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Diamond Bar General Plan Land Use Element
Updated September 3, 2013 i
I. LAND USE
ELEMENT
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 ii
TABLE OF CONTENTS
PAGE
A. INTRODUCTION ............................................................................................................ I-1
B. LEGAL REQUIREMENTS ............................................................................................. I-1
C. EXISTING CONDITIONS ............................................................................................... I-1
D. COMMUNITY DEVELOPMENT ISSUES…………………………………………….I-7
E. LAND USE GOALS, OBJECTIVES, AND STRATEGIES ......................................... I-10
F. LAND USE PLAN ......................................................................................................... I-25
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 iii
LIST OF FIGURES
FIGURE PAGE
I-1 Existing Land Use ............................................................................................................. I-6
I-2 Proposed Land Use Map ................................................................................................. I-29
I-3 Possible Building Configurations for 0.25:1 Floor Area Ratio ...................................... I-30
LIST OF TABLES
TABLE PAGE
I-1 City-Wide Existing Land Uses (1993) .............................................................................. I-4
I-2 Sphere of Influence Existing Land uses (1993) ................................................................ I-5
I-3 General Plan Land Use (By Category) ........................................................................... I-27
I-4 Potential Residential and Commercial Growth............................................................... I-28
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-1
I. LAND USE ELEMENT
A. INTRODUCTION
It is the desire of the citizens of Diamond Bar to maintain a rural and country living environment.
Planning for the long-range use of land in the City is like fitting together the pieces of a three-dimensional
jigsaw puzzle. Each “piece” of land has unique opportunities and constraints, but may also have many
needs or conditions that are shared by surrounding pieces, such as utilities, fire protection, and protection
from excessive noise. Each piece must be weighed individually, as well as together with surrounding
pieces as an integrated whole. Finally, all pieces must be weighed together to assure that their combined
pattern best fulfills the short and long-term needs of the community. The Land Use Element of the
General Plan provides a framework to unify and organize these “pieces” around several central themes, so
that development of remaining open land will enhance these themes and work toward achievement of the
Diamond Bar Vision.
B. LEGAL REQUIREMENTS
California law requires that each city and county prepare and adopt a comprehensive, long term general
plan for its physical development. Government Code Section 65302(a) requires that local general plans
include a land use element as part of the required general plan. This requirement is intended to ensure that
communities achieve and maintain a logical land use pattern, as well as standards for population density
and development intensity which is consistent with community goals and objectives. Thus, the land use
element has the broadest scope of the general plan elements required by State law.
C. EXISTING CONDITIONS
Diamond Bar is located at the junction of two major Southern California freeways (57 and 60) in the
southeastern corner of Los Angeles County. Although conceived as one of the first planned communities
in the west, it developed mainly as individual and unrelated detached single-family residential tracts, with
a minimal amount of commercial and other non-residential uses.
The City incorporated in 1989, after developing under the jurisdiction of Los Angeles County for-almost
30 years. Historical patterns of development under the County have created isolated multi-family areas,
small commercial centers with limited access, and a general fragmentation of uses in the City.
1. Residential Uses
Diamond Bar is comprised of rolling hills and valleys between rapidly urbanizing freeway corridors (west
and north) and the largely undisturbed Sphere of Influence (south). According to the California
Department of Finance, the City has a total of 18,276 dwelling units that presently house a population of
60,207 residents (2007). The City is primarily residential. Single family detached units represent the
majority of the City's housing stock. Approximately five percent of the single family units are on large,
"rural" residential lots (one acre or more). In general, development densities are greater in the flatter
portions of the City (west), while larger lots predominate in the hillside areas (east).
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Updated September 3, 2013 I-2
Along the 57 and 60 freeway corridors, single family lots are generally under 10,000 square feet.
Detached single family developments in these areas have been built at 3-5 dwelling units per acre, which
represents over half of the City's entire housing stock. While single family development predominates,
multi-family projects can be found along Diamond Bar Boulevard, south of Grand Avenue and on Golden
Springs Drive, north of Diamond Bar Boulevard. These developments usually occupy small sites along
major roadways, and are built at 10-20 units per acre. The more dense multi-family projects (16 units per
acre) are older condominiums approved by Los Angeles County prior to incorporation. This western half
of the City generally contains the older housing, built in the 1960s and early 70s. The City also has
apartment complexes of moderate density (10.9-16.7 units per acre), with most located on major arterials
such as Diamond Bar Boulevard.
Typical of most affluent suburban communities in hillside areas; lot size, unit size, and unit price in
Diamond Bar generally increase with the degree of slope. East of Diamond Bar Boulevard, development
density (units/acre) decreases as lot size increases. “The Country Estates”, a private gate -guarded
community, contains 638 homes and occupies 855.5 acres along and just west of the ridge separating the
City from Tonner Canyon. Here, lots may be several acres or more in size, depending on the severity of
the slope.
2. Non Residential Uses
Non-residential uses comprise about 20 percent of the City's land area. Commercial uses occupy
approximately two percent of the City's land area and are mainly located along Diamond Bar Boulevard
and portions of Golden Springs Drive. Office uses occupy approximately 140 acres, with a major 110-
acre corporate office complex located just east of the southern intersection of the 57 and 60 freeways; this
Gateway Corporate Center is presently less than half completed. Approximately 84 acres of
industrial/business park uses are located along Brea Canyon Road, north of Lycoming Avenue. Parks,
public facilities, open space, and roads occupy the remaining area.
The building areas shown in Tables I-1 and I-2 are for existing commercial, office, and light industrial
uses and were calculated based on representative samples of shopping centers, office parks, and industrial
parks within Diamond Bar. Building area can be estimated based on Floor Area Ratio (FAR), or the ratio
of building area in square feet divided by the total area of the site (in square feet). For example, a building
with 17,500 square feet on a 1 acre site (43,560 square feet) has an FAR of 0.40 (17,500 divided by
43,560). Local leasing companies were contacted to obtain total site and building square footages.
Detailed data on local FARs was not available, because most shopping centers support a variety of
commercial, office, and/or business park uses. However, a selective representative survey of local centers
indicates the following FARs are most applicable to Diamond Bar uses, and can be considered
representative for planning purposes: Commercial = 0.24, Office = 0.38, and Business Park = 0.32.
Other major non-residential land uses include public facilities which encompass schools (158 acres) and
other government facilities; developed and undeveloped parks (470.8 acres); which includes the Diamond
Bar Golf Course (178 acres). At present, there are 2,757.1 acres of vacant land potentially available for
development and/or preservation. Many of these vacant lands are subject to existing map and deed
restrictions which limit their future development potential, and are separately identified in Figure I-1. The
largest parcel of vacant land is the Tres Hermanos property (approximately 800 acres), at the northeast
corner of the City, between Grand Avenue and the Pomona (60) Freeway. Figure I-1 shows the location
of existing land uses within Diamond Bar.
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Updated September 3, 2013 I-3
3. Sphere of Influence
The City of Diamond Bar's Sphere of Influence was first approved by the Los Angeles County Local
Agency Formation Commission (LAFCO) on August 8, 1990, and encompasses 3,591 acres immediately
south of the City limits to the Los Angeles County/Orange County border. This sphere area includes the
middle portion of Tonner Canyon - an undeveloped northeast/southwest trending wooded canyon, which
extends beyond the City's Sphere of Influence into Orange County to the south and San Bernardino
County to the east.
Pursuant to the Cortese/Knox Local Agency Reorganization Act, the Sphere of Influence serves as an area
designated as future area to be annexed to the City. However, until such time as the property is annexed to
the City of Diamond Bar the area remains under the jurisdiction of Los Angeles County.
4. Potential Regional Impacts
State law provides that each city and county may include in a proposed general plan any land outside its
boundaries which bears relation to its land use planning activities. Government Code Section 65303
provides that the General Plan may address other subjects which, in the judgment of the legislative body,
relate to the physical development of the city, noting that “no city… is an island in the regional setting”.
Areas of potential impact upon the City of Diamond Bar include proposals for development of a Materials
Recovery Facility near the northwest boundary of Diamond Bar; a proposal to locate potable/non-potable
water facilities; an institute of higher education on the Tres Hermanos Ranch in Chino Hills and Diamond
Bar; potential development surrounding the new City of Industry Metrolink Station (rail facility) adjacent
to the westerly border of Diamond Bar; potential development of vacant land or hills adjacent to the 57
and 60 freeways and the Union Pacific right-of-way in the City of Industry; potential development of
vacant land south of Brea Canyon Cutoff Road and west of 57 freeway and Brea Canyon Road; and
Diamond Ranch High School in Tres Hermanos. These proposals should be carefully monitored by the
City and the City should proactively participate in the planning process where necessary to achieve
General Plan goals.
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Table I-1
City-Wide Existing Land Uses (1993)
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Updated September 3, 2013 I-5
Table I-2
Sphere of Influence Existing Land uses (1993)
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Updated September 3, 2013 I-6
I-1 Existing Land Use
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D. COMMUNITY DEVELOPMENT ISSUES
The four major land use issues identified in the master Environmental Assessment are: 1) land use mix;
2) capacities of the natural and man-made environment to accommodate growth; 3) City image; and
4) local versus regional needs and short-term versus long-term solutions.
1. Land Use Mix
a. Disposition of Remaining Vacant Lands Including, but Not Limited to, a
Determination of Deed and Map Restriction Status.
Determining the status of remaining vacant lands is a major policy decision facing the City. As part of the
General Plan program, an “Open Land Survey” was conducted to identify possible development
restrictions that might have previously been approved by the County. The survey found that various types
of notations and restrictions had been placed by the County on the subdivision maps creating certain
identified vacant lands. In some cases, deed restrictions were imposed to ensure that development would
not occur without further legislative review on vacant lands; however, many other notations and
“restrictions” were ambiguous.
ISSUE ANALYSIS: Those lands which have been deed and/or map restricted should be
pursued as public open space. There is a need for examination of
original and existing deed and map restrictions which affect vacant land
proposed for development. Past confusion resulting from Los Angeles
County transmittal of development entitlements should be resolved.
b. Open Space Definition and Preservation
There are different types of undeveloped lands in the City. These include natural undisturbed hillsides,
ridges and canyon bottoms. Man-made open space can range from graded hillsides that appear “natural,”
to open space areas which have been or may in the future be subject to deed or subdivision map
restrictions which preclude development. Other open space areas include improved properties such as
parks, golf courses, recreational facilities and cemeteries. This General Plan categorizes these different
types of open space areas into distinct and clearly understood designations.
Presently undisturbed hillsides, ridgelines and canyon bottoms located on privately owned property are
susceptible to future development. Therefore, this General Plan sets forth strategies for land use
development that will preserve significant environmentally sensitive areas through the use of techniques
such as transfer of development rights and clustering.
ISSUE ANALYSIS: Open space areas must be given clearly understood and identifiable
designations and preservation strategies must be identified.
c. Economics
The City presently has a modest budget with a small operating reserve. Municipal costs generally tend to
increase faster than revenues, and service needs can be expected to increase faster than services can be
provided. Therefore, the City should control service costs while seeking ways to increase City revenues.
City governments have two basic sources of revenue: Local residents and businesses.
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As a means of increasing revenues, the City could attempt to increase property tax revenues by
establishing Diamond Bar as an exclusive community. This might be accomplished by significantly
lowering allowable densities on remaining vacant land and encouraging development of remaining vacant
lands as gate-guarded communities. While resale and new houses in the City command fairly high prices
(slightly over $300,000), market research shows that home prices must exceed half a million dollars
before property tax revenues will qualify the area as an exclusive community. For areas of lower-priced
housing, the City receives a much lower proportion of their revenues from local property taxes. Available
data also indicates that lower priced single family dwellings, condominiums, and other attached multi-
family housing cost proportionately more for services than they generate revenues.
A second source of additional revenue to the City is sales taxes generated by existing or new local
businesses. In general, market research shows that retail commercial uses generate significantly more
municipal revenues as compared to costs. By comparison, business park uses generally “break even,”
while office uses cost more to serve than the revenues they produce for a city.
Potential sources of additional revenues for the City would be new or higher user fees, taxes, or service
assessments. There are a variety of such charges available to cities that can be applied to either residents
and/or businesses.
For these reasons, economic factors are closely tied to land use decisions; the amount and variety of non-
residential (especially commercial) uses allowed in the City will largely define its revenue options as it
determines the types of services it can provide. Aside from property taxes and per capita subventions,
sales taxes are often the largest source of municipal revenues. However, the pro rata share of dollars to
municipalities may shift outside of the City's control. It is important for the City to make sound land use
decisions based on the long-term quality of the living environment, rather than solely on the economic
benefits of unpredictable market trends.
Fundamental marketing strategies that cities typically employ, relative to commercial land, to generate
positive municipal revenues/costs are as follows. Cities can choose to attract low-to middle-range
shoppers, or they may decide to focus on upper-or high-end buyers. Depending on location, cities can also
choose between attracting local buyers, or exploiting more regional shoppers. Diamond Bar can target all
of these marketing strategies to maximize its economic return. The City could develop an area with good
freeway visibility and access for high-end specialty commercial and offices uses. These uses could attract
local, as well as a considerable amount of regional shoppers. High-end office uses could also be located
nearby to support these commercial uses. There are also several large shopping centers in the City with
good freeway visibility and access, which can support regional, freeway-serving, or community
commercial uses. Smaller shopping centers located on major streets within the developed portions of
Diamond Bar should be oriented mainly for local use. The City also has the potential to take advantage of
regional mid-range shopping opportunities in the undeveloped northeastern portion of the City, along the
Pomona Freeway.
ISSUE ANALYSIS There is a need to encourage a variety of new or expanded commercial
uses and other non-residential development, as well as investigate other
funding mechanisms, to help finance City services, infrastructures and
amenities.
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2. Capabilities Of The Natural And Man Made Environment
a. Natural Resources
Events of this decade have highlighted our limited regional resources, such as air quality, water, and solid
waste disposal. As a new City, Diamond Bar needs to establish its own position on these environmental
issues. Although the City is largely built out, additional growth could place unacceptable limits on
sensitive or scarce resources or on areas subject to hazards such as flooding (refer to flood hazard maps in
MBA).
ISSUE ANALYSIS: There is a need for the City to plan for growth in ways that protect and
conserve natural resources and the environment.
b. Infrastructure Capabilities
At present, the City has a fairly new infrastructure system and operates its services with a slight surplus of
revenues. However, as the City ages, maintenance and service costs go up faster than municipal revenues
increase. The current mix of land uses within the City is insufficient to adequately fund long-range capital
and operating needs.
ISSUE ANALYSIS There is a need to plan now for the anticipated increase in traffic, the
maintenance of existing facilities, fund new facilities, and support future
services to enhance the quality of life in Diamond Bar.
3. City Image
a. Balanced, Residential Community
Although originally intended to be developed as a master-planned community, Diamond Bar has not
developed in an orchestrated manner subject to a master set of covenants, conditions and restrictions. It is,
rather, a more traditional bedroom community, consisting primarily of single -family residential tract
development, punctuated with local commercial businesses and multiple family housing at arterial
intersections. Although the City lacks a “downtown” area which might contribute to a focused image, it
has the reputation of a desirable and attractive place to live, containing many features of a more rural
environment. The vision of the General Plan offers the opportunity to crystallize the image of the
community.
ISSUE ANALYSIS: There is a need to define and promote a City image that reflects the
City's many attributes and its long-term vision.
b. Land Use Compatibility
A major goal of the community is to protect existing neighborhoods and their character. There are outside
pressures on the City to help solve regional traffic problems. At the same time, there are outside pressures
on the City adversely affecting the City due to outside regional development and traffic. In general,
housing densities, types of units, and lot sizes should be maintained in established residential areas. In
some cases, the desire to protect the character of existing neighborhoods may require remedial action to
eliminate uses that are not compatible or that are not appropriate for a specific area.
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ISSUE ANALYSIS: There is a need to protect the character of existing neighborhoods from
incompatible land uses.
4. Local versus-Regional Needs/Short-Term versus Long-Term Solutions
a. Circulation
Diamond Bar presently provides a number of “short cuts” for regional commuters during peak traffic
periods and during periods of local freeway congestion. The City may choose to take appropriate
measures to relieve regional congestion which would ultimately free up local roads for predominately
local use. The City of Diamond Bar should proactively and aggressively work with and lobby
adjacent/regional agencies to develop regional circulation solutions that directly benefit Diamond Bar
local access needs. Local community residents should be given an opportunity for participation in the
discussion of these needs and possible solutions.
ISSUE ANALYSIS: There is a need to prevent regional commuter traffic from impacting
local traffic and local activities.
E. LAND USE GOALS, OBJECTIVES, AND STRATEGIES
“IT IS THE OVERALL GOAL OF THE LAND USE ELEMENT TO ENSURE THAT THE LAND
USES AND DEVELOPMENT DECISIONS OF DIAMOND BAR MAINTAIN AND ENHANCE
THE QUALITY OF LIFE FOR ITS RESIDENTS.”
GOAL 1 “Consistent with the Vision Statement, maintain a mix of land uses which enhance the
quality of life of Diamond Bar residents, providing a balance of development and
preservation of significant open space areas to assure both economic viability and
retention of distinctive natural features of the community.”
Objective 1.1 Establish a land use classification system to guide the public and private use of land
within the City and its Sphere of Influence.
Strategies: 1.1.1 Identify residential land use categories to provide an appropriate range of
housing types for residential development within the City and its Sphere of
Influence.
(a) The maximum gross density of Rural Residential (RR) will be 1.0
dwelling unit per gross acre (1 du/ac) or less, depending upon the
establishment of a slope density ordinance.
(b) Designate existing developed single family detached residential parcels
as Low Density Residential (RL) on the Land Use Map. The maximum
density of such Low Density Residential parcels will be 3.0 dwelling
units per gross acre (3.0 du/ac), or existing density, whichever is greater.
(c) Designate existing single family detached subdivisions as Low Medium
Residential (RLM) on the Land Use Map. The maximum density of
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Low Medium Residential areas will be 5.0 dwelling units per gross acre
(5.0 du/ac), or existing density, whichever is greater.
(d) Designate existing planned townhome, condominium, apartment, mobile
home, and other multiple family residential properties as Medium
Density Residential (RM) on the Land Use Map. Maintain a maximum
density of 12.0 dwelling units per gross acre (12 du/ac) within these
areas.
(e) Designate existing, and planned townhome, condominium, apartment,
and other multiple family residential properties as Medium High
Residential (RMH) on the Land Use Map. Maintain a maximum density
of 16.0 dwelling units per gross acre (16 du/ac) within these areas.
(f) Designate existing and proposed high density condominium and
apartment developments and other high density properties as High
Density Residential (RH) on the Land Use Map. Maintain a maximum
density of 20.0 dwelling units per gross acre (20 du/ac) within these
areas.
(g) Designate properties for high-density multi-family use as High Density
Residential-30 (RH-30) allowing a maximum net density of 30
units/acre and a minimum net density of 20 units/acre to accommodate
the City’s share of the regional affordable housing need as required by
the Regional Housing Needs Assessment (RHNA). Net density is the
number of dwelling units divided by the net site area. Net site area is
comprised of all portions of the project site, prior to site development,
except for those portions of the project site which: lie within the setbacks
of state or federally designated jurisdictional wetlands; contain plant
communities which should be avoided, based on the findings of
professional biological surveys; are located within pre-existing public
streets, utility easement, and drainage channels or basins.
(h) Develop a slope density ordinance which shall be applied to all land use
designations in the City. Such slope density shall reduce the number of
dwelling units otherwise designated for the property as a function of
average slope of the land in question in excess of 25 percent. Average
slope is defined as follows:
I = Contour interval in feet
Slope = 0.002296 I L L = Summation of length of all
A contours in feet
A = area in acres of parcel
considered
1.1.2 Ensure that the land use classification system provides adequate separation and
buffering of less active residential uses from more intense land uses, major
streets, and highways.
(Amended
September 3, 2013 –
City Council Resolution
No. 2013-29)
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Updated September 3, 2013 I-12
1.1.3 Identify commercial land use categories to provide for a range of retail and
service uses to serve City needs and to guide development within the City and its
Sphere of Influence.
(a) Encourage active pursuit of commercial development in Gateway
Corporate Center as a means of increasing City revenues.
(b) Establish General Commercial (C) areas to provide for regional,
freeway-oriented, and/or community retail and service commercial uses.
Development of General Commercial areas will maintain a floor area
ratio (FAR) between 0.25 and 1.00.
(c) Designate Commercial Office (CO) land use areas on diverse, mixed use
commercial retail, office and service properties. Development within
Commercial Office areas will maintain an FAR between 0.25 and 1.00.
(d) Designate Professional Office (OP) areas to provide for the
establishment of office-based working environments for general,
professional, and administrative offices, as well as support uses.
Development within Professional Office areas will maintain an FAR
between 0.25 and 1.00.
1.1.4 Areas designated Light Industrial (I) on the General Plan Land Use Map are to
provide for light industrial, research and development, and office-based industrial
firms seeking a pleasant and attractive working environment, as well as for
business support services, and commercial uses requiring more land area than is
available in General Commercial or Commercial Office areas. This designation
also is intended to accommodate the need for emergency shelters and single-
room occupancy housing as identified in the City’s Housing Element. These
areas will maintain a maximum floor area ratio of 0.25 to 1.00.
1.1.5 The Public Facilities (PF) designation is designed to identify existing or
potential (future) sites for necessary public facilities or infrastructure
improvements. The primary purpose of land designated as Public Facilities, is to
provide areas for the conduct of public and institutional activities, such as public
schools, parks and water facilities, including but not necessarily limited to local,
State, and Federal agencies, special districts, and both public and private utilities.
These uses maintain development standards which do not exceed that of the most
restrictive adjacent designation.
1.1.6 Areas designated as Open Space (OS) provide recreational opportunities,
preservation of scenic and environmental values, protection of resources (water
reclamation and conservation), protection of public safety and preservation of
animal life. This designation also includes lands which may have been restricted
to open space by map restriction, deed (dedication, condition, covenant and/or
restriction), by an Open Space Easement pursuant to California Government
Code (CGC), Section 51070 et seq. and Section 64499 et seq. This designation
carries with it a maximum development potential of one single family unit per
existing parcel, unless construction was previously restricted or prohibited on
such properties by the County of Los Angeles.
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1.1.7 Provide Park (PK) designations for existing and future public parks. Designate
the Diamond Bar Country Club as Golf Course (GC). Designate major private
recreational facilities (e.g. Little League ball fields, YMCA) as Private
Recreation (PR). The Private Recreation designation may be applied to lands
required to be set aside for recreational use which have not been dedicated to or
accepted by a public agency; no development may take place on these lands other
than open space uses specifically permitted by the applicable Planned Unit
Development and/or deed restrictions.
1.1.8 Areas designated as Planning Areas (PA) are designed to conserve open space
resources and are to be applied to properties where creative approaches are
needed to integrate future development with existing natural resources. All
proposed development within these designated areas shall require the formation
of a Specific Plan pursuant to the provisions of Government Code Section 65450.
Land uses which may be appropriate within the planning areas may be subject to
public hearings and approval of the City Council. Each Specific Plan must
incorporate innovation and superior design addressing the uniqueness of each
area and create a more desirable living environment than could be achieved
through conventional development.
1.1.9 Encourage the innovative use of land resources and development of a variety of
housing and other development types, provide a means to coordinate the public
and private provision of services and facilities, and address the unique needs of
certain lands by recognizing Specific Plan (SP) overlay designation:
(a) for large scale development areas in which residential, commercial,
recreational, public facilities, and other land uses may be permitted; and,
(b) large acreage property(ies) in excess of ten (10) acres that are proposed
to be annexed into the City.
At such time as development might be proposed, require formulation of a
specific plan pursuant to the provisions of Government Code Section 65450 for
the Sphere of Influence area that will protect its unique biological and open space
resources, create fiscal benefits for the City and enhance its infrastructure, while
minimizing future adverse impacts to both the human and natural environment of
the City, as well as the region (see Strategy 1.1.4 of the Circulation Element).
1.1.10 Within the Agricultural (AG) designation, permit single family residential at a
maximum density of 1.0 dwelling unit per 5 gross acres (1.0 du/5ac), agricultural
and compatible open space, public facility, and recreation uses (see also Land
Use Element Strategies 1.6.3 and 1.6.4).
Objective 1.2 Preserve and maintain the quality of existing residential neighborhoods while offering a
variety of housing opportunities, including mixed land uses.
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Strategies: 1.2.1 Maintain a system of identifiable, complementary neighborhoods, providing
neighborhood identity signage, where appropriate, and ensuring that such signage
is well maintained over time.
1.2.2 Maintain the integrity of residential neighborhoods by discouraging through
traffic and preventing the creation of new major roadway connections throu gh
existing residential neighborhoods.
1.2.3 Maintain residential areas which protect natural resources, hillsides, and scenic
areas.
(a) Development in hillside areas should be designed to be compatible with
surrounding natural areas, compatible to the extent practical with
surrounding development, aesthetically pleasing, and provide views from
development, but not at the expense of views of the development.
(b) Earthwork in hillside areas should utilize contour or landform grading.
(c) Minimize grading to retain natural vegetation and topography.
1.2.4 Maintain residential areas which provide for ownership of single family housing
and require that new development be compatible with the prevailing character of
the surrounding neighborhood.
1.2.5 Enact Development Code Provisions for the development of second units on a
single family parcel. Ensure that the single family character and integrity of the
neighborhood be protected and that road, water, and sewer systems are capable of
supporting such development.
1.2.6 Broaden the range of, and encourage innovation in, housing types. Require
developments within all Residential areas to provide amenities such as common
usable, active open space and recreational areas, when possible.
1.2.7 Where consistent with the other provisions of the Diamond Bar General Plan,
encourage the provision of low and moderate cost housing (see also Housing
Goals, Objectives, and Strategies in this document).
Objective 1.3 Designate adequate land for retail and service commercial, professional services, and
other revenue generating uses in sufficient quantity to meet the City's needs.
Strategies: 1.3.1 Designate such lands for commercial use as are necessary to minimize sales tax
leakage out of Diamond Bar and to capture the City's fair share of sales tax
revenue.
(a) Identify retail needs which are not being met in the community.
(b) Define and implement an economic development program to attract
needed commercial uses to the City.
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1.3.2 Encourage the development of businesses that take advantage of locations visible
from the freeway, where appropriate.
1.3.3 Encourage neighborhood serving retail and service commercial uses.
(a) Typical uses in the Commercial Office category include uses such as
general retail, specialty retail, markets, food and drug stores, commercial
services, restaurants, automotive repair and service, hardware and home
improvement centers, recreation, professional and business offices,
financial institutions, medical offices, and real estate offices.
1.3.4 Encourage the retention, rehabilitation, refurbishment, and/or expansion of
existing business establishments. Residentially compatible home occupations
where consistent with other provisions of the General Plan and Development
Code should be allowed subject to standards enacted to protect the privacy and
residential character of the neighborhood.
1.3.5 Encourage revenue generating uses in locations that serve the City's needs.
(a) Professional Office areas are to provide for the establishment of office-
based working environments for general, professional, and
administrative offices, as well as necessary support uses.
(b) The Gateway Corporate Center in particular offers large lots with a
capacity for multi-story buildings: and is designed to take advantage of
unique locations with good freeway access, as well as access to
miscellaneous support uses. Buildings adjacent to the freeways along
Gateway Center Drive and Bridgegate Drive should have a maximum of
six (6) stories. Buildings along Copley Drive and Valley Vista Drive
should have a maximum of eight (8) stories. Trees native to the area
should be used to obstruct unsightly views.
1.3.6 Encourage consolidation of individual lots into a coordinated project; encoura ge
provision of enhanced amenities such as public art, plaza areas, open space and
landscaping, and pedestrian facilities in excess of required minimums; or
provision of housing within a mixed use project.
1.3.7 Undertake programs to target revitalization of existing commercial uses and
selected new retail uses needed to expand the range of goods and services
available to local residents and to generate needed sales tax revenue.
Objective 1.4 Designate adequate land for educational, cultural, recreational, and public service
activities to meet the needs of Diamond Bar residents.
Strategies: 1.4.1 Ensure that land owned and purchased for public use by public agencies is
designated on the Land Use Map for public purposes. Specific uses within the
Public Facilities category, as shown on the Land Use Map include water
facilities, fire stations, schools, parks, libraries, and similar facilities.
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-16
1.4.2 Promote joint development and use of parks and open space facilities with
adjacent jurisdictions; promote development of joint school/park sites and public
amenities.
1.4.3 When a public agency determines that land it owns is no longer needed, ensure
that the property is offered to other agencies, including the City of Diamond Bar,
for public uses, prior to conversion to private sector use.
1.4.4 Designate and pursue acquisition of a centralized site for use as a civic/multi -
purpose community center.
1.4.5 Pursue development of major joint use recreation and meeting facilities as part of
educational facility development.
1.4.6 Work with Tres Hermanos property owner(s) to incorporate, where appropriate,
educational/cultural, recreational and public services to include arterial highway
access to future schools.
1.4.7 Work with neighboring jurisdictions and other agencies in the coordination and
designation of educational, cultural and recreational plans to include arterial
highway access to future schools.
Objective 1.5 Maintain a feeling of open space within the community by identifying and preserving an
adequate amount of open land.
Strategies: 1.5.1 Develop an Open Space program which will identify and preserve open space
land and rank its importance consistent with community needs, objectives and
financial capability. As part of the Slope Density Scale Ordinance, develop a
formula for the preservation of open space.
1.5.2 On all applications for subdivision and development approval, require the
submission of a title report or other acceptable documentation of deed and map
restrictions.
1.5.3 Land designated as Open Space by deed (dedication, condition, covenant and/or
restriction) by open space easement (CGC Section 51070 et seq.) or by map
restriction (explicit or previous subdivision) must comply with an established
review and decision making process prior to the recision, termination,
abandonment and/or removal of an open space dedication easement and/or
restriction.
Any decision to rescind, terminate, abandon, remove or modify a deed must be
supported by findings that the decision is of significant benefit to the City.
(a) Vacant land which deed is burdened by an open space dedication,
condition, covenant and/or restriction shall be required to be subject to
the abandonment process substantially similar to that which is set forth
in CGC Section 51090 et seq.
(Amended
March 2, 1999
– City Council
Resolution No.
99-12)
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-17
(b) Vacant land which is burdened by an open space easement pursuant to
CGC Section 51070 et seq. shall be required to be subject to the
abandonment process set forth in CGC 51090 et seq.
(c) Vacant land which is burdened by an explicit open space designation
delineated upon a map which was the result of a previous subdivision
approval shall be required to be subjected to at least one public hearing
before the City Council prior to any action to remove said restriction.
A decision to rescind, terminate, abandon, remove or modify an open space deed,
map restriction or OS land use designation must be preceded by both a finding by
the City Council that the decision confers a significant benefit on the City and a
favorable vote of the electorate at a regular or special election.
1.5.4 Vacant land and/or existing residential lots burdened by map restrictions which
delineate limitations or prohibitions related to building construction allowable
residential units, or other such non open space restrictions, shall be required to be
subject to a process established by the City Council prior to removal of such
restrictions.
(a) Vacant land burdened by non open space restrictions shall be required to
be subjected to public hearings before the Planning Commission and the
City Council before any action can be taken to remove any such
restrictions. Any decision to remove said map restrictions must be
supported by findings that such. removal is of significant benefit to the
City.
(b) Existing residential lots that are burdened by non open space map
restrictions shall be required to be subject to a process established by the
City Council prior to removal of any such restrictions.
1.5.5 Obtain Open Space land through feasible acquisition and management techniques
such as:
(a) Acquisition of land for parks and natural area conservation through a
process of entitlement review and density transfer among land uses of
like designation and entitlements review.
(b) Investigation of a bond issue for purchase of open space areas not
already protected by open space restrictions.
(c) Establishment of lighting and landscape districts for open space
improvements and maintenance.
(d) Through the entitlement process where the landowner/developer would
agree to sell at less than market value or dedicate property in exchange
for development rights.
1.5.6 To preserve significant environmental resources within proposed developments,
allow clustering or transferring of all or part of the development potential of the
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-18
entire site to a portion of the site, thus preserving the resources as open space,
and mandating the dedication of those resources to the City or a conservancy.
Objective 1.6 Consistent with the Vision Statement, provide flexibility in the planning of new
development as a means of encouraging superior land use by means such as open space
and public amenities.
Strategies: 1.6.1 A master plan shall be developed for each area of the City designated as a
Planning Area (PA). The location of each Planning Area is shown on Figure I-2.
Descriptions of each area and the contemplated land use designations are defined
as follows:
(a) Planning Area 1
PA-1 is located within the incorporated City south of the Pomona
Freeway west of Chino Hills Parkway. This 720± acre vacant area is part
of the larger Tres Hermanos Ranch property spanning Grand Avenue,
including property within the City of Chino Hills. PA-1 incorporates the
Agriculture (AG) land use designation permitting single family
residential at a maximum density of 1.0 dwelling unit per 5 gross acres.
Facilities appropriate for this site should be designed based upon a vision
for the future and not merely extend the patterns of the past. Such
facilities may include educational institutions, reservoir for practical and
aesthetic purposes, commercial developments which are not typical of
those found in the area and a variety of residential, churches, institutional
and other uses which are complementary to the overall objective of
having a master planned area. Development within the Tres Hermanos
area should be designed so as to be a part of the Diamond Bar
community as well as compatible with adjacent lands.
(b) Planning Area 2
PA-2 is comprised of approximately 400 vacant acres located in two
non-contiguous areas. Sub-Area A consists of approximately 325 acres
located east of Diamond Bar Boulevard, north of Grand Avenue, south of
Gold Rush Drive, at the terminus of Highcrest Drive. Sub-Area B
consists of approximately 75 acres located east of Pantera Park.
Appropriate land uses for this 400 ± acre non-contiguous area include a
maximum of 130 single family detached residential dwelling units
concentrated along the anticipated extension of Highcrest Drive, a
minimum of 75 percent of the total 400 acre area set aside as dedicated
open space. A two-acre area located at the southeast corner of Diamond
Bar Boulevard and Gold Rush Drive should be developed for public
facility or commercial uses. In order to minimize environmental impacts
and maximize clustering, residential lots shall range in size from 6,000 to
10,000 square feet.
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-19
(c) Planning Area 3
PA-3 located south of Grand Avenue and east of Golden Springs Drive
incorporates approximately 55 acres of developed and undeveloped land.
Appropriate land uses for this multiple ownership area include mixed-use
commercial retail and office professional uses. PA-3 is comprised of
approximately 15 acres designated General Commercial (C) at the
intersection of Grand Avenue at Golden Springs Drive and Professional
Office (OP) uses for the remainder of the planning area. The maximum
intensity of development for this planning area is a FAR of 1.00.
(d) Planning Area 4
PA-4 consists of 82 vacant acres and is located west of Brea Canyon
Road, north of Peaceful Hills Road and south of South Pointe Middle
School. Land use designations appropriate for this planning area include
Park (PK), Public Facilities (PF) and Open Space (OS). The most
sensitive portion of the site shall be retained in permanent open space.
The site plan shall incorporate the planning and site preparation to
accommodate the development of Larkstone Park of a suitable size and
location to serve the neighborhood as approved by the City.
(e) Planning Area 5
PA-5 entirely surrounded by PA-1, adjacent to Diamond Ranch High
School. PA-5 incorporates a 30-acre (gross) area designated RH-30 to
accommodate a maximum of 490 high density multi-family housing
units consistent with the Regional Housing Needs Assessment and the
Housing Element.
1.6.2 Require that Planning Area projects provide a greater level of community
amenities and cohesiveness, achieve superior land use, and create a more
desirable living environment than could be achieved through conventional
subdivision design and requirements.
1.6.3 Designate the following larger properties as future Specific Plan (SP) areas. This
designation is an overlay to the base land use category providing for mixed use
projects in the future subject to approval of a Specific Plan consistent with
Government Code Section 65450. The issues to be addressed and the type and
maximum intensity of development within the future Specific Plan area are
defined below.
(a) Planning Areas 1-5 as described within Strategy 1.6.1
(b) Sphere of Influence
The 3,600 acre multiple ownership Sphere of Influence area contains unique
biological and open space resources. The formulation of a future Specific Plan
should incorporate provisions to protect existing resources while minimizing
(Amended
September 3, 2013 –
City Council Resolution
No. 2013-29)
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-20
future adverse impacts to both the human and natural environment of the City, as
well as the region (see Strategy 1.1.4 of the Circulation Element).
1.6.4 Encourage clustering within the most developable portions of project sites to
preserve open space and/or other natural resources. Such development should be
located to coordinate with long-term plans for active parks, passive (open space)
parks, and preserve natural open space areas.
(a) Encourage offers to dedicate additional open space land to the City or a
conservancy.
1.6.5 Where feasible within new developments, encourage a mixture of
complementary development types (e.g. commercial, residential, recreational,
sales tax and employment-generating uses) which can be provided in an
integrated manner.
GOAL 2 “Consistent with the Vision Statement, manage land use with respect to the location,
density and intensity, and quality of development. Maintain consistency with the
capabilities of the City and special districts to provide essential services which
achieve sustainable use of environmental and manmade resources.”
Objective 2.1 Promote land use patterns and intensities which are consistent with the Resource
Management Element and Circulation Element.
Strategies: 2.1.1 Ensure that planning programs and individual development projects within and
affecting the City recognize, and are sensitive to, environmental resource
limitations.
(a) Prior to approving new development or the intensification of existing
development within the City of Diamond Bar, ensure that the
environmental consequences of the proposed action have been
recognized adjacent jurisdictions, insist that there be a recognition and
appropriate mitigation of the environmental consequences of the
proposed action.
2.1.2 Ensure that new development utilizes feasible contemporary technologies to
reduce energy and water consumption, generation of solid and hazardous wastes,
and air and water pollutant emissions.
2.1.3 Ensure that time-specific issues are evaluated as part of the review of new
development and intensification of existing development. For example, when
deemed appropriate by the City, require prior to approval that biological
assessments be prepared through the seasonal cycle of plants and migration of
wildlife for a period of not less than one year.
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-21
Objective 2.2 Maintain an organized pattern of land use which minimizes conflicts between adjacent
land uses.
Strategies: 2.2.1 Require that new developments be compatible with surrounding land uses.
2.2.2 Prohibit the development of adjacent land uses with significantly different
intensities, or that have operating characteristics which could create nuisances
along a common boundary, unless an effective buffer can be created.
2.2.3 Where land uses of significantly different intensity or use are planned adjacent to
each other, ensure that individual site designs and operations are managed in
such a manner as to avoid the creation of nuisances and hazards.
2.2.4 Require that new developments be designed so-as to respect the views of existing
developments; provide view corridors which are oriented toward existing or
proposed community amenities, such as a park, open space, or natural features.
As part of the Development Code, adopt clear standards to identify the extent to
which views can, and will, be protected from impacts by new development and
intensification of existing development.
Objective 2.3 Ensure that future development occurs only when consistent with the availability and
adequacy of public services and facilities.
2.3.1 Through the environmental and development review processes, ensure that
adequate services, facilities, sand infrastructure are available to support each
development.
2.3.2 Require new development to pay its fair share of the public facilities and off-site
improvements needed to serve the proposed use.
GOAL 3 “Consistent with the Vision Statement, maintain recognition within Diamond Bar and
the surrounding region as being a community with a well planned and aesthetically
pleasing physical environment.”
Objective 3.1 Create visual points of interest as a means of highlighting community identity.
Strategies: 3.1.1 Develop and locate City entry monuments, highlighting key community entry
points and open space areas to identify Diamond Bar to local and commuter
traffic.
3.1.2 Where feasible and appropriate, add areas for landscaping, such as in medians or
by widening parkways within the primary arterial roadway system, as a means of
traffic control, providing pedestrian amenities, and as an aesthetic feature for the
community.
3.1.3 Pursue the establishment and expansion of landscape maintenance districts as a
means of ensuring the ongoing maintenance of medians and community entry
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-22
statements, as well as maintenance of landscaping of hillsides along major
roadways.
3.1.4 Consider a program to place public art at prominent locations throughout the City
of Diamond Bar.
3.1.5 Encourage the provision and maintenance of neighborhood identification
signage.
Objective 3.2 Ensure that new development, and intensification of existing development, yields a
pleasant living, working, or shopping environment, and attracts interest of residents,
workers, shoppers, and visitors as the result of consistent exemplary design.
Strategies: 3.2.1 Within the urban residential portions of the City, require the incorporation of
open space and recreational areas into the design of new projects. Within
topographically rugged and rural areas, emphasize the preservation of natural
landforms and vegetation.
3.2.2 Require in the Development Code that setbacks from streets and adjacent
properties relate to the scale of the structure as well as the size of the street right-
of-way. Require that building setbacks along roadways be varied so as to avoid a
monotonous street scene.
3.2.3 Minimize the use of block walls unless they are needed for a specific screening,
safety, or sound attenuation purpose. Where feasible, provide instead a wide
open area with informal clusters of trees, defined by split rail, wrought iron, or
similar open fencing. Where construction of a solid wall which will be visible
along a public street is necessary, provide landscaping such as trees, shrubs, or
vines to break the visual monotony, and soften the appearance of the wall, and to
reduce glare, heat, or reflection. Where solid walls currently exist along the
primary roadway system, and it is possible to retrofit landscape screens,
establish a funding mechanism for the construction of such screens.
3.2.4 Enhance pedestrian activity within residential, commercial, office, and light
industrial areas.
(a) Ensure that non-residential facilities are oriented to the pedestrian, by
the incorporation of seating areas, courtyards, landscaping, and' similar
measures.
(b) Utilize “street furniture” (decorative planters, bike racks, benches) to
create and enhance urban open spaces.
(c) Design commercial and office projects so as to have a central place,
main focus, or feature.
(d) Utilize varied building setbacks and staggered elevations to create plaza-
like areas which attract pedestrians, whenever possible.
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-23
3.2.5 Require that automobile service facilities and commercial loading areas be
oriented away from the street frontage and from residential edges wherever
possible to minimize sight and sound impacts.
3.2.6 Where the rear or sides of commercial, office, or other non-residential buildings
will be visible within a residential neighborhood, ensure that the visible
elevations will be treated in such a manner as to provide a pleasing appearance.
3.2.7 Ensure that commercial developments are designed with a precise concept for
adequate signage, including provisions for sign placement and number, as well as
sign scale in relationship to the building, landscaping, and readability as an
integral part of the signage concept. Ensure that signs are integrated into the
overall site and architectural design theme of commercial developments.
3.2.8 In conjunction with area utility companies, pursue a program of undergrounding
overhead utility lines.
3.2.9 Include within the Development Code requirements for the size and quantity of
trees to be planted within new development and intensification of existing
development.
3.2.10 New development shall comply with the City's Hillside Management Ordinance.
3.2.11 In Rural Residential (RR) minimize right-of-way width to the extent feasible.
Objective 3.3 Protect the visual quality and character of remaining natural areas, and ensure that
hillside development does not create unsafe conditions.
Strategies: 3.3.1 Balance the retention of the natural environment with its conversion to urban
forms.
3.3.2 Promote incorporation of hillside features into project designs.
3.3.3 As part of the Development Code, maintain hillside development regulations that
are sensitive to natural contours and land forms.
3.3.4 Limit grading to the minimum necessary.
3.3.5 Require that all manufactured slopes be landscaped and that, where practical,
landform grading and planting techniques be implemented in the construction of
manufactured slopes.
(a) Foliage used in planting palettes should be drought tolerant, fire resistant,
and have colors similar to those of native materials in the surrounding
area.
(b) Within landform graded slopes, plants should be grouped within swale
areas to more closely reflect natural conditions.
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-24
GOAL 4 “Consistent with the Vision Statement, encourage long-term and regional
perspectives in local land use decisions, but not at the expense of the Quality of Life
for Diamond Bar residents.”
Objective 4.1 Promote and cooperate in efforts to provide reasonable regional land use and
transportation/circulation planning programs.
Strategies: 4.1.1 Take a proactive role to coordinate Diamond Bar's land use plan with
those of surrounding cities and other agencies.
4.1.2 Consider the potential impacts of proposed Diamond Bar developments on
neighboring jurisdictions as part of the development review process. Notify
neighboring jurisdictions when considering changes to the City's existing land
use pattern.
4.1.3 Monitor the progress of major regional developments; cooperate with appropriate
City, County, State, and Regional organizations to achieve maximum interaction
and cooperation; participate fully in relevant regional development patterns.
4.1.4 Encourage coordination with adjacent cities and other agencies to lobby the State
and Federal government on regional issues which affect the City of Diamond
Bar.
4.1.5 Monitor and evaluate potential impacts upon the City of Diamond Bar, of major
proposed adjacent, local, and regional developments, in order to anticipate land
use, circulation, and economic impacts and related developmental patterns of the
City of Diamond Bar.
4.1.6 Relate major regional impacts to planning action which might be required to
safeguard the best interests and Quality of Life of the City of Diamond Bar.
Objective 4.2 Maintain City boundaries which are reasonable in terms of existing service capabilities,
social and economic interdependencies, citizen desires, and City revenues and
expenditures.
Strategies: 4.2.1 Seek annexation of those areas which have primary access through
Diamond Bar and whose residents and businesses are most logically
served by the City.
4.2.2 Consider annexation of additional areas west of the City boundaries including
expansion of the adopted Sphere of Influence, where the following findings can
be made:
(a) Compatibility exists with the goals and desires of the people and the City
of Diamond Bar;
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-25
(b) The proposed annexation is consistent with goals and objectives of the
General Plan;
(c) Significant benefits will; be derived by the City and affected property
owners/residents upon annexation;
(d) There exists a significant social and economic interdependence and
interaction between the City of Diamond Bar and the area proposed for
annexation.
F. LAND USE PLAN
The Land Use Plan describes the extent of future development in Diamond Bar and identifies standards
for that development. The geographic locations of land uses are presented in the Land Use Map, Figure
I-2, and the standards for development and resulting General plan buildout are presented in the General
Plan Land Use Table I-3. Table I-4 presents a summary of potential residential and commercial growth
under the General Plan.
1. Land Use Designations
Land use designations are necessary to identify the type of development that is allowed in a given
location. While terms such as “residential”, “commercial”, and “industrial” are generally understood,
State general plan law requires a clear and concise description of the land use categories shown on the
Land Use Map.
The City of Diamond Bar Land Use Element provides for 21 land use designations. General Plan land use
categories are defined above in Section E - Land Use Goal, Objectives and Strategies. Strategy 1.1.1
outlines residential land use and includes seven classifications ranging from rural residential to high
density residential use. Strategies 1.1.3 and 1.1.4 define commercial land uses for a range of retail and
service uses including general commercial, commercial office, professional office, and light industrial.
Strategies 1.1.5 through 1.1.10 describe other land use categories including public facilities, open space,
park, planning area, agriculture and specific plan. The Land Use Plan Development Capacity Summary
Table I-3 illustrates these classifications, each of which has a residential density or a land use intensity.
Additional non-residential land use categories include golf course, private recreation, fire, school, and
water.
2. Land Use Intensity/Density
The Element uses certain terminology to describe the land use designations. The term “density” refers to
residential uses and to the population and development capacity of residential land. Density is described
in terms of dwelling units per gross acre of land (du/ac) unless stated otherwise. For example, 100
dwelling units occupying 20 acres of land is 5.0 du/ac.
The land use designations, or categories, in this Element are described in terms of intensity and density.
The term “intensity” which applies to non-residential uses, refers to the extent of development on a parcel
of land or on a lot. It includes the total building square footage, building height, the floor area ratio,
and/or the percent of lot coverage. Intensity is often used to describe non -residential development levels,
but in a broader sense, intensity is used to express overall levels of both residential and non-residential
development types. In this Element, floor area ratio and building square footage are used as measures of
non-residential development intensity.
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-26
Floor Area Ratio (FAR) represents the ratio between the total gross floor area of all buildings on a lot and
the total area of that lot. To determine FAR, divide gross floor area of all buildings on a lot by the land
area of that lot. For example, Figure I-3 illustrates that a 10,000 square foot building on a 40,000 square
foot lot yields an FAR of 0.25:1. The FAR controls the intensity of use on a lot. A 0.25:1 FAR can yield a
building of one story in height which covers one-quarter of the lot area, or a taller building which covers
less of the lot and provides for more open space around the building.
State General Plan law requires that the Land Use Element indicate the maximum densities and intensities
allowed under each land use designation. The land use designations shown on the Land Use Map are
described in detail in this Element. Strategies 1.1.1 through 1.1.10 describe each land use designation
shown on the Land Use Map and provide a corresponding indication of maximum density or intensity of
developments.
Maximum allowable development on individual parcels of land is governed by these measures of density
or intensity. Table I-3 identifies the acreage dedicated to each land use category. Table I-4 presents the
overall future development in Diamond Bar under General Plan buildout. Average residential densities
are 100% of the maximum permitted density. Average commercial/industrial FARs is based on existing
development patterns. For various reasons, many parcels in the community have not been developed to
their maximum density or intensity and, in the future, maximum development as described in this
Element can be expected to occur only on a limited number of parcels. Development at an intensity or
density between the expected and maximum levels can occur only where projects offer exceptional design
quality, important public amenities or benefits, or other factors that promote important goals and policies
of the General Plan. For the residential land use designations, projects are expected to build to a density at
least as high as the lowest density allowed by their respective designations.
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-27
Table I-3
General Plan Land Use (By Category)
Land Use Designations
Permitted Density /
Intensity
Gross Acres
In the City
Gross Acres
In Sphere
Total Gross
Acres
Residential Designations
RR Rural Residential
RL Low Density Residential
RLM Low-Medium Residential
RM Medium Density Residential
RMH Medium High Residential
RH High Density Residential
RH-30 High Density Residential
(30 units/net acre)
(1 ac/du)
(up to 3 du/ac)
(up to 5 du/ac)
(up to 12 du/ac)
(up to 16 du/ac)
(up to 20 du/ac)
(up to 30 du/net ac)
1,392
3,089
838
275
197
66
30
1,392
3,089
838
275
197
66
30
Subtotal
5,887
5,887
Non-Residential Designations
C General Commercial
CO Commercial / Office
OP Professional Office
I Light Industrial
(.25 – 1 FAR)
(.25 – 1 FAR)
(.25 – 1 FAR)
(.25 – 1 FAR)
172
63
178
93
172
63
178
93
Subtotal
506
506
Mixed Use Designations
PA Planning Areas
PA-1
PA-2
PA-3
PA-4
PA-5
(see text)
690
401
55
82
30
690
401
55
82
30
Subtotal
1,258
1,258
Other Designations(a)
PF Public Facilities
W Water
F Fire
S School
PK Park
GC Golf Course
OS Open Space
PR Private Recreation
AG Agriculture
Fwy / Major Roads
1 du / 5 ac
27
19
1
345
158
178
642
15
0
684
2
3,589
27
21
1
345
158
178
642
15
3,589
684
Total
9,690
3,591
13,281
(a) No F.A.R. or potential square footage has been identified for these quasi-public and recreational land use categories due to the wide
range of uses permitted (e.g., civic center, schools, etc.) and because buildings are often part of large open space areas such as golf courses.
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-28
Table I-4
Potential Residential and Commercial Growth
Land Use
Existing Units/Sq. Ft.
Potential Additional Units/Sq. Ft.
Expected Total Development
Population at General Plan Buildout
Residential City Sphere Commercial/ Industrial
18,276 DUS(1) 0 5,865,000 Sq. Ft.(2)
1,284 DUS(3) 718 DUS(4) 1,550,000 Sq.Ft.(5)
19,560 718 7,415,000
64,920(6)
2,200(7)
(1) Housing units as of 1/1/2007 (Source: California Department of Finance and City of Diamond Bar 2008-2014 Housing
Element, Adopted April 19, 2011).
(2) The Planning Network, 1990
(3) City of Diamond Bar 2008-2014 Housing Element (Table B-1), Adopted April 19, 2011. Residential Densities include
Vacant sites and Projects currently approved/not built.
(4) Residential Densities on Vacant Land are assumed at 100% of the maximum permitted density. Includes projects
currently under construction (7/94)
(5) Based on average development intensities consistent with current development patterns on vacant land. Includes
projects currently under construction (7/94)
(6) 2007 Dept. of Finance. Population based on 3.313 persons per household at a 1.71% vacancy rate.
(7) Population based on 3.19 persons per household at a 4.5% vacancy rate.
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-29
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-30
I-3 Possible Building Configurations for 0.25:1 Floor Area Ratio
Diamond Bar General Plan Land Use Element
Updated September 3, 2013 I-31
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CITY COUNCIL
RESOLUTION NO. 2013- 2 9
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND BAR,
CALIFORNIA, ADOPTING A GENERAL PLAN AMENDMENT FOR THE
AFFORDABLE HOUSING LAND USE AND ZONING DESIGNATION PROJECT
PLANNING CASE NO. PL2013-227) ON PROPERTY LOCATED WEST OF CHINO
HILLS PARKWAY, SOUTH OF DIAMOND RANCH HIGH SCHOOL, DIAMOND BAR,
CALIFORNIA (EASTERLY PORTION OF ASSESSORS PARCEL NUMBER 8701-
022-273).
A. RECITALS
948305.1
State housing element law requires each city to make available adequate
sites with appropriate zoning to accommodate its .fair share of regional
housing needs as established in the Regional Housing Needs
Assessment; and
2. On April 19, 2011, the Diamond Bar City Council adopted the 2008-2014
Housing Element update, which includes a program to establish a new
land use district allowing High Density Residential development at
30 dwelling units per acre and redesignate sufficient sites to
accommodate at least 466 lower-income residential units for the 2008-
2014 planning period; and
3. The 2014-2021 Regional Housing Needs Assessment identifies the City's
share of regional housing need for lower-income households as 490 units
for the planning period; and
4. In order to provide adequate sites with appropriate zoning to
accommodate the City's fair share of regional housing need, a General
Plan Amendment (hereinafter the "Amendment") is necessary to establish
a new High Density Residential -30 (RH-30) land use designation and to
make corresponding text amendments to the General Plan Land Use
Element, as shown in Exhibit A, attached hereto, and change the land use
designation on the Land Use Map for the property identified as "Site A" in
Exhibit B, attached hereto, from Planning Area 1/Specific Plan (PA 1/SP)
to Planning Area 5/High Density Residential -30 (PA-51RH-30); and
5. In accordance to the provisions of the California Environmental Quality Act
CEQA), Section 15168 et seq., an Environmental Impact Report (EIR)
has been prepared for the Amendment and related zoning approvals,
which found that the Amendment would not have a significant effect on the
environment; and
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6. In accordance with CEQA Guidelines Sections 15090 through 15093, the
City Council adopted a resolution certifying the EIR and adopting a
mitigation reporting and monitoring program for the project; and
7. Notification of the public hearing for this project was published in the San
Gabriel Valley Tribune and the Inland Valley Daily Bulletin newspapers on
August 23, 2013. Public hearing notices were mailed to property owners
within a 1,000 -foot radius of the parcel on which the zone change is
proposed, as well as all speakers who have previously attended the
scoping meeting or the Planning Commission hearing, or who have
submitted comments in writing, and public notices were 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 in two
locations (Chino Hills Parkway and Rockbury/Deep Springs Drive) and the
notice was posted at three other locations within the project vicinity; and
8. On August 13, 2013, the Planning Commission conducted a duly noticed
public hearing regarding the Amendment and related actions, solicited
testimony from all interested individuals, and concluded said hearing on
that date; and
9. The Planning Commission has determined that the Amendment and
related zoning approvals represent a consistent, logical, appropriate and
rational land use designation and implementing tool that furthers the goals
and objectives of the City's General Plan, and has recommended its
approval by the City Council; and
10. On September 3, 2013, the City Council conducted a duly noticed public
hearing regarding the Amendment -and related actions, solicited testimony
from all interested individuals, and concluded said hearing on that date;
and
11. The documents and materials constituting the administrative record of the
proceedings upon which the City Council's decision is based are located
at the City of Diamond Bar, Community Development Department,
Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765.
B. RESOLUTION
NOW, THEREFORE, it is found, determined and resolved by the City Council as
follows:
That all of the facts set forth in the Recitals, Part A, of this Resolution are
true and correct;
2. The City Council hereby approves the proposed General Plan Amendment
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for the Affordable Housing Land Use and Zoning Designation Project
Planning Case No. PL2013-227) based on the following findings, as
required by Section 22.70.050 of the Municipal Code and in conformance
with California Government Code Section 65358:
Finding: The Amendment is internally consistent with the General Plan
and other adopted goals and policies of the City.
Facts in Support of Finding:
a. The Amendment will establish a new High Density Residential -30
RH-30) designation in the General Plan Land Use Element to allow
owner- and renter -occupied multi -family residential development at
a density of up to 30 units per acre, as required by Government
Code Section 65583.2(c)(3)(B); and will amend the Land Use Map
Figure 1-2 of the Land Use Element) to redesignate the property
identified as "Site A" in Exhibit B, attached hereto, from Planning
Area 1/Specific Plan (PA 11SP) to Planning Area 5/High Density
Residential -30 (PA-5/RH-30) to accommodate the need for lower-
income housing commensurate with the Regional Housing Needs
Assessment for the City.
b. For the reasons set forth below, the Amendment is consistent with
the following goals and policies of the 2008-2014 Housing Element:
GOAL 2 Provide opportunities for development of suitable
housing to meet the diverse needs of existing and future residents.
The RH-30 designation will facilitate a greater diversity of housing
at higher densities than allowed under current land use regulations,
which limit density to 20 units/acre.
GOAL 3 Provide adequate sites through appropriate land use
and zoning designations to accommodate future housing growth.
The Amendment will accommodate future housing growth for all
economic segments of the community, including lower-income
households.
Policy 3.1 Maintain an inventory of potential sites available for
future housing development.
The Amendment will expand the City's inventory of potential
housing development sites.
Policy 3.3 Integrate multi -family residential uses within the Tres
Hermanos Specific Plan.
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The Amendment will allow multi -family residential uses within a
portion of the Tres Hermanos area, and would not constrain the
future adoption of a specific plan for the entire Tres Hermanos
area.
GOAL 4 Mitigate potential governmental constraints which
may hinder or discourage housing development in the City.
The RH-30 land use designation will serve to mitigate governmental
constraints by allowing higher density development than is currently
permitted in the City.
Policy 4.1 Continue to provide regulatory incentives and
concessions to facilitate affordable housing development in the
City.
The increased density permitted under the RH-30 designation will
serve as an incentive to affordable housing development by
reducing the per-unit land cost.
GOAL 5 Consistent with the Vision Statement, encourage
equal and fair housing opportunities for all economic segments of
the community.
The RH-30 designation will facilitate the production of lower-cost
housing, which furthers equal housing opportunities for all
economic segments and persons with special needs.
C. For the reasons set forth below, the Amendment is consistent with
Goal 1 and related strategies of the Land Use Element:
Goal 1 Consistent with the Vision Statement, maintain a mix
of land uses which enhance the quality of life for City residents,
providing a balance of development and preservation of significant
open space areas to assure both economic viability and retention of
distinctive natural features of the community.
The Amendment would expand the mix of land uses in the City to
include higher -density residential product types and would also
preserve a significant portion of the site for open space as required
by the Hillside Management Ordinance (Municipal Code
Chapter 22.22).
Strategy 1.2.3 Maintain residential areas which protect natural
resources, hillsides, and scenic areas. (a) Development in hillside
areas should be designed to be compatible with surrounding
natural areas, compatible to the extent practical with surrounding
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P&MI IM&
development, aesthetically pleasing, and provide views from
development, but not at the expense of views of the development.
b) Earthwork in hillside areas should utilize contour or landform
grading. (c) Minimize grading to retain natural vegetation and
topography_
All development within the RH--30 area will be required to be
consistent with this strategy through required compliance with the
Hillside Management Ordinance.
Strategy 1.2.6 Broaden the range of, and encourage
innovation in, housing types. Require developments within all
Residential areas to provide amenities such as common usable,
active open space and recreational areas, when possible.
The RH-30 designation will facilitate greater innovation in housing
types by allowing higher density than currently permitted. New
developments will be required to provide amenities such as open
space and recreational areas in conformance with zoning
regulations.
Strategy 1.2.7 Where consistent with the other provisions of
the Diamond Bar General Plan, encourage the provision of low and
moderate cost housing_
The RH-30 land use designation will encourage the provision of
low- and moderate cost housing by reducing the land cost per unit
compared to lower density development.
Strategy 1.5.6 Preserve significant environmental resources
within proposed developments, allow clustering or transferring of all
or part of the development potential of the entire site to a portion of
the site, thus preserving the resources as open space, and
mandating the dedication of those resources to the City or a
conservancy.
The RH-30 land use designation will allow development clustering
in order to preserve sensitive resources and open space.
Strategy 1. 6.4 Encourage clustering within the most
developable portions of project sites to preserve open space and/or
other natural resources. Such development should be located to
coordinate with long-term plans for active parks, passive (open
space) parks, and preserve natural open space areas.
Site A comprises approximately 30 gross acres, of which a net
development area of approximately 16.33 acres is required to
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accommodate 490 units at a density of 30 units/acre. The gross
site area allows for clustering development to preserve the most
valuable natural resources and open space on the site.
Strategy 2.2.1 Require that new development be compatible
with surrounding land uses.
Zoning regulations for the RH-30 area require design review to
ensure that future development is compatible with surrounding
uses.
Strategy 2.2.2 Prohibit the development of adjacent land uses
with significantly different intensities or that have operational
characteristics which could create nuisances along a common
boundary, unless an effective buffer can be created.
Site A is not immediately adjacent to any residential use. Diamond
Ranch High School is adjacent to the north of the site, and can be
buffered by the difference in elevation as well as placement of
development on the site.
Strategy 3.2.9 Within the urban residential portions of the
City, require the incorporation of open space and recreational areas
into the design of new projects. Within topographically rugged and
rural areas, emphasize the preservation of natural landforms and
vegetation.
Required compliance with the RH-30 zoning regulations and the
Hillside Management Ordinance will ensure that open space and
recreational areas will be incorporated into the design of any new
development on Site A.
Strategy 3.2. 10 New development shall comply with the City's
Hillside Management Ordinance_
Any residential development within the RH-30 area will be required
to comply with the Hillside Management Ordinance.
strategy 3.3.9 Balance the retention of the natural
environment with its conversion to urban form_
Site A comprises approximately ,30 gross acres, of which a net
development area of approximately 16.33 acres is required to
accommodate 490 units at a density of 30 units/acre. The gross site
area allows for clustering development to preserve the most
valuable natural areas on the site.
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Strategy 3.3.2 Promote the incorporation of hillside features
into project design.
Required compliance with the Hillside Management Ordinance will
ensure that hillside features are incorporated into future project
design on Site A.
d. For the reasons set forth below, the Amendment is consistent with
Strategy 1.1.3 of the Resource Management Element:
Strategy 1.1.3 Require that dwelling units and structures
within hillside areas be sited in such a manner as to utilize
ridgelines and landscape plant materials as a backdrop for the
structures and the structures themselves to provide maximum
concealment of cut slopes.
Required compliance with the Hillside Management Ordinance will
ensure that any new development within Site A will be sited in
conformance with this strategy.
e. For the reasons set forth below, the Amendment is consistent with
the Circulation Element:
Goal 2 Provide a balanced transportation system for the safe
and efficient movement of people, goods, and services through the
City.
Future development within Site A will be required to provide an
internal circulation network that includes streets and also
accommodates alternative modes of transportation. This site is
also adjacent to transit routes along Chino Hills Parkway.
Goal Maintain an adequate level of service on area
roadways.
The ElR prepared for the project included an analysis of project
area roadways and levels of service. With the identified mitigation
measures, no significant impacts to roadway level of service would
occur.
f. For the reasons set forth below, the Amendment is consistent with
the Public Services and Facilities Element:
Goal 1 Provide adequate infrastructure facilities and public
services to support development and planned growth.
Public services and utilities, including water, sewer, gas, electricity,
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and other utilities are available to serve future development of
Site A.
3. The City Council hereby authorizes the Community Development Director
to make such other clerical revisions to the General Plan and
Development Code text and statistical tables as may be necessary to
maintain consistency with the intent of the Amendment.
4. The City Council further directs the Community Development Department,
as part of the 5th Cycle (2014-2021) Housing Update, to evaluate sites
other than Site A, including "Tres Hermanos South" (as described in the
aforementioned E1R under Section 6/Alternatives Analysis as Alternative
3) and the Kmart property, to accommodate the City's fair share of the
region's lower-income housing need.
PASSED, APPROVED AND ADOPTED THIS 3R° DAY OF SEPTEMBER 2013, BY
THE CITY COUNCIL OF THE CITY OF DIAMOND BAR.
BY:
Jack Tanaka, Mayor
I, Tommye Cribbins, City Clerk of the City of Diamond Bar, do hereby certify that the
foregoing Resolution was passed, approved and adopted at a regular meeting of the
City Council held on the 3rd day of September, 2013, by the following vote:
AYES: Council Members: Chang, Herrera, Tye, MPT/Everett,
M/Tanaka
NOES: Council Members: None
ABSENT: Council Members: None
ABSTAIN: Council Members: None
1
ATTEST: , L"r, L.
Tom ye Cribbins, City Clerk
City of Diamond Bar
GPA and ZC PL2013-227
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ATTACHMENTS -
Exhibit A: Land Use Element Text Revisions
Exhibit B: Amended Land Use Element Map
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Exhibit A
Land Use Element Text Revisions
Section E., Strategy 1.1.1 is amended to add a new paragraph (g) as follows:
g) Designate properties for high-density multi -family use as High Density,
Residential -30 (RH-30)allowing a maximum net density of 30 units/acre
and a minimum net density of 20 units/acre to accommodate the Cites
share of the regional affordable housing need as required by the Regional
Housing Needs Assessment (RHNA). Net density is the number of
dwelling units divided by the net site area. Net site area is comprised of all
portions of the project site, prior to site development, except for those
portions of the project site which: lie within the setbacks of state or
federally designated iurisdictiona_ I wetlands; contain plant communities
which should be avoided based on the findings of professional biological
surveys; are located within pre-existing public streets, utility easement,
and drainage channels or basins.
Section E., Strategy 1.0.1 is amended to add a new paragraph (e) as follows:
e) PlanningArea 5
PA -5 is entirely surrounded by PA -1, adjacent to Diamond Ranch High
School. PA -5 incorporates a 30 -acre (gross) area designated RH-30 to
accommodate a maximum of 490 high-density multi -family housing units
consistent with the Regional Housing Needs Assessment and the Housing
Element.
The first paragraph of Section F.2 is amended as follows:
The Element uses certain terminology to describe the land use designations.
The term "density" refers to residential uses and to the population and
development capacity of residential land. Density is described in terms of
dwelling units per gross acre of land (du/ac) unless stated otherwise. For
example, 100 dwelling units occupying 20rg oss acres of land is 5.0 du/ac."
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Exhibit A (continued)
Table 1-3, General Plan Land Use (By Category) is amended as follows:
Table I-3
General Plan Land Use (S (Category)
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Permitted Density 1 Gross Acres Gross Acres Total Gross
Land Use Designations
Intensity In the City In Sphere Acres
Residential Designations
RR Rural Residential I ac/du) 1,392 1,392
RL Lour Density Residential up to 3 du/ac) 3,089 3,089
RLM Low -Medium Residential up to 5 du/ac) 838 838
RM Medium Density Residential up to 12 du/ac) 275 275
RMF[ Medium High Residential up to 16 du/ac) 197 197
RH High Density Residential up to 20 du/ac) 66 66
RH-30 High Density Residential (30 up to 30 du/net ac 30 30
units/net acre
Subtotal 5,887 5,887
Non -Residential Designations
C General Commercial 25 -- 1 FAR) 172 172
CO Commercial I Office 25 — I FAR) 63 63
OP Professional Office 25 — I FAR) 178 178
1 Light Industrial 25 —1 FAR) 93 93
Subtotal 506 506
Mixed Use Designations
PA Planning Areas see text)
PA 1 690 690
PA -2 401 401
PA -3 55 55
PA -4 82 82
PA -5 30 30
Subtotal 1,258 1,258
Other Designations(e)
PF Public Facilities 27 27
W Water 19 2 21
F Fire 1 1
S School 345 345
PK Park 158 158
GC Golf Course 178 178
OS Open Space 642 642
PR Private Recreation 15 15
AG Agriculture 1 du/5 ac 0 3,589 3,589
Fwy /Major Roads 684 684
Total 9,690 3,591 13,281
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Exhibit A continued
Table 1-3, General Plan Land Use (By Category) is amended as follows:
Table I-4
Potential Residential and Commercial Growth
M
2) The Planning Network, 1990
3) City of Diamond Bar 2008-2014 Housing Element (Table B-1). Adopted April 19- 2011. Residential Densities include
Vacant sites and Proiects currently approved/not built.
4) Residential Densities on Vacant Land are assumed at 100% of the maximum permitted density. Includes projects
currently under construction (7194)
5) Based on average development intensities consistent with current development patterns on vacant land. Includes
projects currently under construction (7194)
6) 2007 Debt. of Finance. Population based on 3.313 persons per household at a 1.71 % vacancy rate.
Population based on 3.19 persons per household at a 4.5% vacancy rate.
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Existing Potential Expected Population at
Land Use UnitslSq, Ft. Additional Total General Plan
Units/Sq. Ft. Development Buildout
Residential
City 18,276 DUS(" 1 284 DD 19,560 64
0Sphere 718 DUS 718 2,200
5,865,000 Sq. Ft. (2) 1,550,000 Sq.Ft.(
S)
7,415,000
Commercial/
Industrial
M
2) The Planning Network, 1990
3) City of Diamond Bar 2008-2014 Housing Element (Table B-1). Adopted April 19- 2011. Residential Densities include
Vacant sites and Proiects currently approved/not built.
4) Residential Densities on Vacant Land are assumed at 100% of the maximum permitted density. Includes projects
currently under construction (7194)
5) Based on average development intensities consistent with current development patterns on vacant land. Includes
projects currently under construction (7194)
6) 2007 Debt. of Finance. Population based on 3.313 persons per household at a 1.71 % vacancy rate.
Population based on 3.19 persons per household at a 4.5% vacancy rate.
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City of Diamond Bar
C
Exhibit B
RR-Finar Fesitleniial-(mar, 4tlularre) Yf-Vlvter
RL-LowD—t5Residen:ial(mve.] tlufeere) M PK. P.rk
P049 Le'N-WeYNm FeSiCentla3 (rnar_5 ¢ur¢ge) C-d¢Ift¢urse5
RN-MetlLm Dex[y fte9tlBntisl (max.II nV faire) A-,Y,08-VOOShp3ee
Fra H-rCetlium HlOh Pennq Recdeniia!{mav, l6 ilu v[rxj PR-Pmale Zeuexlien
WW-FAs§4en6ti ResiCenlCl(rnar.?Gtl¢rdfl!) nJ-Agtlrelluro (rear, IEW¢acres)
R[ Ai High DensityRlldanllll-36 OrAn. and rias.]U dura Lf6) PA -45P
C.4lnCral Carngicrrlal lrnaX t.A FA Ry PA -LSP
O - CV vdilil Ee(mn, 1.0 FAR) PA L3P
CP- 10FRA) PAUSP
I- Lighl IICIs51a1(maa. 1.0FAR) N peeed PA -1 W-50
PF - Puhgc FaNlity SP - 3P.Ir" Plan Overray
F- FiR 501- Sghe,Of I¢11Vln{¢
5• Sthnnl Cib Eountlary
13
Land Use Map
Allp, N
0 0.5 1
I I I Miles
Figure 1-2
Proposed Land Use Map
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