.ft Site aw lodond A.**, i W Nvmbat of Hotel Rooms *�I 4A" lCO 4•w.l... �Y i 101 .1+70 w" pgamard Oar ' IOt. ]0o Hoch Class rv1 •caro"+ • IYa�UpN.l1M Source: AECOM November2013 Highest and Best Use Analysis 29 Table 21: Property Characteristics of Comparable Properties Hotel Ayres Suites Diamond Bar Distance from Site (miles) Rooms 1.0 101 Monday Friday (May Visitor (May 2013) 2013) Orientations $ 129 $ 129 Business Meeting Space(SF) 1,130 Best Western Diamond Bar 1.5 97 $ 85 $ 88 Business 1,568 Doubletree Claremont 15.0 190 $ 149 $ 169 VFR 12,000 Holiday Inn Diamond Bar 1.0 176 $ 103 $ 110 VFR 5,800 Kellogg West Conference Center & Hotel 4.0 85 $ 109 $ 84 Business/VFR 12,800 Park Inn Covina 6.0 258 $ 88 $ 97 Leisure - 9,000 Pacific Palms Conference Resort 7.5 300 $ 169 $ 169 Business 45,000 Quality Inn and Suites Walnut 3.5 92 $ 95 $ 99 Leisure 966 Shilo Inn Hilltop 3.0 129 $ 81 $ 81 Leisure 8,000 Sheraton Fairplex Hotel and Conference Center 7.0 244 $ 139 $ 169 Business 91,000 VFR = visiting friends and relatives — indicates guests are leisure -oriented Source: Individual hotel websites, individual hotel interviews, AECOM Table 22: Class, Service Level, and Ownership of Comparable Properties Hotel Ayres Suites Diamond Bar Distance from Site (miles) 1.0 Hotel Class Upper Midscale Service Level Limited Pool/ Spa y Fitness Y Type/ Ownership Chain- Local Best Western Diamond Bar 1.5 Midscale Full y y Chain -National Doubletree Claremont 15.0 Upscale Full y y Chain -National Holiday Inn Diamond Bar 1.0 Upper Midscale Full y y Chain - National Kellogg West Conference Center & Hotel 4.0 Economy Full Y y University, non - profit Park Inn Covina 6.0 Upper Midscale Full Y Y d.n.a. Pacific Palms Conference Resort 7.5 Upscale Full y y d.n.a. Quality Inn and Suites Walnut 3.5 Midscale Limited y y Chain -National Shilo Inn Hilltop 3.0 Upper Midscale Full y y Chain Sheraton Fairplex Hotel and Conference Center 7.0 Upper Upscale Full y y Chain - National d.n.a. = data not available Source: Individual hotel websites, Individual hotel interviews, AECOM November 2013 Highest and Best Use Analysis 30 Ayres Suites Diamond Bar 21951 Golden Springs Dr.,Diamond Bar, CA 91765 Ayres Suites Diamond Bar is a 101 -room upper-midscale hotel located at 21951 Golden Springs Dr. This Diamond Bar hotel Is the closest competitive property, located just 1 mile (3 minutes) southwest of the Honda Site. Ayres Suites is situated across the street from the South Coast Air Quality Management District, Diamond Bar's largest employer with 786 employees. Ayres Suites features a heated outdoor pool, a spa, and a fitness facility. In addition to being a pet -friendly hotel, services include valet parking, laundry service, and complimentary morning newspaper and Internet access. The hotel serves a complimentary hot/cold breakfast and a manager's reception early each evening from Monday through Thursday. While guests with cars park for free, free shuttle service Is available to transportguests to locations within 5 miles of the hotel. A 24-hour business center offers three meeting rooms for business or leisure uses: the Tuscany room and Provence room are each 565 SF and can seat up to 45 people per room, while the Boardroom can seat up to 10 people. Meeting and event services include event catering and planning, audio/visual (AIV) equipment use, and high-speed internet. Best Western Diamond Bar 259 Gentle Springs Lane, Diamond Bar, CA 91765 The newly renovated Best Western Diamond Bar is a midscale hotel located at one freeway exit (1.5 miles) north of the Honda Site. The property has 97 rooms, offering guests a choice of business, family, or spa suites. Property features include a Japanese garden, pool, hot tub, and fitness center. Additional amenities Include guest laundry, complimentary continental breakfast and morning newspaper, high-speed internet, and free parking. The property's meeting/banquet facilities include two rooms: the 837 -square -foot Garden room and the 731 - square -foot Atrium room, Each meeting space can each seat up to 60 people. Doubletree Claremont 555 W. Foothill Blvd., Claremont, CA 91711 Doubletree Claremont is a 190 -room upscale hotel in the City of Claremont, approximately 15 miles northeast of the Honda Site. This is the northernmost competitive hotel, and it is in closest proximity to the San Gabriel Mountains and the Claremont Colleges. The newly renovated property features mission -style architecture, an outdoor pool and spa, and a fitness center. On-site guest amenities include the Essentials Day Spa, the California -Mediterranean fusion Orchard Restaurant, and the badlounge/live music venue PianoPiano. November 2013 Highest and Best Use Analysis 31 The Doubletree Claremont hotel provides 12,000 SF of meeting space in six rooms that can be joined and configured into multiple layouts. The largest combination is the Sycamore/Maple room, a 3,710 -SF space that can seat up to 380 people. The hotel's 2,394 -SF outdoor courtyard can accommodate a 350 -person reception. Business center services include AN equipment rental and complimentary printing. Business meeting packages are available and include breakfast, snacks, and lunch, as well as various levels of office supply and AN equipment provision. Holiday Inn Diamond Bar 21725 Gateway Center Dr., Diamond Bar, CA 91765 Holiday Inn Diamond Bar is a 176 -room upper- midscale hotel located 1 mile southwest of the Honda Site and a block away from Ayres Suites Diamond Bar. This property features a fitness center, lounge, and outdoor pool and spa. The hotel highlights activities for children such as nearby parks, playgrounds, Chucky Cheese, Raging Waters, miniature golf, and an arcade. Children eat for free at the hotel's on-site restaurant, DB's Bar and Grill. Hotel amenities also include laundry/dry cleaning service and a complimentary newspaper. The hotel's 24-hour business center has fax, copy, courier, and print services along with internet access. Two meeting rooms provide 2,800 SF of meeting space, with an additional 3,000 SF of exhibit space also available. The largest meeting room, the Gateway Ballroom, can seat up to 170 guests. North Gate 101 can seat up to 18 guests. Banquet/catering services and AN equipment are also available for meetings. Kellogg West Conference Center & Hotel 3801 W Temple Ave., Pomona, CA 91768 The 85 -room economy -class Kellogg West Conference Center and Hotel Is located on a wooded hilltop on the Cal Poly Pomona campus 4 miles north of the Honda Site. Although the Kellogg West Conference Center is considered Economy by STR classification, this hotel was included because _1: L. ties with Cal Poly Pomona, proximity to the Honda Site, and high ratings on both Hotels.com and Tripadvisor.com (four of five stars). The land on which the hotel is located was a former ranch estate that cereal magnate W. K. Kellogg donated to the State of California. The conference center and hotel is operated by the nonprofit Cal Poly Pomona Foundation, which returns excess operating revenues to the university. Rooms feature a balcony or patio. Guests can enjoy a complimentary hot breakfast, daily newspaper, fitness room, pool, and spa. The hotel is also a charter member of the State of California Green Lodging Program, which recognizes hotels that are actively monitoring their environmental impact. The conference center offers extensive facilities and services, with a total of 12,800 SF of meeting space on two levels. On the upper level are 11 meeting rooms varying in capacity from 10 to 50 seated guests. A 3,800 - SF dining room can seat up to 250 guests. The lower level contains a 2,820 -SF auditorium with 300 -seat capacity. Seven additional meeting rooms each seat 24 to 62 guests. Catering services are also available for weddings or other events. Conference center amenities feature wireless internet access and full catering services. Meeting packages are available, which include refreshmznt breaks, lunch, AN equipment use, and complimentary parking. November 2013 Highestand Best Use Analysis 32 Park Inn Covina 1211 E Garvey St., Covina, CA 91724 Park Inn Covina by Radisson is a 258 -room upper- midscale hotel located on 1211 E Garvey St. In Covina. The hotel is situated by the 10 freeway at the Holt exit approximately 6 miles northwest of the Honda Site. Each hotel room has a wet bar with refrigerator and microwave, a separate living area, and two televisions. Hotel amenities include complimentary parking, room service, a fitness center, an outdoor pool, and wireless internetI access. No pets are allowed at this facility, which is also 100 percent non-smoking. Hamilton's Steakhouse, the hotel restaurant, serves quality steaks and alcoholic beverages. The restaurant offers catering service for weddings, corporate events, or similar celebrations. Park Inn also offers 9,000 SF of flexible meeting space to accommodate up to 650 people. The 6,930 -SF ballroom can be sectioned off Into five smaller rooms. Two ambassador suites are each 612 SF and two diplomat suites are each 247 SF. Internet access and AN equipment are available, along with meeting staff and full-service catering. AECOM Pacific Palms Conference Resort 1 Industry Hills Pkwy., La Puente, CA 91744 The 300 -room upscale Pacific Palms Resort is located at 1 Industry Parkway in La Puente near the City of Industry, 7.5 miles west of the Honda Site. The resort hotel features a spa, fine dining, and golf course. Guests can relax at the hotel spa, which houses a water feature and antique sculptures. An oasis pool and hot tub provides mountain views. Cima Restaurant buffet is one of the two dining options at the resort. The Hot Spot lounge is a food -service bar that also features karaoke every Friday and Saturday night. Industry Hills Golf Club adjacent to the hotel features two 18 -hole courses: Zaharias and Eisenhower. The golf course is Irrigated with reclaimed water, and herds of goats are used as natural landscapers. Seasonal flowers and plants grow in the on-site nursery at the golf course. Guest amenities cater to Asian visitors, featuring Asian amenity floors and complimentary Chinese and Korean news publications. The conference center at Pacific Palms benefits from a recent $60 million renovation that included upgraded chairs, tables, and tackable wall surfaces. More than 45,000 SF of flexible function space Is available including 28 meeting rooms and a 12,000 -SF ballroom. The hotel offers a complete meeting package that Includes accommodations, AIV and technician services, food and beverages for meals and snack breaks, and pre -conference planning assistance. November 2013 Highest and Best Use Analysis 33 Quality Inn and Suites Walnut 1170 Fairway Dr. Walnut, CA 91789 Quality Inn and Suites Walnut is a 92 -room upper-midscale hotel property located in central Walnut at 1170 Fairway Dr., 3.5 miles west of the Honda Site. The property is located off of the 60 freeway at the Fairway Dr. exit in proximity to Royal Vista Golf Club. The hotel features a fitness center, free parking, laundry facilities, an outdoor swimming pool, and a hot tub. This hotel caters especially to families, as children under 18 years old stay free, and there Is an arcade/game room on- site. The hotel is also pet friendly with a maximum of two pets per room allowed. AECOM Quality Inn provides a small amount of meeting space in two rooms. The larger "Fairway" room is 736 SF, while the smaller "Choice" room is 230 SF. Both rooms are equipped with high-speed wireless Internet, and, depending on the room configuration, can seat up to 108 people. Business services include computer, copy, and fax, and the hotel offers planning services for meetings and events. The hotel website offers a space calculator based on the number of attendees and seat configuration, as well as a metric calculator and currency converter. Shilo Inn Hilltop 3101 W. Temple Ave., Pomona, CA Shilo Inn Hilltop is an upper-midscale hotel IrS + with 129 rooms. The hotel is located in Pomona at the 57 freeway, 3 miles north of to I I R the Honda Site and close to Cal Poly ~ r r r Pomona. The economy -class Shilo Inn Hotel sits immediately adjacent to this i II property. The hotel appears to be family- and visitor -oriented, as children under age 12 are free and dogs are welcome with an additional fee. Cribs and playpens are available upon request. Amenities include an on-site bar and lounge, complimentary breakfast and coffee, free parking, concierge, valet, laundry, and in -room wet bar. Recreational amenities include a sauna, outdoor pool, spa, and fitness center. Available meeting space includes over 8,000 SF in multiple large conference rooms. Event catering and additional business services are available. The staff is able to assist with planning needs/ including decorations, menu selection, room setup, and visual/AV. Sheraton Fairplex Hotel and Conference Center 601 W McKinley Ave., Pomona, CA This 244 -room upper -upscale hotel is located at in Pomona, 7 miles north of the Honda Site. The hotel is situated directly to the southeast of the 543 -acre Pomona Fairplex, home of the Los Angeles County Fair. Located just behind the hotel, Wally Parks NHRAO Motorsports museum features vintage racing vehicles and racing artifacts. The hotel complex features a complimentary 24 -Hour Fitness facility, outdoor heated pool, and club lounge for visitors. Shera on Fairplex is awaiting approval for Silver LEED accreditation. Amenities include wireless high-speed Internet in all November 2013 Highest and Best Use Analysis 34 AECOM guest rooms and the lobby, and a business center. The hotel has an 80,000 -SF conference center equipped with modern AN technology and 11,000 SF of banquet space. The flexible layout can accommodate meetings, parties, retreats, and other events. Restaurant options include McKinley's Bar and McKinley's Grille. PLANNED AND PROPOSED DEVELOPMENT The following sections detail planned and proposed developments and projects in the East SGV submarket as an overview and in cities surrounding Diamond Bar in detail. The following Planned Retail and Planned Office sections present overall proposed development information based on Costar Property Analytics. These data are supplemented by details on major planned residential, office, retail, and hotel developments from planning departments in in the cities immediately surrounding Diamond Bar: Pomona, Chino, San Dimas, and Industry. While some of these projects are only in the planning stage; if completed, they would change the competitive landscape for future development at the proposed site. Data are based on information provided by city planning and development departments of the aforementioned cities. Finally, a brief overview of the SR -71 widening is included. RESIDENTIAL PIPELINE Six projects are currently in the residential development pipeline in Diamond Bar, as shown in Table 23 below, including 117 condominiums and a variety of low-density and rural single-family homes. A considerable amount of residential development is planned or under construction in Chino. Several projects are currently under construction in Chino, including a 135 -unit, 6.5 -acre affordable apartment complex and 75 single-family dwellings on 10.4 acres. Homecoming at the Preserve is also under construction, comprising 799 apartment units on approximately 52 acres. In terms of planned projects that are not yet under construction, there is even more activity in Chino: Sixty- seven condominium units are planned at the Standard Pacific—Wellesley II project. This site is located at the north and south sides of Eucalyptus Ave, between the Cypress and Magnolia channels. Lennar Homes has three projects in Chino: 77 single-family homes on 11 acres at Eucalyptus Ave. and Mountain Ave.; 95 single- family homes and a subdivision of 8.36 acres at Appalachian St. and Marquette Ave., and149 condominiums and a subdivision of 10.8 acres at Satterrield Way and Eucalyptus Ave. KB Homes is planning for 63 homes at the southwest corner of Kimball and Hellman. Lewis is planning a subdivision of 9.8 acres for 94 detached condominium residences. Bidart Pietersma has completed a master plan of nearly 125 acres for 985 to 1,652 residential units with additional mixed uses throughout. In addition to the considerable residential development planned in Chino, Monterey Station in Pomona is planned to be a transit -oriented development consisting of 311 apartments and 38 live/work lofts. Monterey Station will be located at 127, 139, and 187 E Commercial St. In the northern foothills of San Dimas, 61 single- family lots, seven common -area lots, and one open -space parcel are planned on more than 270 acres. Two smaller planned projects in San Dimas will add 37 residences to the city when developed. November 2013 Highest and Best Use Analysis 35 Table 23: Residential Project Pipeline Project Name City Location Description Standard Pacific — Chino North and south sides of 67 condominium units Wellesley II Eucalyptus Ave. between the Cypress and Magnolia Channels Lennar Homes (Madison) Chino Northwest corner of (Under Construction) 77 single - Eucalyptus Ave. and family dwelling units on 11 acres of Mountain Ave. land Lennar Homes (Edgewood) Chino Northeast corner of 95 single-family dwelling units at a Appalachian St. and density of 11.4 dwelling units per Marquette Ave. acre, and the subdivision of 8.36 acres Into 15 lots for condominium Lennar Homes Chino - Southeast corner of 149 residential condominium units Satterfield Way and and the subdivision of 10.8 -acre Eucalyptus Ave. project site, at a density of 13.8 dwelling units per acre Unnamed Chino Edison Ave. and Oaks (Under construction) Apartment Ave. complex of 135 units on 6.46 acres of land at a density of 20.9 dwelling units per acre Unnamed Chino Northwest of (Under construction) 75 single - Appalachian St., east of family dwelling units on 10.399 Norfolk Ave. acres of land at a density of 7.2 dwelling units per acre Unnamed Chino South of Kimball Ave. 33.4 -acre project site to be and east of Sultana Ave. subdivide into 185 residential lots at a density of 10.37 dwelling units per acre plus open space KB Home Chino North of Bickmore Ave. 21 single-family, front -loaded between Rincon homes and 42 alley -loaded homes Meadows Ave. and Mill Creek Ave. Lewis Chino Southwest corner of Subdivision of approximately 9.82 Kimball and Hellman acres at 9.57 dwelling units per acre - for 94 detached condominium residential units Bidart Pietersma Chino Northeast corner of Pine Master plan of approximately 124.7 Ave. and the West acres for 985 to 1,652 residential Preserve Loop units with mixed-use development Homecoming at The Preserve Chino South of Pine Ave., east (Under Construction) 799 -units for of East Preserve Loop rent apartment community on approximately 51.9 acres of land r23671 (In Plan Check) 9 -unit Residential Unnamed Diamond Bar Golden Springs Condominium 13.91 acres for 99 detached residential condominiums, 16 acres of Open Space and a 4.7 -acre neighborhood park; approved South Pointe West Diamond Bar Larkstone 3/6/2007 Rural Residential, proposed lots vary In size from 1.0 to 4.17 gross Millennium Diamond Bar End of Alamo Heights acres Low -Density Residential, proposed lots vary in size from 5,705 to Jewel Ridge Diamond Bar End of Crooked Creek 10,506 SF; approved 2/20/2007 Unnamed Diamond Bar 23671 Golden Springs 9 -unit Residential Condominium - Rural Residential development; Custom Homes Diamond Bar The Country Estates various lots Lennar Homes (Willow Diamond Bar Southeast corner of Subdivision of 30 acres for 182 November 2013 1 Highest and Best Use Analysis 36 Heights) Diamond Bar Blvd at Cold Spring Ln Diamond Bar Blvd and units (47 detached single-family 3 ve,luu Brea Canyon Rd residences on Individual lots, 73 NA A 2 detached condominiums and 62 Diamond Bar 1111-1149 N. Diamond NA townhome units) and a 2.5 -acre NA 4,000 Diamond Bar neighborhood park; approved Kaiser A NA December 2013 Monterey Station Pomona 127, 139, and 187 E Transit -Oriented Development - 19,000 Commercial St. consisting of 349 units: 311 Phase I B 3 apartments and 38live/work lofts Brasada Residential Project San Dimas Northern Foothills 61 single-family residential lots, 3 36,917 Pomona seven common area lots, and 1 NA A 3 parcel open space/habitat Pomona 4Innovation Way NA conservation on 270 acres of land Source: City of Chino, City of Diamond Bar, City of Pomona, City of San Dimas OFFICE PIPELINE Several office projects are in the proposed phase according to Costar Property Analytics data. The Park at Crossroads building is located at the Master Planned Crossroads Business Park, a proposed office/retail mixed use project in the City of Industry. This three-story office building with a penthouse is planned to be built by 2015. Table 24: Planned Office Developments in East SGV Submarket Diamond Bar Diamond Bar Blvd at Cold Spring Ln Cold Spring Landing B 3 ve,luu Diamond Bar 650 Brea Canyon Rd NA A 2 21,794 Diamond Bar 1111-1149 N. Diamond NA B NA 4,000 Diamond Bar 1336 Bridgegate Kaiser A NA 33,460 Pomona 1833 N Garey Ave Pomona Medical Bldg B 2 19,000 Pomona 21 Rancho Camino Rd Phase I B 3 36,917 Pomona 31 Rancho Camino Rd Phase I B 3 36,917 Pomona 2Innovation Way NA A 3 100,000 Pomona 4Innovation Way NA A 3 180,000 Pomona 6Innovation Way NA A 5 125,000 Pomona 8Innovation Way NA A 5 125,000 NA= Not AvaPable Source: Costar Property Analytics for ESGV submarket, City of Diamond Bar RETAIL PIPELINE Twenty retail projects are planned in the East SGV submarket, totaling 484,000 SF of potential new retail product in the region (Table 25).The majority are neighborhood centers in Pomona and San Dimas. The largest project is the planned 250,000 -SF Mission Promenade II in Pomona. In addition, the two projects are currently further along In the pipeline and planning process, and will include up to 450,000 SF of big box retail including a Target and a home improvement store on a 37 -acre site at Rio Rancho Town Center, as well as a new Chase Bank in Diamond Bar (Table 26). November 2013 Highest and Best Use Analysis 37 Table 25: Planned Retail Developments in East SGV Submarket Baldwin Park Francisquito Ave @ 10 Fw7 Build -to -Suit NA City Of Industry S Puente Hills Mall Restaurant Pad NA Diamond Bar 2875 S Diamond Bar Blvd America's Tires General Commercial Glendora Gladstone St Restaurant Pad A Power Center La Verne 2855 Foothill Blvd NA Strip Center La Verne 2855 Foothill Blvd Bldg B Strip Center Pomona 235 W Mission Ave Mission Promenade II NA Pomona Foothill @ Towne NA Neighborhood Center Pomona Foothill @ Towne NA Neighborhood Center Pomona Foothill @ Towne NA Neighborhood Center Pomona 1555 S Garey Ave Potential Pad Site Neighborhood Center Pomona 40-42 Rio Rancho Rd Pad to Bldg t Community Center San Dimas W Arrow Hwy NA Community Center San Dimas Gladstone St Major B NA San Dimas Lone Hill Ave Fast Food Pad 7' NA San Dimas Gladstone St Major A NA San Dimas Lone Hill Ave Shop A NA Upland 16th St @ E Baseline Rd Shops Neighborhood Center Upland 16th St @ Upland Hills Dr Pad A Neighborhood Center West Covina 501 S Vincent Ave PAD Community Center NA= Not Available Source: Coster PrDPedy AnelNicsm, City of Diamond Bar Table 26: Retail Project Pipeline 1 1 1 9 1 1 7 1 1 1 1 2 1 1 1 1 1 NA NA 25,000 9,000 7,150 7,000 7,821 7,821 250,000 17,160 11,340 14,550 2,000 25,040 5,000 15,000 3,500 35,000 8,000 12,000 Source: City of Diamond Bar, City of Pomona Planning Divisions INDUSTRIAL PIPELINE Eighteen industrial buildings are planned in the City of Chino totaling over 8.5 million SF. Three million SF are planned at Majestic Chino Gateway, and two million SF are planned in Chino South Industrial Park. One million SF are in an unnamed area at the corner of Kimball Ave. and Mountain Ave., and the remaining SF are relatively minor projects in Chino (Table 27). November 2013 Highest and Best Use Analysis 38 Table 27: Industrial Project Pipeline Project Name City Location Description Majestic Chino Chino Kimball Ave. and Euclid Three concrete tilt -up industrial/warehouse buildings and Gateway Ave. 4 retail buildings, total of 3,117,000 SF Chino South China Euclid Ave. and Pine Ave. Four concrete tilt -up industrial buildings ranging in size Industrial Park from 99,164 SF to 789,052 SF, totaling 2,176,758 SF Watson Chino Merrill Ave. and Flight Four industrial buildings ranging in size from 173,040 SF Industrial Park Ave. to 600,400 SF Carson China Mountain Ave. and A 227,977 -SF concrete tilt -up building on 10.46 acres of Companies — Cypress Ave. land at a density of 8.6 units per acre Building K Unnamed Chino Edison Ave. between Fern Two 25,000 -SF concrete tilt -up industrial buildings Ave. and Euclid Ave. Unnamed Chino 13880 Monte Vista Ave. A 409,930 -SF industrial building Unnamed Chino Kimball Ave. and Three industrial buildings totaling 1,028,500 SF Mountain Ave. Grand Industry Adjacent to project site A 400 -acre master -planned industrial center with 6.45 Crossing million SF at buildout (currently at 1.115 mill) Sources: Majestic Realty, City of Chino In addition to the pipeline of development described above, Grand Crossing In the City of Industry is a 592 -acre master -planned business park comprising 4.8 million SF of office and industrial space at buildout (Figure 23). The master -planned development is located adjacent to the City of Industry Metrolink Station. Tenants at the adjacent Grand Crossing project include Steelcase, Inc, with 450,000 SF, Kelly Paper, Synnex Information Technologies, Inc:, W.A.C. Lighting, and In Win Development, in total comprising 790,000 SF of the available 1.115 million SF of currently built space at Grand Crossing. The City of Industry hopes to attract an NFL team to the city and has developed a master plan for an NFL Stadium -anchored development to the Industry Business Center Site (Figure 24). The NFL Stadium plan features a 75,000 -seat NFL stadium with anchoring additional uses including a training facility, medical center, retail/entertainment and 1.5 million SF of new Class A office product. November2013 Highest and Best Use Analysis 39 AEcoM Figure 23: 2004 Industry Business Center Development Plan, City of Industry Source: Supplemental Industry Business Center EIR, Chapter 3 Figure 3-4, provided by City of Diamond Bar Figure 24: NFL Stadium Development Plan, City of Industry Ret iced Plnu of Drtrlo�nerrr! r 1 GV R.uNYu•�I AA 1 w k_:J lmnMt y ll:Ya W A, r n l9 , C., b h..a¢I �Sh. n:I P'IN,AfI.x �P«�11p(F,u'Il¢.•1 Source: Supplemental Industry Business Center EIR, Chapter 3 Figure 3-4, provided by City of Diamond Bar November 2013 Highest and Best Use Analysis 40 I 1 I, 1 Y -`v Sit r ` I P, t'l Figure 34 Source: Supplemental Industry Business Center EIR, Chapter 3 Figure 3-4, provided by City of Diamond Bar Figure 24: NFL Stadium Development Plan, City of Industry Ret iced Plnu of Drtrlo�nerrr! r 1 GV R.uNYu•�I AA 1 w k_:J lmnMt y ll:Ya W A, r n l9 , C., b h..a¢I �Sh. n:I P'IN,AfI.x �P«�11p(F,u'Il¢.•1 Source: Supplemental Industry Business Center EIR, Chapter 3 Figure 3-4, provided by City of Diamond Bar November 2013 Highest and Best Use Analysis 40 AECOM SR -71 Widening In addition to real estate planned development, planning is underway to widen the SR -71 highway from three lanes to four lanes in each direction and to convert the facility from a highway to a freeway with no at -grade Intersections. The project construction will be completed in two phases, one for each section. The north segment is the gap from the 1-10 freeway to Mission Blvd., and the south segment runs from Mission Blvd. to Rio Rancho Rd. This expansion will take place between the 1-10 and SR -60 freeways, approximately 4 miles to the northeast of the Honda Site, as shown In Figure 25, and is likely to impact regional transportation patterns and speeds during construction and upon completion. Figure 25: Location of SR -71 Widening Project Source: Source: Caltrans, AECOM November2013 Highest and Best Use Analysis 41 P. Source: Source: Caltrans, AECOM November2013 Highest and Best Use Analysis 41 AECOM 4. Demand The following section outlines potential demand for office, hotel, and retail land uses at the Honda Site. AECOM evaluated demand under three scenarios: • Status Quo, assuming no major changes to the market context or growth projection • Industry Business Center (IBC), assuming development of a major office and industrial business park to the immediate northwest of the Honda Site on 592 acres in the City of Industry Stadium, assuming development of an NFL stadium with ancillary office, medical, and retail uses to the immediate northwest of the Honda Site on 592 acres in the City of Industry OFFICE A critical measure of future prospects for office space in Diamond Bar is demand driven by employment growth, as explored in the preceding Real Estate Market Analysis. Additionally, the Honda Site and the larger submarket benefit from an excellent location within the region, including proximity to the Ontario Airport; generally high levels of housing affordability; and freeway accessibility to Los Angeles, San Diego, and the Inland Empire. However, AECOM anticipates that the existing abundance of vacant and planned office space in the East SGV will provide a barrier to new development in the submarket over the short to medium term (through 2020). Under the IBC scenario, nearby office and Industrial product will be configured to attract large floor -plate users within a nearly 600 -acre master -planned business park with 4.8 million SF of office and Industrial space at buildout. As such, it will require attracting multiple large businesses that are in need of more space or are locating from outside the region or looking to expand operations locally. Supply at the IBC can be absorbed. relatively quickly with just a few corporate users, which would support market demand for office development at the Honda Site due to its proximity to the business park. Smaller firms and ancillary support industries in related supply chains may want to be located close to but not necessarily inside the business park. Under the Stadium scenario, nearly 1.5 million SF of new Class A office development is planned immediately proximate to a 75,000 -seat NFL stadium, training facility, medical center, and retail/entertainment uses. Similar to the IBC scenario, it will require attracting multiple large corporate users in order to fully occupy the available office space. The Honda Site's smaller footprint and potential building scale will provide a complementary alternative for tenants who want to be close to the Stadium project and for office users but do not need the larger size or prestige likely to be associated with that development. Overall, AECOM anticipates that office space demand will be tepid over the next 5 years, with limited new construction expected as strengthening demand erodes existing vacant space. There is also some concern regarding office sizing in the future as advances in technology and workforce preferences may drive down the need for office space on a per -employee basis. Note that this demand analysis does not distinguish between Class A and Class B office space. The following general methodology was followed to develop demand estimates: • Examination of anticipated incremental jobs growth in Los Angeles County, assuming that 25 percent of employp-flnt will take place in an office environment. This estimate was established by examining historic job growui and the delivery of office space. • AECOM has assumed that each new employee will generate demand for 200 SF of office space. This estimate was divided by 95 percent for stabilized occupancy to establish the total net rentable built office space at assumed market equilibrium. November2013 Highest and Best Use Analysis 42 • Existing vacant space, as well as surplus demand, was discounted to establish total market demand through 2035. • The local capture was estimated using Diamond Bar's historic share of new deliveries of office development within the East SGV over the past decade. Projected demand less existing planned and proposed development was calculated. Total on-site capture was estimated as follows under each scenario: Status Quo: 40 percent, given the location within the submarket and proximity to the highway IBC: 80 percent, given the location within the submarket and proximity to the highway and new business center Stadium: 80 percent, given the location within the submarket and proximity to the highway and new mixed use project Low and high demand estates were then calculated for each scenario based on a 3 percent range below and above the total on-site capture estimate. The results are shown below in Table 28. The demand potentials described below are cumulative for the period 2013 through 2020. Under the IBC and Stadium scenarios, AECOM assumes that the buildout programs are fully developed and occupied by the end of the period. Table 28: Office Demand Potentials (square feet) Source: AECOM HOTEL With its excellent visibility and highway frontage, the Honda Site is also marketable for hotel development. Near-term market potentials for hotel development will be determined by the ability of the property owner to identify and secure a development agreement with a national operator. This could be challenging given that market occupancies in the SGV have averaged 62 percent over the last 5 years, largely due to the comparative lack of tourist attractions in the submarket area and therefore a reliance on business travel and rate -sensitive friends and family leisure travel. This is below capital market thresholds for financing (70 percent). At the same time, projected occupancy for 2013 is 70.1 percent and expected to continue to improve, and hotel performance in the larger Los Angeles County market is very strong. AECOM anticipates that future employment growth as noted by SCAG will increase demand for hotel room nights in the competitive submarket area. Based on projected employment and population growth, AECOM anticipates that demand under the Status Quo scenario will be consistent with past growth. Given the Honda Site's physical and locational characteristics, it should be well positioned to attract immediate and future hotel development. One example of a potential candidate for hotel development on the Honda Site is a limited -service, business - oriented hotel product or a business suite -hotel. The marketability of this hotel typology is that guests have a living room and a separate bedroom. In exchange for a more robust living space, suite hotels generally provide limited guest services. This helps keep the hotel's room prices competitive in the market, while at the same time they can be delivered with better quality than similarly priced hotel product. Professionals tend to find suite hotels attractive as they can work in an area besides the bedroom. Such hotels are typically developed in the 125- to 150 -room range. Depending on the future development of the adjacent property in the City of Industry, off-er hotel typologies are also c ididates for the Honda Site. The following points summarize AECOM's demand estimates: November 2013 Highest and Best Use Analysis 43 - Low 27,100 SF 48,200 SF 48,200 SF Medium 35,000 SF 62,200 SF 62,200 SF High 42,800 SF 76,200 SF 76,200 SF Source: AECOM HOTEL With its excellent visibility and highway frontage, the Honda Site is also marketable for hotel development. Near-term market potentials for hotel development will be determined by the ability of the property owner to identify and secure a development agreement with a national operator. This could be challenging given that market occupancies in the SGV have averaged 62 percent over the last 5 years, largely due to the comparative lack of tourist attractions in the submarket area and therefore a reliance on business travel and rate -sensitive friends and family leisure travel. This is below capital market thresholds for financing (70 percent). At the same time, projected occupancy for 2013 is 70.1 percent and expected to continue to improve, and hotel performance in the larger Los Angeles County market is very strong. AECOM anticipates that future employment growth as noted by SCAG will increase demand for hotel room nights in the competitive submarket area. Based on projected employment and population growth, AECOM anticipates that demand under the Status Quo scenario will be consistent with past growth. Given the Honda Site's physical and locational characteristics, it should be well positioned to attract immediate and future hotel development. One example of a potential candidate for hotel development on the Honda Site is a limited -service, business - oriented hotel product or a business suite -hotel. The marketability of this hotel typology is that guests have a living room and a separate bedroom. In exchange for a more robust living space, suite hotels generally provide limited guest services. This helps keep the hotel's room prices competitive in the market, while at the same time they can be delivered with better quality than similarly priced hotel product. Professionals tend to find suite hotels attractive as they can work in an area besides the bedroom. Such hotels are typically developed in the 125- to 150 -room range. Depending on the future development of the adjacent property in the City of Industry, off-er hotel typologies are also c ididates for the Honda Site. The following points summarize AECOM's demand estimates: November 2013 Highest and Best Use Analysis 43 • Total room night demand was established in 2035 based on the historic growth rate in the submarket. AECOM then applied a 70 percent assumed occupancy rate (market standard for investment) to establish the total supportable room nights in the submarket. • The difference between existing room night demand and projected room night demand was established and divided by 365 nights per year to estimate new hotel room demand per year. • AECOM estimated pipeline supply as 90 rooms, or the equivalent of 3 years of the historical average supply growth, and equivalent to one smaller hotel property, because the actual number is unknown at this time. Projected demand less existing pipeline was calculated. Pipeline supply was deducted to estimate demand in the submarket area assuming 70 percent occupancy. Local capture was estimated using Diamond Bar's current share of hotel rooms within the SGV. • Total on-site capture was estimated as follows: — For the Status Quo scenario on-site capture was estimated at 85 percent, given the location within the City, lack of available land for an alternative site, and proximity to the highway. — For the IBC scenario, on-site capture includes the Status Quo, plus the capture of new hotel room demand generated by office workers at the business park. AECOM estimated that 30 percent of new industrial development at the IBC would be dedicated to on-site office uses; combined with the planned class A properties, office users would generate net potential demand of approximately 500 hotel rooms per year at buildout. The Honda Site was estimated to capture 30 percent of this new demand based on its proximity to the IBC site. — For the Stadium scenario, on-site capture includes the Status Quo, plus the capture of new hotel room demand generated by office uses at the Stadium. AECOM estimated that these uses would generate net potential demand of nearly 300 rooms per year at buildout. The Honda Site was estimated to capture 30 percent of this new demand based on its proximity to the Stadium site. • Low and high demand estates were then calculated for each scenario based on a 5 to 10 percent range below and above the total on-site capture estimate. The results are shown below in Table 29. • The demand potentials described below are cumulative for the period 2013 through 2020. Under the IBC and Stadium scenarios, AECOM assumes that the buildout programs are fully developed and occupied by the end of the period. Table 29: Hotel Demand Potentials (rooms) Source: AECOM; values rounded to nearest 5 RETAIL AECOM estimated current demand for on-site retail space based on employee and hotel guest spending patterns. The following illustrates total estimated purchasing power for food and beverage and general amenities and the amount of spending that is typically captured based on retail product typology. The base assumptions for the allocation of spending and generic sales per SF assumptions are provided below. AECOM demand estimates are summarized as follows: • Average office worker spending and hotel guest spending by retail category have been applied based on data from the International Council of Shopping Centers, Visit California traveler spending profiles, and visitor distribution from the Los Angeles County Convention and Visitors Bureau. • Generic sales per SF spending by retail category have been applied based on data from the public filings of retail companies, Urban Land Institute, and professional experience. AECOM assumed the limited service eateries would require annual sales of $500 per SF, while general merchandise stores would require annual sales of $350 per SF. November2013 Highest and Best Use Analysis 44 AECOM On-site capture of office worker and hotel guest spending was estimated at 30 percent. Total on-site spending estimates were then divided by required sales per SF to reach total supportable SF of retail. Total on-site office employment and hotel visitation were estimated for each scenario based on the office and hotel scenario analyses described in earlier sections of this demand analysis. Low and high estimates were also functions of the office and hotel scenarios. The results are shown below in Table 30. The demand potentials described below are cumulative for the period 2013 through 2020. Table 30: Retail Demand Potentials (square feet) Scenario Limited Service F&B Status Quo Industry Business Center Stadium Low 800 SF 1,500 SF 1,200 SF Medium 1,000 _Sr 2,100 SF 1,600 SF High 1,300 SF 2,600 SF 2,000 SF Retail Amenities Low 300 SF 500 SF 400 SF Medium 300 SF 600 SF 500 SF High 700 SF 1,200 SF 1,100 SF Total Retail Low 1,100 SF 2,000 SF 1,600 SF Medium 1,300 SF 2,700 SF 2,100 SF High 2,000 SF 3,800 SF 3,100 SF Source: AECOM TOTAL DEMAND POTENTIAL A summary of the demand for office, hotel, and retail land uses is provided in Table 31 below. This summary represents the potential program that could be supported on the Honda Site under the given market conditions and capture estimates. The actual program for the Honda Site will depend on the physical site constraints, carrying capacity, financial performance, and risk tolerance of the eventual developer and operator. Tahle 31: Total Demand Potential for Honda Site Scenario Office Status Quo Business Center Low 27,100 SF 48,200 SF 48,200 SF Medium 35,000 SF 62,200 SF 62,200 SF High 42,800 SF 76,200 SF 76,200 SF Hotel Low 125 rooms 230 rooms 180 rooms Medium 155 rooms 315 rooms 235 rooms High 190 rooms 405 rooms 295 rooms Retail Low 1,100 SF 2,000 SF 1,600 SF Medium 1,300 SF 2,700 SF 2,100 SF High 2,000 SF 3,800 SF 3,100 SF Source: AECOM November 2013 Highest and Best Use Analysis 45 AECOM 5. S�te Hans AECOM developed site plans and massing studies, including potential building footprints, heights, and required parking and circulation options for the IBC and Stadium scenario land use programs. The site plans are illustrative in nature and intended to determine whether each development program could be physically accommodated given the physical constraints of the Honda Site as determined in the site capacity analysis in Chapter 2 of this report. The site plans show that the Honda Site can accommodate the land use programs under the highest levels of projected demand. Site plans and massing diagrams are illustrated on the following pages. November 2013 Highest and Best Use Analysis 46 AECOM IBC Scenario: Site Plan (1 diagram) and Massing Studies (4 diagrams) November 2013 Highest and Best Use Analysis 47 I a \ j a [(p� AeMk3/ m iaggR� � .�dg eg ape ��o� I i'3i i \ j a [(p� AeMk3/ 7 - m iaggR� � .�dg eg ape ��o� 7 - AECOM Stpdiurn Scenario: Site Plan (1 diagram) and Massing Studies (4 diagrams) November 2013 Highest and Best Use Analysis 53 It R '1 = e I 5 o r llr 1 r my1 :\ I 5 9 1 pg 1 i �� I 1 1 \•\``` P 1j1 1 4I q ��E��€E E 1 l I & Alk" iia '_, rc ��� �• g�€e &_k5 \\1t Eo v3 gx m> 3 Eo �3 NS N E$ �3 u'�iS 3 E E 3 s` Eo v9i5 AECOM 6. Rnan d Feas Pity METHODOLOGY For each scenario, AECOM derived an RLV, which is Indicative of a hypothetical sale value of the Honda Site. RLV is the theoretical value of the project (usually measured as the sale price or the project's anticipated value) less the development cost of the project (including Construction Costs, Consultants and Engineering Fees, City Related Fees, Financing costs, and Developer Profit). In other words, it is the maximum amount that a potential developer would theoretically pay for land acquisition based on the proposed scenario under the given assumptions. A negative RLV would indicate the project would not be considered financially viable. Note that, for the purposes of this report, AECOM has assumed a 20 percent developer profit on development costs excluding land, which is within the range of what we would expect private developers to target as a return on their investment. Developers generally look for projects with a minimum profit ranging from 12 to 20 percent of the total project budget after the cost of land is included. To arrive at our findings, AECOM has carried out a detailed proforma analysis where all project -related costs occurring within the boundaries of the Honda Site and all project -related revenues are considered. For the purposes of this report, key revenue assumptions include hotel ADR of $125 per night, a stabilized hotel occupancy rate reaching 70 percent (based on typical occupancy trends), and overall operating expenses representing approximately 74 to 80 percent of annual revenue. We have made the assumption that the food & beverage portion of the hotel will be operated by the owner and have used standard operating cost and revenue figures for this use. In addition to the hotel component, we have assumed an office lease rate of $29.00 per SF per year and deducted 25 percent for operating expenses. Overall, we calculate the hotel net operating income and the office building net operating income separately and apply a use -specific capitalization rate to each. The capitalization rate is typically calculated by dividing the net operating income by the cost or value of the property. Since our goal is to determine the project value based on construction and operating costs and revenues, we have utilized the 2013 Cap Rate Survey prepared by CBRE, one of the world's largest commercial real estate services firm, In order to derive the estimated project value of each scenario. For the purposes of this report, we used a cap rate of 7.00 percent for the hotel and 6.50 percent for the office building. When preparing our cost assumptions, we have utilized AECOM's internal benchmarking data to apply appropriate SF costs at an order of magnitude appropriate to the current level of design for the construction of the project, also taking into consideration project -specific requirements such as demolition of existing buildings and local city -related fees. This form of estimating is typical at this stage of the design process, with the expectation that further analysis of costs are expected to be completed as design progresses to ensure the developer designs within budget. In addition, AECOM has applied typical allowances for Construction Management Fees, Consultants and Engineers, Development Management Fees, and Financing Fees. We note that costs relating to the land transaction have not been included in our overall budget and are assumed to be within the RLV. In all of the alternatives, AECOM assumed that the project site was relatively level in nature and that no allowances for remediation were required. We have not allowed for costs, if any, relating to potential off-site requirements for additional improvements. We highlight that this analysis is based on a current review of market conditions and comparables with appropriate escalation for construction completion in early 2015 and stabilization in 2017. Actual costs and revenues may vary based on final design and economic conditions. November 2013 Highest and Best Use Analysis 69 FINDINGS AECOM derived the RLV for the two site plan scenarios outlined in the massing study: • Scenario 1 is the IBC program, comprising 405 hotel rooms, 76,200 SF of office, and 675 parking stalls in a combination of surface and structured parking lots, on a 4.09 -acre site. Under the methodology and assumptions discussed above, Scenario 1 results in a total estimated value of $143 million. After accounting for preliminary development costs and developer profit, the RLV for this program is $1.9 million, equivalent to $11 per SF of land or $464,000 per acre of land. • Scenario 2 is the Stadium program, comprising 295 hotel rooms, 76,200 SF of office, and 553 parking stalls in a combination of surface and structured parking lots, on a 7.37 -acre site. Under the methodology and assumptions discussed above, Scenario 2 results in a total estimated value of $122 million. After accounting for preliminary development costs and developer profit, the RLV for this program is ($1.3 million), equivalent to a subsidy of $4 per SF of land or $176,000 per acre of land in order to break even. Based on our review of the individual performance of the hotel and office uses, It appears that the office building component of each scenario described above results in a net negative financial contribution to the overall program and would therefore not be considered financially feasible. AECOM modeled several alternative scenarios to test the financial implications of smaller mixed-use (Scenarios 3 and 4) and hotel -only land use programs (Scenarios 5 and 6). These financials were for Illustrative purposes only; detailed site plans were not developed and thus the results are Indicative of general directionality only. The results of these alternative analyses indicate that smaller mixed-use programs (Scenarios 4 and 5) would be likely to yield significantly lower RLVs than Scenarios 1 and 2, and that office uses still negatively impact the overall financial results. Hotel -only programs (Scenarios 5 and 6) result In the highest RLV of all the scenarios tested, suggesting that a developer would be likely to build a single -use hotel product on the Honda Site. As noted in the proforma methodology discussion, financial results are presented based on the assumption of reaching stabilized hotel and office operations in 2017. While this timeframe is reasonable from a development and lease -up perspective of the Honda Site, it is an aggressive schedule for the implementation and buildout of the complete IBC and Stadium programs that are adjacent to the property. As a result, actual development of the Honda Site would likely be adjusted to coincide with development and opening of the IBC or the NFL Stadium. The results of our analysis are provided in Table 32 below. November 2013 Highest and Best Use Analysis 60 Table 32: Preliminary Proforma — Summary of Results by Scenario Source: AECOM November 2013 Highest and Best Use Analysis 61 Scenado 1 Scenario 2 Scenario 3 Scenario 4 Scenario 5 Scenario 6 Description Industry Business Center Stadium IBC Alternate 1 Stadium Alternate:? IBC Alternate 2 Stadium Alternate 2 Program Summa HI h Demand Medium Demand Medium Demand, No Office Site Area acres 4.09 7.37 4.09 7.37 4.09 7.37 Hotel (Keys) 405 295 315 235 315 235. Office SF 76200 78,200 62,200 62,200 0 0 Structured Parkin stalls 601 416 459 308 206 64 Surface Parkin stalls 74 137 74 137 141 194 Total Parkin stalls 675 553 533 445 347 259 Total Estimated Valuer $142,620,000 $122,260,000 $112,810,000 $101,150,000 $94,610,000 $82,950,000 Less Total Preliminary Development Cost R $117,268,000 $102,964,000 $95,233,500 $86,262,500 $73,247,833 $65,148,826 Less Developer Profit' @ 20% $23,453,600 $20,592,800 $19,046,700 $17,252,500 $14,649,567 $13,029,765 Residual Land Value RLV) 1898 4001 296 8001$1,47D,200)2 365 000 6 712 6004 771 410 RLV per SF of land $11 $4 $8 $7 $38 $15 RLV per acre of land $464,000 $176,000 $359,000 $321,000 $1,641,000 $647,000 Total Cost $PSF (excl. land) $405 1 $397 $416 $407 $439 $434 Total Estimated Value $PSF $493 $472 $492 $477 $567 $553 RLV - Breakout b Land Use Hotel —value er SF $30 $1 $fi $0 $38 $15 OrFce — value per SF $20 $5 $19 $8 $0 $0 Source: AECOM November 2013 Highest and Best Use Analysis 61 AECOM 7. MuNdpd Rovianues As part of this analysis, AECOM evaluated the potential economic benefits of the six development scenarios described In the financial analysis section of this report. AECOM also estimated the economic benefit of one additional alternative scenario to test the fiscal implications of a smaller mixed-use program, the Status Quo High Demand scenario (as outlined in the demand analysis section of this report, shown below as Scenario 7) This alternative was for Illustrative purposes only; detailed site plans and financial inputs were not developed and thus the results are indicative of general directionality only. The economic benefit analysis comprises a single year snapshot of estimated annual municipal revenues and permanent jobs, incorporating anticipated cash flow to the City of Diamond Bars General Fund from sources including sales tax, transient occupancy tax, property tax, and real property transfer tax levied on stabilized hotel and office activities at the Honda Site. Two frequent sources of municipal revenue that the City does not levy include: • Business license fees based on gross receipts or gross billings; such fees would capture additional value from the scenarios that include office uses. The City's business license fee is a flat $11 per year per business; this revenue is estimated to be a nominal value and has not been included in the analysis. • Parking taxes based on gross receipts; such fees would capture additional value from any on-site parking revenues at the hotel and office developments, since parking charges are generally not taxable under the state's sales tax regulations. ASSUMPTIONS FISCAL BENEFIT Key assumptions regarding the project's fiscal benefits include: Sales Tax On-site food and beverage sales in the hotel development will generate average sales of $500 PSF. • On-site meeting space sales in the hotel development will generate average sales of $0.50 PSF. • AECOM has assumed 10 percent of new food and beverage sales and meeting space rentals will be transfers from existing City establishments. This reduction impacts the net new taxable retail sales for the City. • The City will receive 1 percent of the taxable revenues from the hotel meeting/banquet space and restaurant/food and beverage services. Hotel Tax • The City's transient occupancy tax rate is 10 percent. • The City receives all TOT receipts collected from the property. Pro petty Tax • The net assessed value of the property is equal to the estimated sales value of each development scenario, less the existing assessed value of the Honda Site. November 2013 Highest and Best Use Analysis 62 AECOM The City will receive 5.2 percent of the 1 percent property tax levied by Los Angeles County on the assessed value of the property. Real Property Transfer Tax The City will receive $0.275 for every $500 of assessed value at the time of sale of the property. AECOM has assumed the Honda Site will change ownership prior to development, and once after reaching stabilized occupancy. JOB CREATION Key assumptions regarding the project's permanent job creation potential include: Office space will have an employment density of one employee per 200 SF of occupied space. Hotel development will create one job per two hotel rooms. Occupancy rates are based upon the demand study and financial analysis. Construction jobs are temporary impacts and excluded from this analysis. FINDINGS Using assumptions outlined below, AECOM estimates the annual fiscal benefit to the City is primarily driven by hotel TOT. TOT contributions account for more than 90 percent of annual fiscal revenues by scenario, all of which contain hotel uses. Property tax revenues generate 4 to 6 percent of annual fiscal revenues of each scenario, and sales tax revenues range from 1 to 3 percent of the estimated total. One-time and intermittent fiscal benefits include revenues from the real property transfer tax, which is levied upon the sale of real property in the City as a percentage of the total sales price. Real property transfer tax revenues comprise occasional, unpredictable fiscal benefits to the City that range from an estimated $43,000 to $81,000 by scenario. AECOM estimates that the development scenarios could yield between 80 and 500 full-time equivalent jobs, with the largest mixed-use programs generating the highest combined on-site employment. On-site employment is primarily driven by office uses. The results of our analysis are provided below in Table 33. Values are presented in 2013 dollars. November 2013 Highest and Best Use Analysis 63 AECOM Table 33: Municipal Revenue and Jobs Analysis Notes: (1)Status Quo/Scenario 7 property and revenue values are based on a scaled ratio to the IBC Program in Scenario 1. (2) Analysis excludes the potential impact of new offsite spending from visitors and employees. (3) Jobs rounded to nearest 5. Source: AECOM November 2013 Highest and Best Use Analysis 64 Scenario 1 Scenario 2 Scenario 3 Scenario 4 Scenario 5 Scenario 6 Scenario 7 Description Industry Business Center Stadium IBC Alternate 1 Stadium - Alternate 1 IBC Alternate 2 Stadium Alternate 2 Status Quo Program Summary Hi h Demand Medium Demand Medium Demand, No Office High Demand Hotel rooms 405 295 315 235 315 235 190 Office SF 76,200 76,200 62,200 62,200 42,800 Sales Tax Revenue Hotel Meeting/Banquet Space Revenue $484,000 $1,825,000 $456,000 $1,825,000 $458,000 $1,825,000 $458,000 F&B Revenue $750,000 $1,500,000 $750,000 $1,500,000 $750,000 $1,500,000 $750,000 Total Taxable Sales $1,234,000 $3,325,000 $1,206,000 $3,325,000 $1,206,000 $3,325,000 $1,206,000 Net Transfer -10% $123,400 $332500 $120600 $332500 $120600 $332,500 $120,600 Annual Revenue to Ci $11,000 $30,000 $11,000 $30,000 $11,000 $30,000 $11,000 Transient Occu anc Tax Revenue Hotel Room Revenue $13,722,000 $9,995,000 $10,673,000 $7,962,000 $10,673,000 $7,962,000 $6,438,000 Annual Revenue to City $1,372,000 $1,000,000 $1,067,000 $796,000 $1,067,000 $796,000 $644,000 Property Tax Revenue - Estimated Value $142,620,000 $122,260,000 $112,810,000 $101,150,000 $94,610,000 $82,950,000 $73,510,000 less Existing Assessed Value $9,634,000 $9,634,000 $9,634,000 $9,634,000 $9,634,000 $9,634,000 $9,634,000 Property Tax (Total Revenue) $1,330,000 $1,223,000 $1,128,000 $1,012,000 $946,000 $830,000 $735,000 Annual Revenue to Cit $69,000 $63,000 $58,000 $52,000 $49,000 $43,000 $38,000 Real Property Transfer Tax Land Value initial sale $4,454,000 $8,026,000 $4,454,000 $8,025,930 $6,712,600 $4,771,410 $4,771,410 Estimated Value (upon stabilization) $142,620,000 $122,260,000 $112,810,000 $101,150,000 $94,610,000 $82,950,000 $73,510,000 Intermittent Revenue to Ci $81,000 $72,000 $64,000 $60,000 $56,000 $48,000 $43,000 Jobs Estimate (full-time equivalents Hotel @ 70% Occupancy 140 105 110 80 110 80 65 Office @ 95% Occupancy 360 360 295 295 - I - 205 Total Permanent Jobs` 500 465 405 375 110 80 270 Summary of Fiscal Benefits Annual Tax Revenues $1,452,000 $1,093,000 $1,136,000 $878000 $1,127000 $869,000 $693,000 Intermittent Tax Revenues $81,000 $72,000 $64,000 $60,000 $56,000 $48,000 $43,000 Permanent Jobs 500 465 405 375 110 80 270 Ranking Annual Tax Revenues 1 4 2 5 3 6 7 Intermittent Tax Revenues 1 2 3 4 5 6 7 Permanent Jobs 1 2 3 4 6 7 5.. Notes: (1)Status Quo/Scenario 7 property and revenue values are based on a scaled ratio to the IBC Program in Scenario 1. (2) Analysis excludes the potential impact of new offsite spending from visitors and employees. (3) Jobs rounded to nearest 5. Source: AECOM November 2013 Highest and Best Use Analysis 64 General and Limiting Conditions AECOM devoted effort consistent with (i) the level of diligence ordinarily exercised by competent professionals practicing in the area under the same or similar circumstances, and (il) the time and budget available for its work, to ensure that the data contained in this report are accurate as of the date of Its preparation. This study is based on estimates, assumptions, and other information developed by AECOM from its Independent research effort, general knowledge of the industry, and information provided by and consultations with the client and the client's representatives. No responsibility is assumed for inaccuracies in reporting by the Client, the Client's agents and representatives, or any third -party data source used in preparing or presenting this study. AECOM assumes no duty to update the information contained herein unless it is separately retained to do so pursuant to a written agreement signed by AECOM and the Client. AECOM's findings represent its professional judgment. Neither AECOM nor its parent corporation, nor their respective affiliates, makes any warranty, expressed or implied, with respect to any information or methods disclosed in this document. Any recipient of this document other than the Client, by their acceptance or use of this document, releases AECOM, its parent corporation, and its and their affiliates from any liability for direct, indirect, consequential or special loss or damage whether arising in contract, warranty (express or implied), tort or otherwise, and irrespective of fault, negligence and strict liability. 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Entitlement to rely upon this document is conditioned upon the entitled party accepting full responsibility and not holding AECOM liable in any way for any impacts on the forecasts or the earnings from (project name) resulting from changes in "external" factors such as changes in government policy, in the pricing of commodities and materials, price levels generally, competitive alternatives to the project, the behavior of consumers or competitors and changes in the owners' policies affecting the operation of their projects. This document may include "forward-looking statements." These statements relate to AECOM's expectations, beliefs, intentions or strategies regarding the future. These statements may be identified by the use of words like "anticipate, "believe," "estimate," "expect," "intend," "may," "plan," "project," "will," "should, "seek," and similar expressions. The forward-looking statements reflect AECOM's views and assumptions with respect to future events as of the date of this study and are subject to future economic conditions, and other risks and uncertainties. Actual and future results and trends could differ materially from those set forth in such statements due to various factors, including, without limitation, those discussed in this study. These factors are beyond AECOM's ability to control or predict. Accordingly, AECOM makes no warranty or representation that any of the projected values or results contained in this study will actually be achieved. This study is qualified in its entirety by, and should be considered in light of, th-'-e limitations, conditions and considerations. November 2013 Highest and Best Use Analysis 66 a at K X m'E m N V @ -' T @ G L C CC ON N c 0 N 'd D m p m 0 m*- W m m U O N cq N� MY I O > U Q o �o o a N S u a v v @ @ U` K cn W Z WNK m o 0 U �.0 W O w0 U Z Z> J rn O O w rn c 5 a :@ K ¢U~U WZ a 3 I 2J UZ UU)0 I I U10 Wo io w ` @ UU - (-)o¢U it F o. axa¢U w w m @ o a a E E E o U V C Q O U C CO �. a Z 9 V w 4 U Q 0 o C G W J m c In C O C N ¢ '- Qc C N N c Y N 02 m U O 2a O j T N OLLI a U Q O d T Y ¢ LLO a W N C? N 0 N M O•. 00 N (OO [p � ` � N N J O 0 N J a a J a F � I - w w c Z c U) c O - > e N m J m m c N ICE� U m N O d Ippp1 rn N 0 E @ O u E Q co 0 o J p a M (D N a o CL at K X m'E m N V @ -' T @ G L C CC ON N c 0 N 'd D m p m 0 m*- W m m U O N cq N� MY l6 @ C C O > a v v @ @ U` K cn W Z WNK m o 0 U �.0 W O w0 Ot Z Z> J rn O O w rn c 5 a :@ K ¢U~U WZ 3 3 3 I 2J UZ UU)0 I I U10 Wo io @ UU - (-)o¢U it mw o. axa¢U w w m @ o a a E E E o U V C O U C CO �. O �O p Z 9 V w 4 U ww o C G W J O O -C c c c O O C ¢ '- C N N c Y N 'Q n rn C G c Oo O O j T N a U F- c� � a z ¢ a � N C? N at K X m'E m N V @ -' T @ G L C CC ON N c 0 N 'd D m p m 0 m*- W m m U O N cq N� MY CITY OF DIAMOND BAR NOTICE OF PUBLIC MEETING AND AFFIDAVIT OF POSTING STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF DIAMOND BAR ) I, Stella Marquez, declare as follows: On December 19, 2013, the Diamond Bar Planning Commission will hold a Special Meeting at 7:00 p.m., at City Hall, Windmill Community Room, 21810 Copley Drive, Diamond Bar, California. Items for consideration are listed on the attached agenda. I am employed by the City of Diamond Bar. On December 13, 2013, a copy of the agenda of the Regular Meeting of the Diamond Bar Planning Commission was posted at the following locations: South Coast Quality Management District Auditorium 21865 East Copley Drive Diamond Bar, CA 91765 Diamond Bar Library 21800 Copley Drive Diamond Bar, CA 91765 Heritage Park 2900 Brea Canyon Road Diamond Bar, CA 91765 I declare under penalty of perjury that the foregoing is true and correct. Executed on December 13, 2013, at Diamond Bar, California. 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Nd N Nd NK1 ❑� CITY OF DIAMOND BAR NOTICE OF PUBLIC MEETING AND AFFIDAVIT OF POSTING STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) CITY OF DIAMOND BAR ) I, Stella Marquez, declare as follows: On December 19, 2013, the Diamond Bar Planning Commission will hold a Special Meeting at 7:00 p.m., at City Hall, Windmill Community Room, 21810 Copley Drive, Diamond Bar, California. Items for consideration are listed on the attached agenda. I am employed by the City of Diamond Bar. On December 13, 2013, a copy of the agenda of the Regular Meeting of the Diamond Bar Planning Commission was posted at the following locations: South Coast Quality Management District Auditorium 21865 East Copley Drive Diamond Bar, CA 91765 Diamond Bar Library 21800 Copley Drive Diamond Bar, CA 91765 Heritage Park 2900 Brea Canyon Road Diamond Bar, CA 91765 I declare under penalty of perjury that the foregoing is true and correct. Executed on December 13, 2013, at Diamond Bar, California. Y1 Stella Marquez Community Development CDAzstella\affidavitposting. doc