HomeMy WebLinkAbout2021.11.02 Agenda Packet - Regular MeetingCity Council Agenda
Tuesday, November 2, 2021
Regular Meeting 6:30 PM
Diamond Bar City Hall – Windmill Community Room
21810 Copley Drive, Diamond Bar, CA 91765
PUBLIC ADVISORY:
Consistent with State Assembly Bill 361, members of the City Council may be present or participate
telephonically. Members of the public are encouraged to participate and address the City Council
during the public comment portion of the meeting either in person or via teleconference. If you
would like to attend the meeting in person, please note that face coverings are required to be worn
at all times.
How to Observe the Meeting From Home:
The public can observe the meeting by calling +1 (562) 247-8422, Access Code: 507-507-040 OR visit:
https://attendee.gotowebinar.com/register/64541751224375311.
How to Submit Public Comment:
The public may provide public comment by attending the meeting in person, by sending an email, or by
logging into the teleconference. Please send email public comments to the City Clerk at
cityclerk@DiamondBarCA.gov by 4:00 p.m. on the day of the meeting and indicate in the Subject Line
“FOR PUBLIC COMMENT.” Written comments will be distributed to the Council Members, noted for the
record at the meeting and posted on the City’s official agenda webpage as soon as reasonably
practicable (found here: http://diamondbarca.iqm2.com/Citizens/Default.aspx).
The public may log into the meeting through this link:
https://attendee.gotowebinar.com/register/64541751224375311. Members of the public will be called
upon one at a time during the Public Comment portion of the agenda. Speakers are limited to five
minutes per agenda item, unless the Mayor determines otherwise.
American Disability Act Accommodations:
Pursuant to the Executive Order, and in compliance with the Americans with Disabilities Act, if you need
special assistance to participate in the Council Meeting, please contact the City Clerk’s Office (909) 839-
7010 within 72 hours of the meeting. City Council video recordings with transcription wi ll be available
upon request the day following the Council Meeting.
The City of Diamond Bar thanks you in advance for taking all precautions to prevent
spreading the COVID-19 virus.
ANDREW CHOU
Council Member
STAN LIU
Council Member
STEVE TYE
Council Member
NANCY A. LYONS
Mayor
RUTH M. LOW
Mayor Pro Tem
City Manager Dan Fox • City Attorney David DeBerry • City Clerk Kristina Santana
DIAMOND BAR CITY COUNCIL MEETING RULES
Welcome to the meeting of the Diamond Bar City Council. Meetings are open to the public and are
broadcast on Spectrum Cable Channel 3 and Frontier FiOS television Channel 47. You are invited
to attend and participate. Copies of staff reports or other written documentation relating to agenda
items are on file and available for public inspection by contacting the Office of the City Clerk. If
requested, the agenda will be made available in an alternative format to a person with disability as
required by Section 202 of the Americans with Disabilities Act of 1990. If you have questions
regarding an agenda item, please contact the City Clerk at (909) 839-7010 during regular business
hours.
PUBLIC INPUT
Members of the public may address the Council on any item of business on the agenda during the
time the item is taken up by the Council. In addition, members of the public may, during the Public
Comment period address the Council on any Consent Calendar item or any matter not on the
agenda and within the Council’s subject matter jurisdiction. Any material to be submitted to the City
Council at the meeting should be submitted through the City Clerk.
Speakers are limited to five minutes per agenda item, unless the Mayor determines otherwise. The
Mayor may adjust this time limit depending on the number of people wishing to speak, the
complexity of the matter, the length of the agenda, the hour and any other relevant consideration.
Speakers may address the Council only once on an agenda item, except during public hearings,
when the applicant/appellant may be afforded a rebuttal.
Public comments must be directed to the City Council. Behavior that disrupts the orderly conduct of
the meeting may result in the speaker being removed from the meeting.
INFORMATION RELATING TO AGENDAS AND ACTIONS OF THE COUNCIL
Agendas for regular City Council meetings are available 72 hours prior to the meeting and are
posted in the City’s regular posting locations, on DBTV Channel 3, Spectrum Cable Channel 3,
Frontier FiOS television Channel 47 and on the City’s website at www.diamondbarca.gov. The City
Council may take action on any item listed on the agenda.
HELPFUL PHONE NUMBERS
Copies of agendas, rules of the Council, Video of meetings: (909) 839-7010
Computer access to agendas: www.diamondbarca.gov
General information: (909) 839-7000
Written materials distributed to the City Council within 72 hours of the City Council meeting are
available for public inspection immediately upon distribution in the City Clerk’s Office at 21810 Copley
Dr., Diamond Bar, California, during normal business hours.
THIS MEETING IS BEING VIDEO RECORDED AND BY PARTICIPATING VIA
TELECONFERENCE, YOU ARE GIVING YOUR PERMISSION TO BE TELEVISED.
THIS MEETING WILL BE RE-BROADCAST EVERY SATURDAY AND SUNDAY AT
9:00 A.M. AND ALTERNATE TUESDAYS AT 8:00 P.M. AND IS ALSO AVAILABLE FOR
LIVE VIEWING AT
HTTPS://ATTENDEE.GOTOWEBINAR.COM/REGISTER/164922764460418830 AND
ARCHIVED VIEWING ON THE CITY’S WEB SITE AT WWW.DIAMONDBARCA.GOV.
CITY OF DIAMOND BAR
CITY COUNCIL AGENDA
November 02, 2021
CALL TO ORDER: 6:30 p.m.
PLEDGE OF ALLEGIANCE: Mayor
ROLL CALL: Chou, Liu, Tye, Mayor Pro Tem Low,
Mayor Lyons
APPROVAL OF AGENDA: Mayor
1. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS:
1.1 2021 Property Assessment Update by Los Angeles County Assessor Jeff
Prang
2. CITY MANAGER REPORTS AND RECOMMENDATIONS:
3. PUBLIC COMMENTS:
"Public Comments" is the time reserved on each regular meeting agenda to
provide an opportunity for members of the public to directly address the Council
on Consent Calendar items or other matters of interest not on the agenda that
are within the subject matter jurisdiction of the Council. Although the City Council
values your comments, pursuant to the Brown Act, members of the City Council
or Staff may briefly respond to public comments if necessary, but no extended
discussion and no action on such matters may take place. There is a five-minute
maximum time limit when addressing the City Council. Please complete a
Speaker Card and hand it to the City Manager (completion of this form is
voluntary). The City will call on in person speakers first and then teleconference
callers, one at a time to give their name and if there is an agenda item number
they wish to speak on before providing their comment. If you wish to speak on a
public hearing item or council consideration item, you will be called upon to
speak at that point in the agenda.
NOVEMBER 2, 2021 PAGE 2
4. SCHEDULE OF FUTURE EVENTS:
4.1 Planning Commission Meeting – November 9, 2021 – 6:30 p.m.,
Windmill Community Room, 21810 Copley Drive and online
teleconference.
4.2 Veterans Celebration – November 10, 2021 – 9:00-11:00 a.m., Grand
View Ballroom, 1600 Grand Avenue.
4.3 Veterans Day Holiday – November 11, 2021 – City Offices Closed
4.4 City Council Meeting – November 16, 2021, 6:30 p.m., Windmill
Community Room, 21810 Copley Drive and online teleconference.
5. CONSENT CALENDAR:
All items listed on the Consent Calendar are considered by the City Council to be
routine and will be acted on by a single motion unless a Council Member or
member of the public request otherwise, in which case, the item will be removed
for separate consideration.
5.1 CITY COUNCIL MINUTES OF THE OCTOBER 19, 2021 REGULAR
MEETING.
5.1.a October 19, 2021 City Council Minutes
Recommended Action:
Approve the October 19, 2021 Regular City Council meeting minutes.
Requested by: City Clerk
5.2 RATIFICATION OF CHECK REGISTER DATED OCTOBER 13, 2021
THROUGH OCTOBER 26, 2021 TOTALING $1,768,480.22.
Recommended Action:
Ratify the Check Register.
Requested by: Finance Department
5.3 TREASURER'S STATEMENT.
Recommended Action:
Approve the July 2021 Treasurer’s Statement.
Requested by: Finance Department
NOVEMBER 2, 2021 PAGE 3
5.4 CONTINUED USE OF TELECONFERENCING IN ACCORDANCE WITH
ASSEMBLY BILL 361 FOR MEETINGS OF THE DIAMOND BAR CITY
COUNCIL AND OTHER CITY COMMISSIONS AND COMMITTEES
SUBJECT TO STATE OPEN MEETING LAWS.
Recommended Action:
Adopt Resolution No. 2021-48, providing for continued use of
teleconferencing and other formats as defined and in compliance with
Assembly Bill 361 for meetings of the Diamond Bar City Council, City
Commissions and Subcommittees.
Requested by: City Manager
5.5 FIRST AMENDMENT TO THE CONSULTING SERVICES AGREEMENT
WITH MV CHENG & ASSOCIATES, INC. FOR TEMPORARY
ACCOUNTING STAFFING SERVICES
Recommended Action:
Approve, and authorize the Mayor to sign, the First Amendment to the
Consultant Services Agreement with M.V. Cheng & Associates, Inc.
Requested by:
5.6 INTENT TO DISSOLVE LANDSCAPE ASSESSMENT DISTRICT NO. 39
AND INITIATION OF FORMATION OF NEW LANDSCAPE
ASSESSMENT DISTRICT NO. 39-2022.
Recommended Action:
A. Adopt Resolution No. 2021-49 to declare the City’s intention to
dissolve Landscape Assessment District No. 39 and direct staff to
advertise the public hearing before the Council at the January 18,
2022 regular meeting, and
B. Adopt Resolution No. 2021-50 initiating proceedings for the
formation of a Landscape Assessment District (No. 39-2022)
pursuant to provisions of Division 15, part 2, of the Streets and
Highways Code of the State of California, and designating SCI
Consulting Group as the Engineer of Record.
Requested by: Public Works Department
5.7 NOTICE OF COMPLETION FOR THE DIAMOND BAR BOULEVARD
STREET REHABILITATION FROM PATHFINDER ROAD TO MOUNTAIN
LAUREL WAY PROJECT - PROJECT NO. SI20101.
Recommended Action:
Approve, and authorize the Public Works Director to file a Notice of
NOVEMBER 2, 2021 PAGE 4
Completion.
Requested by: Public Works Department
6. PUBLIC HEARINGS:
6.1 ADOPTION OF THE 2021-2029 HOUSING ELEMENT UPDATE.
Recommended Action:
A. Receive presentation;
B. Open public hearing to receive testimony, close public hearing; and
C. Adopt Resolution No. 2021-51 adopting the 2021-2029 Housing
Element Update.
Requested by: Community Development Department
7. COUNCIL CONSIDERATION:
7.1 SETTING OF HEARING DATE TO CONSIDER APPEALS OF BUILDING
OFFICIAL'S NOTICE AND ORDER TO VACATE THE VILLAGE AT
DIAMOND BAR CONDOMINIUM COMPLEX, AND APPOINTMENT OF
HEARING EXAMINER TO CONDUCT HEARING(S).
Recommended Action:
A. Set November 18, 2021 at 9:00 a.m. in the Windmill Community Room
as the date, time and location to hear appeals of the Building Official's
Notice and Order to Vacate The Village at Diamond Bar condominium
complex; and
B. Appoint John C. Van Doren to serve as the hearing examiner for the
matter, and authorize the City Manager to execute an Agreement for
Hearing Officer Services with Mr. Van Doren.
Requested by: Community Development Department
8. COUNCIL SUB-COMMITTEE REPORTS AND MEETING ATTENDANCE
REPORTS/COUNCIL MEMBER COMMENTS:
9. ADJOURNMENT:
Agenda #: 5.1
Meeting Date: November 2, 2021
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: CITY COUNCIL MINUTES OF THE OCTOBER 19, 2021 REGULAR
MEETING.
STRATEGIC
GOAL:
Open, Engaged & Responsive Government
RECOMMENDATION:
Approve the October 19, 2021 Regular City Council meeting minutes.
FINANCIAL IMPACT:
None.
BACKGROUND/DISCUSSION:
Minutes have been prepared and are being presented for approval.
PREPARED BY:
REVIEWED BY:
5.1
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Attachments:
1. 5.1.a October 19, 2021 City Council Minutes
5.1
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CITY OF DIAMOND BAR
MINUTES OF THE CITY COUNCIL
REGULAR MEETING
DIAMOND BAR CITY HALL WINDMILL COMMUNITY ROOM
21810 COPLEY DRIVE, DIAMOND BAR, CA 91765
OCTOBER 19, 2021
CALL TO ORDER: Mayor Lyons called the Regular City Council meeting
to order at 6:30 p.m.
M/Lyons stated that consistent with COVID-19 regulations, members of the public were
encouraged to participate and address the City Council during the public comment
portion of the meeting via teleconference. Members of the City Council and limited staff
were physically present for the meeting and public seating was limited due to distancing
requirements on a first-come, first-serve basis.
PLEDGE OF ALLEGIANCE: Council Member Liu led the Pledge of Allegiance.
ROLL CALL: Council Members Andrew Chou, Stan Liu, Steve Tye,
Mayor Pro Tem Ruth Low, Mayor Nancy Lyons
Staff in Attendance: Dan Fox, City Manager; Anthony Santos, Assistant to
the City Manager; Ryan McLean, Assistant City Manager; Hal Ghafari, Public Works
Manager/Assistant City Engineer; David Liu, Public Works Director; David DeBerry, City
Attorney; Joan Cruz, Administrative Assistant; Kristina Santana, City Clerk
Staff present telephonically: Alfredo Estevez, Information Systems Analyst; Greg
Gubman, Community Development Director; Amy Haug, Human Resources and Risk
Manager; Ryan Wright, Parks and Recreation Director; Ehren Magante, Network
Administrator; Cecilia Arellano, Public Information Coordinator; Marsha Roa, Public
Information Manager.
Also in Attendance: Diamond Bar/Walnut Station Captain Stephen
Tousey, LA County Sheriff’s Department.
APPROVAL OF AGENDA: As presented.
1. CITY MANAGER REPORTS AND RECOMMENDATIONS: NONE
2. PUBLIC COMMENTS:
In Person:
Pui-Ching Ho spoke about October library events.
Allen Wilson requested the City Council adjourn tonight’s meeting in honor
of Colin Powell, thanked CC/Santana for attempting to arrange for an
interpreter for tonight’s meeting and provided brief comments on Agenda
Item 6.1.
5.1.a
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OCTOBER 19, 2021 PAGE 2 CITY COUNCIL
CC/Santana reported an email was received from Nora Cheikh, a copy of
which was forwarded to each City Council Member.
Sarah Phan had questions about the Diamond Bar Village Condo situation.
RESPONSE TO PUBLIC COMMENTS:
CM/Fox indicated to Ms. Phan that she would be contacted by a staff member for
a response to her concerns.
3. SCHEDULE OF FUTURE EVENT: CM/Fox presented the Calendar of
Events.
4. CONSENT CALENDAR: MPT/Low moved, C/Chou seconded, to approve the
Consent Calendar as presented. Motion carried by the following Roll Call vote:
AYES: COUNCIL MEMBERS: Chou, Liu, Tye, MPT/Low, M/Lyons
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: None
4.1 APPROVED CITY COUNCIL MINUTES:
4.1a REGULAR MEETING OF OCTOBER 5, 2021.
4.2 RATIFIED CHECK REGISTER DATED SEPTEMBER 29, 2021
THROUGH OCTOBER 12, 2021 TOTALING $563,263.89.
4.3 APPROVED TREASURER’S STATEMENT FOR THE MONTH OF JUNE
2021.
4.4 ADOPTED RESOLUTION NO. 2021-47 EXTENDING A LOCAL
EMERGENCY REGARDING NOVEL CORONAVIRUS (COVID-19).
5. PUBLIC HEARINGS: NONE
6. COUNCIL CONSIDERATION:
6.1 CITYWIDE BUS SHELTER REPLACEMENT PROGRAM.
PWM/Ghafari presented the staff report.
Dave Reynolds, speaking telephonically, encouraged incorporation of the
City’s updated logo.
C/Chou asked PWM/Ghafari to comment on Mr. Reynolds’ suggestion to
incorporate the City’s updated logo and PWM/Ghafari said that with
Council’s direction, the logo could be included and further commented that
the solar panels provide light during nighttime hours, responded that costs
5.1.a
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OCTOBER 19, 2021 PAGE 3 CITY COUNCIL
are the same for either A or B, and said that depending on Council’s
decision, if option A is selected, staff will go out with an RFP to find a
contractor to maintain the shelters and for Option B, another RFP would
be issued for another advertisement company/franchise agreement and
under either concept, costs can be paid with Prop A funds.
PWM/Ghafari explained that costs associated with bus shelters can be
paid from Prop A funds and if there is advertising revenue from the bus
shelters, the revenue is put back into the Prop A fund and all of the
services obtained through a contractor will be paid by them from the
advertising revenue or from Prop A funds. Clear Channel owns the
shelters and once the contract expires and is not renewed, Clear Channel
will remove the shelters only and not the benches and trash cans which
are owned by the City. MPT/Low asked if consideration was given to
doing a smaller number of advertising shelters to be interspersed with the
non-advertising shelters in prime areas, and PWM/Ghafari responded that
if fewer advertising shelters were to be considered, it would result in less
income for the contractor and the City would realize less revenue as well.
Since there is currently advertising at the 34 locations, the City would not
have to ask the community whether it wanted advertising or not if shelters
are replaced in-kind and in speaking with vendors, there continues to be
an interest for including advertising as a way of creating income.
PWM/Ghafari further explained that if the City continues with the current
model staff expects there will be a percentage returned to the City which
would be negotiated in the new contract. The benefit of going with the
current model is that the maintenance cost will be covered and the City
will realize some revenue that can be added back into the Prop A fund.
C/Liu asked what control the City has over the advertising content and
language. PWM/Ghafari responded that the look and content of signage
would be subject to contract negotiations and depending on maintenance,
the life span of the shelters is approximately 20 years.
C/Tye asked if the City was aware of how much revenue is generated by
the advertising and WM/Ghafari responded that at least $2,000 for the 32
shelters and when the contract expires, as the owner, Clear Channel will
remove the current bus shelters.
M/Lyons felt some of the higher usage shelters might benefit from larger
or two trash cans and discussed colors and improving certain areas of
sidewalk as part of the package. PWM/Ghafari estimated there would be
about 10 sidewalk locations that needed to be improved and that it would
cost about $500 to include the City logo and said he would ask the
contractor for a quote.
C/Chou said he liked Option B because it covers the maintenance cost.
5.1.a
Packet Pg. 11
OCTOBER 19, 2021 PAGE 4 CITY COUNCIL
C/Chou moved Option B. Motion died for lack of second.
C/Tye said that his understanding is that the revenue is not great enough
to pay for maintenance and because the City is using Prop A funds for this
program, any revenue realized would go back to Prop A.
M/Lyons said she believed that Clear Channel currently includes the
maintenance plus the advertising space rental.
CA/DeBerry explained the franchise agreement and negotiating process.
C/Tye moved, MPT/Low seconded Option A, to replace existing original
bus shelters citywide with non-advertising shelters and possible inclusion
of the updated City Logo to be determined. Motion carried by the
following Roll Call vote:
AYES: COUNCIL MEMBERS: Liu, Tye, MPT/Low, M/Lyons
NOES: COUNCIL MEMBERS: Chou
ABSENT: COUNCIL MEMBERS: None
7. COUNCIL SUBCOMMITTEE REPORTS AND MEETING ATTENDANCE
REPORTS/COUNCIL MEMBER COMMENTS:
C/Chou reminded everyone that October is the best time to get flu shots and
suggested the City initiate a program similar to the Ring program to help
residents deal with mailbox thefts.
C/Liu spoke about school district Measure V and other resources for kids,
thanked a Good Samaritan for assisting a bicyclist and the couple driving the
vehicle involved in a collision, and hoped everyone would participate in
Restaurant Week, be safe and enjoy Halloween and join everyone for the State
of the City event tomorrow evening.
C/Tye reported that the LA County Vector Control notified Diamond Bar of its first
case of West Nile Virus. The Vector Control offers resources and education to
cities and would be available for a presentation at a future City Council meeting
and/or provide safety training and information pop up booths. He hoped to see
everyone at the State of the City at the Diamond Bar Center tomorrow evening.
MPT/Low thanked PWM/Ghafari on his work with the bus shelters project. She
looked forward to the State of the City tomorrow evening, Restaurant Week and
Halloween, and stated that November is Domestic Violence Month and hoped
everyone would reach out to assist those at risk. She wished the Hindu
community friends and neighbors a very happy Diwali celebration.
M/Lyons reminded residents and businesses about the lengthy closure of on and
off ramps at northbound Diamond Bar Boulevard, spoke about restaurant week
5.1.a
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OCTOBER 19, 2021 PAGE 5 CITY COUNCIL
and the contest, presented a Congratulatory Certificate to Father John Palmer at
St. Denis on the occasion of the Churches 50th anniversary and service to the
community, and invited everyone to attend the State of the City tomorrow
evening. M/Lyons spoke about the life and passing of Helen Juliar, a 57 year
resident of Diamond Bar.
ADJOURNMENT: With no further business to conduct, M/Lyons adjourned the
Regular City Council Meeting at 7:40 p.m. in memory of longtime resident Helen Juliar.
Respectfully submitted:
__________________________
Kristina Santana, City Clerk
The foregoing minutes are hereby approved this 2nd day of November, 2021.
__________________________
Nancy Lyons, Mayor
5.1.a
Packet Pg. 13
Agenda #: 5.2
Meeting Date: November 2, 2021
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: RATIFICATION OF CHECK REGISTER DATED OCTOBER 13, 2021
THROUGH OCTOBER 26, 2021 TOTALING $1,768,480.22.
STRATEGIC
GOAL:
Responsible Stewardship of Public Resources
RECOMMENDATION:
Ratify the Check Register.
FINANCIAL IMPACT:
Expenditure of $1,768,480.22.
BACKGROUND/DISCUSSION:
The City has established the policy of issuing accounts payable checks on a weekly
basis with City Council ratification at the next scheduled City Council Meeting.
The attached check register containing checks dated October 13, 2021 through October
26, 2021 totaling $1,768,480.22 is being presented for ratification. All payments have
been made in compliance with the City’s purchasing policies and procedures, and have
been reviewed and approved by the appropriate departmental staff. The attached
Affidavit affirms that the check register has been audited and deemed accurate by the
Finance Director.
PREPARED BY:
5.2
Packet Pg. 14
REVIEWED BY:
Attachments:
1. 5.2.a Check Register Affidavit 11-2-2021
2. 5.2.b Check Register 11-2-2021
5.2
Packet Pg. 15
5.2.a
Packet Pg. 16
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
3677 10/13/2021 VANTAGEPOINT TRNSFR AGNTS-
303248
DEF COMP CONTRIBUTIONS/LOAN
PYMTS 10/15/2021
106 21109 $2.10
10/13/2021 VANTAGEPOINT TRNSFR AGNTS-
303248
DEF COMP CONTRIBUTIONS/LOAN
PYMTS 10/15/2021
239 21109 $100.16
10/13/2021 VANTAGEPOINT TRNSFR AGNTS-
303248
DEF COMP CONTRIBUTIONS/LOAN
PYMTS 10/15/2021
201 21109 $142.08
10/13/2021 VANTAGEPOINT TRNSFR AGNTS-
303248
DEF COMP CONTRIBUTIONS/LOAN
PYMTS 10/15/2021
238 21109 $200.31
10/13/2021 VANTAGEPOINT TRNSFR AGNTS-
303248
DEF COMP CONTRIBUTIONS/LOAN
PYMTS 10/15/2021
250 21109 $233.08
10/13/2021 VANTAGEPOINT TRNSFR AGNTS-
303248
DEF COMP CONTRIBUTIONS/LOAN
PYMTS 10/15/2021
207 21109 $281.11
10/13/2021 VANTAGEPOINT TRNSFR AGNTS-
303248
DEF COMP CONTRIBUTIONS/LOAN
PYMTS 10/15/2021
206 21109 $644.10
10/13/2021 VANTAGEPOINT TRNSFR AGNTS-
303248
DEF COMP CONTRIBUTIONS/LOAN
PYMTS 10/15/2021
100 21109 $11,453.36
CHECK TOTAL $13,056.30
3678 10/13/2021 TASC FLEX SPENDING MEDICAL/CHILDCARE
10/15/2021
106 21118 $3.75
10/13/2021 TASC FLEX SPENDING MEDICAL/CHILDCARE
10/15/2021
207 21118 $8.31
10/13/2021 TASC FLEX SPENDING MEDICAL/CHILDCARE
10/15/2021
238 21118 $10.10
10/13/2021 TASC FLEX SPENDING MEDICAL/CHILDCARE
10/15/2021
239 21118 $10.10
10/13/2021 TASC FLEX SPENDING MEDICAL/CHILDCARE
10/15/2021
250 21118 $28.66
10/13/2021 TASC FLEX SPENDING MEDICAL/CHILDCARE
10/15/2021
206 21118 $71.63
10/13/2021 TASC FLEX SPENDING MEDICAL/CHILDCARE
10/15/2021
100 21118 $1,169.60
CHECK TOTAL $1,302.15
3679 10/14/2021 CALPERS PENSION CONTRIBUTION 09/25/2021-
10/08/2021
106 21110 $80.12
10/14/2021 CALPERS PENSION CONTRIBUTION 09/25/2021-
10/08/2021
239 21110 $143.79
5.2.b
Packet Pg. 17
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
10/14/2021 CALPERS PENSION CONTRIBUTION 09/25/2021-
10/08/2021
238 21110 $220.95
10/14/2021 CALPERS PENSION CONTRIBUTION 09/25/2021-
10/08/2021
201 21110 $395.04
10/14/2021 CALPERS PENSION CONTRIBUTION 09/25/2021-
10/08/2021
207 21110 $701.87
10/14/2021 CALPERS PENSION CONTRIBUTION 09/25/2021-
10/08/2021
206 21110 $1,004.25
10/14/2021 CALPERS PENSION CONTRIBUTION 09/25/2021-
10/08/2021
250 21110 $1,042.78
10/14/2021 CALPERS PENSION CONTRIBUTION 09/25/2021-
10/08/2021
100 21110 $31,489.61
CHECK TOTAL $35,078.41
3680 10/26/2021 DAN CONTRACTOR CDBG HOME IMPR PROGRAM CONSTR-
370 BALLENA HIP 216
225440 54900 $10,935.00
CHECK TOTAL $10,935.00
3681 10/26/2021 HUMANE SOCIETY OF POMONA
VALLEY INC
IVHS ANIMAL CONTROL SERVICES IN
AUGUST 2021
100340 55404 $34,885.00
10/26/2021 HUMANE SOCIETY OF POMONA
VALLEY INC
IVHS ANIMAL CONTROL SERVICE IN
SEPT. 2021
100340 55404 $35,104.00
CHECK TOTAL $69,989.00
3682 10/26/2021 LOS ANGELES COUNTY
DEVELOPMENT AUTH
LOAN REPAYMENT - 1390 GLENTHORPE
DR
225 48935 $17,844.00
CHECK TOTAL $17,844.00
3683 10/26/2021 LOS ANGELES COUNTY SHERIFF'S
DEPT
FY2021-22 SHERIFF'S GEN LAW ENF.
SVCS - 09/2021
100310 55400 $597,508.28
10/26/2021 LOS ANGELES COUNTY SHERIFF'S
DEPT
FY2021-22 SHERIFF'S GEN LAW ENF.
SVCS - 08/2021
100310 55400 $597,508.28
10/26/2021 LOS ANGELES COUNTY SHERIFF'S
DEPT
FY2021-22 SHERIFF'S DEPT -CONCERTS
PARK 07-08/2021
100520 55402 $6,877.92
10/26/2021 LOS ANGELES COUNTY SHERIFF'S
DEPT
FY2021-22 SHERIFF'S SPCL - STREET &
CAV 07-08/2021
100310 55402 $13,886.64
CHECK TOTAL $1,215,781.12
3684 10/26/2021 ONE TIME PAY VENDOR INDIAN HILL 3721 LLC
(QIANG LI)
BOND REDUCTION - 1139 DBB
STREETSCAPE IMPROVEMENTS
100 22109 $53,342.45
CHECK TOTAL $53,342.45
3685 10/26/2021 PARKWOOD LANDSCAPE
MAINTENANCE INC
LANDSCAPE MAINTENANCE SERVICES
(CITY PARKS SEPT)
100510 55505 $5,865.00
5.2.b
Packet Pg. 18
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
10/26/2021 PARKWOOD LANDSCAPE
MAINTENANCE INC
LANDSCAPE MAINTENANCE SERVICES
(CITY PARKS SEPT)
100630 55505 $27,411.00
CHECK TOTAL $33,276.00
3686 10/26/2021 PETER LEWANDOWSKI ADDENDUM TO MITIGATED DECL-850
BREA CYN-HOTEL
100 22107 $10,900.00
CHECK TOTAL $10,900.00
3687 10/26/2021 RJ NOBLE COMPANY DBB ROAD REHAB PROJECT (CIP
SI20101) - FINAL PYMT
301610 56101 $114,403.03
CHECK TOTAL $114,403.03
3688 10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - DBB N/W @ TEMPLE
TC-1
100655 52210 $92.58
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - BREA CYN/OAKCREST
LS-2
100655 52210 $56.84
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - BREA
CYN/FALLOWFIELD LS-2
100655 52210 $74.65
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 24230 GOLDEN
SPRINGS LS-2
100655 52210 $71.32
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 22805 GOLDEN
SPRINGS LS-2
100655 52210 $93.93
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 21615 GATEWAY
CENTER LS-2
100655 52210 $74.63
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 21325 PATHFINDER LS-2 100655 52210 $204.37
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 21250 GOLDEN
SPRINGS LS-2
100655 52210 $74.13
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 3798 S BREA CANYON
LS-2
100655 52210 $55.98
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 3201 DBB LS-2 100655 52210 $111.96
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 2201 DBB LS-2 100655 52210 $149.11
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 1 DBB TEMPLE TC-1 100655 52210 $106.44
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 553 N DBB &
VARIOUS TC-1
100655 52210 $1,071.45
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 1025 BREA CANYON
TC-1/LS-2
100655 52210 $118.70
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 1798 DBB/22566
GOLDEN SPRINGS LS-2
100655 52210 $167.43
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 1003 GOLDEN SPRINGS
LS-2
100655 52210 $98.90
5.2.b
Packet Pg. 19
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
10/26/2021 SOUTHERN CALIFORNIA EDISON 633 GRAND (09.09.21 - 10.21.21) 238638 52210 $17.04
10/26/2021 SOUTHERN CALIFORNIA EDISON 20980 E CANYON RIDGE (09.10.21 -
10.11.21)
241641 52210 $17.05
10/26/2021 SOUTHERN CALIFORNIA EDISON 21208 WASHINGTON (09.10.21 -
10.11.21)
100630 52210 $17.93
10/26/2021 SOUTHERN CALIFORNIA EDISON 20850 HIGH COUNTRY (09.10.21 -
10.11.21)
241641 52210 $17.05
10/26/2021 SOUTHERN CALIFORNIA EDISON DIAMOND BAR CENTER (07.01.21 -
08.01.21)
100510 52210 $9,801.28
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20791 GOLDEN
SPRINGS TC-1
100655 52210 $129.68
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20439 GOLDEN
SPRINGS PED TC-1
100655 52210 $247.14
10/26/2021 SOUTHERN CALIFORNIA EDISON 1000 S. LEMON (09.13.21 - 10.12.21) 238638 52210 $16.92
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 21250 GOLDEN
SPRINGS PED TC-1
100655 52210 $84.87
10/26/2021 SOUTHERN CALIFORNIA EDISON GS-1 23331 GOLDEN SPRINGS PED 100655 52210 $86.18
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 20781 PATHFINDER
TC-1
100655 52210 $121.95
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 3564 BREA CANYON B
PED LS-3
100655 52210 $78.85
10/26/2021 SOUTHERN CALIFORNIA EDISON GS-1 2838 S DBB PED 100655 52210 $107.72
10/26/2021 SOUTHERN CALIFORNIA EDISON SAFETY LIGHTS - 2746 BREA CANYON B
PED LS-3
100655 52210 $143.62
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 717 GRAND AVE
TC1
100655 52210 $84.46
10/26/2021 SOUTHERN CALIFORNIA EDISON DIAMOND BAR CENTER (AUG & SEP) 100510 52210 $19,338.39
10/26/2021 SOUTHERN CALIFORNIA EDISON 2746 BREA CANYON ROAD (09.14.21 -
10.13.21)
238638 52210 $16.05
10/26/2021 SOUTHERN CALIFORNIA EDISON 2025 DIAMOND BAR BLVD (09.14.21 -
10.13.21)
238638 52210 $31.95
10/26/2021 SOUTHERN CALIFORNIA EDISON 22745 SUNSET CROSSING ROAD
(09.14.21 - 10.13.21)
238638 52210 $16.66
10/26/2021 SOUTHERN CALIFORNIA EDISON 3564 BREA CANYON ROAD (09.14.21 -
10.13.21)
238638 52210 $15.86
10/26/2021 SOUTHERN CALIFORNIA EDISON CITY HALL (09.14.21 - 10.13.21) 100620 52210 $13,593.17
5.2.b
Packet Pg. 20
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 1611 S BREA
CANYON TC-1
100655 52210 $69.38
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 1450 BRIDGEGATE
& VARIOUS TC-1
100655 52210 $499.72
10/26/2021 SOUTHERN CALIFORNIA EDISON GS-1 1215 S. BREA CANYON 100655 52210 $102.59
10/26/2021 SOUTHERN CALIFORNIA EDISON TRAFFIC CONTROL - 801 S. LEMON AVE
& VARIOUS TC-1
100655 52210 $332.77
CHECK TOTAL $47,610.70
3689 10/26/2021 TRANE SERVICE GROUP INC CITY HALL INDOOR AIR QUALITY
PROJECT
504620 56100 $44,908.00
CHECK TOTAL $44,908.00
3690 10/26/2021 TYLER TECHNOLOGIES INC IMPLEMENTATION OF FINANCE ERP
SYSTEM
503230 56135 $12,800.00
10/26/2021 TYLER TECHNOLOGIES INC IMPLEMENTATION OF FINANCE ERP
SYSTEM
503230 56135 $1,400.00
10/26/2021 TYLER TECHNOLOGIES INC IMPLEMENTATION OF FINANCE ERP
SYSTEM
503230 56135 $1,400.00
CHECK TOTAL $15,600.00
3691 10/26/2021 VALLEY VISTA SERVICES , INC. STREET SWEEPING SERVICES (SEP) 100655 55510 $13,712.94
CHECK TOTAL $13,712.94
3692 10/26/2021 ABSOLUTE SECURITY
INTERNATIONAL INC
SEPTEMBER SECURITY GUARD SERVICES 100510 55330 $756.00
CHECK TOTAL $756.00
3693 10/26/2021 ACCESSDATA GROUP INC FTK ANNUAL RENEWAL 100230 52314 $1,259.44
CHECK TOTAL $1,259.44
3694 10/26/2021 AIRGAS INC CYLINDER RENTAL & HELIUM 100630 51200 $9.54
10/26/2021 AIRGAS INC CYLINDER RENTAL & HELIUM 100520 51200 $95.40
CHECK TOTAL $104.94
3695 10/26/2021 ANIMAL PEST MANAGEMENT
SERVICES INC
COMPREHENSIVE PEST CONTROL (AFTER
HOURS @ DBC)
100510 52320 $75.00
10/26/2021 ANIMAL PEST MANAGEMENT
SERVICES INC
PEST CONTROL (DBC) 100510 52320 $425.00
CHECK TOTAL $500.00
3696 10/26/2021 BALOGH JULIANNA INSTRUCTOR PAYMENT - FALL 2021 ART 100520 55320 $90.00
5.2.b
Packet Pg. 21
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $90.00
3697 10/26/2021 NAILA ASAD BARLAS STIPEND-PC MTG 8/24/21 100410 52525 $65.00
10/26/2021 NAILA ASAD BARLAS STIPEND-PC MTG 9/14/21 100410 52525 $65.00
10/26/2021 NAILA ASAD BARLAS STIPEND-PC MTG 9/28/21 100410 52525 $65.00
CHECK TOTAL $195.00
3698 10/26/2021 ROBYN A BECKWITH PLANT MAINTENANCE FOR SEPT. 2021 100620 52320 $541.50
CHECK TOTAL $541.50
3699 10/26/2021 BONTERRA PSOMAS MIT MONITORING-TRACT 53670-8/27 TO
9/30/21
100 22107 $569.34
CHECK TOTAL $569.34
3700 10/26/2021 KATHY BREAUX INSTRUCTOR PAYMENT - FALL 2021 -
YOUTH ART
100520 55320 $112.80
CHECK TOTAL $112.80
3701 10/26/2021 BULLSEYE TELECOM INC ANALOG PHONE LINES - OCT 2021 100230 52200 $1,699.75
CHECK TOTAL $1,699.75
3702 10/26/2021 CAL POLY POMONA
FOUNDATION INC
AD FOR DBRW 100150 54900 $918.00
CHECK TOTAL $918.00
3703 10/26/2021 CHICAGO TITLE COMPANY HOME IMP PROGRAM-RECORDING
FEES-370 BALLENA HIP254
225440 54900 $95.00
CHECK TOTAL $95.00
3704 10/26/2021 CRAFCO INC ROAD MAINTENANCE SUPPLIES 100655 51250 $1,746.86
CHECK TOTAL $1,746.86
3705 10/26/2021 DAVID EVANS AND ASSOCIATES
INC
GRAND/GSD INTERSECTION - SEPT 2021 301610 56105 $488.25
CHECK TOTAL $488.25
3706 10/26/2021 DEPARTMENT OF JUSTICE LIVESCAN FEES 100220 52510 $128.00
CHECK TOTAL $128.00
3707 10/26/2021 DMPR 4 LLC STORAGE RENTAL UNITS; NOV 2021 100130 52302 $1,233.00
CHECK TOTAL $1,233.00
3708 10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAY MAIL-7/13/21 PC STAFF RPT -
1114 DB BL
100 22107 $22.75
5.2.b
Packet Pg. 22
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAYMAIL-8/13/21 PC STAFF RPT-
1114 DB BL
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAYMAIL-7/13/21 PC STAFF RPT-
2335 DB BL
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAYMAIL-7/13/21 STAFF RPT-2335
DB BL
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAY MAIL-7/13/21 PC STAFFRPT-
20657 GOLDEN SPG
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAYMAIL-7/13/21 PC STAFF RPT-
20657 GOLDEN SPG
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAY MAIL-7/13/21 PC STAFF RPT-
3333 DIA CYN
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAY MAIL-7/27/21 PC AGENDA-
CITY ATTY
100410 52170 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAY MAIL-7/27/21 STAFF RPT TO
APPL-20657 GS
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAY MAIL-7/27/21 PC STAFF RPT -
3333 DIA CYN
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAYMAIL-7/27/21 PC STAFF RPT-
20657 GOLDEN SPG
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAYMAIL-7/27/21 PC STAFF RPT-
3333 DIA CYN
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAY MAIL-7/13/21 PC STAFF RPT-
3333 DIA CYN
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAY MAIL-8/24/21 PC AGENDA
STAFF RPT-2751 DB
100 22107 $22.75
10/26/2021 EXPRESS MAIL CORPORATE
ACCOUNT
NEXT DAY MAIL-8/24/21 PC AGENDA
STAFF RPT-2751 DB
100 22107 $22.75
CHECK TOTAL $341.25
3709 10/26/2021 FEDERAL EXPRESS
CORPORATION
EXPRESS SVCS - GENERAL 100130 52170 $17.04
CHECK TOTAL $17.04
3710 10/26/2021 FRONTIER COMMUNICATIONS
CORP
SUMMARY BILL - INTERNET SERVICE 100230 54030 $365.10
10/26/2021 FRONTIER COMMUNICATIONS
CORP
SUMMARY BILL - INTERNET SERVICE OCT
2021
100230 54030 $775.00
CHECK TOTAL $1,140.10
3711 10/26/2021 GERALDINE KELLER INSTRUCTOR PAYMENT FALL 2021 -
COOKIE DECORATION
100520 55320 $48.00
5.2.b
Packet Pg. 23
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $48.00
3712 10/26/2021 GMI TRANSLATION SERVICES INC DB VILLAGE NOTICE TRANSLATION-
CHINESE/KOREAN
100420 51200 $190.00
CHECK TOTAL $190.00
3713 10/26/2021 GRAFFITI CONTROL SYSTEMS GRAFFITI ABATEMENT-SEPTEMBER 2021 100430 55540 $2,975.00
CHECK TOTAL $2,975.00
3714 10/26/2021 HDL COREN & CONE CONTRACT SERVICES PROPERTY TAX -
OCT-DEC 2021
100210 54010 $3,506.69
CHECK TOTAL $3,506.69
3715 10/26/2021 JACKSON'S AUTO SUPPLY/NAPA VEHICLE MAINTENANCE (LICENSE
#1363852)
502630 52312 $117.70
CHECK TOTAL $117.70
3716 10/26/2021 JASON VERHOLTZ BACKFLOW TESTING SERVICES 100620 52320 $200.00
CHECK TOTAL $200.00
3717 10/26/2021 JOHN L HUNTER & ASSOC INC NPDES SERVICES - JULY 2021 201610 54200 $627.25
10/26/2021 JOHN L HUNTER & ASSOC INC NPDES - 2176 ROCKY VIEW 100 22109 $90.00
10/26/2021 JOHN L HUNTER & ASSOC INC NPDES - 2244 INDIAN CREEK 100 22109 $429.75
10/26/2021 JOHN L HUNTER & ASSOC INC NPDES - TR53430/MILLENNIUM 100 22109 $90.00
10/26/2021 JOHN L HUNTER & ASSOC INC NPDES - TR53670 - LOT 5 100 22109 $90.00
10/26/2021 JOHN L HUNTER & ASSOC INC NPDES - 22589 PACIFIC LANE 100 22109 $90.00
10/26/2021 JOHN L HUNTER & ASSOC INC NPDES - 850 BREA CANYON 100 22109 $90.00
CHECK TOTAL $1,507.00
3718 10/26/2021 K7 ENTERPRISES SIGNS FOR STATE OF THE CITY EVENT 100240 52110 $308.16
CHECK TOTAL $308.16
3719 10/26/2021 KENNETH L MOK STIPEND-PC MTG 8/24/21 100410 52525 $65.00
10/26/2021 KENNETH L MOK STIPEND-PC MTG 9/14/21 100410 52525 $65.00
10/26/2021 KENNETH L MOK STIPEND-PC MTG 9/28/21 100410 52525 $65.00
CHECK TOTAL $195.00
3720 10/26/2021 LOOMIS COURIER SVCS - SEPTEMBER 2021 100210 54900 $699.41
10/26/2021 LOOMIS COURIER SVCS - SEPTEMBER 2021 100510 54900 $699.41
5.2.b
Packet Pg. 24
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $1,398.82
3721 10/26/2021 MAHENDRA GARG STIPEND-PC MTG 8/24/21 100410 52525 $65.00
10/26/2021 MAHENDRA GARG STIPEND-PC MTG 9/14/21 100410 52525 $65.00
10/26/2021 MAHENDRA GARG STIPEND-PC MTG 9/28/21 100410 52525 $65.00
CHECK TOTAL $195.00
3722 10/26/2021 MICHAEL BAKER INTERNATIONAL
INC
CANYON LOOP TRAIL ENV; SEPT 2021 301630 56104 $1,400.00
CHECK TOTAL $1,400.00
3723 10/26/2021 MICHAEL BALLIET CONSULTING
LLC
SOLID WASTE CONSULTING SERVICES 250170 54900 $5,801.25
CHECK TOTAL $5,801.25
3724 10/26/2021 MOSS CONSULTING HOME IMPROVEMENT ADMIN SERVICES-
JULY & AUG 2021
225440 54900 $6,080.00
CHECK TOTAL $6,080.00
3725 10/26/2021 OCCUPATIONAL HEALTH
CENTERS OF CALIFORNIA
PRE-EMPLOYMENT PHYSICAL FEES 100220 52510 $277.50
10/26/2021 OCCUPATIONAL HEALTH
CENTERS OF CALIFORNIA
PRE-EMPLOYMENT PHYSICAL FEES 100220 52510 $612.50
CHECK TOTAL $890.00
3726 10/26/2021 OFFICE OF THE STATE
CONTROLLER
FTB OFFSET - JUL - SEPT 2021 100210 54900 $128.94
CHECK TOTAL $128.94
3727 10/26/2021 OFFICE SOLUTIONS OFFICE SUPPLIES 100240 51200 $34.59
10/26/2021 OFFICE SOLUTIONS DBC OFFICE SUPPLIES 100510 51200 $148.89
10/26/2021 OFFICE SOLUTIONS DEPARTMENT SUPPLIES-PLANNING 100410 51200 $20.64
10/26/2021 OFFICE SOLUTIONS DEPARTMENT SUPPLIES-PLANNING 100410 51200 $24.34
10/26/2021 OFFICE SOLUTIONS DEPARTMENT SUPPLIES-PLANNING 100410 51200 $24.09
10/26/2021 OFFICE SOLUTIONS DEPT SUPPLIES-BUILDING AND SAFETY-
SEPT 2021
100420 51200 $73.14
10/26/2021 OFFICE SOLUTIONS DEPT SUPPLIES-BUILDING & SAFETY-SEPT
2021
100420 51200 $15.03
10/26/2021 OFFICE SOLUTIONS OFFICE SUPPLIES - CITY MANAGER 100140 51200 $6.95
10/26/2021 OFFICE SOLUTIONS OFFICE SUPPLIES - CITY MANAGER 100140 51200 $1.55
5.2.b
Packet Pg. 25
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
10/26/2021 OFFICE SOLUTIONS OFFICE SUPPLIES - CITY MANAGER 100140 51200 $10.77
10/26/2021 OFFICE SOLUTIONS OFFICE SUPPLIES - CITY MANAGER 100140 51200 $6.19
10/26/2021 OFFICE SOLUTIONS OFFICE SUPPLIES - CITY MANAGER 100140 51200 $124.51
10/26/2021 OFFICE SOLUTIONS OFFICE SUPPLIES - CITY MANAGER 100140 51200 $1.76
10/26/2021 OFFICE SOLUTIONS OFFICE SUPPLIES - CITY MANAGER 100140 51200 $22.94
10/26/2021 OFFICE SOLUTIONS OFFICE SUPPLIES - SOLID WASTE
MANAGEMENT
250170 51200 $257.78
CHECK TOTAL $773.17
3728 10/26/2021 ONE TIME PAY VENDOR AMIRA HENEIN CLEANING DEPOSIT REFUND 100 20202 $100.00
CHECK TOTAL $100.00
3729 10/26/2021 ONE TIME PAY VENDOR DAVID SHIN REFUND OF 20% DISCOUNT FOR 2
CLASS/SESSION
100 20202 $29.80
CHECK TOTAL $29.80
3730 10/26/2021 ONE TIME PAY VENDOR EMMANUEL GUERRERO CLEANING DEPOSIT REFUND 100 20202 $200.00
CHECK TOTAL $200.00
3731 10/26/2021 ONE TIME PAY VENDOR GERRIE FLORES CLEANING DEPOSIT REFUND 100 20202 $200.00
CHECK TOTAL $200.00
3732 10/26/2021 ONE TIME PAY VENDOR HANA DAO SPALSHBALL CLASS CANCELLED - FULL
REFUND
100 20202 $220.00
CHECK TOTAL $220.00
3733 10/26/2021 ONE TIME PAY VENDOR JIGNESH MEHTA CLEANING AND ALCOHOL DEPOSIT
REFUND
100 20202 $1,223.00
CHECK TOTAL $1,223.00
3734 10/26/2021 ONE TIME PAY VENDOR MARY OKWANDU CLEANING DEPOSIT REFUND 100 20202 $100.00
CHECK TOTAL $100.00
3735 10/26/2021 ONE TIME PAY VENDOR NORA RODRIGUEZ CLEANING AND ALCOHOL DEPOSIT
REFUND
100 20202 $1,450.00
CHECK TOTAL $1,450.00
3736 10/26/2021 ONE TIME PAY VENDOR QINYAN ZHOU WATER POLO CLASS CANCELLED - FULL
REFUND
100 20202 $110.00
CHECK TOTAL $110.00
5.2.b
Packet Pg. 26
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
3737 10/26/2021 ONE TIME PAY VENDOR RACING PARTY EVENTS REFUND OF VENDOR BOOTH FEE FOR
CONCERT SHARE
100 20202 $150.00
CHECK TOTAL $150.00
3738 10/26/2021 ONE TIME PAY VENDOR RONAN UMALI CANCELATION REFUND 100 20202 $266.62
CHECK TOTAL $266.62
3739 10/26/2021 ONE TIME PAY VENDOR SAN GABRIEL VALLEY
ECONOMIC
PARTNERSHIP
CLEANING AND ALCOHOL DEPOSIT
REFUND
100 20202 $1,250.00
CHECK TOTAL $1,250.00
3740 10/26/2021 ONE TIME PAY VENDOR SOOKYOUNG BAE REFUND FOR CANCELLED CLASS DUE
TO LOW ENROLLMENT
100 20202 $120.00
CHECK TOTAL $120.00
3741 10/26/2021 ONE TIME PAY VENDOR SOYOUN HWANG SPLASHBALL CLASS CANCELLED - FULL
REFUND
100 20202 $220.00
CHECK TOTAL $220.00
3742 10/26/2021 ONE TIME PAY VENDOR TAHIRA HASHMI CLEANING DEPOSIT REFUND 100 20202 $100.00
CHECK TOTAL $100.00
3743 10/26/2021 ONE TIME PAY VENDOR YUNYAN HUANG REFUND DUE TO CLASS CANCELLATION
- LOW ENROLLMENT
100 20202 $120.00
CHECK TOTAL $120.00
3744 10/26/2021 ONE TIME PAY VENDOR APEX ROOFING
COMPANY
CD DEPOSIT REFUND 845 DARIUS 100 22105 $250.00
CHECK TOTAL $250.00
3745 10/26/2021 ONE TIME PAY VENDOR MANILYN AND IOSUA
MATAU
DEVELOPER DEPOSIT REFUND-20515
FLINTGATE DRIVE
100 22107 $1,343.59
CHECK TOTAL $1,343.59
3746 10/26/2021 ONE TIME PAY VENDOR MARIA ARAGO CD DEPOSIT REFUND 239 PALO CEDRO
DR.
100 22105 $250.00
CHECK TOTAL $250.00
3747 10/26/2021 ONE TIME PAY VENDOR NEW PARADISE
CONSTRUCTION
REFUND - BLDG PERMIT PR20210001451 100 20604 $1.00
10/26/2021 ONE TIME PAY VENDOR NEW PARADISE
CONSTRUCTION
REFUND - BLDG PERMIT PR20210001451 100 20603 $1.30
10/26/2021 ONE TIME PAY VENDOR NEW PARADISE
CONSTRUCTION
REFUND - BLDG PERMIT PR20210001451 100 48020 $16.95
5.2.b
Packet Pg. 27
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
10/26/2021 ONE TIME PAY VENDOR NEW PARADISE
CONSTRUCTION
REFUND - BLDG PERMIT PR20210001451 100 48020 $21.19
10/26/2021 ONE TIME PAY VENDOR NEW PARADISE
CONSTRUCTION
REFUND - BLDG PERMIT PR20210001451 100 48010 $423.91
CHECK TOTAL $464.35
3748 10/26/2021 ONE TIME PAY VENDOR SILVESTRE ROOFING CD DEPOSIT REFUND 757 LYONWOOD 100 22105 $250.00
CHECK TOTAL $250.00
3749 10/26/2021 ONE TIME PAY VENDOR SILVESTRE ROOFING CD DEPOSIT REFUND 20347 DAMIETTA
AVENUE
100 22105 $250.00
CHECK TOTAL $250.00
3750 10/26/2021 PAPER RECYCLING &
SHREDDING
RECORDS DESTRUCTION DAY &
CONSOLE SERVICE - OCT
250170 55000 $123.00
CHECK TOTAL $123.00
3751 10/26/2021 PROTECTION ONE INC BURGLAR ALARM (10.29.21 - 11.28.21) 100620 52320 $35.13
CHECK TOTAL $35.13
3752 10/26/2021 PUBLIC STORAGE #23051 STORAGE RENTAL UNIT; NOV 2021 100130 52302 $466.00
CHECK TOTAL $466.00
3753 10/26/2021 PYRO COMM SYSTEMS INC FIRE ALARM PROTECTION - C.H.
(10.01.21 - 12.31.21)
100620 52320 $135.00
CHECK TOTAL $135.00
3754 10/26/2021 QUADIENT FINANCE USA INC POSTAGE METER SUPPLIES 100130 51200 $180.31
CHECK TOTAL $180.31
3755 10/26/2021 RAYMOND WALTER WOLFE STIPEND-PC MTG 8/24/21 100410 52525 $65.00
10/26/2021 RAYMOND WALTER WOLFE STIPEND-PC MTG 9/14/21 100410 52525 $65.00
10/26/2021 RAYMOND WALTER WOLFE STIPEND - PC MTG 9/28/21 100410 52525 $65.00
CHECK TOTAL $195.00
3756 10/26/2021 REGIONAL TAP SERVICE CENTER FOOTHILL PASSES - SEPT 2021 206650 55610 $285.00
10/26/2021 REGIONAL TAP SERVICE CENTER FOOTHILL PASSES - SEPT 2021 206650 55620 $1,140.00
10/26/2021 REGIONAL TAP SERVICE CENTER FOOTHILL PASSES - SEPT 2021 206650 55620 ($12.00)
10/26/2021 REGIONAL TAP SERVICE CENTER FOOTHILL PASSES - SEPT 2021 206650 55610 $48.40
10/26/2021 REGIONAL TAP SERVICE CENTER FOOTHILL PASSES - SEPT 2021 206650 55620 $193.60
5.2.b
Packet Pg. 28
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $1,655.00
3757 10/26/2021 REINBERGER CORPORATION BUSINESS CARDS FOR COUNCIL 100140 52110 $86.51
CHECK TOTAL $86.51
3758 10/26/2021 SHEPPARD MULLIN RICHTER &
HAMPTON
PROFESSIONAL SERVICES-TRES
HERMANOS; SEPT 2021
100120 54022 $725.68
CHECK TOTAL $725.68
3759 10/26/2021 SIMPSON ADVERTISING INC DESIGN DB CONNECTION NEWSLETTER
NOV
100240 54900 $2,275.00
CHECK TOTAL $2,275.00
3760 10/26/2021 SOCIAL VOCATIONAL SERVICES LITTER AND WEED REMOVAL SERVICES
(R.O.W. SEPT)
100645 55528 $2,909.00
CHECK TOTAL $2,909.00
3761 10/26/2021 SPECTRUM BUSINESS CABLE TV/INTERNET SERVICE - CITY HALL
AUG-SEP 2021
100230 54030 $1,719.27
CHECK TOTAL $1,719.27
3762 10/26/2021 TALLEY & TALLEY LAW APC LEGAL SERVICES - BETTERMENT
AGREEMENT AUG 2021
100120 54020 $1,066.00
10/26/2021 TALLEY & TALLEY LAW APC LEGAL SERVICES - BETTERMENT
AGREEMENT SEPT 2021
100120 54020 $546.00
CHECK TOTAL $1,612.00
3763 10/26/2021 TASC FSA ADMIN FEES 100220 52515 $112.32
CHECK TOTAL $112.32
3764 10/26/2021 THE ARTINA GROUP A/P CHECKS 100210 52110 $919.25
CHECK TOTAL $919.25
3765 10/26/2021 THE COMDYN GROUP INC GIS SUPPORT - APRIL 2021 100230 54900 $1,509.17
CHECK TOTAL $1,509.17
3766 10/26/2021 THE GAS COMPANY 2900 BREA CANYON ROAD (09.13.21 -
10.14.21)
100630 52215 $64.80
CHECK TOTAL $64.80
3767 10/26/2021 THE RAPTOR SPORTS SCHOOL
INC
INSTRUCTOR PAYMENT FOR FALL 2021
SESSION 1 - SWIM
100520 55320 $1,260.00
CHECK TOTAL $1,260.00
3768 10/26/2021 THE SAN GABRIEL VALLEY
NEWSPAPER GR
LEGAL AD-CITY PAID-MTG TECH ERR-
21130 GOLDEN SPG
100410 52160 $582.50
5.2.b
Packet Pg. 29
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
10/26/2021 THE SAN GABRIEL VALLEY
NEWSPAPER GR
LEGAL AD-PC MTG 10/26/21 DCA
FAMILY DAY CARE HOMES
100410 52160 $552.50
10/26/2021 THE SAN GABRIEL VALLEY
NEWSPAPER GR
LEGAL AD-PC MTG 10/13/21 HOUSING
ELEMENT UPDATE
100410 52160 $687.50
CHECK TOTAL $1,822.50
3769 10/26/2021 TRIFYTT SPORTS LLC CONTRACT CLASS INSTRUCTOR - YOUTH
SPORTS
100520 55320 $850.20
CHECK TOTAL $850.20
3770 10/26/2021 UNITED SITE SERVICES OF
CALIFORNIA INC
RESTROOM RENTALS - CONCERTS IN THE
PARK WEEK 1
100520 52300 $1,220.93
CHECK TOTAL $1,220.93
3771 10/26/2021 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES - DBC 100510 51210 $45.07
10/26/2021 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (DBC) 100510 51210 $310.67
10/26/2021 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (DBC) 100510 51210 $31.24
10/26/2021 WAXIE SANITARY SUPPLY JANITORIAL SUPPLIES (DBC) 100510 51210 $285.16
CHECK TOTAL $672.14
3772 10/26/2021 WEST COAST ARBORISTS INC TREE MAINTENANCE (09.01.21 -
09.15.21)
100645 55522 $3,679.55
CHECK TOTAL $3,679.55
3773 10/26/2021 WILLIAM AUSTIN RAWLINGS STIPEND-PC MTG 8/24/21 100410 52525 $65.00
10/26/2021 WILLIAM AUSTIN RAWLINGS STIPEND-PC MTG 9/14/21 100410 52525 $65.00
10/26/2021 WILLIAM AUSTIN RAWLINGS STIPEND-PC MTG 9/28/21 100410 52525 $65.00
CHECK TOTAL $195.00
GRAND TOTAL $1,768,480.22
5.2.b
Packet Pg. 30
Agenda #: 5.3
Meeting Date: November 2, 2021
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: TREASURER'S STATEMENT.
STRATEGIC
GOAL:
Responsible Stewardship of Public Resources
RECOMMENDATION:
Approve the July 2021 Treasurer’s Statement.
FINANCIAL IMPACT:
None.
BACKGROUND/DISCUSSION:
Consistent with City policy, the Finance Department presents the monthly Treasurer’s
Statement to the City Council for review and approval. This statement shows the cash
balances with a breakdown of various investment accounts and the yield to maturity
from investments. This statement also includes an investment portfolio management
report which details the activities of investments. All investments have been made in
accordance with the City’s Investment Policy.
PREPARED BY:
5.3
Packet Pg. 31
REVIEWED BY:
Attachments:
1. 5.3.a Treasurer's Report - July 2021
2. 5.3.b Investment Report - July 2021
5.3
Packet Pg. 32
TOTAL CASH BREAKDOWN
Active Funds
General Account $2,578,565.49
Payroll Account $49,745.58
Change Fund ‐ General Fund $2,000.00
Change Fund ‐ Prop A Fund $300.00
Petty Cash Account $500.00
Parking Account Minimum $250.00
Cash With Fiscal Agent $22,757.59
Cash With OPEB Trust $517,328.09
Total Active Funds $3,171,446.75
Investment Funds:
Local Agency Investment Fund $39,396,134.67
Long Term Investments $12,629,385.05
Total Investment Funds $52,025,519.72
Total Cash and Investments $55,196,966.47
Fiscal Year‐To‐Date Effective Rate of Return 0.06%
Fiscal Year‐To‐Date Interest Earnings $29,747.22
FY2021‐22 Budgeted Annual Interest Earnings $622,900.00
CITY OF DIAMOND BAR ‐ CITY TREASURER'S REPORT
AS OF JULY 31, 2021
5.3.a
Packet Pg. 33
INVESTMENTS Federal Credit Union CD Local Agency Investment Fund Corporate Notes Federal Agency Callable Negotiable CO's -Bank Municipal Bonds Total Investments and Averages TOTAL INTEREST EARNED CITY OF DIAMOND BAR INVESTMENT PORTFOLIO SUMMARY REPORT 31-Jul-21 PERCENT OF BOOK VALUE PORTFOLIO TERM $994,000.00 1.91% 1,399 $39,396,134.67 75.72% 1 $1,731,879.16 3.33% 1,716 $1,499,315.42 2.88% 1,704 $6,429,000.00 12.36% 1,796 $1,975,190.47 3.80% 1,656 $52,025,519.72 100.00% 419 MONTH ENDING July 31, 2021 $29,747.22 DAYS TO YIELD TO MATURITY MATURITY 614 2.001 1 0.262 574 2.800 286 0.712 542 2.041 396 1.669 122 0.694 FISCAL YEAR-TO-DATE 2021-22 $29,747.22 I certify that this report accurately reflects all City pooled investments and is in conformity with the investment policy of the City of Diamond Bar approved by City Council and on file in the City Clerk's office. The investment program herein provides sufficient cash flow liquidity to meet the next six months estimated expenditures. 5.3.bPacket Pg. 34
Par
Investments
Federal Credit Union CD 994,000.00
Local Agency Investment Funds 39.396,134.67
Corporate Notes 1,750,000.00
Federal Agency Callable 1,500,000.00
Negotiable CD 6,429,000.00
Municipal Bonds 1,975,000.00
52,044,134.67
Investments
Total
Current Year
Average Daily Balance
Effective Rate of Return 0.67%
Reporting period 07/01/2021-07/31/2021
Run Date: 0012112021 -18:18
City of Diamond Bar
Portfolio Management
Portfolio Summary
July 31, 2021
Market Book
1,004,191.09
39,399,403.37 39,396,134.67
1,801,434.25 1,731,879.16
1,500.560.50 1,499,315.42
6,560,301.39 6,429,000.00
1,983,116.13 1 ,975,190.47
52,249,006.73 52,025,519.72
Fiscal Date
29,747.22
44,832,873.05
0.06%
%of
Term
1,399
75.72 1
3.33 1,716
2.88 1,704
12.36 1,796
3.80 1,656
100.00% 419
Days to
574
286
542
396
122
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA
(909)839-7053
YTMIC
0.262
2.800
0.712
2.041
1.669
0.666
Portfolio POOL
AP
PM (PRF_PM1) 7.3.0
Report Ver. 7.3.6.1
5.3.b
Packet Pg. 35
CUSIP Investment# Issuer
Average
Balance
Federal Credit Union CD
39573LAVO
49254FAG1
62384RACO
910160AH3
10255
10222
10207
10232
GREENSTATE CREDIT UNION
Keesler Federal Credit Union
Mountain Amer Fed Cr Union
United Credit Union, ------
Subtotal 994,000.00
Local Agency Investment Funds
LAIF
Corporate Notes
037833AY6
166764AB6
89236TDK8
931142DH3
10028
10186
10214
10223
10216
Federal Agency Callable
3133EMSH6
3133EMVS8
3130AL7MO
Negotiable CD
01859BAA3
02587DQ84
02587CEM8
05765lAl1
06740KKD8
066519QK8
05580AGE8
14042RFLO
17312QJ67
20033AUBO.
254672X37
Run Date: 09/21/2021 -18:18
10258
10259
10254
10206
10192
10195
10194
10204
10256
10188
10196
10213
10198
10182
Local Agency Investment Fund
Subtotal and Average 39,513,235.18
Apple Inc
Chevron Corp., Corporate Bond
Toyota MTR Credit Corp
Walmart Inc.
Subtotal and Average
Federal Farm Credit Bank
Federal Farm Credit Bank
Federal Home loan Bank
Subtotal and Average
Alliance Credit Union, CD
American Express Bank
American Express Bank
Balboa Thrift & loan
Barclays Bank
BANK UNITED NA
BMW Bank
Capital One Bank
CIT Bank
Comenity Capital Bank
Discover Bank
1,844,370.52
1,499,309.57
City of Diamond Bar
Portfolio Management
Portfolio Details -Investments
July 31, 2021
Purchase
Date
02126/2021
01/31/2019
11/0812017
08/2212019
02109/2017
05/30/2018
02/28/2019
06/27/2018
03/0312021
04/14/2021
02124/2021
10/1312017
04/26/2017
05/0312017
04128/2017
07/12/2017
03/0512021
0211712017
05/10/2017
04124/2018
05131/2017
1212112016
Par Value
248,000.00
249,000.00
248,000.00
249,000.00
994,000.00
39,396,134.67
39,396,134.67
250,000.00
500,000.00
500,000.00
500,000.00
1,750,000.00
500,000.00
500,000.00
500,000.00
1,500,000.00
247,000.00
247,000.00
247,000.00
248,000.00
247,000.00
248,000.00
248,000.00
247,000.00
248,000.00
248,000.00
248,000.00
Market Value
245,813.38
252,716.82
254,748.82
39,399,403.37
39,399,403.37
252,494.25
511,638.50
519,911.50
517,390.00
1,801,434.25
499,61}.00
503,163.00
497,780.50
1,500,560.50
253,259.72
251,280.51
251.307.93
251,571.94
251,973.35
245,731.79
250,824.22
251,314.35
259,826.62
252,693.15
250,066.34
Book. Value
248,000.00
249,000.00
248,000.00
39,396,134.67
39,396,134.67
Stated
Rate
0.650
3.050
2.300
2.000
0.262
249,699.72 2.150
495,353.60 2.355
492,292.49 2.250
494,533.35 2.550
1,731,879.16
500,000.00 0.790
500,000.00 0.690
499,315.42 0.625
1,499,315.42
247,000.00
247,000.00
247,000.00
248,000.00
247,000.00
248,000.00
248,000.00
247,000.00
248,000.00
248,000.00
248,000.00
2.250
2.400
2.350
2.000
2.200
0.650
2.150
2.300
3.000
2.350
2.150
Page1
Days to
Term Maturity
YTM/C Maturity
Date
1,826 1,670 0.650 02/26/2026
1,096 183 3.050 01/31/2022
1,826 464 2.300 11/08/2022
1,826
1,650
1,693
1,749
1,716
1,826
1,461
1,826
1,704
1,826
1,826
1,826
1,826
1,826
1,826
1,826
1,826
1,826
1,826
1,826
143 2.000 12/22/2021
614 2.001
0.262
0.262
192 2.395 0210912022
491 2.355 12105/2022
808 3.001 10/18/2023
618 3.251 04/11/2023
574 2.800
214 0.790 03/03/2026
621 0.690 04/14/2025
23 0.656 0212412026
286 0.712
438 2.251 1 0/13/2022
268 2.401 04126/2022
275 2.351 05/03/2022
270 2.000 04/28/2022
345 2.201 07/1212022
1,677 0.000 0310512026
200 2.151 02/1712022
282 2.301 05/1012022
631 3.002 04124/2023
303 2.350 0513112022
142 2.151 1212112021
Portfolio POOL
AP
PM (PRF _PMZ) 7.3.0
Repon Ver. 7.3.6.1
5.3.b
Packet Pg. 36
CUSIP Investment# Issuer
Average
Balance
Negotiable CD
29278TKJ8
87270LAJ2
319141GL5
33646CLXO
40434YBK2
45581EASO
8562845Z3
48128UDS5
58403B6R2
61747MH95
61760AZR3
70320KAX9
75472RAE1
795450ZW8
87164XPG5
Municipal Bonds
13032UXL7
13032UXM5
13077DFC1
13077DMK5
13063DADO
533018CZ8
752111JW5
10230
10205
10202
10248
10171
10212
10184
10250
10199
10209
10226
10257
10233
10190
10185
10252
10253
10218
10251
10193
10177
10176
Wells Fargo Sweep Account
SWEEP 10036
Run Date: 09/21/2021 -18:18
EnerBank USA
Everbank!Jacksonville FL
First Bank of Highland Park
First Source Bank
HSBC Bank USA
lndust & Comm Bank China
State Bank of India
JP Morgan Chase
Medallion Bank
Morgan Stanley Bank
Morgan Stanley Bank
Pathfinder Bank
Raymond James Bank NA
Sallie Mae Bank
Synchrony Bank
Subtotal and Average 6,429,000.00
CALIF STATE HLTH FAGS AUTH
CALIF STATE HLTH FAGS AUTH
California St Univ Rev-Bond
California St Univ Rev-Bond
California State HSG Fin AGY
Lincoln Calif Pub Fing Auth
Rancho Calif Wtr Dist Fin Auth
Subtotal and Average 1,975,267.75
Wells Fargo
Subtotal and Average 0.00
City of Diamond Bar
Portfolio Management
Portfolio Details-Investments
July 31, 2021
Purchase
Date Par Value Market Value
08/07/2019
08/16/2017
06/21/2017
03/11/2020
08/31/2016
03/29/2018
01/26/2017
05/28/2020
06/09/2017
02/01/2018
05/02/2019
03/11/2021
08/23/2019
03/22/2017
02/03/2017
11/04/2020
11/04/2020
08/02/2018
09/17/2020
04/27/2017
11/08/2016
10/18/2016
07/01/2012
247,000.00
247,000.00
247,000.00
242,000.00
248,000.00
248,000.00
248,000.00
248,000.00
248,000.00
246,000.00
246,000.00
249,000.00
247,000.00
247,000.00
248,000.00
6,429,000.00
200,000.00
250,000;00
150,000.00
100,000.00
250,000.00
525,000.00
500,000.00
1,975,000.00
0.00
0.00
258,715.70
252,375.71
251,454.89
246,239.36
245,371.20
258,987.14
250,812.32
251,544.17
252,398.28
255,028.20
261,179.68
247,212.43
257,732.15
250,650.91
250,749.33
6,560,301.39
200,664.40
250,834.00
151,039.20
100.400.10
253,741.50
526.436.93
500,000.00
1,983,116.13
0.00
0.00
Page2
Stated Days to YTMIC Maturity
BookValue Rate Term Maturity Date
247,000.00
247,000.00
247,000.00
242,000.00
248,000.00
248,000.00
248,000.00
248,000.00
248,000.00
246,000.00
246,000.00
249,000.00
247,000.00
247,000.00
248,000.00
6,429,000.00
200,000.00
250,000.00
150,000.00
100,000.00
250,000.00
525,190.47
500,000.00
1,975,190.47
0.00
0.00
2.150
2.200
2.100
1.400
0.490
2.900
2.350
1.000
2.150
2.650
2.750
0.700
2.000
2.350
2.250
0.752
0.952
2.982
0.685
2.367
2.230
1.675
0.010
1,827 1,102
1,826 380
1,826 324
1,036 528
1,826 30
1,826 605
1,826 178
1,826 1,031
1,826 312
1,826 549
1,827 1,005
1,826 1,683
1,827 1,118
1,826 233
1,826 186
2.152 08/07/2024
2.201 08/16/2022
2.101 06/21/2022
1.401 01/11/2023
1.650 08/31/2021
2.902 03/29/2023
2.351 01/26/2022
1.001 05/28/2025
2.150 06/09/2022
2.651 02/01/2023
2.753 05/02/2024
0.000 03/11/2026
2.002 08/23/2024
2.351 03/22/2022
2.251 02/03/2022
1,796 542 2.041
1,305
1,670
1,187
1,506
1,800
1,788
1,748
1,656
0
1,035
1,400
92
1,188
243
61
0
0.752 06/01/2024
0.952 06/01/2025
2.979 11/01/2021
0.685 11/01/2024
2.367 04/01/2022
2.001 10/01/2021
1.500 08/01/2021
396 1.669
0.010
0 0.000
Portfolio POOL
AP
PM (PRF _PM2) 7.3.0
5.3.b
Packet Pg. 37
CUSIP Investment#
Run Date: 09/21/2021 · 18:18
Issuer
Total and Average
Average
Balance
52,255,183.03
City of Diamond Bar
Portfolio Management
Portfolio Details -Investments
July 31, 2021
Purchase
Date Par Value
52,044,134.67
Market Value
52,249,006.73
Page3
Stated Days to YTM/C
BookValue Rate Term Maturity
52,025,519.72 419 122 0.666
Portfolio POOL
AP
PM (PRF _PM2) 7.3.0
5.3.b
Packet Pg. 38
Agenda #: 5.4
Meeting Date: November 2, 2021
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: CONTINUED USE OF TELECONFERENCING IN ACCORDANCE WITH
ASSEMBLY BILL 361 FOR MEETINGS OF THE DIAMOND BAR CITY
COUNCIL AND OTHER CITY COMMISSIONS AND COMMITTEES
SUBJECT TO STATE OPEN MEETING LAWS.
STRATEGIC
GOAL:
Open, Engaged & Responsive Government
RECOMMENDATION:
Adopt Resolution No. 2021-48, providing for continued use of teleconferencing and
other formats as defined and in compliance with Assembly Bill 361 for meetings of the
Diamond Bar City Council, City Commissions and Subcommittees.
FINANCIAL IMPACT:
No financial impact.
BACKGROUND/ANALYSIS:
Due to the continued impact of the COVID-19 pandemic, the California Legislature
passed AB 361, which authorizes a local agency to use teleconferencing without
complying with certain teleconferencing requirements imposed by the Brown Act when:
(1) the legislative body of a local agency holds a meeting during a declared state of
emergency; (2) when state or local health officials have imposed or recommended
measures to promote social distancing; and/or (3) when a local agency has determined
that meeting in person would present imminent risks to the health or safety of
attendees.
On October 5, 2021, the City Council adopted Resolution No. 2021-43 making the
necessary findings providing for the continued use of teleconference options in
compliance with AB 361. In order to continue to have the ability to use the modified
teleconferencing options, AB 361 requires that the City Council re-affirm its findings
every 30 days. Conditions under which AB 361 may be utilized continue to exist as
5.4
Packet Pg. 39
described in the attached Resolution (Attachment 1).
The City Council is currently going beyond what the Brown Act requires by holding
meetings in person and by way of teleconference and allowing the public to participate
in both forums. The provisions of AB 361 allowing the modified teleconferencing will
expire January 1, 2024.
LEGAL REVIEW:
The City Attorney has reviewed and approved the Resolution as to form.
PREPARED BY:
REVIEWED BY:
Attachments:
1. 5.4.a Resolution No. 2021-48
5.4
Packet Pg. 40
RESOLUTION NO. 2021-48
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND
BAR, CALIFORNIA, MAKING SPECIFIED FINDINGS RELATING TO THE
USE OF TELECONFERENCING IN ACCORDANCE WITH ASSEMBLY
BILL 361 FOR MEETINGS OF THE DIAMOND BAR CITY COUNCIL AND
OTHER CITY COMMISSIONS AND COMMITTEES SUBJECT TO STATE
OPEN MEETING LAWS.
WHEREAS, on March 4, 2020, California Governor Newsom declared a State of
Emergency in response to the COVID-19 pandemic; and
WHEREAS, on March 12, 2020, to address the impacts of COVID-19, Governor
Newsom issued Executive Orders that required, among other things, residents of
California to follow orders and guidance of local public health officials, including social
distancing and masking requirements; and
WHEREAS, existing California law, the Ralph M. Brown Act (“Brown Act”) requires,
with specified exceptions, that all meetings of a legislative body of a local agency, as
those terms are defined, be open and public, that a physical location for such meetings
be provided, and that the public be permitted to provide public comment during the
meetings; and
WHEREAS, the Brown Act permits members of legislative bodies to
teleconference into public meetings subject to certain conditions, including that the place
from which the member teleconferences be open to the public, that an agenda be posted
on the site, and that the teleconference location be noticed in the agenda; and
WHEREAS, in recognition that such public gatherings at such meetings could
accelerate the spread of COVID-19, Governor Newsom’s Executive Orders suspended,
among others, these Brown Act teleconferencing requirements to provide local agencies
with greater flexibility to hold meetings via teleconferencing safely; and
WHEREAS, pursuant to the Emergency Services Act (Government Code sections
8550 et seq.), and Chapter 8.00 of Title 8 of the Diamond Bar Municipal Code, the City
Council of the City of Diamond Bar has proclaimed the continued existence of a local
emergency resulting from the COVID-19 pandemic; and
WHEREAS, as of September 30, 2021, the Governor’s Executive Order
suspending the Brown Act’s teleconferencing requirements expired; and
WHEREAS, on September 16, 2021, Governor Newsom signed Assembly Bill 361,
which authorizes a local agency to continue to use teleconferencing without complying
with certain teleconferencing requirements imposed by the Brown Act when: (1) the
legislative body of a local agency holds a meeting during a declared state of emergency;
(2) when state or local health officials have imposed or recommended measures to
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Resolution No. 2021-48
2
promote social distancing; and/or (3) when a local agency has determined that meeting
in person would present imminent risks to the health or safety of attendees; and
WHEREAS, both Los Angeles County and state health officials continue to
recommend social distancing due community spread of COVID-19; and
WHEREAS, on October 5, 2021, the Diamond Bar City Council adopted
Resolution No. 2021-43 making findings and providing for the use of teleconferencing
options authorized by AB 361; and
WHEREAS, the Diamond Bar City Council must approve a Resolution reaffirming
that the requirements set forth in Assembly Bill 361 exist every 30 days in order to allow
members of its legislative bodies to utilize the provisions of Assembly Bill 361 when
attending public meetings via teleconferencing; and
WHEREAS, notwithstanding that the City’s legislative bodies, as defined by the
Brown Act, are now holding modified public meetings in person, there may be situations
in which a member of one of these legislative bodies decides not to attend in person due
to a particular health or safety risk posed by such attendance and as such, it is the City
Council’s desire to permit members of its legislative bodies to attend by way of
teleconference pursuant to Assembly Bill 361 due to health and safety concerns
associated with COVID-19.
NOW, THEREFORE, IT IS HEREBY RESOLVED by the City Council of the City
of Diamond Bar as follows:
1. That the above recitals are true and correct. and based thereon, that the
spread and potential further spread of COVID-19 poses an imminent risk to
the public health and safety.
2. That a state of emergency due to the COVID-19 pandemic continues to exist
and at the time that this Resolution was adopted both Los Angeles County
and State health officials are recommending social distancing to slow the
spread of COVID-19.
3. That meeting in person may pose an imminent risk to the health and safety
of some attendees, including members of the City’s legislative bodies, who
due to age, health conditions, or vaccination status, have a higher risk of
contracting COVID-19 and are more likely to get severely ill and in some
cases, die from COVID-19.
4. That during the effective period of this Resolution and any reaffirmation
thereof, members of the legislative bodies of the City of Diamond Bar may
participate in meetings subject to the Brown Act by way of teleconference in
accordance with Assembly Bill 361.
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Resolution No. 2021-48
3
5. That if a member of a legislative body of the City of Diamond Bar
teleconferences into a meeting subject to the Brown Act due to an imminent
health and safety risk arising out of COVID-19, the meeting shall be held in
accordance with AB 361 by, among other things, providing notice to the public
how it can access the meeting and provide public comment, providing an
opportunity for the public to attend via a call-in or an internet-based service
option, conducting the meeting in a manner which protects the statutory and
constitutional rights of the public, and stopping the meeting until public access
is restored in the event of a service disruption.
6. The requirements of AB 361 shall only apply in the event that a member of a
legislative body of the City of Diamond Bar desires to attend a meeting subject
to the Brown Act by way of teleconference due to concerns that attending
such a meeting poses an imminent risk to his or her health and safety or those
in attendance arising out of the COVID-19 pandemic. If a member of a
legislative body of the City of Diamond desire to attend a meeting by way of
teleconferencing for some other reason, all Brown Act teleconferencing
requirements shall apply.
IT IS FURTHER RESOLVED that this Resolution is effective for 30 days from its
adoption date and must be affirmed/acknowledged every 30 days by the City Council of
the City of Diamond Bar in order for the provisions of Assembly Bill 361 to continue to
apply to teleconferencing by members of the legislative bodies of the City of Diamond
Bar.
PASSED, APPROVED AND ADOPTED this 2nd day of November, 2021.
THE CITY OF DIAMOND BAR
___________________________
Nancy Lyons, Mayor
[Attestation continued on the following page]
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Resolution No. 2021-48
4
ATTEST:
I, Kristina Santana, City Clerk for the City of Diamond Bar, hereby certify that the
foregoing resolution was duly passed, approved and adopted by the City Council of the City
of Diamond Bar at a regular meeting held on the 2nd day of November, 2021, by the
following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
___________________________
Kristina Santana, City Clerk
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Agenda #: 5.5
Meeting Date: November 2, 2021
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: FIRST AMENDMENT TO THE CONSULTING SERVICES AGREEMENT
WITH MV CHENG & ASSOCIATES, INC. FOR TEMPORARY
ACCOUNTING STAFFING SERVICES
STRATEGIC
GOAL:
Responsible Stewardship of Public Resources
RECOMMENDATION:
Approve, and authorize the Mayor to sign, the First Amendment to the Consultant
Services Agreement with M.V. Cheng & Associates, Inc.
FINANCIAL IMPACT:
The First Amendment would increase the total not-to-exceed compensation under the
Agreement by $60,000 for a total of $105,000. Sufficient funds are available in the FY
2021/22 operating budget to cover the cost of such services.
BACKGROUND/ANALYSIS:
The City’s Finance Department experienced back-to-back retirements from the full-time
Accountant and Senior Accountant incumbents in June and September 2021
respectively. Following the first retirement, the City engaged temporary accounting
staffing services from M.V. Cheng and Associates to fill the gap while the departmental
operations were evaluated and subsequent recruitments were conducted. The Senior
Accountant position was reclassified to a Finance Supervisor position during the
September 21st City Council meeting. Both the Accountant and Finance Supervisor
recruitments are moving along expeditiously and should be filled by the end of the
calendar year.
The proposed First Amendment to the Consulting Services Agreement would extend the
no-to-exceed amount by $60,000 for a new total of $105,000. There are many daily
routine and complex tasks in addition to an upcoming audit that need to be completed
by the Finance Department. The temporary accounting staff are able to assist with
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those tasks and assignments until the full-time City positions are filled. The current
estimates are based on required work efforts required through January 2022. Based on
the actual start dates of the Accountant and Finance Supervisor, not all of the additional
funding may be needed.
LEGAL REVIEW:
The City Attorney has reviewed and approved the amended agreement as to form.
PREPARED BY:
REVIEWED BY:
Attachments:
1. 5.5.a First Amendment to Consulting Services Agreement MV Cheng &
Associates Inc.
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FIRST AMENDMENT
TO
CONSULTANT SERVICES AGREEMENT
(MV Cheng & Associates, Inc.)
This First Amendment to Consultant Services Agreement (“First Amendment”) is
made and entered into as of November 2, 2021, by and between the City of Diamond Bar,
a municipal corporation (“City”), and MV Cheng & Associates, Incorporated (herein referred
to as the “Consultant”) with reference to the following:
A. The City and the Consultant entered into that certain Consultant Services
Agreement dated as of June 29, 2021, which is incorporated herein by this reference (the
“Original Agreement”); and
B. The City and the Consultant desire to amend the Original Agreement to
modify, amend and supplement certain portions thereof.
NOW, THEREFORE, the parties hereby agree as follows:
1. Defined Terms. Except as otherwise defined herein, all capitalized terms
used herein shall have the meanings set forth for such terms in the Original Agreement.
2. Compensation. The total not-to-exceed compensation set forth in Section 3
of the Original Agreement was the sum of forty-five thousand dollars ($45,000). Section 3
of the Original Agreement is hereby amended to provide for an increase of sixty thousand
dollars ($60,000) so that the total not-to-exceed compensation, as amended by this First
Amendment shall not exceed one hundred and five thousand Dollars ($105,000) without
the prior authorization of the City.
5. Integration. This First Amendment and all attachments hereto (if any)
integrate all of the terms and conditions mentioned herein, and supersede all negotiations
with respect hereto. This First Amendment amends, as set forth herein, the Original
Agreement and except as specifically amended hereby, the Original Agreement shall
remain in full force and effect. To the extent that there is any conflict or inconsistency
between the terms and provisions of this First Amendment and the terms and provisions of
the Original Agreement, the terms and provisions of this First Amendment shall control.
IN WITNESS hereof, the parties enter into this First Amendment on the year and day
first above written.
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5.5.a
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Agenda #: 5.6
Meeting Date: November 2, 2021
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: INTENT TO DISSOLVE LANDSCAPE ASSESSMENT DISTRICT NO.
39 AND INITIATION OF FORMATION OF NEW LANDSCAPE
ASSESSMENT DISTRICT NO. 39-2022.
STRATEGIC
GOAL:
Responsible Stewardship of Public Resources
RECOMMENDATION:
A. Adopt Resolution No. 2021-49 to declare the City’s intention to dissolve
Landscape Assessment District No. 39 and direct staff to advertise the public
hearing before the Council at the January 18, 2022 regular meeting, and
B. Adopt Resolution No. 2021-50 initiating proceedings for the formation of a
Landscape Assessment District (No. 39-2022) pursuant to provisions of Division
15, part 2, of the Streets and Highways Code of the State of California, and
designating SCI Consulting Group as the Engineer of Record.
FINANCIAL IMPACT:
In FY 2021-22, District No. 39’s assessment revenue is $294,764, which, combined with
a fund balance of $400 necessitated a General Fund subsidy of $99,133 to cover the
existing District’s total operating budget of $394,297. Dissolving the existing District and
forming a new district with the intent to be self-supporting will relieve the General Fund
of this burden.
BACKGROUND:
Assessment District No. 39 (District) was created in 1985 to pay for the maintenance
and upkeep of certain landscape and recreation features in the neighborhood. The
District was formed upon the request of the original developer of the neighborhood. At
that time before the 1989 incorporation of the City of Diamond Bar, the County of Los
Angeles approved the formation of this District and provided maintenance and
administration. Upon incorporation in 1989, the City took over the District. The District
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was created to be self-supporting with the ability of the County (and, subsequently, the
City) to set assessment levels sufficient to raise the required revenues.
In 1996 California voters approved Proposition 218, which changed the legal
requirements of increasing assessments such as these. From that year forward any
increase in assessments would need to be approved by a vote of the property owners
within the District by a simple majority (50% plus 1) of returned ballots (with votes
weighted by the amount of the individual assessment). This new requirement effectively
froze assessment levels for most assessment districts across the State, including
District No. 39. For a few years, costs increases were modest and fiscal reserves were
sufficient to fund maintenance activities. Once the reserves were depleted, the City’s
General Fund was utilized to cover the shortfalls.
Because the District was originally structured to be self-supporting, this burden on the
General Fund was unintended and is unsustainable. The simplest remedy is to increase
assessments for the District to cover costs. Other options include scaling back
landscape services to fit within available revenues or dissolving the District and ceasing
all services.
After years of study and debate, the City Council initiated a new assessment district
formation in 2019 pursuant to Proposition 218 procedures to put increased
assessments in place. The result of that ballot process was an overwhelming rejection
of the City’s proposed assessments (with only 21.24% support). The City proceeded to
continue with the previous assessment levels for the two following fiscal years.
In early 2021 the City began proceedings to dissolve the District aimed at unburdening
the General Fund of its annual subsidy, thereby relinquishing certain maintenance
responsibilities and transferring them to various homeowners. On March 16, 2021, the
City Council adopted Resolution No. 2021-10 declaring its intent to dissolve the District.
But on April 28, 2021, the City received a signed petition/letter from a group of residents
requesting the City Council to postpone the dissolution process and, once again,
explore the creation of a replacement district that could be self-supporting. On May 4,
2021, the City Council voted to continue the public dissolution hearing to the May 18,
2021 meeting at which time the dissolution motion died for lack of a second, but passed
Resolution No. 2021-20 directing the City Engineer to prepare and file a report related
to the maintenance of improvements in the existing District 39 for another year (FY
2021-22).
Finally, on September 21, 2021, the City Council directed staff to explore a new
replacement assessment district with the following necessary steps: to dissolve District
No. 39, to initiate the Proposition 218 process to form a new district (No. 39-2022), to
approve a contract amendment with SCI Consulting Group (SCI) for assessment
engineering services, and to approve a contract with NBS Government Finance Group
(NBS) to provide public outreach/engagement services.
ANALYSIS:
The two actions requested for tonight’s meeting are: 1) to initiate dissolution proceeding
for the existing District No. 39 through a resolution declaring the City’s intent; and 2) to
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formally initiate proceedings pursuant to the Landscape and Lighting Act of 1972 and
compliant with Proposition 218 to form a new landscape assessment district (District
No. 39-2022) by adopting a resolution ordering the City Engineer to prepare and file a
report related to the maintenance of improvements and any assessments thereon for
Fiscal Year 2022-23 and designating SCI as the Engineer of Work.
This work will occur concurrently with efforts by staff and NBS to engage the community
and facilitate the process of achieving an expanded reach and deepen community
outreach while keeping the City’s neutrality. The outreach process has began and more
information on the community engagement efforts on this process is available at
https://www.diamondbarca.gov/LAD39.
LEGAL REVIEW:
The City Attorney has reviewed and approved the Resolutions as to form.
PREPARED BY:
REVIEWED BY:
Attachments:
1. 5.6.a Resolution 2021-49 (District 39 Dissolution Intent)
2. 5.6.b Resolution 2021-50 (District 39-2022 Formation Initiation)
5.6
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1633202.1
RESOLUTION NO. 2021-49
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND
BAR DECLARING THE CITY’S INTENT TO DISSOLVE LANDSCAPE
MAINTENANCE DISTRICT NO. 39 AND DIRECT STAFF TO ADVERTISE
A PUBLIC HEARING TO BE HELD AT THE JANUARY 18, 2022 CITY
COUNCIL REGULAR MEETING
WHEREAS, Landscape Assessment District No. 39 (“District”) was created by the
County of Los Angeles pursuant to Part 2 of Division 15 of the California Streets and
Highways Code (§ 22500, et seq.); and
WHEREAS, upon incorporation in 1989, the City of Diamond Bar (“City”) assumed
jurisdiction over the District; and
WHEREAS, the District is comprised of five (5) City-owned mini-parks, City-owned
trails, 15 acres of private slopes, 39 acres of private open space areas, and other
landscape and irrigation improvements (“Improvements”); and
WHEREAS, the District is bound on the west by Diamond Bar Boulevard and on
the east by the City limits, as shown on Exhibit “A”; and
WHEREAS, the District comprises 1,249 parcels, with an annual assessment rate
of $236 per parcel; and
WHEREAS, the District was originally created at the request of the developer of
the property within the District and structured in a manner in which the revenue generated
from the assessments would pay the entire cost for maintaining the Improvements, but
since Fiscal Year 2008/09 the revenue has been insufficient to cover such costs, resulting
in public tax dollars being used to subsidize the cost of maintaining private property; and
WHEREAS, in 1996, Article XIIIC and Article XIIID were added to the California
Constitution by Proposition 218 (“Prop 218”), eliminating the ability of the City Council to
increase assessments to pay the maintenance costs and instead, requiring that any
increases in District assessments be approved by a weighted majority of the property
owners voting thereon; and
WHEREAS, in order to have the District self-support its maintenance as originally
structured the City proposed an increase in the District assessment fee in 2019, but the
proposed increase was overwhelmingly rejected (78.76% to 21.24%) by property owners
within the District; and
WHEREAS, property owners within the District requested a second opportunity to
consider increasing assessments in a sufficient amount to pay for the cost of maintaining
the Improvements; and
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Resolution No. 2021-49
2
WHEREAS, the City Council has agreed to provide a second opportunity for
property owners to vote upon the increased assessments; and
WHEREAS, the method chosen by the City for providing this second opportunity
is to dissolve the existing District and have the property owners vote to create a new
District 39-2022 with increased assessments sufficient to cover the cost of maintaining
the Improvements; and
WHEREAS, for the reasons set forth above, the City declares its intent to dissolve
the District pursuant to California Streets and Highways Code section 22610 and cease
the levy and collection of assessments against parcels of land within the District beginning
on July 1 of the 2022-23 Fiscal Year.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Diamond
Bar as follows:
Section 1. The Recitals, as set forth above, are in all respects true and correct
such Recitals are incorporated herein by reference.
Section 2. The public interest and convenience require, and it is the intention of
the City Council, to dissolve the District, pursuant to Division 15, Part 2, Chapter 2,
Sections 22605 et seq. of the California Streets and Highways Code, as of July 1, 2022,
for the maintenance of the Improvements.
Section 3. A general description of the maintenance activities and
Improvements is as follows:
The maintenance, and servicing of the Improvements, including, but not
limited to, repair, removal or replacement, grading, clearing, removal of debris,
pruning, fertilization, pest control, weed control, and the installation or construction
of appurtenant facilities, including curbs, gutters, walls, sidewalks or paving, or
water, irrigation, or electrical facilities. Said maintenance and servicing of the
landscaping and installation, maintenance or servicing of related work shall be
within the area of the District as shown on Exhibit “A”, as attached hereto and
incorporated herein by reference.
Section 4. Upon the District’s dissolution and provided that District 39-2022 is
not approved by the required majority vote, the City will cease providing any services or
maintenance on private property in the District, but will continue to maintain existing public
trails and the five (5) public mini-parks through its own revenues. In such an event, the
maintenance of the private property within the District will become the responsibility of the
underlying property owners who will be required to maintain the property in accordance
with City ordinances. A detailed map of the maintenance areas within the District is
available for inspection with the Public Works Director/City Engineer.
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Resolution No. 2021-49
3
Section 5. Upon the District’s dissolution, the City will cease the levy and
collection of assessments against parcels of land within the District beginning on July 1
of the 2022/23 Fiscal Year.
Section 6. The City Council hereby fixes 6:30 p.m. on January 18, 2022, as the
time for a hearing on the question of the dissolution of the District.
Section 7. The City Clerk shall certify to the adoption of this resolution and staff
shall:
(1) Cause a true and correct copy of this Resolution to be published pursuant
to California Government Code § 6061.
(2) Give mailed notice of hearing to the property owners in the District
consistent with applicable law.
PASSED, APPROVED AND ADOPTED this 2nd day of November 2021.
THE CITY OF DIAMOND BAR
Nancy A. Lyons, Mayor
ATTEST:
I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that
the foregoing Resolution was passed, approved and adopted at the regular meeting of
the City Council of the City of Diamond Bar held on the 2nd day of November 2021, by the
following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAINED: COUNCIL MEMBERS:
Kristina Santana, City Clerk
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Resolution No. 2021-49
4
EXHIBIT A
District No. 39-2022
5.6.a
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RESOLUTION NO. 2021-50
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND
BAR INITIATING PROCEEDINGS FOR THE FORMATION OF
LANDSCAPE MAINTENANCE DISTRICT (NO. 39-2022) PURSUANT TO
PROVISIONS OF DIVISION 15, PART 2, OF THE STREETS AND
HIGHWAYS CODE OF THE STATE OF CALIFORNIA, AND
DESIGNATING SCI CONSULTING GROUP AS THE ENGINEER OF
RECORD
WHEREAS, the City Council hereby proposes the formation of a landscaping and
lighting district pursuant to the Landscaping and Lighting Act of 1972 (Part 2 of Division
15 of the California Streets and Highways Code. Sections 22500 et seq., (the “Act”); and
WHEREAS, the purpose of the proposed landscaping and lighting district shall be
to install, maintain and service improvements as described in Section 2 below.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Diamond
Bar as follows:
Section 1. The new landscaping and lighting district proposed in this Resolution
is hereby given the distinctive designation of Landscape Maintenance District No. 39-
2022 (hereafter “District 39-2022”), the boundaries of which consists of all of the property
as more particularly shown in the attached Exhibit “A”, which is incorporated herein by
this reference.
Section 2. It is proposed that District 39-2022 undertake the maintenance of
various improvements including five City-owned mini-parks, City-owned trails, 15 acres
of private slopes, and 39 acres of private open space areas with the District through
installation, maintenance, and servicing of public and/or private areas and facilities,
including but not limited to, landscaping, sprinkler systems, landscape corridors, ground
cover, shrubs and trees, street frontages, lighting, fencing, entry monuments, graffiti
removal and repainting, and labor, materials, supplies, utilities and equipment, as
applicable. Installation includes the construction of landscape improvements, including,
but not limited to, land preparation, such as grading, leveling, cutting and filling, sod,
landscaping, irrigation systems, sidewalks and drainage, and lights. Maintenance
includes the furnishing of services and materials for the ordinary and usual maintenance,
operation and servicing of said improvements, including (a) repair, removal, or
replacement of all or part of any improvement; (b) providing for the life, growth, health
and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing,
or treating for disease or injury; (c) the removal of trimmings, rubbish, debris, and other
solid waste; and (d) the cleaning, sandblasting, and painting of walls and other
improvements to remove or cover graffiti. Servicing includes the furnishing of (a) electric
current or energy, gas, or other illuminating agent for any public lighting facilities or for
the lighting or operation of any other improvements, and (b) water for the irrigation of any
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Resolution No. 2021-50
2
landscaping, the operation of any fountains, or the maintenance of any other
improvements.
Section 3. SCI Consulting Group is hereby designated as the Engineer of
Record for purposes of these proceedings and is hereby ordered to prepare an Engineer's
Report in accordance with Article 4 of Chapter 1 of the Act and Article XIIID of the
California Constitution. Upon completion, the Engineer shall file the Engineer's Report
with the City Clerk for submission to the City Council to consider whether to continue
proceedings for formation of District 39-2022.
PASSED, APPROVED AND ADOPTED this 2nd day of November 2021.
THE CITY OF DIAMOND BAR
Nancy A. Lyons, Mayor
ATTEST:
I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that
the foregoing Resolution was passed, approved and adopted at the regular meeting of
the City Council of the City of Diamond Bar held on the 2nd day of November 2021, by the
following roll call vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAINED: COUNCIL MEMBERS:
Kristina Santana, City Clerk
5.6.b
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Resolution No. 2021-50
3
EXHIBIT A
District No. 39-2022
5.6.b
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Agenda #: 5.7
Meeting Date: November 2, 2021
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: NOTICE OF COMPLETION FOR THE DIAMOND BAR BOULEVARD
STREET REHABILITATION FROM PATHFINDER ROAD TO
MOUNTAIN LAUREL WAY PROJECT - PROJECT NO. SI20101.
STRATEGIC
GOAL:
Safe, Sustainable & Healthy Community
RECOMMENDATION:
Approve, and authorize the Public Works Director to file a Notice of Completion.
FINANCIAL IMPACT:
The final construction cost of the Project is $1,058,790.80, which is $104,464.20 under
the total authorization amount of $1,163,255 (Construction Contract Agreement:
$1,057,505, Contingency: $105,750).
BACKGROUND/DISCUSSION:
The Project included a grind and overlay, ADA curb ramp improvements, and localized
sidewalk repairs of approximately 1 mile of Diamond Bar Boulevard from Pathfinder
Road to Mountain Laurel Way.
The City Council awarded a construction contract to RJ Noble Company, Inc. on April
20, 2021 in an amount not to exceed $1,057,505, plus a contingency amount of
$105,750 for a total authorization amount of $1,163,255. The City authorized the Notice
to Proceed for construction on June 7, 2021.
RJ Noble Company, Inc. completed all required work on August 9, 2021. There were
two Change Orders associated with this Project dated July 21, 2021 and September 15,
2021 for the repair or improvement of additional curb & gutter, sidewalk, a bus pad and
detection loops, and an increase of one (1) working day. There were also reductions in
the construction scope after field inspections of the milled roadway revealed better than
expected pavement conditions, resulting in cost savings. The Change Orders and cost
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savings resulted in a combined total increase of $1,285.80, bringing the final
construction cost of the Project to $1,058,790.80.
PREPARED BY:
REVIEWED BY:
Attachments:
1. 5.7.a Notice of Completion - RJ Noble
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RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO
CITY OF DIAMOND BAR
21810 COPLEY DRIVE
DIAMOND BAR, CALIFORNIA 91765
ATTENTION: CITY CLERK
NOTICE OF COMPLETION
Notice pursuant to Civil Code Section 3093, must be filed within 10 days after completion.
Notice is hereby given that:
1. The undersigned is the owner or corporate officer of the owner of the interest or estate stated below in the property hereinafter described:
2. The full name of the owner is City of Diamond Bar
3. The full address of the owner is 21810 Copley Drive
Diamond Bar, CA 91765
4. The nature of the interest or estate of the owner is; “In fee”
(If other than fee, strike “In fee” and insert, for example, “purchaser under contract of purchase,” or “lessee”)
5. The full names and full addresses of all persons, if any, who hold title with the undersigned as joint tenants or as tenants in common are:
NAMES ADDRESSES
6. A work of improvement on the property hereinafter described was completed on August 9, 2021. The work done was:
Diamond Bar Boulevard Street Rehabilitation from Pathfinder Road to Mountain Laurel Way Project - Project
No. SI20101
7. The name of the contractor, if any, for such work of improvement was RJ Noble Company, Inc.
April 20, 2021
(If no contractor for work of improvement as a whole, insert “none”) (Date of Contract)
8. The property on which said work of improvement was completed is in the City of Diamond Bar, County of Los Angeles, State of
California, and is described as follows. Diamond Bar Boulevard from Pathfinder Road to Mountain Laurel Way.
9. The street address of said property is “none”
(If no street address has been officially assigned, insert “none”)
CITY OF DIAMOND BAR
Dated:
Verification for Individual Owner
Signature of owner or corporate officer of owner named in paragraph 2 or his agent
VERIFICATION
I, the undersigned, say: I am the Director of Public Works / City Engineer the declarant of
the foregoing
(“resident of”, “Manager of,” “A partner of,” “Owner of,” etc.)
notice of completion; I have read said notice of completion and know the contests thereof; the same is true of my own knowledge.
I declare under penalty of perjury that the foregoing is true and correct.
Executed on , 20 , at Diamond Bar , California.
(Date of signature) (City where signed)
(Personal signature of the individual who is swearing that the contents of the notice of completion are true)
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DO NOT RECORD
REQUIREMENTS AS TO NOTICE OF COMPLETION
A notice of completion must be filed for record WITHIN 10 DAYS after completion of the work of improvement
(to be computed exclusive of the day of completion), as provided in Civil Code Section 3093.
The “owner” who must file for record a notice of completion of a building or other work of improvement means the owner (or his
successor in-interest at the date the notice is filed) on whose behalf the work was done, though his ownership is less than the fee title. For
example, if A is the owner in fee, and B, lessee under a lease, causes a building to be constructed, then B, or whoever has succeeded to his
interest at the date the notice is filed, must file the notice.
If the ownership is in two or more persons as joint tenants or tenants in common, the notice may be signed by any one of the co-
owners (in fact, the foregoing form is designed for giving of the notice by only one covenant), but the names and addresses of the other co-
owners must be stated in paragraph 5 of the form.
Note that any Notice of Completion signed by a successor in interest shall recite the names and addresses of his transferor o r
transferors.
In paragraphs 3 and 5, the full address called for should include street number, city, county and state.
As to paragraphs 6 and 7, this form should be used only where the notice of completion covers the work of improvement as a
whole. If the notice is to be given only of completion of a particular contract, where the work of improvement is made pursuant to two or
more original contracts, then this form must be modified as follows:
(1) Strike the works “A work of improvement” from paragraph 6 and insert a general statement of the kind of work done or
materials furnished pursuant to such contract (e.g., “The foundations for the improvement”);
(2) Insert the name of the contractor under the particular contract in paragraph 7.
In paragraph 7 of the notice, insert the name of the contractor for the work of improvement as a whole. No contractor's name need
be given if there is no general contractor, e.g., on so-called “owner-builder jobs.”
In paragraph 8, insert the full legal description, not merely a street address or tax description. Refer to deed or policy o f title
insurance. If the space provided for description is not sufficient, a rider may be attached.
In paragraph 9, show the street address, if any, assigned to the property by any competent public or governmental authority.
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Agenda #: 6.1
Meeting Date: November 2, 2021
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: ADOPTION OF THE 2021-2029 HOUSING ELEMENT UPDATE.
STRATEGIC
GOAL:
Open, Engaged & Responsive Government
RECOMMENDATION:
A. Receive presentation;
B. Open public hearing to receive testimony, close public hearing; and
C. Adopt Resolution No. 2021-51 adopting the 2021-2029 Housing Element Update.
FINANCIAL IMPACT:
The City’s administrative cost and consultant fees for the Housing Element update are
being reimbursed through State grant funds.
BACKGROUND:
Every city in the Southern California Association of Governments (“SCAG”) region is
required by State law to prepare and adopt an update to the Housing Element of its
General Plan for the 2021-2029 planning period. On January 26, 2021 the City Council
and Planning Commission conducted a joint workshop to initiate the Housing Element
update process. Public meetings were subsequently held by the Planning Commission
on March 23rd and by the City Council on April 6th to review the draft Housing Element.
Staff reports and materials for those previous meetings are available on the City’s
Housing Element web page at: https://www.diamondbarca.gov/963/Housing-Element-
Update.
State law requires cities to submit draft Housing Elements to the California Department
of Housing and Community Development (“HCD”) for review prior to adoption, and the
legislative body must consider HCD’s comments in its decision to adopt a Housing
Element. The draft Housing Element was submitted to HCD in April of this year, and on
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June 3rd HCD issued a review letter (Attachment 6) finding that the draft element
addressed many statutory requirements; however, revisions will be necessary to comply
with State Housing Element Law.
In response to HCD’s comments, a revised draft Housing Element (Attachment 2 -
Exhibit A) has been prepared as well as a matrix summarizing HCD comments and how
the Housing Element has been revised to address those comments (Attachment 3 -
Exhibit B to Resolution). Changes to the draft Housing Element made to in response to
HCD comments are shown in strikeout/underline notation in Attachment 7.
On October 13, 2021 the Planning Commission conducted a public hearing to review
the revised draft Housing Element and at the conclusion of that hearing the Commission
adopted a resolution (Attachment 4) recommending that the City Council approve the
Housing Element as revised to address HCD comments.
Subsequent to the Planning Commission hearing, staff continued to monitor HCD’s
review of Housing Elements in other cities. Based on that information, staff identified
some additional technical information that could be added to support the Housing
Element analysis of fair housing. The additional information makes no substantial
changes to Housing Element policies but provides further data and analysis to address
HCD’s comments on the draft Housing Element. Pursuant to Government Code Section
65356, this additional data and analysis do not constitute a “substantial modification
proposed by the legislative body not previously considered by the commission,” which
would require referral to the Planning Commission for its recommendation prior to
adoption by the City Council. The additional material is highlighted in yellow on pages 9-
52 to 9-56 of the redlined draft Housing Element.
ANALYSIS:
Under State Planning Law, the Housing Element is a required component of the
General Plan. The Housing Element focuses on establishing City policies and programs
to address the housing needs of current and future Diamond Bar residents. The Draft
Housing Element includes the following sections:
• An introductory overview of the Housing Element (Section 9.1)
• Needs Assessment including an analysis of the City's demographic and housing
characteristics and trends (Section 9.2)
• Resources and opportunities to address housing needs (Section 9.3)
• Potential governmental and non-governmental constraints to meeting the City's
housing needs (Section 9.4)
• Housing Action Plan describing policies and programs for the 2021-2029
planning period (Section 9.5)
• Review of the City’s accomplishments during the previous planning period
(Appendix A)
• An inventory of sites that could accommodate the City’s new housing needs
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(Appendix B); and
• A description of opportunities for stakeholders to participate in the preparation of
the Housing Element (Appendix C)
The 2040 Diamond Bar General Plan update, adopted by the City Council in late 2019,
includes all elements except the Housing Element because State law establishes a
separate schedule for Housing Elements regardless of when other portions of the
General Plan are updated. The revised draft Housing Element is based upon the land
use policies established in the 2040 General Plan, particularly the Focus Areas where
new mixed use development is proposed.
Key Issues
The most significant issues that must be addressed in the Housing Element are: 1)
whether City plans and regulations accommodate housing for persons with special
needs in compliance with State law; and 2) how the City will accommodate its share of
regional housing needs assigned through the Regional Housing Needs Assessment
(“RHNA”) process.
Housing for Persons with Special Needs. State law establishes specific requirements
related to City regulation of housing for persons with special needs, including the
homeless and persons with disabilities. Section 9.4 of the Housing Element
(Governmental Constraints) contains an analysis of City plans and regulations for a
variety of housing types. The analysis concluded that while current City regulations are
consistent with most State laws regarding special needs housing, some recent changes
to State law require that the Municipal Code be amended to ensure consistency with
new legislation. Section 9.5 of the Housing Element includes the following programs to
address this issue:
• Program H-11. Emergency Shelters, Low Barrier Navigation Centers and
Transitional/Supportive Housing. The Development Code establishes standards
and procedures for housing targeted for persons who are homeless or at risk of
becoming homeless, or who may have disabilities or other special housing
needs. This program includes a commitment to process a Development Code
amendment in conformance with recent changes to State law, including allowing
supportive housing meeting specified criteria in zones where multi-family and
mixed uses are permitted, and allowing low barrier navigation centers meeting
specified standards in areas zoned for mixed use and in non-residential zones
permitting multi-family uses. Low barrier navigation centers are defined as
“Housing first, low-barrier, service-enriched shelters focused on moving people
into permanent housing that provides temporary living facilities while case
managers connect individuals experiencing homelessness to income, public
benefits, health services, shelter, and housing.” Changes to parking standards for
emergency shelters are also required.
• Program H-12. Affordable Housing Incentives/Density Bonus. Density bonus
refers to the State law requiring cities to allow increased density and other
incentives for housing developments that include long-term commitments to
provide units affordable to low- and moderate-income households. Recent
changes to State Density Bonus Law have increased the amount of density
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bonus and other incentives for affordable housing. This program includes a
commitment to amend the City’s density bonus regulations consistent with
current State law.
Regional Housing Needs Assessment. The Regional Housing Needs Assessment
(“RHNA”) is the process established in State law by which future housing needs are
determined for each jurisdiction. On March 4, 2021 SCAG adopted the final RHNA plan,
which assigns Diamond Bar the following housing needs.
2021-2029 RHNA Allocation – Diamond Bar
Extremely Low +
Very Low Low Moderate Above
Moderate Total
844 434 437 806 2,521
Source: SCAG, 3/4/2021
The RHNA allocation identifies the amount of additional housing each jurisdiction would
need in order to have enough housing at all price levels to fully accommodate its
assigned share of the region’s housing need during the 8-year planning period while
avoiding problems like overpayment or overcrowding. The RHNA is a planning
requirement based upon housing need, not a construction quota, mandate or prediction
of future housing development. Jurisdictions are not required to build housing or issue
permits to achieve their RHNA allocations, but some provisions of State law establish
specific requirements when housing production falls short of RHNA allocations. One
such requirement is streamlined review of housing development applications that meet
specific standards.1 Other than requirements for streamlined permit processing, there
are currently no legal or financial penalties imposed on cities for failing to achieve their
RHNA allocations so long as a Housing Element has been adopted in compliance with
State law.
The Housing Element is required to evaluate potential capacity for additional housing
based on land use plans, development regulations, other development constraints (such
as infrastructure availability and environmental conditions) and real estate market
trends. The analysis must be prepared at a parcel-specific level of detail and identify
properties (or “sites”) where additional housing could be built consistent with City
regulations. This evaluation is referred to as the “sites analysis” and State law requires
the analysis to demonstrate that the city has adequate sites with appropriate zoning to
fully accommodate additional housing development commensurate with its RHNA
allocation in each income category. If the sites analysis does not demonstrate that
adequate capacity exists to fully accommodate the RHNA, the Housing Element must
describe what steps will be taken to increase capacity commensurate with the RHNA –
typically through amendments to land use and zoning regulations that could facilitate
additional housing development. Appendix B of the Housing Element includes a detailed
analysis of sites that could accommodate the City’s RHNA allocation.
Diamond Bar’s 2040 General Plan estimates that up to 3,750 new housing units could
be built in the city by 2040, depending on market conditions. It is expected that much of
1 California Government Code Sec. 65913.4 (SB 35 of 2017)
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this growth will occur within the Town Center Mixed Use, Neighborhood Mixed Use,
Transit Oriented Development and Community Core Overlay focus areas, while most
existing residential neighborhoods will experience less growth and change.
The 2040 General Plan provides the guiding framework for development in these Focus
Areas; however, zoning regulations have not yet been amended to reflect General Plan
policy for these areas. Program H-8 in Section 9.5 of the Housing Element describes
actions the City intends to take to update land use regulations for the Focus Areas
consistent with the standards established in the new General Plan. These Focus Areas
provide the majority of potential housing capacity to accommodate the City’s RHNA
allocation.
In its review of the draft Housing Element HCD noted that other programs should be
strengthened to reduce constraints to better facilitate housing production consistent with
the RHNA. The revised draft Housing Element includes modifications to the following
programs in response to HCD comments:
• Program H-7 – Senior and Workforce Housing Development. This program has
been revised to include priority application processing and fee waivers or
deferrals as incentives that may be provided to encourage senior and workforce
housing.
• Program H-8 – Land Use Element and Development Regulations. This program
has been revised to include a commitment to update the Development Code to
include residential and mixed-use parking requirements in conformance with
General Plan policies, streamline the review process, including SB 35 review
procedures, and adopt objective development standards.
• Program H-9 – Mixed Use Development. This program has been revised to
include publishing a handout with marketing materials within 6 months of
Housing Element adoption and continuously thereafter.
• Program H-10 – Accessory Dwelling Units. This program has been revised to
include publishing an ADU handout with marketing materials within 6 months of
Housing Element adoption and continuously thereafter.
• Program H-13 – Efficient Permit Processing. This program has been revised to
include posting of zoning regulations, development standards and fees on the
City website.
ENVIRONMENTAL REVIEW:
On December 17, 2019 the Diamond Bar City Council certified Final EIR No. SCH
2018051066 for the Diamond Bar 2040 General Plan. The City is now required to adopt
an updated Housing Element for the 2021-2029 planning period. CEQA Guidelines
Section 15164(a) states: “The lead agency or responsible agency shall prepare an
addendum to a previously certified EIR if some changes or additions are necessary but
none of the conditions described in Section 15162 calling for preparation of a
subsequent EIR have occurred.”
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The draft 2021-2029 Housing Element anticipates residential development consistent
with the assumptions in the 2040 General Plan and analyzed in the General Plan EIR.
Pursuant to CEQA Guidelines Section 15164 the City has prepared an Addendum to
the General Plan EIR (Attachment 8), which demonstrates that the 2021-2029 Housing
Element update would not result in any significant environmental impacts that were not
previously evaluated in the General Plan EIR; therefore, no subsequent environmental
document is required.
PUBLIC REVIEW:
Public participation is required component of the Housing Element update process, and
residents and other interested stakeholders were provided many opportunities to offer
comments and recommendations. Early in the update process a Housing Element page
was created on the City website (www.diamondbarca.gov/963/Housing-Element-
Update) and a Housing Element Frequently Asked Questions was prepared and posted
on the web page. Public notice, agendas and materials of for all Housing Element
meetings were posted on the website and at City Hall in advance of each meeting and
also sent by direct mail to housing advocates and non-profit organizations representing
the interests of lower-income persons and special needs groups. Notices of public
hearings were also published in the local newspaper. Housing Element Appendix C
provides additional information regarding the public review process. Written comments
submitted during the update process are provided as Attachment 9.
PLANNING COMMISSION REVIEW:
On October 13, 2021 the Planning Commission conducted a public hearing to review
the revised draft Housing Element. At the conclusion of the hearing, the Commission
adopted a Resolution (Attachment 4) by unanimous vote recommending City Council
approval of the Housing Element.
Public comments submitted to the Planning Commission included a letter from an
attorney representing of the Southwest Regional Council of Carpenters requesting that
the City require housing projects developed pursuant to the final Housing Element
Update to provide additional community benefits such as requiring local hire and use of
a skilled and trained workforce to build such projects.
Mr. Paul Deibel expressed his support for the Housing Element that establishes
commitments to provide for greater densities and incentives for more affordable housing
opportunities in general, as well as in focus areas.
NEXT STEPS:
An adopted Housing Element must be submitted to HCD for a second round of review.
HCD has 90 days to provide its written opinion to the City regarding whether the
adopted Housing Element complies with State law.
The programs described in Housing Element Section 9.5 will be implemented over the
next 8 years according to the timeframe described in each program. Implementation
actions that involve amendments to the Development Code or other City regulations will
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include a separate public review process, including CEQA analysis and additional public
hearings by the Planning Commission and City Council.
LEGAL REVIEW:
The City Attorney has reviewed and approved the Resolution as to form.
PREPARED BY:
REVIEWED BY:
Attachments:
1. 6.1.a Resolution No. 2021-51
2. 6.1.b Exhibit A - 2021-2029 Housing Element
3. 6.1.c Exhibit B - HCD comments and responses
4. 6.1.d Planning Commission Resolution No. 2021-18
5. 6.1.e October 13, 2021 Planning Commission Minutes
6. 6.1.f HCD Review Letter Dated June 3, 2021
7. 6.1.g Strikeout/Underline Revised Draft 2021-2029 Housing Element
8. 6.1.h EIR Addendum
9. 6.1.i Comment Letters Received
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RESOLUTION NO. 2021-51
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND
BAR ADOPTING GENERAL PLAN AMENDMENT NO. 2021-04 FOR THE
6TH CYCLE (2021-2029) HOUSING ELEMENT UPDATE
A. RECITALS
1. On December 17, 2019, the City of Diamond Bar adopted its 2040 General
Plan. The General Plan establishes goals, objectives and strategies to
implement the community's vision for its future, and has been amended
from time to time as necessary to reflect changed circumstances, laws or
City policies.
2. State law requires all jurisdictions within the Southern California Association
of Governments (SCAG) region to update the Housing Elements of their
General Plans for the 6th planning cycle, which covers the 2021-2029
period.
3. On January 26, 2021 the City Council and Planning Commission conducted
a duly noticed public workshop to review issues to be addressed in the
Housing Element update.
4. On March 23, 2021 the Planning Commission conducted a duly noticed
public meeting to review the draft Housing Element update.
5. On April 6, 2021 the City Council conducted a duly noticed public meeting
to review the draft Housing Element update.
6. As required by State law, the Draft 2021-2029 Housing Element was
submitted to the California Department of Housing and Community
Development (HCD) for review on April 8, 2021.
7. On June 3, 2021 HCD issue a letter finding that the draft element addresses
many statutory requirements; however, revisions will be necessary to
comply with State Housing Element Law.
8. On October 13, 2021 the Planning Commission held a duly noticed public
hearing to review the revised draft 2021-2029 Housing Element update
incorporating revisions to address HCD’s June 3, 2021 comments as
summarized in the Staff report. At that hearing all interested persons were
provided an opportunity of offer comments on the revised draft Housing
Element. At the conclusion of the public hearing the Planning Commission
adopted a resolution recommending City Council adoption of the 2021-2029
Housing Element as revised to address HCD comments.
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Resolution No. 2021-51
2
9. On November 2, 2021 the City Council held a duly noticed public hearing to
review the revised draft 2021-2029 Housing Element update incorporating
revisions to address HCD’s June 3, 2021 comments as summarized in the
Staff report. At that hearing all interested persons were provided an
opportunity of offer comments on the revised draft Housing Element.
10. On December 17, 2019 the Diamond Bar City Council certified Final EIR
No. SCH 2018051066 for the Diamond Bar 2040 General Plan. Pursuant to
CEQA Guidelines Sections 15162, 15164 and 15168 the City has prepared
an Addendum to the General Plan EIR, which demonstrates that the 2021-
2029 Housing Element update would not result in any significant
environmental impacts that were not previously evaluated in the General
Plan EIR; therefore, no subsequent environmental document is required.
The EIR Addendum is attached to the November 2, 2021 Staff Report and
incorporated herein by reference.
11. The 2040 General Plan remains properly integrated and internally
consistent as required by California Government Code Section 65300.5.
12. Pursuant to Government Code Section 65090 and 65353, notification of the
public hearing for this project was published in the San Gabriel Valley
Tribune newspaper on October 22, 2021, in a legal advertisement. Also,
three other public places were posted.
13. All legal prerequisites to the adoption of this resolution have occurred.
B. RESOLUTION.
NOW, THEREFORE, it is hereby found, determined and resolved by the City
Council of the City of Diamond Bar, as follows:
1. The City Council hereby specifically finds that all of the facts set forth in the
Recitals, Part A, of this Resolution are true and correct.
2. The City Council hereby finds that adoption of the proposed 2021-2029
Housing Element would not cause a significant effect on the environment,
as further described in the EIR Addendum prepared for the project.
3. The City Council, after due consideration of public testimony, HCD
comments, staff analysis and the City Council’s deliberations, determines
that the 2021-2029 Housing Element, as revised to address HCD’s
comments as summarized in Exhibit "B" of this Resolution, implements the
goals of the City and satisfies all of the requirements of State law.
4. Pursuant to Government Code Section 65583.2(g) the City Council finds
that the analysis of underutilized sites contained in the Revised Draft
Housing Element is based upon substantial evidence that the existing uses
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Resolution No. 2021-51
3
do not constitute an impediment to additional residential development
during the planning period, as required by State law.
5. Pursuant to Government Code Section 65585(f) the City Council finds that
the Draft Housing Element has been revised to address HCD’s comments
of June 3, 2021 as described in the City Council staff report dated
November 2, 2021, in compliance with State law.
6. The City Council hereby adopts General Plan Amendment No. PL2021-004
for the Diamond Bar 2021-2029 Housing Element update, attached to the
staff report as “Exhibit A: 2021-2029 Housing Element” and incorporated
herein by reference.
7. The City Council finds and determines that General Plan Amendment No.
PL2021-004 is consistent and compatible with and implements the goals,
objectives and strategies of the City of Diamond Bar 2040 General Plan.
8. The City Manager is directed to transmit the adopted Housing Element to
the California Department of Housing and Community Development (HCD)
for review, and is further directed to make any clerical or technical
corrections or clarifications to the adopted Housing Element as may be
required to obtain a finding of substantial compliance from HCD.
The City Clerk shall certify as to the adoption of this Resolution.
PASSED, APPROVED and ADOPTED this 2nd day of November, 2021.
THE CITY OF DIAMOND BAR:
____________________________
Nancy Lyons, Mayor
ATTEST:
I, Kristina Santana, City Clerk for the City of Diamond Bar, hereby certify that the
foregoing resolution was duly passed, approved and adopted by the City Council of the City
of Diamond Bar at a regular meeting held on the 2nd day of November, 2021, by the
following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
__________________________
Kristina Santana, City Clerk
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Resolution No. 2021-51
4
EXHIBIT “B”
CALIFORNIA DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
COMMENTS AND RESPONSES
6.1.a
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1
9.0 HOUSING
ELEMENT
2021 -2029
REVISED DRAFT
November 2021
9.0
6.1.b
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6.1.b
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HOUSING ELEMENT
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-iii
9.0
Contents
9.1 Introduction ...................................................................................................................... 9-1
Community Context .............................................................................................................. 9-1
Role of Housing Element ....................................................................................................... 9-1
Public Participation ................................................................................................................ 9-3
Relationship to Other General Plan Elements .................................................................... 9-3
9.2 Housing Needs Assessment ............................................................................................ 9-4
Population Characteristics .................................................................................................... 9-4
Household Characteristics .................................................................................................... 9-5
Employment .......................................................................................................................... 9-10
Housing Stock Characteristics ............................................................................................ 9-11
Special Needs....................................................................................................................... 9-14
Assisted Housing at Risk of Conversion .............................................................................. 9-20
Future Growth Needs........................................................................................................... 9-21
9.3 Resources and Opportunities ....................................................................................... 9-23
Land Resources .................................................................................................................... 9-23
Financial and Administrative Resources ........................................................................... 9-23
Energy Conservation Opportunities ................................................................................... 9-26
9.4 Constraints ...................................................................................................................... 9-28
Governmental Constraints .................................................................................................. 9-28
Development Processing Procedures ............................................................................... 9-40
Non-Governmental Constraints ......................................................................................... 9-45
Affirmatively Furthering Fair Housing .................................................................................. 9-47
9.5 Housing Action Plan ...................................................................................................... 9-58
Goals and Policies ................................................................................................................ 9-58
Housing Programs ................................................................................................................ 9-60
Appendix A – Evaluation of the Prior Housing Element
Appendix B – Residential Sites Inventory
Appendix C – Public Participation Summary
6.1.b
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9-iv HOUSING ELEMENT 2021-2029 │ Diamond Bar General Plan 2040
List of Tables
Table 9-1 : Population Trends, 2000-2020, Diamond Bar vs. SCAG Region ............................... 9-4
Table 9-2 : Population by Age and Sex, Diamond Bar ................................................................ 9-5
Table 9-3 : Overcrowding by Tenure, Diamond Bar and SCAG Region ................................... 9-5
Table 9-4 : Extremely-Low-Income Households, Diamond Bar ................................................... 9-6
Table 9-5 : Income Categories and Affordable Housing Costs, Los Angeles County ............. 9-7
Table 9-6 : Percentage of Income Spent on Rent, Diamond Bar .............................................. 9-7
Table 9-7 : Percentage of Income Spent on Rent by Income Category, Diamond Bar ........ 9-8
Table 9-8 : Median Home Sales Price for Existing Homes, Diamond Bar and SCAG Region .. 9-8
Table 9-9 : Monthly Mortgage Cost, Diamond Bar and SCAG Region ..................................... 9-9
Table 9-10 : Monthly Mortgage Cost by Income Category, Diamond Bar .............................. 9-9
Table 9-11 : Overpayment by Income Category, Diamond Bar ............................................. 9-10
Table 9-12 : Employment by Industry, Diamond Bar .................................................................. 9-10
Table 9-13 : Employment by Occupation – Diamond Bar vs. SCAG Region ......................... 9-11
Table 9-14 : Housing by Type, Diamond Bar and SCAG Region .............................................. 9-12
Table 9-15 : Housing by Tenure, Diamond Bar and SCAG Region........................................... 9-12
Table 9-16 : Housing Tenure by Age of Householder, Diamond Bar ........................................ 9-12
Table 9-17 : Vacant Units by Type, Diamond Bar and SCAG Region ...................................... 9-13
Table 9-18 : Age of Housing Stock, Diamond Bar and SCAG Region ..................................... 9-13
Table 9-19 : Disabilities by Type, Diamond Bar ........................................................................... 9-14
Table 9-20 : Disabilities by Type for Seniors 65+, Diamond Bar and SCAG Region ................ 9-15
Table 9-21 : Developmental Disabilities by Residence and Age, Diamond Bar .................... 9-16
Table 9-22 : Elderly Households by Income and Tenure, Diamond Bar................................... 9-17
Table 9-23 : Household Size by Tenure, Diamond Bar ............................................................... 9-18
Table 9-24 : Household Type by Tenure, Diamond Bar.............................................................. 9-19
Table 9-25 : Poverty Status for Female-Headed Households, Diamond Bar ........................... 9-19
Table 9-26 : Employment in the Agricultural Industry, Diamond Bar........................................ 9-20
Table 9-27 : 2021-2029 Regional Housing Growth Needs, Diamond Bar ................................. 9-21
Table 9-28 : Land Use Categories, Diamond Bar 2040 General Plan ...................................... 9-29
Table 9-29 : Residential Development Standards ...................................................................... 9-31
Table 9-30 : Permitted Residential Development by Zoning District ........................................ 9-32
Table 9-31 : Residential Parking Requirements ........................................................................... 9-38
Table 9-32 : Review Authority for Residential Development ..................................................... 9-40
Table 9-33 : Planning and Development Fees ........................................................................... 9-44
Table 9-34 : Road Improvement Standards ................................................................................ 9-45
Table 9-35 : Quantified Objectives 2021-2029, Diamond Bar ................................................... 9-71
List of Figures
Figure 9-1 Regional Location, Diamond Bar ............................................................................. 9-2
Figure 9-2 Seismic Hazard Zones ............................................................................................... 9-53
Figure 9-3 Fire Hazard Zones ...................................................................................................... 9-54
Figure 9-4 Racial Demographics .............................................................................................. 9-55
Figure 9-5 Poverty Status ............................................................................................................ 9-55
Figure 9-6 Racially or Ethnically Concentrated Areas of Poverty ......................................... 9-56
Figure 9-7 Disability Status .......................................................................................................... 9-56
Figure 9-8 TCAC/HCD Opportunity Map ................................................................................. 9-57
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HOUSING ELEMENT
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-1
9.0
9.1 INTRODUCTION
COMMUNITY CONTEXT
Diamond Bar is a scenic community
located in the San Gabriel Valley on
the eastern edge of Los Angeles
County, within minutes of Orange,
Riverside, and San Bernardino counties.
With its origin as a center for ranching
perched among a landscape of rolling
hills in the East San Gabriel Valley,
suburban-style growth later established
Diamond Bar as a residential
community known for its friendly
country-living atmosphere, abundant
open spaces, exceptional public
facilities, well-maintained parks and
hiking trails, and excellent schools.
With convenient access to State Route
57 (SR-57) and SR-60, Diamond Bar is
within 30 miles driving distance of the
cities of Los Angeles, Riverside, and
Irvine, making it a desirable part of the
region to live and work. Diamond Bar is
bounded by the cities of Industry and
Pomona to the north and Chino Hills to
the east, and unincorporated Los
Angeles County to the south and west.
The western edge of the city lies at the
intersection of SR-57 and SR-60, with
SR-57 connecting the city to Interstate
10 (I-10) 1½ miles to the north and SR-60
connecting to SR-71 roughly 2 miles to
the east. The Industry Metrolink Station
lies on Diamond Bar’s northern border
with the City of Industry, providing east-
west transit connections to Los Angeles
and Riverside. The regional setting is
depicted in Figure 9-1.
Most of the easily buildable land in the
City has already been developed, and
much of the remaining land has a
variety of geotechnical and topo-
graphic conditions that may constrain
future development. As a result, a
significant portion of future residential
growth in Diamond Bar is expected to
occur through redevelopment of
commercial or light industrial properties,
particularly those designated for mixed-
use development in the
comprehensive 2040 General Plan
update.
R OLE OF HOUSING ELEMENT
Diamond Bar is faced with various
important housing issues that include a
balance between employment and
housing opportunities, a match
between the supply of and demand for
housing, preserving and enhancing
affordability for all segments of the
population, preserving the quality of
the housing stock, and providing new
types of housing necessary to
accommodate growth and the
changing population. This Housing
Element provides policies and
programs to address these issues.
Diamond Bar's Housing Element is an
8-year plan for the period 2021-2029,
unlike other General Plan elements
which typically cover a 10- to 20-year
planning horizon.
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Figure 9-1 Regional Location, Diamond Bar
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The Diamond Bar Housing Element
consists of the following major
components:
• This Introduction to the Housing
Element
• An analysis of the City's
demographic and housing
characteristics and trends
(Section 9.2)
• An evaluation of resources and
opportunities available to address
housing issues (Section 9.3)
• A review of potential market,
governmental, and environmental
constraints to meeting the City’s
identified housing needs
(Section 9.4)
• The Housing Action Plan for the
2021-2029 planning period
(Section 9.5)
• A review of the City’s accomplish-
ments during the previous
planning period (Appendix A)
• A detailed inventory of the
suitable sites for housing
development (Appendix B); and
• A description of opportunities for
stakeholders to participate in the
preparation of the Housing
Element (Appendix C)
PUBLIC PARTICIPATION
Residents, businesses and interest
groups were provided the opportunity
to participate in the Housing Element
update process and were an
important component of the overall
program. Details regarding
opportunities for public involvement
during the preparation and adoption
of this Housing Element are provided in
Appendix C.
RELATIONSHIP T O OTHER GENERAL PLAN ELEMENTS
In addition to the Housing Element, the
City of Diamond Bar General Plan
consists of the following Chapters:
• Land Use & Economic
Development
• Community Character &
Placemaking
• Circulation
• Resource Conservation
• Public Facilities & Services
• Public Safety
• Community Health & Sustainability
This Housing Element builds upon and is
consistent with the other General Plan
chapters. For example, residential land
use designations established in the
Land Use Element and potential
constraints described in the Resource
Conservation and Public Facilities and
Services elements are reflected in the
Housing Element sites inventory
(Appendix B). As the General Plan is
amended from time to time, the
Housing Element will be reviewed for
consistency, and amended as
necessary to maintain an internally
consistent General Plan.
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9.2 HOUSING NEED S ASSESSMENT
This section examines Diamond Bar’s
general population and household
characteristics and trends, such as age,
employment, household composition
and size, household income, and
special needs. Characteristics of the
existing housing stock (e.g., number of
units and type, tenure, age and
condition, costs) are also addressed.
Finally, the City’s projected housing
needs based on the 2021-2029
Regional Housing Needs Assessment
(RHNA) are examined.
The data presented in this section has
been compiled by the Southern
California Association of Governments
(SCAG) based upon recent data from
the U.S. Census, California Department
of Finance (DOF), California
Employment Development Department
(EDD) and other relevant sources and
has been pre-approved by the
California Department of Housing and
Community Development (HCD).
POPULATION CHARACTERISTICS
Population Growth Trends
Diamond Bar was incorporated in 1989
with much of its territory already
developed. From 2000 to 2020 the
City’s population increased from 56,287
to an estimated population of 57,177
(see Table 9-1), an annual growth rate
of 0.1% compared to 0.7% for the SCAG
region as a whole.
Table 9-1: Population Trends, 2000-2020, Diamond Bar vs. SCAG Region
Age
Housing needs are influenced by the
age characteristics of the population.
Different age groups require different
accommodations based on lifestyle,
family type, income level, and housing
preference. Table 9-2 provides a
comparison of the City’s population by
age group. The population of Diamond
Bar is 49.1% male and 50.9% female.
The share of the population of
Diamond Bar below 18 years of age is
20.3%, which is lower than the regional
share of 23.4%. Diamond Bar's seniors
(65 and above) make up 15.6% of the
population, which is higher than the
regional share of 13%.
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Table 9-2: Population by Age and Sex, Diamond Bar
HOUSEHOLD CHARACTERISTICS
Overcrowding
Overcrowding is often closely related to
household income and the cost of
housing. The U.S. Census Bureau
considers a household to be over-
crowded when there is more than one
person per room, excluding bathrooms
and kitchens, and severely overcrowded
when there are more than 1.5
occupants per room. Table 9-3
summarizes the incidence of over-
crowding for Diamond Bar as compared
to the SCAG region as a whole.
Table 9-3: Overcrowding by Tenure, Diamond Bar and SCAG Region
According to recent Census data
overcrowding was more prevalent
among renters than for owner-
occupied units. Approximately 10.9%
of the City’s renter-occupied
households were overcrowded
compared to 2.4% of owner-occupied
households. The incidence of over-
crowding in Diamond Bar was
substantially lower than is typical for
the SCAG region as a whole. Many of
the policies and programs described in
Section 9.5 - Housing Action Plan will
help to address the problem of
overcrowding, particularly Program H-3
(Section 8 Rental Assistance), Program
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H-4 (Preservation of Assisted Housing),
Program H-7 (Senior and Workforce
Housing Development), Program H-9
(Mixed-Use Development), Program
H-12 (Affordable Housing Incentives/
Density Bonus), and Program H-14
(Affirmatively Furthering Fair Housing).
Household Income
Household income is a primary factor
affecting housing needs in a
community, particularly for extremely-
low-income households, defined as 30%
of median income or less. According to
recent Census data, approximately
7.9% of households in Diamond Bar
were within the extremely-low-income
(ELI) category, and renters were much
more likely than owners to fall within the
ELI category (Table 9-4).
Table 9-4: Extremely-Low-Income Households, Diamond Bar
Housing Affordability and Overpayment
Housing Affordability Criteria
State law establishes five income
categories for purposes of housing
programs based on the area (i.e.,
county) median income (AMI):
extremely-low (30% or less of AMI), very-
low (31-50% of AMI), low (51-80% of
AMI), moderate (81-120% of AMI) and
above moderate (over 120% of AMI).
Housing affordability is based on the
relationship between household
income and housing expenses.
According to the U.S. Department of
Housing and Urban Development (HUD)
and the California Department of
Housing and Community Development
(HCD), housing is considered
“affordable” if monthly housing cost is
no more than 30% of a household’s
gross income. In some areas such as Los
Angeles County, these income limits
may be increased to adjust for high
housing costs.
Table 9-5 shows affordable rent levels
and estimated affordable purchase
prices for housing in Diamond Bar (and
Los Angeles County) by income
category. Based on State-adopted
standards for a 4-person family, the
maximum affordable monthly rent for
extremely-low-income households is
$845, while the maximum affordable
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rent for very-low-income households is
$1,407. The maximum affordable rent
for low-income households is $2,252,
while the maximum for moderate-
income households is $2,319. Maximum
purchase prices are more difficult to
determine due to variations in
mortgage interest rates and qualifying
procedures, down payments, special
tax assessments, homeowner
association fees, property insurance
rates, etc. With this caveat, the
maximum affordable home purchase
price for moderate-income households
has been estimated based on typical
conditions. Affordable prices have not
been estimated for the lower-income
categories because most for-sale
affordable housing is provided at the
moderate-income level.
Table 9-5: Income Categories and Affordable Housing Costs, Los Angeles County
2020 County Median Income = $77,300 Income Limits* Affordable Rent Affordable Price (est.)
Extremely Low (<30%) $33,800 $845 *
Very Low (31-50%) $56,300 $1,407 *
Low (51-80%) $90,100 $2,252 *
Moderate (81-120%) $92,750 $2,319 $375,000
Above moderate (120%+) Over $92,750 Over $2,319 Over $375,000
Assumptions:
-Based on a family of 4 and 2020 State income limits
-30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance
-10% down payment, 3.75% interest, 1.25% taxes & insurance, $300 HOA dues
* Because of State adjustments in high housing cost areas, some of these income limits are higher than the percentages of median income
Source: Cal. HCD; JHD Planning LLC
Rental Ho using
Across Diamond Bar's 4,263 renter
households, 2,131 (50%) spend 30% or
more of gross income on housing cost,
compared to 55.3% in the SCAG
region.1 Additionally, 1,360 renter
households in Diamond Bar (31.9%)
spend 50% or more of gross income on
housing cost, compared to 28.9% in the
SCAG region (Table 9-6).
Table 9-6: Percentage of Income Spent on Rent, Diamond Bar
Recent Census data also allows for the
analysis of Diamond Bar's 3,893 renter
households (for which income data are
1 The SCAG region includes Los Angeles, Orange, Riverside, San Bernardino, Imperial and
Ventura counties.
available) by spending on rent by
income bracket. As one might expect,
the general trend is that low-income
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households spend a higher share of
income on housing (often more than
50%) while high-income households are
more likely to spend under 20% of
income on housing (Table 9-7).
Table 9-7: Percentage of Income Spent on Rent by Income Category, Diamond Bar
For -Sale Housing
Median sales price trends for existing
homes during 2000-2018 are shown in
Table 9-8. Between 2000 and 2018,
median home sales prices in Diamond
Bar increased 186% while prices in the
SCAG region increased 151%. 2018
median home sales prices in Diamond
Bar were $660,000. Prices in Diamond
Bar have ranged from a low of 98.5% of
the SCAG region median in 2005 and a
high of 150.2% in 2009.
Table 9-8: Median Home Sales Price for Existing Homes, Diamond Bar and SCAG Region
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Table 9-9 compares typical monthly
mortgage costs in Diamond Bar to the
SCAG region as a whole while Table 9-10
confirms that the percentage of
income spent on mortgage payments
is higher for households at the lower
income levels.
Table 9-9: Monthly Mortgage Cost, Diamond Bar and SCAG Region
Table 9-10: Monthly Mortgage Cost by Income Category, Diamond Bar
According to State housing policy,
overpaying occurs when housing costs
exceed 30% of gross household
income. Table 9-11 displays recent
estimates for overpayment by tenure
and income category for Diamond Bar
residents and shows that overpayment
is much more frequent for households
at the extremely-low and very-low
income levels than those households in
higher income categories. Many of the
policies and programs described in
Section 9.5 - Housing Action Plan will
help to address the problem of over-
payment, including Program H-3
(Section 8 Rental Assistance), Program
H-4 (Preservation of Assisted Housing),
Program H-7 (Senior and Workforce
Housing Development), Program H-9
(Mixed-Use Development), Program
H-12 (Affordable Housing Incentives/
Density Bonus), and Program H-14
(Affirmatively Furthering Fair Housing).
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Table 9-11: Overpayment by Income Category, Diamond Bar
EMPLOYMENT
Employment is an important factor
affecting housing needs within a
community. The jobs available in each
employment sector and the wages for
these jobs affect the type and size of
housing residents can afford.
According to recent Census data,
Diamond Bar had 27,198 workers living
within its borders who work across 13
major industrial sectors (Table 9-12). The
most prevalent industry is Education &
Social Services with 6,726 employees
(24.7% of total) and the second most
prevalent industry is Professional
Services with 3,894 employees (14.3% of
total).
Table 9-12: Employment by Industry, Diamond Bar
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In addition to understanding the
industries in which the residents of
Diamond Bar work, it is also possible to
analyze the types of jobs they hold. The
most prevalent occupational category
in Diamond Bar is Management, in
which 14,448 (53.1% of total)
employees work. The second-most
prevalent type of work is in Sales, which
employs 7,228 (26.6% of total) in
Diamond Bar (Table 9-13).
Table 9-13: Employment by Occupation – Diamond Bar vs. SCAG Region
HOUSING STOCK CHARACTERISTICS
This section presents an evaluation of
the characteristics of the community’s
housing stock and helps in identifying
and prioritizing needs. The factors
evaluated include the number and
type of housing units, tenure, vacancy,
housing age and condition. A housing
unit is defined as a house, apartment,
mobile home, or group of rooms,
occupied as separate living quarters, or
if vacant, intended for occupancy as
separate living quarters.
Housing Type and Tenure
Diamond Bar's housing stock contained
a total of approximately 17,645 total
units in 2020, of which about 72% were
single-family detached homes (Table 9-
14). As seen in Table 9-15, over three-
quarters of homes in Diamond Bar were
owner-occupied as compared to only
about 52% in the SCAG region).
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Table 9-14: Housing by Type, Diamond Bar and SCAG Region
Table 9-15: Housing by Tenure, Diamond Bar and SCAG Region
In many places, housing tenure varies
substantially based on the age of the
householder. In Diamond Bar, the age
group where renters outnumber owners
the most is 15-24. The age group where
owners outnumber renters the most is
65-74 (Table 9-16).
Table 9-16: Housing Tenure by Age of Householder, Diamond Bar
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Table 9-17 shows recent data for
vacant units in Diamond Bar and the
SCAG region. The largest categories of
vacant units in Diamond Bar were units
for rent and units held for seasonal use.
Table 9-17: Vacant Units by Type, Diamond Bar and SCAG Region
Housing Age and Conditions
Housing age is often an important
indicator of housing condition. Housing
units built prior to 1978 before stringent
limits on the amount of lead in paint
were imposed may have interior or
exterior building components coated
with lead-based paint. Housing units
built before 1970 are the most likely to
need rehabilitation and to have lead-
based paint in a deteriorated
condition. Lead-based paint becomes
hazardous to children under age six
and to pregnant women when it peels
off walls or is pulverized by windows
and doors opening and closing.
Table 9-18 shows the age distribution of
the housing stock in Diamond Bar
compared to the SCAG region as a
whole. This table shows that about half
of housing units in Diamond Bar were
constructed before 1980. These findings
suggest that there may be a need for
maintenance and rehabilitation,
including remediation of lead-based
paint, for a substantial number of
housing units.
Table 9-18: Age of Housing Stock, Diamond Bar and SCAG Region
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The majority of Diamond Bar's housing
stock is in good to excellent condition.
However, some housing units in older
neighborhoods exhibit signs of deferred
maintenance such as peeling paint,
worn roofs, and cracked asphalt
driveways. The Housing Action Plan
(Section 9.5) establishes a program
directed at improving housing stock in
these areas through targeted
rehabilitation assistance. Fewer than
100 units are estimated to need
rehabilitation citywide, and no units
require replacement.
SPECIAL NEEDS
Certain groups have greater difficulty in
finding decent, affordable housing due
to special circumstances. Such
circumstances may be related to one’s
employment and income, family
characteristics, disability, or other
conditions. As a result, some Diamond
Bar residents may experience a higher
prevalence of overpayment, over-
crowding, or other housing problems.
State Housing Element law defines
“special needs” groups to include
persons with disabilities, the elderly,
large households, female-headed
households with children, homeless
people, and farm workers. This section
contains a discussion of the housing
needs facing each of these groups.
Persons with Disabilities
According to recent Census estimates,
the most prevalent types of disabilities
for Diamond Bar residents were
ambulatory, independent living and
cognitive disabilities (see Table 9-19).
Housing opportunities for those with
disabilities can be maximized through
housing assistance programs, providing
universal design features such as
widened doorways, ramps, lowered
countertops, single-level units and
ground floor units, supportive housing,
residential care facilities and assisted
living facilities.
Table 9-19: Disabilities by Type, Diamond Bar
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In Diamond Bar, the most commonly
occurring disability among seniors 65
and older was an ambulatory disability,
experienced by 17.4% of Diamond Bar's
seniors and 22.9% of seniors in the
SCAG region (Table 9-20). Section 9.5 -
Housing Action Plan addresses the
needs of persons with disabilities
through Program H-11 (Emergency
Shelters, Low Barrier Navigation Centers
and Transitional/Supportive Housing),
Program H-14 (Affirmatively Furthering
Fair Housing) and Program H-15
(Reasonable Accommodation for
Persons with Disabilities).
Table 9-20: Disabilities by Type for Seniors 65+, Diamond Bar and SCAG Region
Developmental Disab ilities
As defined by federal law, “develop-
mental disability” means a severe,
chronic disability of an individual that:
• Is attributable to a mental or
physical impairment or
combination of mental and
physical impairments;
• Is manifested before the individual
attains age 22;
• Is likely to continue indefinitely;
• Results in substantial functional
limitations in three or more of the
following areas of major life
activity: a) self-care; b) receptive
and expressive language;
c) learning; d) mobility; e) self-
direction; f) capacity for indepen-
dent living; or g) economic self-
sufficiency; and
• Reflects the individual’s need for a
combination and sequence of
special, interdisciplinary, or
generic services, individualized
supports, or other forms of
assistance that are of lifelong or
extended duration and are
individually planned and
coordinated.
The Census does not record develop-
mental disabilities as a separate
category of disability. According to the
U.S. Administration on Developmental
Disabilities, an accepted estimate of
the percentage of the population that
can be defined as developmentally
disabled is 1.5 percent. Many develop-
mentally disabled persons can live and
work independently within a conven-
tional housing environment. More
severely disabled individuals require a
group living environment where
supervision is provided. The most
severely affected individuals may
require an institutional environment
where medical attention and physical
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therapy are provided. Because
developmental disabilities exist before
adulthood, the first issue in supportive
housing for the developmentally
disabled is the transition from the
person’s living situation as a child to an
appropriate level of independence as
an adult.
Table 9-21: Developmental Disabilities by Residence and Age, Diamond Bar
The California Department of
Developmental Services (DDS) currently
provides community-based services to
persons with developmental disabilities
and their families through a statewide
system of 21 regional centers, four
developmental centers, and two
community-based facilities. The San
Gabriel/Pomona Regional Center
(SG/PRC) located in Pomona
(http://www.sgprc.org/) provides
services to approximately 925 people
with developmental disabilities in
Diamond Bar (Table 9-21). The SG/PRC
is a private, non-profit community
agency that contracts with local
businesses to offer a wide range of
services to individuals with develop-
mental disabilities and their families.
There is no charge for diagnosis and
assessment for eligibility. Once eligibility
is determined, most services are free
regardless of age or income. There is a
requirement for parents to share the
cost of 24-hour out-of-home
placements for children under age 18.
This share depends on the parents’
ability to pay. There may also be a co-
payment requirement for other
selected services.
Regional centers are required by law to
provide services in the most cost-
effective way possible. They must use
all other resources, including generic
resources, before using any regional
center funds. A generic resource is a
service provided by an agency that
has a legal responsibility to provide
services to the general public and
receives public funds for providing
those services. Some generic agencies
may include the local school district,
county social services department,
Medi-Cal, Social Security Administra-
tion, Department of Rehabilitation and
others. Other resources may include
natural supports. This is help that
disabled persons may get from family,
friends or others at little or no cost.
Section 9.5 - Housing Action Plan
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addresses the needs of persons with
developmental disabilities through
Program H-11 (Emergency Shelters, Low
Barrier Navigation Centers and
Transitional/Supportive Housing),
Program H-14 (Affirmatively Furthering
Fair Housing) and Program H-15
(Reasonable Accommodation for
Persons with Disabilities).
Elderly
Federal housing data define a
household type as “elderly family” if it
consists of two persons with either or
both age 62 or over. Of Diamond Bar's
3,985 such households, 13.8% earn less
than 30% of the surrounding area
income (compared to 24.2% in the
SCAG region) and 34% earn less than
50% of the surrounding area income
(compared to 30.9% in the SCAG
region) (Table 9-22). Many elderly
persons are dependent on fixed
incomes or have disabilities. Elderly
homeowners may be physically unable
to maintain their homes or cope with
living alone. The housing needs of this
group can be addressed through
smaller units, accessory dwelling units
on lots with existing homes, shared living
arrangements, congregate housing
and housing assistance programs.
Program H-7 (Senior and Workforce
Housing Development) and Program H-
10 (Accessory Dwelling Units) in Section
9.3 will be helpful in addressing the
housing needs of seniors.
Table 9-22: Elderly Households by Income and Tenure, Diamond Bar
The elderly tend to have higher rates of
disabilities than younger persons;
therefore, many of the programs noted
in the previous section also apply to
seniors since their housing needs
include both affordability and
accessibility.
Large Households
Household size is an indicator of need
for large units. Large households are
defined as those with five or more
members. Table 9-23 illustrates the
range of household sizes in Diamond
Bar for owners, renters, and overall. The
most commonly occurring household
size is of two persons (29.2%) and the
second-most commonly occurring
household is of three persons (23.1%).
Diamond Bar has a lower share of
single-person households than the
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SCAG region overall (14.1% vs. 23.4%)
and a lower share of 7+ person
households than the SCAG region
overall (1.8% vs. 3.1%). This distribution
indicates that the need for large units
with four or more bedrooms is
expected to be significantly less than
for smaller units. However, large families
needing units with more bedrooms,
generally face higher housing costs,
and as a result may benefit from
several types of assistance. Many of the
policies and programs described in
Section 9.5 - Housing Action Plan will
help to address the needs of large
families, including Program H-3 (Section
8 Rental Assistance), Program H-4
(Preservation of Assisted Housing),
Program H-7 (Senior and Workforce
Housing Development), Program H-9
(Mixed-Use Development), Program H-
12 (Affordable Housing Incentives/
Density Bonus), and Program H-14
(Affirmatively Furthering Fair Housing).
Table 9-23: Household Size by Tenure, Diamond Bar
Female-Headed Households
Of Diamond Bar's 17,645 total house-
holds, 13.1% were female-headed
(compared to 14.3% in the SCAG
region), 4% are female-headed and
with children (compared to 6.6% in the
SCAG region), and 0.3% are female-
headed and with children under 6
(compared to 1.0% in the SCAG region)
(Table 9-24). Approximately 3.9 percent
of Diamond Bar's households were
experiencing poverty, compared to 7.9
percent of households in the SCAG
region (Table 9-25). Poverty thresholds,
as defined by the ACS, vary by
household type. In 2018, a single
individual under 65 was considered in
poverty with an income below
$13,064/year while the threshold for a
family consisting of 2 adults and 2
children was $25,465/year. Many of the
policies and programs described in
Section 9.5 - Housing Action Plan will
help to address the needs of female-
headed households, including Program
H-3 (Section 8 Rental Assistance),
Program H-4 (Preservation of Assisted
Housing), Program H-7 (Senior and
Workforce Housing Development),
Program H-9 (Mixed-Use Development),
Program H-12 (Affordable Housing
Incentives/ Density Bonus), and
Program H-14 (Affirmatively Furthering
Fair Housing).
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Table 9-24: Household Type by Tenure, Diamond Bar
Table 9-25: Poverty Status for Female-Headed Households, Diamond Bar
Farm W orkers
Farm workers are traditionally defined
as persons whose primary income is
from seasonal agricultural work.
Diamond Bar was at one time one of
the largest working cattle ranches in
the western United States. However,
urban development and shifts in the
local economy have significantly
curtailed agricultural production within
Los Angeles County. Today, Diamond
Bar is a mostly developed city, with a
strong local economy that is no longer
tied to an agricultural base. According
to recent Census estimates, about 45
Diamond Bar residents were employed
in agricultural, forestry, fishing and
hunting, and only 12 of those were
employed full-time in these industries
(Table 9-26).
The nearest agricultural area to
Diamond Bar is in San Bernardino
County to the east. Since there are no
major agricultural operations within
Diamond Bar and housing costs are
significantly lower in the Inland Empire,
there is little need for farm worker
housing in the City. Many of the policies
and programs described in Section 9.5 -
Housing Action Plan that address other
housing needs, including Program H-3
(Section 8 Rental Assistance), Program
H-4 (Preservation of Assisted Housing),
Program H-7 (Senior and Workforce
Housing Development), Program H-9
(Mixed-Use Development), Program H-
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12 (Affordable Housing Incentives/
Density Bonus), and Program H-14
(Affirmatively Furthering Fair Housing)
will also be beneficial to farmworkers
who may reside in Diamond Bar.
Table 9-26: Employment in the Agricultural Industry, Diamond Bar
Homeless Persons
Homelessness is a continuing problem
throughout California and urban areas
nationwide. A homeless count
conducted by the Los Angeles
Homeless Services Authority (LAHSA) in
2020 indicated that on any given day
there are an estimated 63,706 homeless
persons Los Angeles County. These
include families that might be
displaced through evictions, women
and children displaced through
abusive family life, persons with
substance abuse problems, veterans, or
persons with serious mental illness.
Diamond Bar is located within the San
Gabriel Valley Service Planning Area
(SPA), which had a 2020 homeless
estimate of 4,555 people, of which four
unsheltered persons were reported in
Diamond Bar.2
The City has adopted a Homelessness
Response Plan that seeks to both
address the needs of those who are
currently unsheltered and to implement
strategies that can prevent an increase
in incidents of homelessness within the
City. In addition, the City is a member
of the San Gabriel Valley Regional
Housing Trust, a joint powers authority
created to finance the planning and
construction of homeless housing, and
extremely-low-, very-low- and low-
income housing projects. Program H-11
in Section 9.3 (Emergency Shelters, Low
Barrier Navigation Centers and
Transitional/Supportive Housing)
describes specific City actions to
address the needs of the homeless.
ASSISTED HOUSING AT RISK OF CONVERSION
Assisted housing at risk of conversion
are those housing projects that are at
risk of losing their low-income
affordability restrictions within the 10-
year period from 2021 to 2031.
According to the California Housing
Partnership and City records there are
2 https://www.lahsa.org/data?id=42-2020-homeless-count-by-service-planning-area
no assisted housing units in the City of
Diamond Bar at risk of conversion. There
is one assisted affordable project for
seniors, the 149-unit Seasons
Apartments (formerly “Heritage Park”).
Constructed in 1988, this project
predates City incorporation and was
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originally financed under the Los
Angeles County Multi-family Mortgage
Revenue Bond program. The project
was refinanced in 1999 under the
California Community Development
Authority's Multifamily Housing Re-
funding Bond. According to the terms
of the new bond agreement, income
restrictions for residents and
corresponding rent limits were set for
the duration of the bond which expires
12/01/2034, and all units will be
affordable: 30 units (20%) will be very-
low-income at 50% AMI, 82 units (55%)
will be low-income at 80% AMI, and 37
units (25%) will be moderate-income
defined as 100% AMI. The Seasons
Apartments are owned by the
Corporate Fund for Housing, a non-
profit organization.
FUTURE GROWTH NEEDS
Overview of the Regional Housing Needs Assessment
The Regional Housing Needs
Assessment (RHNA) is a key requirement
for local governments to plan for
anticipated growth. The RHNA
quantifies the anticipated need for
housing within each jurisdiction for the
6th Housing Element cycle extending
from July 2021 to October 2029.
Communities then determine how they
will address this need through the
process of updating the Housing
Elements of their General Plans.
The RHNA for the 6th cycle was
adopted by the Southern California
Association of Governments (SCAG) in
March 2021. The need for housing is
determined by the forecasted growth
in households as well as existing need
due to overcrowding and
overpayment. Each new household
created by a child moving out of a
parent’s home or by a family moving to
a community creates the need for a
housing unit. The housing need for new
households is then adjusted to maintain
a desirable level of vacancy to
promote housing choice and mobility.
An adjustment is also made to account
for units lost due to demolition, natural
disaster, or conversion to non-housing
uses. Total housing need is then
distributed among four income
categories on the basis of the county’s
income distribution, with adjustments to
avoid an over-concentration of lower-
income households in any community.
More information about the RHNA
process may be found on SCAG’s
website at https://scag.ca.gov/rhna.
2021-2029 Diamond Bar Growth Needs
The total housing growth need for the
City of Diamond Bar during the 2021-
2029 planning period is 2,521 units. This
total is distributed by income category
as shown in Table 9-27.
Table 9-27: 2021-2029 Regional Housing Growth Needs, Diamond Bar
Very Low Low Moderate
Above
Moderate Total
844* 434 437 806 2,521
*Per state law, half of the very-low units are assumed to be in the extremely low category
Source: SCAG 3/4/2021
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It should be noted that SCAG did not
identify growth needs for the extremely-
low-income category in the RHNA. As
provided in Assembly Bill (AB) 2634 of
2006, jurisdictions may determine their
extremely-low-income need as one-
half the need in the very-low category.
The City’s inventory of land to
accommodate the RHNA allocation is
discussed in Section 9.3, Resources and
Opportunities.
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9.3 RESOURCES AND OPPORTUNITIES
A variety of resources are available for
the development, rehabilitation, and
preservation of housing in the City of
Diamond Bar. This section provides a
description of the land resources and
adequate sites to address the City’s
regional housing need allocation, and
discusses the financial and administra-
tive resources available to support the
provision of affordable housing.
Additionally, opportunities for energy
conservation that can lower utility costs
and increase housing affordability are
addressed.
LAND RESOURCES
Section 65583(a)(3) of the California
Government Code requires Housing
Elements to include an “inventory of
land suitable for residential develop-
ment, including vacant sites and sites
having potential for redevelopment,
and an analysis of the relationship of
zoning and public facilities and services
to these sites.” A detailed analysis of
vacant land and potential redevelop-
ment opportunities is provided in
Appendix B, Table B-1, which shows
that the City’s land inventory, including
projects approved and the potential
development of vacant and
underutilized parcels, is sufficient to
accommodate the RHNA for this
planning period in all income
categories.
A discussion of public facilities and
infrastructure needed to serve future
development is contained in “Non-
Governmental Constraints” in
Section 9.4. There are currently no
known service limitations that would
preclude the level of development
described in the RHNA, although
developers will be required to pay fees
or construct public improvements prior
to or concurrent with development.
FINANCIAL AND ADMINISTRATIVE RESOURCES
State and Federal Resources
Community Development Block Grant
Program (CDBG) - Federal funding for
housing programs is available through
the Department of Housing and Urban
Development (HUD). Diamond Bar
participates in the Community
Development Block Grant (CDBG)
program and receives its allocation of
CDBG funds through the Los Angeles
County Development Authority
(LACDA). The CDBG program is very
flexible in that the funds can be used
for a wide range of activities. The
eligible activities include, but are not
limited to, acquisition and/or disposition
of real estate property, public facilities
and improvements, relocation,
rehabilitation and construction of
housing, homeownership assistance,
and clearance activities. In 2002 the
City Council approved the
establishment of a Home Improvement
Program (HIP) to provide housing
rehabilitation assistance to qualified
low- and moderate-income
households. CDBG funds are allocated
to the HIP on an annual basis. HIP funds
are used for exterior property
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improvements and for repairs to
alleviate health and safety issues and
to correct code violations. In addition,
HIP funds may be used to improve
home access to disabled persons and
for the removal of lead-based paint
hazards.
The City’s CDBG allocation for the 2020-
21 Program Year was $243,522, which
included an allocation for the HIP of
$100,000. Under CDBG regulations, the
HIP is eligible to receive unexpended
CDBG funds from the previous fiscal
year that are reallocated by the
LACDA. Each household that qualifies
for the HIP program is eligible to receive
up to $20,000 as a no-interest, deferred
loan. The City actively promotes the
program and consistently exhausts its
funding allocation each year.
The City anticipates receiving
approximately $232,000 in CDBG funds
from LACDA during 2021-22.
Section 8 Rental Assistance – The City of
Diamond Bar cooperates with the
LACDA, which administers the Section 8
Voucher Program. The Section 8
program provides rental assistance to
low-income persons in need of
affordable housing. There are two types
of subsidies under Section 8: certificates
and vouchers. A certificate pays the
difference between the fair market rent
and 30% of the tenant’s monthly
income, while a voucher allows a
tenant to choose housing that may
cost above the fair market figure, with
the tenant paying the extra cost. The
voucher also allows the tenant to rent a
unit below the fair market rent figure
with the tenant keeping the savings.
Low-Income Housing Tax Credit
Program - The Low-Income Housing Tax
Credit Program was created by the Tax
Reform Act of 1986 to provide an
alternate method of funding low-and
moderate-income housing. Each state
receives a tax credit, based upon
population, toward funding housing
that meets program guidelines. The tax
credits are then used to leverage
private capital into new construction or
acquisition and rehabilitation of
affordable housing. Limitations on
projects funded under the Tax Credit
programs include minimum require-
ments that a certain percentage of
units remain rent-restricted, based upon
median income, for a term of 15 years.
Local Resources
Tax Exempt Multi-Family Revenue
Bonds – The construction, acquisition,
and rehabilitation of multi-family rental
housing developments can be funded
by tax exempt bonds which provide a
lower interest rate than is available
through conventional financing.
Projects financed through these bonds
are required to set aside 20% of the
units for occupancy by very low-
income households or 40% of the units
to be set aside for households at 60% of
the area median income (AMI). Tax
exempt bonds for multi-family housing
may also be issued to refinance existing
tax-exempt debt, which is referred to as
a refunding bond issue.
The Seasons Diamond Bar Senior
Apartments was refinanced in 1999
under the California Community
Development Authority’s Multifamily
Housing Re-funding Bond. According to
the terms of the new bond agreement,
income restrictions for residents and
corresponding rent limits were set. For
the duration of the bond which expires
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in December of 2034, all units will be
affordable: 30 units will be very low
income at 50% AMI, 82 units will be low
income at 80% AMI, and 37 units will be
moderate income at 100% AMI. The
Seasons Apartments are owned by the
Corporate Fund for Housing, a non-
profit organization.
Housing Agreements – The City can
assist in the development of new
affordable housing units by entering
into Disposition Development Agree-
ments (DDA) or Owner Participation
Agreements (OPA) with developers.
DDAs or OPAs may provide for the
disposition of Agency-owned land at a
price which can support the develop-
ment of units at an affordable housing
cost for low- and moderate-income
households. These agreements may
also provide for development
assistance, usually in the form of a
density bonus or the payment of
specified development fees or other
development costs which cannot be
supported by the proposed
development.
Mortgage Credit Certificates – The
Mortgage Credit Certificates (MCC)
program3 is designed to help low- and
moderate-income first-time home-
buyers qualify for conventional first
mortgage loans by increasing the
homebuyer’s after-tax income. The
MCC is a direct tax credit for eligible
homebuyers equal to 20% of the
mortgage interest paid during the year.
The other 80% of mortgage interest can
still be taken as an income deduction.
Diamond Bar is a participating city in
the County-run MCC program.
3 https://wwwa.lacda.org/for-homeowners/homebuyer/mortgage-credit-certificate-program
4 https://wwwa.lacda.org/for-homeowners/homebuyer/southern-california-home-financing-
authority
Home Ownership Program – The Home
Ownership Program (HOP) provides
assistance to low-income, first-time
homebuyers in purchasing a home. It is
administered by the Los Angeles
County Development Authority’s
Housing Development and Preservation
Division. The program has provided
hundreds of Los Angeles County
residents with the means to afford to
fulfill their dream of home ownership.
The maximum gross annual income for
eligible participants is 80% of the
median income for Los Angeles
County.
Southern California Home Financing
Authority Programs – SCHFA4 is a joint
powers authority between Los Angeles
and Orange Counties formed in 1988 to
issue tax-exempt mortgage revenue
bonds for low- to moderate-income
First-Time Homebuyers. SCHFA has
helped thousands of individuals and
families fulfill their dreams of owning a
home. This program makes buying a
home more affordable for qualifying
homebuyers by offering a competitive
30-year fixed rate loan and a grant for
down-payment and closing costs
assistance. The program is administered
by the Los Angeles County
Development Authority and the Public
Finance Division of the County of
Orange. SCHFA does not lend money
directly to homebuyers. Homebuyers
must work directly with a participating
lender. The income limit for Los Angeles
County households as of 2021 is
$135,120.
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Fannie Mae Down Payment Assistance
Program5 – The Federal National
Mortgage Association, known as
“Fannie Mae,” offers a program that
provides second mortgages to
homeowners. The second mortgage
can serve as the down payment and
closing costs on home purchases.
Under this program, a city or county is
required to post a reserve fund equal to
20% of an amount that Fannie Mae
then makes available for such
mortgages.
Non-Profit Organizations – Non-profit
organizations play a major role in the
development of affordable housing in
Los Angeles County. LACDA supple-
ments its own efforts of producing
affordable housing by entering into
partnerships with private sector and
non-profit developers and housing
development corporations.
ENERGY CONSERVATION OPPORTUNITIES
As residential energy costs rise, the
subsequent increasing utility costs
reduce the affordability of housing.
Although the City is mostly developed,
new infill development and rehabilita-
tion activities could occur, allowing the
City to directly affect energy use within
its jurisdiction.
State of California Energy Efficiency
Standards for Residential and
Nonresidential Buildings were
established in 1978 in response to a
legislative mandate to reduce
California's energy consumption. The
standards are codified in Title 24 of the
California Code of Regulations and are
updated periodically to allow
consideration and possible incorpora-
tion of new energy efficiency
technologies and methods. The most
recent update to State Building Energy
Efficiency Standards were adopted in
2019. Building Energy Efficiency
Standards have saved Californians
billions of dollars in reduced electricity
bills. They conserve nonrenewable
resources, such as natural gas, and
5 https://singlefamily.fanniemae.com/originating-underwriting/mortgage-products/shared-
equity-homebuyer-assistance-programs
6 California Energy Commission (https://www.energy.ca.gov/programs-and-
topics/programs/building-energy-efficiency-standards )
ensure renewable resources are
extended as far as possible so power
plants do not need to be built.6
Title 24 sets forth mandatory energy
standards and requires the adoption of
an “energy budget” for all new
residential buildings and additions to
residential buildings. Separate require-
ments are adopted for “low-rise”
residential construction (i.e., no more
than three stories) and non-residential
buildings, which includes hotels, motels,
and multi-family residential buildings
with four or more habitable stories. The
standards specify energy saving design
for lighting, walls, ceilings and floor
installations, as well as heating and
cooling equipment and systems, gas
cooling devices, conservation
standards and the use of non-depleting
energy sources, such as solar energy or
wind power. The home building industry
must comply with these standards while
localities are responsible for enforcing
the energy conservation regulations
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through the plan check and building
inspection processes.
In addition to State energy regulations,
the City encourages energy efficiency
through its Climate Action Plan7 and
Home Improvement Program, which
provides low- and moderate-income
households funds for home improve-
ments that may include insulation and
energy-efficient windows and doors.
The City also encourages mixed-use
development, which facilitates energy
efficiency by reducing vehicular trip
lengths. The City also publishes a
monthly Diamond Bar Connection
newsletter at
https://www.diamondbarca.gov/208/D
iamond-Bar-Connection---Monthly-
Newslet, which informs residents of
energy conservation tips and cost
saving programs through the various
utility providers.
7 https://www.diamondbarca.gov/DocumentCenter/View/7071/Diamond-Bar-Climate-Action-
Plan-2040pdf?bidId=
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9.4 CONSTRAINTS
This section evaluates potential
constraints to the development,
maintenance and improvement of
housing, and identifies appropriate
steps to mitigate potential constraints,
where feasible. Potential constraints to
housing are discussed below, and
include both governmental and non-
governmental factors.
GOVERNMENTAL CONSTRAINTS
Governmental regulations, while
intended to protect the public health,
safety and welfare, can also
unintentionally increase the cost of
housing. Potential governmental
constraints include land use controls,
building codes and their enforcement,
site improvements, fees and other
exactions required of developers, and
local development processing and
permit procedures.
Land Use Plans and Regulations
General Plan
Each city and county in California must
prepare a comprehensive, long-term
General Plan to guide its future. The
land use element of the General Plan
establishes the basic land uses and
density of development within the
various areas of the City. Under State
law, the General Plan elements must
be internally consistent and the City’s
zoning and development regulations
must be consistent with the General
Plan. Thus, the land use plan must
provide suitable locations and densities
to implement the policies of the
Housing Element.
In 2019 the City adopted a
comprehensive General Plan update8
that provides guiding policies for land
use and development through the 2040
horizon year. The 2040 Diamond Bar
General Plan Land Use Element
provides for seven residential land use
designations and four mixed-use
designations allowing residential use, as
shown in Table 9-28.
The Land Use & Economic
Development Chapter designates
approximately 5,148 acres (54%) of the
land area within City limits for residential
uses, and mixed-use designations
allowing residential use comprise an
additional 284 acres. These land use
designations provide for a wide range
of residential types and densities
throughout the City.
8 https://www.diamondbarca.gov/961/General-Plan-2040
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Table 9-28: Land Use Categories, Diamond Bar 2040 General Plan
Source: Diamond Bar 2040 General Plan, Table 2-2
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General Plan Focus Areas
The 2040 General Plan identifies four
focus areas where major land use
changes are planned as part of a
strategy to provide walkable mixed-use
activity centers. These focus areas
provide opportunities for infill develop-
ment that can incorporate a range of
housing, employment, and recreational
uses to meet the needs of families,
young people, senior citizens, and
residents of all incomes. These focus
areas were designed in response to
community priorities including a desire
for expanded access to entertainment
and community gathering places, and
the need to accommodate the City’s
growing and diverse population. New
land use designations were established
for each of these focus areas to
facilitate development, as described
under Land Use Classifications, below.
In these focus areas, maximum
development is expressed as dwelling
units per gross site area and floor area
ratio (FAR), which is the ratio between
building floor area and lot area.
• The Town Center Mixed Use focus
area, located along Diamond Bar
Boulevard between SR-60 and
Golden Springs Drive, is intended to
build on the success of recent
commercial redevelopment in that
area. The Town Center is
designated for mixed-use develop-
ment that would serve as a center
of activity for residents and provide
housing, entertainment and retail
opportunities and community
gathering spaces in a pleasant,
walkable environment. A maximum
residential density of 20.0 dwelling
units per acre and maximum FAR
of 1.5 are permitted.
• The Neighborhood Mixed Use focus
area is envisioned as a
combination of residential and
ancillary neighborhood-serving
retail and service uses to promote
revitalization of the segment of
North Diamond Bar Boulevard
between the SR-60 interchange
and Highland Valley Road. This
neighborhood has potential to
benefit from its proximity to Mt. San
Antonio College and Cal Poly
Pomona. This land use designation
has an allowable residential density
of up to 30.0 dwelling units per acre
and a maximum FAR of 1.25.
• The Transit-Oriented Mixed Use
focus area leverages underutilized
sites adjacent to the Metrolink
commuter rail station to provide for
higher-density housing, offices, and
supporting commercial uses close
to regional transit. This focus area
allows for new employment and
housing development in a key
location that emphasizes multi-
modal transportation options. This
General Plan designation allows
residential development at a
density of 20.0 to 30.0 dwelling units
per acre and a maximum FAR of
1.5.
• The Community Core focus area
covers the existing Diamond Bar
Golf Course, which is currently
operated by Los Angeles County.
Should the County choose to
discontinue operation of the golf
course or to reduce its size, the
Community Core would be the
City’s preferred approach to reuse
of the site. The Community Core is
envisioned as a master-planned
mixed-use, pedestrian-oriented
community and regional
destination. The majority of the
northern portion is envisioned to
support a park or consolidated golf
course along with additional
community or civic uses. The
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southern portion is envisioned to
accommodate a mix of uses
emphasizing destination and
specialty retail, dining, and
entertainment, including oppor-
tunities for residential, hospitality,
and community and civic uses. This
location benefits from proximity to
the freeways and nearby
commercial uses. The General Plan
does not specify density or intensity
standards for this focus area and a
master plan will be required for the
entire property to ensure its
cohesive development.
Zoning Designations
The City regulates the type, location,
density, and scale of residential
development through the Develop-
ment Code (Title 22 of the Diamond Bar
Municipal Code) and Zoning Map.
These regulations serve to implement
the General Plan and are designed to
protect and promote the health,
safety, and general welfare of
residents. The Development Code and
Zoning Map set forth residential
development standards and review
procedures for each zoning district.
The seven zoning districts that allow
residential units as a permitted use are
as follows:
RR Rural Residential
RL Low Density Residential
RLM Low Medium Density
Residential
RM Medium Density Residential
RMH Medium High Density
Residential
RH High Density District
RH-30 High Density District (30 units
per acre)
A summary of the development
standards for these zoning districts is
provided in Table 9-29. These develop-
ment standards provide for a range of
housing types and do not create
unreasonable constraints on the
development of housing.
Table 9-29: Residential Development Standards
Development Standard1
Zoning District Designations
RR RL RLM RM RMH RH/RH-30
Maximum density (units/acre) 1 3 5 12 16 20/30
Minimum Lot Area (sq. ft.) 1 acre 10,000 sf 8,000 sf 5,000 sf 5,000 sf 5,000 sf
Minimum Front Yard (ft.) 30 ft 20 ft 20 ft 20 ft 20 ft 20 ft
Minimum Side Yard (ft.) 15 ft. on one
side, and 10 ft.
on the other2
10 ft. on one
side, and 5 ft.
on the other3
10 ft. on one
side, and 5 ft.
on the other3
5 ft. 5 ft.
5 ft. plus 1 ft.
for each story
over 2
Minimum Street Side Setback
(ft.) 15 ft., reversed
corner lot; 10
ft. otherwise
10 ft., reversed
corner lot; 5 ft.
otherwise
10 ft., reversed
corner lot; 5 ft.
otherwise
10 ft., reversed
corner lot; 5 ft.
otherwise
7.5 ft.,
reversed
corner lot; 5 ft.
otherwise
7.5 ft.,
reversed
corner lot; 5 ft.
otherwise
Minimum Rear Yard (ft.) 25 ft.4 20 ft.4 20 ft.4 25 ft.4 20 ft.4 20 ft.4
Maximum Lot Coverage (%) 30% 40% 40% 30% 30% 30%
Maximum Building Height (ft.) 35 ft 35 ft 35 ft 35 ft 35 ft 35 ft
Source: Diamond Bar Zoning Ordinance
Notes:
1. Development standards in the planned communities are governed by a master plan, specific plan, or similar document and may vary from current
zoning.
2. There cannot be less than 25 ft. between structures on adjoining parcels.
3. There cannot be less than 15 ft. between structures on adjoining parcels.
4. From the property line or building pad on a descending slope, whichever is applicable.
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A summary of the types of housing
permitted by the City’s Development
Code is provided in Table 9-30.
Table 9-30: Permitted Residential Development by Zoning District
Housing Type RR RL RLM RM RMH RH/RH-30
Single-Family Detached P P P P P P
Single-Family Attached P P P
Multi-Family P P P
Manufactured Housing P P P P P P
Mobile Home Park CUP CUP CUP CUP CUP CUP
Second Units P P
Emergency Shelters1
Transitional & Supportive Housing 2 2 2 2 2 2
Residential Care Home (6 or fewer persons)3 P P P P P P
Residential Care Home (7 or more persons)3 CUP CUP CUP
Senior Housing P P P P P P
Single Room Occupancy4
Source: Diamond Bar Zoning Ordinance P = Permitted, ministerial zoning clearance required CUP = Conditional Use Permit
Notes:
1. Emergency shelters are permitted in the Light Industrial zone.
2. Transitional and supportive housing are permitted in any residential zone subject to the same standards and procedures as apply to other
residential uses of the same type in the same zone.
3. Residential Care Homes are defined as facilities providing residential social and personal care for children, the elderly, and people with some limits
on their ability for self-care, but where medical care is not a major element. Includes children's' homes; family care homes; foster homes; group
homes; halfway houses; orphanages; rehabilitation centers; and similar uses.
4. SROs are conditionally permitted in the I (light industrial) zone
The Development Code provides for a
variety of housing types including
single-family homes (both attached
and detached), multi-family (both
rental and condominiums),
manufactured housing, special needs
housing, and accessory dwelling units.
Effect of Zoning and Development
Standards on Housing Supply and
Affordability
Development standards can affect the
feasibility of development projects,
particularly housing that is affordable to
lower- and moderate-income
households. The most significant of
these standards is density. Higher
densities generally result in lower per-
unit land costs, thereby reducing
overall development cost, although this
is not always the case. For example, at
9 Memo of June 20, 2012 from California Department of Housing and Community Development.
some point higher density may require
more expensive construction methods
such as parking structures, or below-
grade garages.
Pursuant to AB 2348 of 2004, the
“default density” for Diamond Bar is 30
dwelling units per acre9. The default
density refers to the density at which
lower-income housing development is
presumed to be feasible, although
State law allows jurisdictions to propose
alternative densities that are sufficient
to facilitate affordable housing based
on local experience and circum-
stances. The RH-30 district allows multi-
family development at the default
density of 30 units per acre. In addition,
the Neighborhood Mixed Use and
Transit-Oriented Mixed Use land use
designations allow residential develop-
ment at up to 30 units/acre. The City is
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currently in the process of updating the
Development Code to establish
regulations consistent with these new
General Plan land use designations
(see Program H-8 in Section 9.5).
Although appropriate development
standards are necessary for affordable
housing to be feasible, large public
subsidies are typically necessary to
reduce costs to the level that lower-
income households can afford.
Special Needs Housing
Persons with special needs include
those in residential care facilities,
persons with disabilities, the elderly,
farm workers, persons needing
emergency shelter or transitional living
arrangements, and single room
occupancy units. The City’s provisions
for these housing types are discussed
below.
Residential Care Facilities
Residential care facilities refer to any
family home, group home, or
rehabilitation facility that provides non-
medical care to persons in need of
personal services, protection, super-
vision, assistance, guidance, or training
essential for daily living. The
Development Code explicitly
references Residential Care Homes
(§22.80.020). In accordance with State
law, residential care homes that serve
six or fewer persons are permitted by-
right in all residential districts with only a
ministerial zoning clearance required.
Residential care homes serving more
than six persons are permitted by
conditional use permit in the RM, RMH,
and RH Districts. There are no
separation requirements for residential
care facilities. These provisions are
consistent with State law and do not
pose a significant constraint on the
establishment of such facilities.
Definition of Family
Development Code §22.80.020 defines
family as “one or more persons living
together as a single housekeeping unit
in a dwelling unit.” Single housekeeping
unit means “the functional equivalent
of a traditional family, whose members
are an interactive group of persons
jointly occupying a single dwelling unit,
including the joint use of and
responsibility for common areas, and
sharing household activities and
responsibilities such as meals, chores,
household maintenance, and
expenses, and where, if the unit is
rented, all adult residents have chosen
to jointly occupy the entire premises of
the dwelling unit, under a single written
lease with joint use and responsibility for
the premises, and the makeup of the
household occupying the unit is
determined by the residents of the unit
rather than the landlord or property
manager.” These definitions are
consistent with fair housing law and do
not pose an unreasonable constraint to
housing.
Housing for Persons with Disabilities
Both the federal Fair Housing Act and
the California Fair Employment and
Housing Act impose an affirmative duty
on local governments to make
reasonable accommodations (i.e.,
modifications or exceptions) in their
zoning laws and other land use
regulations when such accommoda-
tions may be necessary to afford
disabled persons an equal opportunity
to use and enjoy a dwelling. The
Building Codes adopted by the City of
Diamond Bar incorporate accessibility
standards contained in Title 24 of the
California Administrative Code. For
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example, apartment complexes of
three or more units and condominium
complexes of four or more units must
be designed to accessibility standards.
Compliance with building codes and
the Americans with Disabilities Act
(ADA) may increase the cost of housing
production and can also impact the
viability of rehabilitation of older
properties required to be brought up to
current code standards. However,
these regulations provide minimum
standards that must be complied with
to ensure the development of safe and
accessible housing.
Senate Bill 520 of 2001 requires cities to
make reasonable accommodation in
housing for persons with disabilities. The
City has adopted procedures
(Development Code §22.02.060) for
reviewing and approving requests for
reasonable accommodation for
persons with disabilities consistent with
State law.
The director, planning commission or
city council shall approve a request for
a reasonable accommodation subject
to the following findings:
1. The housing, which is the subject
of the request for reasonable
accommodation, will be
occupied as the primary
residence by an individual
protected under the Fair Housing
Laws.
2. The request for reasonable
accommodation is necessary to
make specific housing available
to one or more individuals
protected under the Fair Housing
Laws.
3. The requested reasonable
accommodation will not impose
an undue financial or
administrative burden on the
city, as "undue financial or
administrative burden" is defined
in fair housing laws and
interpretive case law.
4. The requested accommodation
will not result in a fundamental
alteration of the nature of the
city's zoning or building laws, and
policies and procedures, as
"fundamental alteration" is
defined in fair housing laws and
interpretive case law.
In making a decision regarding the
reasonableness of the requested
accommodation, the following factors
may be considered:
1. Whether the requested
accommodation will
affirmatively enhance the
quality of life of one or more
individuals with a disability.
2. Whether the individual or
individuals with a disability will be
denied an equal opportunity to
enjoy the housing type of their
choice absent the
accommodation.
3. In the case of a residential care
facility or sober living home or
similar group home for the
disabled, whether the existing
supply of facilities of a similar
nature and operation in the
community is sufficient to
provide individuals with a
disability an equal opportunity to
live in a residential setting.
4. Whether the requested
accommodation would
fundamentally alter the
character of the neighborhood;
5. Whether the accommodation
would result in a substantial
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increase in traffic or insufficient
parking;
6. Whether granting the requested
accommodation would
substantially undermine any
express purpose of either the
city's general plan or an
applicable specific plan;
7. In the case of a residential care
facility or sober living home or
similar group home for the
disabled, whether the requested
accommodation would create
an institutionalized environment
due to the number of and
distance between facilities that
are similar in nature or operation.
Farm Worker Housing
As discussed in Section 9.2, Housing
Needs Assessment, the City of Diamond
Bar has no major agricultural areas and
no significant need for permanent on-
site farm worker housing. Commercial
agriculture is not permitted in any
residential zoning district. The City’s
overall efforts to provide and maintain
affordable housing opportunities will
help to support the few seasonal farm
workers that may choose to reside in
the City.
Housing for the Elderly
Senior housing projects are a permitted
use in all residential districts. A density
bonus is also permitted for the
construction of senior housing pursuant
to Government Code §§65915-65918.
Development Code §22.30.040
establishes reduced parking
requirements for senior housing of 1
space for each unit with half the
spaces covered, plus 1 guest parking
space for each 10 units. These
regulations are not considered to be a
constraint to the development of senior
housing because the regulations are
the same as for other residential uses in
the same districts.
Emergency Shelters, Transitional/
Supportive Housing and Low Barrier
Navigation Centers
Emergency shelters are facilities that
provide a safe alternative to the streets
either in a shelter facility, or through the
use of motel vouchers. Emergency
shelter is short-term and usually for 30
days or less. Transitional housing is
longer-term, typically up to 2 years,
while supportive housing may have no
occupancy limit. Programs that
operate transitional and supportive
housing generally require that the
resident participate in a structured
program to work toward established
goals so that they can move on to
permanent housing and may include
supportive services such as counseling.
SB 2 of 2007 strengthened the planning
requirements for emergency shelters
and transitional/supportive housing. This
bill requires jurisdictions to evaluate
their need for shelters compared to
available facilities to address the need.
If existing shelter facilities are not
sufficient to accommodate the need,
jurisdictions must designate at least one
zone where year-round shelters can be
accommodated. There are currently
no emergency shelters located in the
City. As noted in Section 9.2, the most
recent homeless survey reported 4
homeless persons living in Diamond Bar.
To reduce constraints to the establish-
ment of emergency shelters, the
Development Code was amended to
allow shelters with up to 30 beds by-
right in the Light Industrial (I) zone
subject to objective development
standards. This zone encompasses
approximately 98 acres with an
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average parcel size of 1.6 acres and
contains underutilized parcels and
vacant buildings that could accommo-
date at least one emergency shelter.
In 2019 the San Gabriel Valley Council
of Governments initiated a study to
assess the needs of the homeless and
develop a coordinated strategy to
address those needs. As a member
jurisdiction, Diamond Bar is cooperating
in this study and is committed to a fair-
share approach to providing the
necessary services and facilities for the
homeless persons and families
identified in the community.
SB 2 also requires that transitional and
supportive housing be considered a
residential use that is subject only to the
same requirements and procedures as
other residential uses of the same type
in the same zone. The Development
Code establishes regulations for
transitional and supportive housing in
compliance with State law. In 2018 AB
2162 amended State law to require
that supportive housing be a use by-
right in zones where multi-family and
mixed uses are permitted, including
non-residential zones permitting multi-
family uses, if the proposed housing
development meets specified criteria.
Program H-11 in Section 9.5 includes a
commitment to process an
amendment to the Development Code
in compliance with this requirement.
In 2019 the State Legislature adopted
AB 101 establishing requirements
related to local regulation of low barrier
navigation centers, which are defined
as “Housing first, low-barrier, service-
enriched shelters focused on moving
people into permanent housing that
provides temporary living facilities while
case managers connect individuals
experiencing homelessness to income,
public benefits, health services, shelter,
and housing.” Low Barrier means best
practices to reduce barriers to entry,
and may include, but is not limited to:
(1) The presence of partners if it is
not a population-specific site,
such as for survivors of domestic
violence or sexual assault,
women, or youth
(2) Accommodation of residents’
pets
(3) The storage of possessions
(4) Privacy, such as partitions
around beds in a dormitory
setting or in larger rooms
containing more than two beds,
or private rooms”
Low barrier navigation centers meeting
specified standards must be allowed
by-right in areas zoned for mixed use
and in nonresidential zones permitting
multi-family uses. Program H 11 in
Section 9.5 includes a commitment to
process an amendment to the
Development Code in compliance with
this requirement.
Single Room Occupancy
Single room occupancy (SRO) facilities
are small studio-type units and are
conditionally permitted in the Light
Industrial District pursuant to Sec.
22.42.160 of the Development Code.
Development standards for these uses
do not pose an unreasonable
constraint to SRO development.
Off-Street Parking Requirements
The City’s current parking requirements
for residential uses vary by residential
type. Single-family dwellings and
duplex housing require two parking
spaces per unit in a garage. Mobile
homes require two parking spaces plus
guest parking. Studio units require one
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space for each unit in a garage, plus
guest parking. Multi-family dwellings,
condos, and other attached dwellings
are required to have two spaces in a
garage for each unit plus 0.5 space for
each bedroom over two, and guest
parking. Accessory dwelling units are
required to have one space in addition
to that required for the single-family
unit. Senior housing projects are
required to provide one space for each
unit with half of the spaces covered,
plus one guest parking space for each
ten units. Senior congregate care
facilities are required to have 0.5 space
for each residential unit, plus one space
for each four units for guests and
employees. Extended care facilities are
required to provide one space for each
three beds the facility is licensed to
accommodate. These parking
requirements are summarized in Table
9-31.
The City is currently preparing an
update to the Development Code to
reflect new policies contained in the
2040 General Plan. Examples of
General Plan parking policies that will
be implemented through revised
development regulations include the
following:
• LU-P-15 – Encourage mixed-use
development in infill areas by
providing incentives such as
reduced parking requirements
and/or opportunities for shared
parking.
• LU-P-32 – In conjunction with
new development, implement
an overall parking strategy for
the Transit-Oriented Mixed-Use
neighborhood, including
consolidation of smaller parking
lots and district-wide
management of parking
resources.
• LU-P-33 – Consider amendments
to the Development Code
parking regulations as needed
to allow lower parking minimums
for developments with a mix of
uses with different peak parking
needs, as well as developments
that implement enforceable
residential parking demand
reduction measures, such as
parking permit and car share
programs.
• LU-P-43 – When updating the
Development Code’s parking
standards or preparing specific
plans, evaluate parking ratios for
the Town Center to balance the
financial feasibility of develop-
ment projects with the provision
of adequate parking for visitors.
Coordinate with developers and
transit agencies to the extent
possible to provide alternative
modes of transportation to allow
for reduced parking
requirements.
• CC-P-26 – Establish reduced
minimum commercial parking
requirements for all develop-
ment within new mixed-use land
use designations. Reduced
parking requirements should be
supported by proximity to transit,
shared parking, and
technologies that, once
mainstreamed, would reduce
the need for conventional
parking layouts.
• CC-P-49 – Encourage reductions
in surface parking and allow for
the development of
consolidated parking structures,
provided that they are screened
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from view from Diamond Bar
Boulevard and Golden Springs
Drive.
• CR-P-37 – Ensure that secure and
convenient bicycle parking is
available at major destinations
such as the Town Center,
commercial centers, transit
stops, schools, parks, multi-family
housing, and large employers.
• CR-G-14 – Provide adequate
parking for all land use types,
while balancing this against the
need to promote walkable,
mixed-use districts and neighbor-
hoods in targeted areas, and
promoting ride-sharing and
alternative transportation
modes.
• CR-P-53 – Update parking
standards in the Development
Code to ensure that they are
reflective of the community’s
needs, using current data on
parking demand and taking into
consideration demographics
and access to alternative modes
of transportation.
• CR-P-54 – Incorporate criteria in
the Development Code to allow
reductions in parking require-
ments in exchange for VMT
reduction measures.
These policies will be implemented
through revisions to required parking as
part of the Development Code (see
Program H-8) and will minimize the
effect of required parking as a
constraint on the production of
affordable housing.
Table 9-31: Residential Parking Requirements
Type of Unit Minimum Parking Space Required
Single Family Detached Dwellings 2 off-street parking spaces per dwelling (in a garage)
Duplex Housing Units 2 off-street parking spaces for each unit (in a garage)
Mobile Homes (in M.H. parks) 2 off-street parking spaces for each mobile home (tandem parking allowed in
an attached carport), plus guest parking*
Accessory Dwelling Units 1 off-street parking space in addition to that required for a single-family unit
Multi-Family Dwellings, Condominiums, and Other Attached Dwellings*
Studio 1.0 off-street parking space per dwelling unit (in a garage), plus guest parking*
1 or More Bedrooms 2.0 off-street parking spaces per unit (in a garage), plus 0.5 additional spaces
for each bedroom over 2, plus guest parking**
Senior Housing Projects 1 off-street parking space per unit with half of the spaces covered, plus 1
guest parking space for each 10 units
Senior Congregate Care Facilities 0.5 space for each residential unit, plus 1 space for each 4 units for guests
and employees
Extended Care Facilities (elderly, skilled
nursing facilities and residential care homes)
1 space for each 3 beds the facility is licensed to accommodate
*Reduced parking is allowed for projects that provide affordable housing pursuant to state Density Bonus law.
** Guest parking shall be provided at a ratio of one space for each four required parking spaces.
Source: Diamond Bar Development Code, 3/2021
Accessory Dwelling Units
Accessory dwelling units (ADUs) provide
an important source of affordable
housing for seniors, young adults,
caregivers and other low- and
moderate-income segments of the
population. In recent years, the State
Legislature has adopted extensive
changes to ADU law to encourage
housing production. Among the most
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significant changes is the requirement
for cities to allow one ADU plus one
“junior ADU” on single-family residential
lots by-right subject to limited develop-
ment standards. In 2021 the City
amended ADU regulations in
conformance with current law, and
Program H-10 in Section 9.5 includes a
commitment to continue to encourage
ADU production.
Density Bonus
Under Government Code §§65915-
65918, a density increase over the
otherwise maximum allowable
residential density under the Municipal
Code is available to developers who
agree to construct housing develop-
ments with units affordable to low- or
moderate-income households or senior
citizen housing development. AB 2345
of 2019 amended State law to revise
density bonus incentives that are
available for affordable housing
developments. Program H 12 in
Section 9.5 includes a commitment to
amend the Development Code to
include these changes to State density
bonus law.
Mobile Homes/Manufactured
Housing
There is often an economy of scale in
manufacturing homes in a plant rather
than on site, thereby reducing cost. State
law precludes local governments from
prohibiting the installation of mobile
homes on permanent foundations on
single-family lots. It also declares a
mobile home park to be a permitted
land use on any land planned and
zoned for residential use, and prohibits
requiring the average density in a new
mobile home park to be less than that
permitted by the Municipal Code.
In the City of Diamond Bar, manufac-
tured housing is allowed in all residential
zones as a permitted use provided the
installation complies with the site
development standards for the
applicable zoning district. Mobile home
parks are allowed as conditional use
within all residential districts. There are
two mobile home parks in Diamond Bar,
both located in the western portion of
the City: Diamond Bar Estates and
Walnut Creek Estates.
Condominium Conversions
In order to reduce the impacts of
condominium conversions on residents of
rental housing, some of which provides
housing for low- and moderate-income
persons, the City’s Municipal Code
requires that in addition to complying
with all of the regulations and noticing
requirements of the Subdivision Map Act
for condo conversions, the applicant
must propose a relocation assistance
program that will assist tenants displaced
through the conversion in relocating to
equivalent or better housing, assess the
vacancy rate in multi-family housing
within the City, and provide a report to
all tenants of the subject property at
least three days prior to the hearing.
When a condo conversion is permitted,
the increase in the supply of less
expensive for-sale units helps to
compensate for the loss of rental units.
The ordinance to regulate condominium
conversions is reasonable to preserve
rental housing opportunities and does not
present an unreasonable constraint on
the production of ownership housing.
Building Codes
State law prohibits the imposition of
building standards that are not
necessitated by local geographic,
climatic or topographic conditions and
requires that local governments making
changes or modifications in building
standards must report such changes to
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the Department of Housing and
Community Development and file an
expressed finding that the change is
needed.
The City’s building codes are based
upon the California Building, Plumbing,
Mechanical and Electrical Codes.
These are considered to be the
minimum necessary to protect the
public's health, safety and welfare. No
additional regulations have been
imposed by the City that would
unnecessarily add to housing costs.
Building Codes are enforced primarily
through the plan check and building
inspection process.
DEVELOPMENT PROCESSING PROCEDURES
Residential Permit Processing
State Planning and Zoning Law
provides permit processing require-
ments for residential development.
Within the framework of state require-
ments, the City has structured its
development review process to
minimize the time required to obtain
permits while ensuring that projects
receive careful review. All residential
development is reviewed by City staff
for zoning, building, and fire code
compliance prior to issuance of
building permits.
Processing times vary and depend on
the size and complexity of the project.
Projects reviewed by the Planning
Commission, such as Conditional Use
Permits, typically require between 1
and 2 months to process. Tentative
parcel maps and tentative tract maps
typically require 3 to 6 months to
process. Projects reviewed by the City
Council, such as General Plan and
Zoning Amendments, typically require
between 3 and 6months to process.
Table 9-32 identifies the current review
authority responsible for making
decisions on land use permits and other
entitlements, as well as the estimated
processing time for each type of
application.
Table 9-32: Review Authority for Residential Development
Type of Permit or Decision (*)
Est. Processing
Time Director
Hearing
Officer
Planning
Commission
City
Council
Administrative Development Review (SF or MF) 6-8 weeks Final Appeal Appeal
Development Review (SF or MF) 8 weeks Final Appeal
Development Agreement** 12-24 weeks Recommend Final
Minor Conditional Use Permit 4-6 weeks Final Appeal Appeal
Conditional Use Permit 8 weeks Final Appeal
Minor Variance 2-4 weeks Final Appeal Appeal
Variance** 4-8 weeks Final Appeal
General Plan Amendment** 12-24 weeks Recommend Final
Specific Plan** 12-24 weeks Recommend Final
Zoning Map or Development Code Amendment 12-24 weeks Recommend Final
Tentative Map** 12-24 weeks Recommend Final
Plot Plan 4 weeks Final Appeal Appeal
Zoning Clearance (over the counter) 1 week Final Appeal Appeal
Source: Diamond Bar Development Code; Community Development Department
* The Director and Hearing Officer may defer action on permit applications and refer the item(s) to the Commission for final decision.
** Permit typically involves environmental clearance pursuant to CEQA and is subject to the Permit Streamlining Act.
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Certain steps of the development
process are required by State rather
than local laws. The State has defined
processing deadlines to limit the
amount of time needed for review of
required reports and projects. The
following describes the five-step
development review process in
Diamond Bar:
• Application Submittal.
Applications for land use permits
and other matters pertaining to
the Development Code must be
filed on a City application form,
together with all necessary fees
and/or deposits, exhibits, maps,
materials, plans, reports, and
other information required by the
Development Services
Department. Prior to submitting an
application, applicants are
strongly encouraged to request a
pre-application conference with
staff. The purpose of the pre-
application conference is to
inform the applicant of City
requirements as they pertain to
the proposed development
project, review the procedures
outlined in the Development
Code, explore possible
alternatives or modifications, and
identify necessary technical
studies and required information
related to the environmental
review of the project.
Single-family residential uses are
permitted by-right in all residential
zoning districts. Multi-family
residential uses are permitted by-
right in the RM, RMH and RH zones.
All new residential construction
and some additions to existing
residences are subject to
“Development Review.”
Development Review and
Administrative Development
Review applications for projects
that also require the approval of
another discretionary permit (e.g.
conditional use permit) shall be
acted upon concurrently with the
discretionary permit and the final
determination shall be made by
the highest level of review
authority in compliance with Table
9-32.
Development Review. An applica-
tion for Development Review is
required for residential projects
that propose one or more dwelling
units (detached or attached) and
that involve the issuance of a
building permit for construction or
reconstruction of a structure(s)
meeting the following criteria:
• New construction on a vacant
lot and new structures,
additions to structures, and
reconstruction projects which
are equal to 50% or greater of
the floor area of existing
structures on site, or have 5,001
square feet or more of
combined gross floor area in
any commercial, industrial, and
institutional development; or
• Projects involving a substantial
change or intensification of
land use (e.g., the conversion
of and existing structure to a
restaurant, or the conversion of
a residential structure to an
office or commercial use); or
• Residential, commercial,
industrial, or institutional
projects proposed upon a
descending slope abutting a
public street.
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Administrative Development
Review. An application for
Administrative Development
Review is required for residential,
industrial, and institutional
developments that involve the
issuance of a building permit for
construction or reconstruction of a
structure(s) meeting the following
thresholds of review:
• Commercial, industrial, and
institutional developments that
propose up to 5,000 square
feet of combined floor area; or
• Projects that do not meet the
specific criteria for
Development Review.
Development Review and
Administrative Development
Review are non-discretionary
review procedures intended to
address design issues such as
landscaping and building
massing, and do not include a
review of the merits or suitability of
the use itself.
• Initial Application Review. The
Director reviews all applications
for completeness and accuracy
before they are accepted as
being complete and officially
filed. Processing of applications
does not commence until all
required fees and deposits have
been paid. Without the applica-
tion fee or a deposit, the
application is not deemed
complete.
Within 30 days of a submittal, staff
reviews the application package
and the applicant is informed in
writing of whether or not the
application is deemed complete
and has been accepted for
processing. If the application is
incomplete, the applicant is
advised regarding what
additional information is required.
If a pending application is not
deemed complete within 6
months after the first filing with the
Department, the application
expires and is deemed withdrawn.
Any remaining deposit amount is
refunded, subject to
administrative processing fees.
• Environmental Review. After
acceptance of a complete
application, a project is reviewed
for compliance with the California
Environmental Quality Act
(CEQA). A determination is made
regarding whether or not the
proposed project is exempt from
the requirements of CEQA. If the
project is not exempt, a
determination is made regarding
whether a Negative Declaration,
Mitigated Negative Declaration,
or Environmental Impact Report
will be required based on the
evaluation and consideration of
information provided by an initial
study. If an EIR is required, a
minimum of nine months to one
year is typically required to
complete the process.
• Staff Report and Recommenda-
tions. A staff report is prepared by
the Director that describes the
conclusions and findings about
the proposed land use
development. The report includes
recommendations on the
approval, approval with
conditions, or disapproval of the
application. Staff reports are
provided to the applicant at the
same time they are provided to
the Hearing Officer, or members
of the Commission and/or
Council, before a hearing on the
application.
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• Notice and Hearings. An
application for a development
review or administrative
development review is scheduled
for a public hearing once the
department has determined the
application complete. Adminis-
trative development reviews and
minor CUPs are heard by a
Hearing Officer (staff) while more
significant applications are heard
by the Planning Commission.
Legislative acts such as General
Plan amendments, zone changes,
specific plans and development
agreements require City Council
approval. Upon completion of the
public hearing, the review
authority shall announce and
record the decision within 21 days
following the conclusion of the
public hearing. The decision shall
contain the required findings and
a copy of the resolution shall be
mailed to the applicant.
The City is currently preparing a revised
Development Code, which will include
streamlined permit review procedures
and objective standards to ensure that
the development review process does
not act as a constraint to housing
development (see Program 8).
The length of time between project
approval and request for building
permit can vary widely depending on
the size and complexity of the project,
the applicant’s schedule for preparing
building plans and any required
corrections.
Due to high property values and the
shortage of vacant residential land,
development proposals typically seek
to maximize allowable densities unlike
areas further inland where more vacant
land is available.
Development Fees and Improvement Requirements
After the passage of Proposition 13 and
its limitation on local governments’
property tax revenues, cities and
counties have faced increasing
difficulty in providing public services and
facilities to serve their residents. One of
the main consequences of Proposition
13 has been the shift in funding of new
infrastructure from general tax revenues
to development impact fees and
improvement requirements on land
developers. The City requires developers
to provide on-site and off-site improve-
ments necessary to serve their projects.
Such improvements may include water,
sewer and other utility extensions, street
construction and traffic control device
installation that are reasonably related
to the project. Dedication of land or in-
lieu fees may also be required of a
project for rights-of-way, transit facilities,
recreational facilities and school sites,
consistent with the Subdivision Map Act.
State law limits fees charged for
development permit processing to the
reasonable cost of providing the
service for which the fee is charged.
Various fees and assessments are
charged by the City and other public
agencies to cover the costs of
processing permit applications and
providing services and facilities such as
schools, parks and infrastructure. Table
9-33 provides a list of fees the City of
Diamond Bar charges for new,
standard residential development. The
City periodically evaluates the actual
cost of processing development
permits when revising its fee schedule.
The last fee schedule update was
adopted in 2020.
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Table 9-33: Planning and Development Fees
Fee Category Fee or Deposit Amounta
Planning and Application Feesa
Administrative Development Review $1,912.94 Application plus $2,000 deposit (RFD)
Development Agreement $10,000 deposit (RFD)
General Plan Amendment $10,000 deposit (RFD)
Zone Change/Map Amendment
Specific Plan
$10,000 deposit (RFD)
$10,000deposit (RFD)
Conditional Use Permit $2,174.56 Application plus $4,000 deposit (RFD)
Minor Conditional Use Permit $1,738.56 Application plus $2,000 deposit (RFD)
Tentative Tract Map $5,000 deposit (RFD)
Tentative Parcel Map
Density Bonus
Variance
Minor Variance
$5,000 deposit (RFD)
$5,000 deposit (RFD)
$5,000 deposit (RFD)
$1,547.80 Application
Environmental
Environmental Analysis (b)
Environmental Mitigation Monitoring Program (b)
Development Impact Fees
School Fees $4.08/sq.ft.
Drainage Facilities None
Traffic Facilities (d)
Public Facilities None
Fire Facilities None
Park Facilities (e)
Water/Sewer Connection (d)
Source: City of Diamond Bar, 2021
a Items with deposits are based on actual processing costs which may exceed initial deposit amount.
b Cost determined as part of the environmental review
c (RFD) Deposit based fees will be charged at the fully allocated hourly rates for all personnel involved plus any outside costs, with
any unused portion of a deposit-based fee being refunded to the applicant at the conclusions of the project. In certain circumstances
where project costs are higher than the available deposit, the applicant will be required to submit additional funds into the deposit
account.
d Development impact fees are determined by the project’s scope, location, and existing conditions. The developer must prepare the
appropriate study and provide the report for staff to review. When applicable, public improvements may be conditioned with, or in
lieu of, development impact fees.
e Park fees are determined based on 5 acres of land per 1,000 population per State law
Improvement Requirements
Throughout California, developers are
required to construct on- and off-site
improvements needed to serve new
projects, including streets, sidewalks,
and utilities. City road standards vary by
roadway designation as provided in
Table 9-34.
A local residential street requires a 44-
to 60-foot right-of-way, with two 12-foot
travel lanes. These road standards are
typical for cities in Los Angeles County
and do not act as a constraint to
housing development.
The City’s Capital Improvement
Program (CIP) contains a schedule of
public improvements including streets,
bridges, overpasses and other public
works projects to facilitate the
continued build-out of the City’s
General Plan. The CIP helps to ensure
that construction of public
improvements is coordinated with
private development.
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Table 9-34: Road Improvement Standards
Roadway Designation Number of Lanes Right-of-Way Width Curb-to Curb Width
Major arterial 4 100-120 N/A
Boulevard 2-4 60-100 N/A
Collector street 2-4 60-80 N/A
Local street 2 44-60 28-36
Source: City of Diamond Bar, 2021
Although development fees and
improvement requirements increase
the cost of housing, cities have little
choice in establishing such require-
ments due to the limitations on property
taxes and other revenue sources
needed to fund public services and
improvements.
NON-GOVERNMENTAL CONSTRAINTS
Environmental Constraints
Environmental constraints include
physical features such as steep slopes,
fault zones, floodplains, sensitive
biological habitat, agricultural lands,
and wildland fire hazards. In many
cases, development of these areas is
constrained by State and federal laws
(e.g., FEMA floodplain regulations, the
Clean Water Act, the Endangered
Species Act, the State Fish and Game
Code and the Alquist-Priolo Act).
Most of the level, easily buildable land
in Diamond Bar has already been
developed, and much of the remaining
land has a variety of geotechnical and
topographic conditions that may
constrain the development of lower-
priced residential units. Large portions
of the City contain steep slopes that
pose a significant constraint to
development.
In addition to slope constraints, many of
the hillsides in Diamond Bar have a
potential for landslides. Slope stability is
affected by such factors as soil type,
gradient of the slope, underlying
geologic structure, and local drainage
patterns. The rolling topography and
composition of local soils throughout
Diamond Bar create numerous areas
for potential landslide hazards.
Although many historical landslide
locations have been stabilized, a
number of potential landslide areas still
exist in the eastern portion of the City as
well as within Tonner Canyon in the
Sphere of Influence. Figure 9-2 illustrates
the significant areas with geological
constraints.
Wildland fire hazards present another
environmental constraint to housing
development. As seen in Figure 9-3,
significant portions of the city are within
designated fire hazard zones. As the
frequency and intensity of wildfires
have increased in recent years, housing
development becomes more difficult in
these areas.
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Infrastructure Constraints
As discussed under Development Fees
and Improvement Requirements, the
City requires developers to provide on-
site and off-site improvements
necessary to serve their projects.
Dedication of land or in-lieu fees may
also be required of a project for rights-
of-way, transit facilities, recreational
facilities and school sites, consistent
with the Subdivision Map Act.
Additionally, the City’s Capital
Improvement Program (CIP) contains a
schedule of public improvements
including streets and other public works
projects to facilitate the continued
build-out of the City’s General Plan. The
CIP helps to ensure that construction of
public improvements is coordinated
with development. As a result of these
policies, any infrastructure constraints
which currently exist must be fully
mitigated and financed as growth
occurs.
Water and sewer service providers must
establish specific procedures to grant
priority water and sewer service to
developments with units affordable to
lower-income households.
Wastewater
Wastewater conveyance and
treatment in Diamond Bar is provided
by the County of Los Angeles Sanitation
District No. 21. Although much of the
physical sewage infrastructure appears
in generally good condition, there have
been repeated failures of the pump
stations needed to lift flows to the
regional collectors. Presently, there are
no sewer lines in place in the
developed southeastern end of the
1,250-acre development known as the
Country Estates. Approximately 144 lots
are utilizing on-site wastewater disposal
systems.
Water
Water for City residents is supplied by
the Walnut Valley Water District, which
receives its water supply from the Three
Valleys Municipal Water District and
ultimately from the Metropolitan Water
District (MWD) of Southern California.
Almost all of the water supply is
purchased from MWD, which imports
water from the Colorado River
Aqueduct (a small portion comes from
Northern California through the State
Water Project). Domestic water supply
is not expected to limit development
during the planning period.
Storm Water Drainage
Flood control is provided by the County
Flood Control District. Flood control
facilities are in fairly good condition.
Development proposals are assessed
for drainage impacts and required
facilities. With these existing facilities
and review procedures in place, the
City’s flood control system is not
expected to limit development during
the planning period.
Dry Utilities
Dry utilities such as electricity,
telephone and cable are provided by
private companies and are currently
available in the areas where future
residential development is planned.
When new development is proposed
the applicant coordinates with utility
companies to arrange for the extension
of service. There are no known service
limitations that would restrict planned
development during the planning
period.
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Land Costs
Land represents one of the most
significant components of the cost of
new housing. Land values fluctuate
with market conditions, and changes in
land prices reflect the cyclical nature
of the residential real estate market.
A major constraint to providing
affordable housing on remaining vacant
hillside parcels in Diamond Bar is the high
cost of construction in hillside areas.
Another cost constraint for construction
in areas with steep topography is the low
ratio of developable area to total land
area. Residential projects in hillside areas
have large amounts of open space and
only about 25-30% developable land.
The estimated value of vacant
residential land is approximately
$10/square foot or more, and values can
vary widely depending on site
conditions.
Construction Costs
Construction cost is affected by the
price of materials, labor, development
standards and general market
conditions. The City has no influence
over materials and labor costs, and the
building codes and development
standards in Diamond Bar are not
substantially different than most other
cities in Los Angeles County.
Construction costs for materials and
labor have increased at a slightly
higher pace than the general rate of
inflation according to the Construction
Industry Research Board. The
International Code Council estimated
that the average construction cost for
good-quality housing was
approximately $131 per square foot for
single-family homes and $119 per
square foot for multi-family housing.
Cost and Availability of Financing
Diamond Bar is typical of Southern
California communities with regard to
private sector home financing
programs. As discussed in the previous
section, Diamond Bar utilizes tax
exempt multi-family revenue bonds
which provide a lower interest rate than
is available through conventional
financing. This program helps to
address funding for low-income multi-
family projects.
Under State law, it is illegal for real
estate lending institutions to
discriminate against entire
neighborhoods in lending practices
because of the physical or socio-
economic conditions in the area
(“redlining”). There is no evidence of
redlining being practiced in any area
of the City.
AFFIRMATIVELY FURTHERING FAIR HOUSING
Under State law, “affirmatively
furthering fair housing” means “taking
meaningful actions, in addition to
combating discrimination, that
overcome patterns of segregation and
foster inclusive communities free from
barriers that restrict access to
opportunity based on protected
characteristics.”
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There are three parts to this
requirement:
1. Include a Program that
Affirmatively Furthers Fair Housing
and Promotes Housing
Opportunities throughout the
Community for Protected Classes
(applies to housing elements
beginning January 1, 2019).
2. Conduct an Assessment of Fair
Housing that includes summary of
fair housing issues, an analysis of
available federal, state, and local
data and local knowledge to
identify, and an assessment of the
contributing factors for the fair
housing issues.
3. Prepare the Housing Element land
inventory and identification of sites
through the lens of affirmatively
furthering fair housing.
In compliance with AB 686, the City has
completed the following outreach and
analysis.
Outreach
As discussed in Appendix C, the City
held a total of five public meetings
during the Housing Element update in
an effort to include all segments of the
community. Meetings included informal
workshops in addition to the standard
public hearing process. Notices prior to
each meeting were sent directly to
persons and organizations with
expertise in affordable housing,
supportive services and fair housing.
Interested parties had the opportunity
to interact with City staff throughout
the Housing Element update process
and provide direct feedback regarding
fair housing issues.
The City also created a dedicated web
page for the Housing Element update
(www.diamondbarca.gov/963/Housing
-Element-Update) where meeting
notices and agenda materials, an FAQ,
and background information were
posted. The City also provided
opportunities for interested persons to
participate in public meetings
remotely, which made it possible for
those with disabilities limiting their
mobility to participate and comment
on the Housing Element regardless of
their ability to attend the meetings in
person.
Over the course of the Housing Element
update the City received written
comments from the following four
organizations:
• Abundant Housing LA
(10/23/2020)
• Los Angeles County Sanitation
District (1/26/2021)
• Responsible Land Use, a non-
profit, public benefit group
(3/23/2021)
• Mitchell M. Tsai, Attorney for
Southwest Regional Council of
Carpenters (10/11/2021)
Only one of these four commentors –
Abundant Housing LA (AHLA) –
mentioned fair housing in its letter.
AHLA’s comments related to fair
housing are summarized as follows:
Comment: The sites inventory analysis
should “Prioritizing high-opportunity
census tracts and well-resourced areas
(e.g., near transit, jobs, schools, parks,
etc.) when selecting sites for lower-
income housing opportunities, in order
to affirmatively further fair housing.
Housing elements must prioritize high-
opportunity census tracts and well-
resourced areas (e.g. near transit, jobs,
schools, parks, etc.) when selecting
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sites for lower-income housing
opportunities, in order to affirmatively
further fair housing.” (AHLA, p. 2 & 5)
These comments are addressed in
the Diamond Bar 2040 General
Plan and Housing Program H-8,
which includes a commitment to
amend development regulations
consistent with the General Plan to
allow higher densities in several
Focus Areas described in Housing
Element Section 9.4 and in
Appendix B, the sites inventory. As
recommended by AHLA, the
Focus Areas are located near
transit, jobs, schools and parks and
provide the best opportunities for
new affordable housing because
existing single-family residential
areas are fully developed. This
rezoning strategy therefore
affirmatively furthers fair housing in
Diamond Bar.
Comment: “Diamond Bar’s history
details examples of how housing policy
and land use regulations were once
used to exclude members of minority
groups. Redlining and restrictive
covenants, which restricted where
Black Americans could live, were once
commonplace throughout Los Angeles
County. Thankfully, Diamond Bar is
more welcoming today; 18% of the
city’s population is Hispanic and 56% of
the city’s population is Asian-
American9. However, exclusion
continues on the basis of income: the
median home sale price in Diamond
Bar was $660,000 in 201810, and 51% of
the city’s renters are “rent-burdened”
(i.e. they spend more than 30% of their
income on rent). High housing costs
place a disproportionate burden on
lower-income communities of color,
and have the effect of excluding them
from the city altogether.
It is important to note that
Diamond Bar incorporated in 1989
and by that time, the primarily
low-density land use pattern of the
city had already been established
by development approved by Los
Angeles County. While the City
had no involvement in
discriminatory real estate
practices that may have occurred
before its incorporation, the City’s
forward-looking land use initiatives
such as the General Plan Focus
Areas will create significant
opportunities for new affordable
housing and address past patterns
of discrimination. ADUs also create
substantial opportunities for
affordable housing in high-
opportunity single-family
neighborhoods.
As described in Program H-14, the City
will continue to support the fair housing
efforts of the Housing Rights Center and
through the following activities:
• Ensure that all development
applications are considered,
reviewed, and approved without
prejudice to the proposed
residents, contingent on the
development application’s
compliance with all entitlement
requirements.
• Accommodate persons with
disabilities who seek reasonable
waiver or modification of land use
controls and/or development
standards pursuant to procedures
and criteria set forth in the
applicable development
regulations.
• Work with the County to
implement the regional Analysis of
Impediments to Fair Housing
Choice and HUD Consolidated
Plan.
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• Facilitate public education and
outreach by posting informational
flyers on fair housing at public
counters, libraries, and on the
City’s website.
• Conduct public meetings at
suitable times, accessible to
persons with disabilities, and near
public transit. Resources will be
invested to provide interpretation
and translation services when
requested at public meetings
when feasible.
• Encourage community and
stakeholder engagement during
development decisions.
Assessment of Fair Housing
The following analysis examines
geographic data regarding racial
segregation, poverty, persons with
disabilities, and areas of opportunity as
identified by the TCAC/HCD
Opportunity Areas map.
Racial segregation. As seen in Figure 9-
4, the percentage of non-white
population in Diamond Bar is similar to
adjacent areas with the exception of a
small area immediately north of the city
that is part of the Cal Poly Pomona
campus (formerly the Lanterman
Developmental Center). This map does
not indicate any patterns of racial/
ethnic concentration or discrimination
in the city.
Poverty. Recent Census estimates
regarding poverty status of households
in Diamond Bar are shown in Figure 9-5.
As seen in this map, the poverty rate is
less than 10% for nearly all areas the
city. One small area in the southwestern
portion of the city near the SR-60
freeway has a slightly higher poverty
rate of 10% to 20%.
Racially/Ethnically Concentrated Areas
of Poverty (R/ECAP). A racially or
ethnically concentrated area of
poverty (R/ECAPs) is defined by HUD as
areas in which 50 percent or more of
the population identifies as non-White
and 40 percent or more of individuals
are living below the poverty line. As
shown in Figure 9-6, there are no
R/ECAPs in Diamond Bar. The nearest
designated R/ECAP is in Pomona, just
north of the Diamond Bar boundary.
Persons with disabilities. The incidence
of disabilities is relatively low in most
parts of Diamond Bar. As shown in
Figure 9-7, the percentage of residents
reporting a disability is less than 10% in
the majority of the city, while the
disability rate is 10% to 20% in the
northern portion of the city.
Disproportionate Housing Needs and
Displacement Risk. As discussed in
Section 9.2 (Housing Needs
Assessment), housing needs in Diamond
Bar are generally less severe than in the
SCAG region as a whole. For example,
data compiled by SCAG showed rates
of overcrowding for both renters and
owners (Table 9-3) and disability rates
for seniors (Table 9-20) are lower in
Diamond Bar than the regional
averages.
Displacement of low-income
households can occur through the
expiration of affordability restrictions on
assisted low-income housing,
escalation of market rents, or
demolition of existing rental units. As
noted in Section 9.2, there are no low-
income rental units at risk of conversion
to market rate during the 2021-2031
period. In addition, the Focus Areas
targeted for redevelopment in the
General Plan and the Housing Sites
Inventory do not contain any housing
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units; therefore, there is no
displacement risk of in these areas.
Displacement mitigation strategies such
as tenant protections, conservation of
existing stock, preservation of units at-
risk of conversion to market-rate uses,
acquisition and rehabilitation of existing
stock, including naturally occurring
affordable housing, and removing
barriers to building affordable housing
are incorporated into the Housing
Action Plan (Section 9.5).
Access to opportunity. According to
the 2020 California Department of
Housing and Community Development
(HCD) and the California Tax Credit
Allocation Committee (TCAC)
Opportunity Area Map (Figure 9-8),
Diamond Bar is within the Moderate,
High, and Highest Resource areas. High
Resource areas are areas with high
index scores for a variety of
educational, environmental, and
economic indicators. Some of the
indicators identified by TCAC include
high levels of employment and close
proximity to jobs, access to effective
educational opportunities for children
and adults, low concentration of
poverty, and low levels of environ-
mental pollutants, among others.
Contributing factors to fair housing
issues. Under the Federal consolidated
planning process, the Analysis of
Impediments (AI) to Fair Housing
Choice is the primary tool for
addressing fair housing issues. The City
of Diamond Bar was a participating city
with the County of Los Angeles in the
preparation of the 2018 AI. Based on
extensive analysis of housing and
community indicators, and the input of
residents, a list of impediments to fair
housing choice was developed.
Appendix D includes a summary of the
contributing factors to fair housing
issues pertaining specifically to the
Urban County and HACoLA’s service
areas. These items are prioritized
according to the following criteria:
1. High: Impediments/Contributing
factors that have a direct and
substantial impact on fair housing
choice, especially in R/ECAP areas,
affecting housing, those impacting
persons with disabilities, and are core
functions of HACoLA or the CDC.
2. Moderate: Impediments/
Contributing factors that have a direct
and substantial impact on fair housing
choice, especially in R/ECAP areas,
affecting housing, those impacting
persons with disabilities, and are core
functions of HACoLA or the CDC, but
the CDC or HACoLA may only have
limited capacity to make a significant
impact; or may not be within the core
functions of HACoLA or the CDC.
3. Low: Impediments/Contributing
factors that may have a direct and
substantial impact on fair housing
choice but are not within the core
functions of HACoLA or the CDC or not
within the capacity of these
organizations to make significant
impact, or not specific to R/ECAP
neighborhoods, or have a slight or
largely indirect impact on fair housing
choice.
The impediments/contributing factors
identified and included in Appendix D
are in relation to the fair housing issues
listed below. The prioritization of these
contributing factors relates to the ability
of the CDC and HACoLA to address
the fair housing issues. A low priority
does not diminish the importance of
the factor in the Urban County or
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HACoLA service areas but reflects the
priority in addressing issues of fair
housing.
• Segregation
• Racially or ethnically
concentrated areas of poverty
(R/ECAPs)
• Disparities in Access to
Opportunity
• Disproportionate Housing Needs
• Discrimination or violations of civil
rights laws or regulations related
to housing
Program H 14 in Section 9.5 describes
actions the City will take to affirmatively
further fair housing during the planning
period.
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Figure 9-2 Seismic Hazard Zones
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Figure 9-3 Fire Hazard Zones
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Figure 9-4 Racial Demographics
Figure 9-5 Poverty Status
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Figure 9-6 Racially or Ethnically Concentrated Areas of Poverty
Figure 9-7 Disability Status
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Figure 9-8 TCAC/HCD Opportunity Map
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9.5 HOUSING ACTION PLAN
Sections 9.2 through 9.4 of this Housing
Element describe the housing needs,
opportunities and constraints in the City
of Diamond Bar. This section presents
the City's 8-year Housing Action Plan for
the 2021-2029 planning period. This Plan
sets forth Diamond Bar's goals, policies,
and programs to address the identified
housing needs of the City.
GOALS AND POLICIES
It is the overall goal of the plan that
there be adequate housing in the City,
both in quality and quantity, to provide
appropriate shelter for all without
discrimination.
The goals and policies of the Housing
Element presented below address
Diamond Bar's identified housing needs
and are implemented through a series
of housing programs offered through
the Community Development
Department. Within this overarching
goal, the City has established goals
and policies to address the
development, maintenance and
improvement of the housing stock.
H-G-1 Preserve and conserve the existing housing stock and maintain property
values and residents' quality of life.
H-P-1.1 Continue to offer home improvement and rehabilitation
assistance to low- and moderate-income households, including
seniors and the disabled.
H-P-1.2 Continue to facilitate improvement of substandard units in
compliance with City codes and improve overall housing
conditions in Diamond Bar.
H-P-1.3 Promote increased awareness among property owners and
residents of the importance of property maintenance to long-
term housing quality.
H-G-2 Provide opportunities for development of suitable housing to meet the
diverse needs of existing and future residents.
H-P-2.1 Provide favorable home purchasing options to low- and
moderate-income households through County and other
homebuyer assistance programs.
H-P-2.2 Continue outreach and advertising efforts to make more
residents aware of homebuyer assistance programs and to
enhance program utilization.
H-P-2.3 Maintain affordability controls on government-assisted housing
units in the City.
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H-P-2.4 Facilitate the development of accessory dwelling units (ADUs)
as a means to provide affordable housing opportunities in
existing neighborhoods.
H-G-3 Provide adequate sites through appropriate land use and zoning
designations to accommodate future housing growth.
H-P-3.1 Maintain an inventory of potential sites available for future
housing development.
H-P-3.2 Encourage infill and mixed-use opportunities within the General
Plan Focus Areas.
H-P-3.3 Coordinate with local colleges and universities to expand the
availability of housing for faculty and staff.
H-G-4 Mitigate potential governmental constraints which may hinder or
discourage housing development in Diamond Bar.
H-P-4.1 Continue to provide regulatory incentives and concessions to
facilitate affordable housing development in the City.
H-P-4.2 Promote the expeditious processing and approval of residential
projects that meet General Plan policies and City regulatory
requirements.
H-P-4.3 Pursuant to the City's Affordable Housing Incentives Ordinance,
allow modifications to development standards for projects with
an affordable housing component.
H-P-4.4 Periodically review City regulations, ordinances, departmental
processing procedures and residential fees related to
rehabilitation and/or construction to assess their impact on
housing costs, and revise as appropriate.
H-G-5 Encourage equal and fair housing opportunities for all economic
segments of the community.
H-P-5.1 Continue to support enforcement of fair housing laws
prohibiting arbitrary discrimination in the building, financing,
selling or renting of housing on the basis of race, religion, family
status, national origin, physical handicap or other such
circumstances.
H-P-5.2 Refer persons with fair housing complaints to the appropriate
agency for investigation and resolution.
H-P-5.3 Encourage apartment managers and owners to attend fair
housing seminars offered by the Apartment Association of
Greater Los Angeles.
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HOUSING PROGRAMS
Housing Element goals and policies are
implemented through a series of
housing programs described below.
Pursuant to §65583 of the Government
Code, a city’s housing programs must
address the following major areas:
• Conserve and improve the
condition of the existing supply of
affordable housing;
• Assist in the development of
adequate housing to meet the
needs of extremely-low, very-low,
low, and moderate-income
households;
• Provide adequate sites to
accommodate the city’s share of
the regional housing need for
households of each income level;
• Remove governmental constraints
to the maintenance,
improvement, and development
of housing, including housing for
all income levels and housing for
persons with disabilities;
• Promote the creation of
accessory dwelling units that can
be offered at affordable rents;
• Affirmatively furthering fair housing
and promote equal housing
opportunity
• Include a diligent effort to
achieve public participation of all
economic segments of the
community in the development of
the housing element.
Diamond Bar’s programs for addressing
these requirements are described in this
section.
Conserve and Improve the Condition of Existing Affordable Housing
Conserving and improving the
condition of the housing stock is an
important goal for Diamond Bar.
Although the majority of the City's
housing stock is in good condition, a
significant portion of the housing stock
is over 30 years old, the age when most
homes begin to require major
rehabilitation improvements. By
identifying older residential neighbor-
hoods for potential housing
rehabilitation, the City has taken a
proactive approach to maintaining the
quality of its current housing stock. The
focus neighborhoods identified by this
Plan as evidencing physical problem
conditions can be specifically targeted
for City housing improvement
assistance.
Program H -1. Residential Neighborhood Improvement Program
The City implements a proactive Neighborhood Improvement Program and
neighborhood inspections are conducted on a regular basis throughout the
entire City. The checklist for residential violations includes inoperable
vehicles, trash storage, parking on paved areas only, structure maintenance,
landscape maintenance, and fence and wall maintenance. After the
neighborhood inspection, letters are sent out to all property owners in areas
where violations have been observed. A follow-up inspection will be
conducted, at which time any noticed properties found to be in violation of
the Municipal Code are subject to a $100 citation.
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When problems are observed, inspectors may refer residents to the Home
Improvement Program (see Program H-2).
Eight-year objective: Continue to implement the code enforcement
program, and direct eligible households to available rehabilitation
assistance to correct code violations. Provide focused code
enforcement and rehabilitation assistance for 5 to 6 households during
the planning period in neighborhoods evidencing concentrations of
deteriorating units.
Responsible agency: Community Development Department.
Timeline: Throughout the planning period.
Program H -2. Home Improvement Program
The City uses CDBG funds for minor home repair through the Home
Improvement Program, where low/moderate income householders may
receive up to a $20,000 no interest, deferred loan for home repair and
rehabilitation. The City promotes and coordinates this program by posting
information, reviewing applications and disbursing grant funds to eligible
applicants.
Eight-year objective: Minor repair and rehabilitation for 4 units annually.
Responsible agency: Community Development Department.
Timeline: Throughout the planning period.
Program H -3. Section 8 Rental Assistance Program
The Section 8 Rental Assistance Program extends rental subsidies to
extremely-low- and very-low-income households who spend more than 30%
of their gross income on housing. Rental assistance not only addresses
housing affordability, but also overcrowding by assisting families that may be
"doubling up" to afford rent. The Los Angeles County Development Authority
(LACDA) coordinates Section 8 rental assistance on behalf of the City. The
City will continue to provide rental assistance information and referrals to
LACDA.
Eight-year objective: Continue to direct eligible households to the
County Section 8 program.
Responsible agency: LACDA.
Timeline: Throughout the planning period.
Program H -4. Preservation of Assisted Housing
Diamond Bar contains only one assisted housing project, the 149-unit
Seasons Apartments (formerly Heritage Park) for senior citizens. This project
was constructed in 1988 and was originally financed under the Los Angeles
County Multi-Family Mortgage Revenue Bond program. The project was
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refinanced in November 1999 under the California Community Development
Authority's Multi-Family Housing Re-funding Bond, and was transferred to the
Corporate Fund for Housing, a non-profit organization. According to the
terms of the new bond agreement, income restrictions for residents and
corresponding rent limits were set. For the duration of the bond, which
expires December 2, 2034, all units will be affordable: 30 units (20%) will be
very-low-income, 82 units (55%) will be low-income, and 37 units will be
moderate-income (defined as 100% AMI).
Eight-year objective: Preserve 100% of the 149 low- and moderate-
income units in the Seasons Apartments.
Responsible agency: Community Development Department
Timeline : Throughout the planning period Program H-5. Mobile Home Park
Preservation
There are two mobile home parks in Diamond Bar, both located in the
western portion of the City: Diamond Bar Estates and Walnut Creek Estates.
These mobile home parks were developed before incorporation of the City
on land previously designated as Industrial under the County's jurisdiction.
The 2040 Diamond Bar General Plan Land Use Map designates both mobile
home parks "residential" in order to preserve their status and prevent future
inconsistencies. This designation in the General Plan works to preserve the
parks since any proposed land use change would require an amendment to
the City's General Plan and Zoning Ordinance, as well as adherence to State
mobile home park closure requirements.
Eight-year objective: The City will continue to support preservation of its
two mobile home parks as important affordable housing resources.
Responsible agency: Community Development Department
Timeline: Continuously throughout the planning period
Assist in the Development of Affordable Housing
To enable more households to attain
homeownership in Diamond Bar, the
City participates in two mortgage
assistance programs: the Homebuyer
Assistance Program and the Mortgage
Credit Certificate (MCC). These
programs are very important given that
housing prices in Diamond Bar rank
among the highest in eastern Los
Angeles County and northern Orange
County. The City is also supportive of
the development of senior housing to
meet the needs of its growing senior
population and multi-family rental
housing for lower-income households,
including working families and university
students.
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Program H -6. First -Time Homebuyer Assist ance Programs
Los Angeles County offers a first-time homebuyer assistance program and
Mortgage Credit Certificates. To be eligible, families must meet the specified
income requirements and be able to pay a 1% down payment on their
home. The City of Diamond Bar provides referral information to prospective
buyers at the public counter and on the City website.
6.a Home Ownership Program (HOP)
The Los Angeles County Home Ownership Program (HOP) provides zero-
interest loans with no repayment due until the home is sold, transferred,
or refinanced. The loan is secured by a second trust deed and a
promissory note. The home must be owner-occupied for the life of the
loan.
6.b Mortgage Credit Certificate (MCC)
The Mortgage Credit Certificate (MCC) program is a federal program
that allows qualified first-time homebuyers to take an annual credit
against federal income taxes of up to 15% of the annual interest paid
on the applicant's mortgage. This enables homebuyers to have more
income available to qualify for a mortgage loan and make the monthly
mortgage payments. The value of the MCC must be taken into
consideration by the mortgage lender in underwriting the loan and
may be used to adjust the borrower's federal income tax withholding.
The MCC program has covenant restrictions to ensure the affordability
of the participating homes for a period of 15 years. MCCs can be used
in conjunction with the Home Ownership Program (HOP).
Eight-year objective: The City will advertise these programs and provide
information to interested homebuyers. In addition, the City will work with
realtors to make them aware of these programs.
Responsible agency: Community Development Department
Timeline: Continuously throughout the planning period
Program H -7. Senior and Workforce Housing Development
With a growing portion of the City's population 65 years of age and above,
Diamond Bar will continue to need housing and services for seniors.
Particularly those seniors 75 years and older will begin to require housing with
a supportive service component.
In addition, occupations for which high housing costs make it difficult for
working-age households to live in Diamond Bar include teachers, police and
firefighters. Several colleges and universities are also located within
commuting distance of Diamond Bar. The City will continue to coordinate
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with these institutions to identify potential partnership opportunities for
affordable faculty/staff housing.
The City will encourage the development of senior and workforce housing,
including units affordable to very-low- and extremely-low-income persons as
well as units with 3-4 bedrooms suitable for large families, if feasible, in several
ways. First, the City will identify suitable sites for multi-family development in
the Housing and Land Use Elements, including zoning to encourage and
facilitate lower-cost housing options such as SROs. Second, the City will offer
regulatory incentives, and/or direct financial assistance appropriate to the
project when feasible. The following are among the types of incentives
which may be provided:
• Priority application processing
• Fee waivers or deferrals
• Coordination with off-site infrastructure improvements
• Flexible development standards
• Density bonuses
• City support to developers in affordable housing funding applications.
It must be recognized that the City’s ability to offer direct financial subsidies is
limited. The City has no local source of housing assistance funds, and its
CDBG revenue is only about $232,000 per year currently (see Section 9.3 for
further discussion of the City’s financial resources). Given these financial
limitations, the City’s primary efforts to encourage and facilitate affordable
housing production are through its land use regulations and staff support to
interested developers in applying for grant funds, and cooperation with the
Los Angeles County Development Authority (LACDA) on its assistance
programs.
Pursuant to the City's Affordable Housing Incentives Ordinance, the City
provides modified development standards, including parking reductions, for
senior and affordable projects. A portion of the City's CDBG funds can be
used to help finance senior and workforce housing projects. New housing
developments in Diamond Bar may also be eligible for funding sources
identified in Section 9.3, Resources and Opportunities. Typically, local
assistance can serve as gap financing to bridge the difference between the
total project cost and the equity investment plus debt.
Eight-year objective: The City will identify sites suitable for new senior
and workforce housing and post information on the City website
throughout the planning period regarding the City's interest in assisting
in the development of senior and workforce housing, provide
information on available regulatory and financial incentives, and assist
developers in applying for funds. The City will also collaborate with local
colleges and universities to identify potential partnership opportunities
for affordable housing. The City’s quantified objectives for housing
production during the 2021-2029 planning period are described in Table
9-35.
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Responsible agency: Community Development Department
Timeline: Continuously throughout the planning period
Provide Adequate Sites to Accommodate the City’s Share of Regional
Housing Need
A major element in meeting the
housing needs of all segments of the
community is the provision of adequate
sites for all types, sizes and prices of
housing. The City's General Plan,
Development Code and specific plans
describe where housing may be built,
thereby affecting the availability of
land for residential development.
Specific housing sites are identified in
Appendix B.
Program H -8. Land Use Element and Development Regulations
The City completed a comprehensive update to the General Plan in 2019.
The Land Use Element of the General Plan, as discussed previously in
Section 9.3, provides for a variety of housing types in Diamond Bar, with
densities ranging up to 30 dwelling units per acre. In addition, the new
General Plan established several “focus areas” where additional
development and redevelopment are encouraged, including multi-family
residential and mixed-use. As described in Appendix B, General Plan land
use designations provide adequate capacity to accommodate the City’s
RHNA allocation at all income levels for the 2021-2029 period. The City is
currently processing amendments to the Development Code to align
development regulations with new General Plan land use designations and
comply with the following requirements pursuant to Government Code Sec.
65583.2(h).
• Permit owner-occupied and rental multifamily uses by right for
developments in which 20 percent or more of the units are affordable
to lower income households. By right means local government review
must not require a conditional use permit, planned unit development
permit, or other discretionary review or approval.
• Permit the development of at least 16 units per site.
• Require a minimum density of 20 units per acre; and
• Ensure a) at least 50 percent of the shortfall of low- and very low-
income regional housing need can be accommodated on sites
designated for exclusively residential uses, or b) if accommodating
more than 50 percent of the low- and very low-income regional
housing need on sites designated for mixed-uses, all sites designated
for mixed-uses must allow 100 percent residential use and require
residential use to occupy at least 50 percent of the floor area in a
mixed-use project.
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As part of the Development Code update, residential and mixed-use
parking requirements will be revised in conformance with General Plan
policies described previously in Section 9.4 Constraints.
The Development Code update will also include revisions to streamline the
review process, including SB 35 review procedures and objective standards
to minimize constraints on housing supply and affordability.
The City shall continue to comply with the “no net loss” provisions of
Government Code §65863 through ongoing project-by-project evaluation to
ensure that adequate sites are available to accommodate the City’s RHNA
share throughout the planning period. The City shall not reduce the
allowable density of any site in its residential land inventory, nor approve a
development project at a lower density than assumed in the Housing
Element sites inventory, unless both of the following findings are made:
a) The reduction is consistent with the adopted General Plan,
including the Housing Element; and
b) The remaining sites identified in the Housing Element are adequate
to accommodate the City’s remaining share of regional housing
need pursuant to Government Code §65584.
If a reduction in residential density for any parcel would result in the
remaining sites in the Housing Element land inventory not being adequate to
accommodate the City’s share of the regional housing need pursuant to
§65584, the City may reduce the density on that parcel if findings are made
identifying sufficient additional, adequate and available sites with an equal
or greater residential density so that there is no net loss of residential unit
capacity.
Eight-year objectives: Maintain adequate sites for housing
development at all income levels in conformance with the RHNA and
ensure compliance with No Net Loss requirements. Process a
Development Code amendment within three years of Housing Element
adoption to update land use regulations consistent with the 2040
General Plan.
Responsible agency: Community Development Department
Timeline: Development Code amendment within three years of Housing
Element adoption
Program H -9. Mixed Use Development
The 2040 General Plan encourages mixed-use development in three focus
areas, which could provide housing close to transit and places of
employment (see additional discussion in Appendix B). The City will
encourage property owners and developers to pursue mixed-use
development in these focus areas to accommodate a portion of the city’s
low- and moderate-income housing needs during this planning period.
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Mixed-use can also reduce vehicle trips, make more efficient use of land
and parking areas, and facilitate energy conservation.
Incentives the City may offer to encourage and facilitate redevelopment in
these areas include the following:
• Coordination with off-site infrastructure improvements)
• Flexible development standards
• Density bonuses
• Support to developers in seeking funding for affordable housing
Eight-year objective: The City will prepare a handout and marketing
materials encouraging mixed-use development where appropriate and
make it available to interested developers throughout the planning
period.
Responsible agency: Community Development Department
Timeline: Publish handout with marketing materials within 6 months of
Housing Element adoption and continuously thereafter
Program H -10. Accessory Dwelling Units
Accessory dwelling units (ADUs) provide an important source of affordable
housing for seniors, young adults and other low- and moderate-income
households. The City adopted an amendment to the Development Code in
2021 to incorporate recent changes to State ADU law, and will continue to
encourage ADU production through public information available at City Hall
and on the City website.
Eight-year objective: Continue to encourage construction of ADUs
through an informational handout available at City Hall and on the City
website throughout the planning period.
Responsible agency: Community Development Department
Timeline: Publish ADU handout with marketing materials within 6 months
of Housing Element adoption and continuously thereafter
Removing Governmental Constraints to Housing
Under current State law, the Housing Element must address, and where legally
possible, remove governmental constraints affecting the maintenance,
improvement, and development of housing. The following programs are designed
to mitigate government constraints on residential development and facilitate the
development of a variety of housing.
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Program H -11. Emergency Shelters, Low Barrie r Navigation Centers and
Transitional/Supportive Housing
Senate Bill 2 of 2007 strengthened planning requirements for emergency
shelters and transitional/supportive housing. The Development Code allows
emergency shelters by-right in the Light Industry (I) zone in compliance with
SB 2 and also allows transitional and supportive housing as a residential use
subject to the same standards as other residential uses of the same type in
the same zone.
In 2018 AB 2162 amended State law to require that supportive housing be a
use by-right in zones where multi-family and mixed uses are permitted,
including non-residential zones permitting multi-family uses, if the proposed
housing development meets specified criteria.
AB 101 (2019) added the requirement that low barrier navigation centers
meeting specified standards be allowed by-right in areas zoned for mixed
use and in non-residential zones permitting multi-family uses pursuant to
Government Code §65660 et seq.
The City is currently processing a Development Code amendment to allow
supportive housing and low barrier navigation centers consistent with State
law.
The City will also continue to work cooperatively with the Los Angeles
Homeless Services Authority and the San Gabriel Valley Council of
Governments in its efforts to develop a regional strategy for addressing
homelessness.
Eight-year objectives:
1. Continue to facilitate emergency shelters and transitional/
supportive housing, and continue participating with LAHSA and
SGVCOG on efforts to address homelessness throughout the
planning period.
2. Process an amendment to the Development Code in 2022 to
allow supportive housing and low barrier navigation centers
consistent with State law.
Responsible agency: Community Development Department
Timeline: Development Code amendment in 2022; support efforts to
address homelessness throughout the planning period
Program H -12. Affordable Housing Incentives/Density Bonus
To facilitate the development of affordable housing, the City utilizes
Affordable Housing Incentives/Density Bonus Provisions (Development Code
Chapter 22.18). Incentives described in Chapter 22.18 apply to
developments of five or more dwelling units. If a density bonus and/or other
incentives cannot be accommodated on a parcel due to strict compliance
with the provisions of the Development Code, the Council may waive or
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modify the development standards as necessary to accommodate bonus
units and other incentives to which the development is entitled. AB 2345 of
2020 revised State Density Bonus Law to increase incentives for affordable
housing. The City is currently processing an amendment to the Development
Code in conformance with AB 2345.
Eight-year objective: The City will amend the Development Code in
2021 consistent with current Density Bonus Law and continue to
encourage the production of affordable housing through the use of
density bonus and other incentives.
Responsible agency: Community Development Department
Timeline: Development Code amendment in 2021/22
Program H -13. Efficient Project Processing
The City is committed to a streamlined development process and has
adopted procedures to facilitate efficient permit processing. Prospective
applicants are strongly encouraged to request a pre-application
conference with the Community Development Department before formal
submittal of an application. The purpose of this conference is to inform the
applicant of City requirements as they apply to the proposed development
project, review the procedures outlined in the Development Code, explore
possible alternatives or modifications, and identify necessary technical
studies or other supporting materials relating to the proposed development.
This process helps to minimize the time required for project review by
identifying issues early in the process before extensive engineering and
architectural design work has been done.
Consistent with new transparency laws, zoning, development standards and
fees will be posted on the City website.
Eight-year objective: The City will continue to offer the pre-application
conference and streamlined development processing, and periodically
review departmental processing procedures to ensure efficient project
processing. Zoning, development standards and fees will be posted on
the City website throughout the planning period.
Responsible agency: Community Development Department
Timeline: Post zoning, development standards and fees on the City
website in FY 2021/22 and continuously thereafter
Affirmatively Furthering Fair Housing and Equal Housing Opportunities
To adequately meet the housing needs
of all segments of the community, the
City promotes housing opportunities for
all persons regardless of race, religion,
gender, family size, marital status,
ancestry, national origin, color, age, or
physical disability.
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Program H -14. Affirmatively Furthering Fair Housing
As a participating city in the Los Angeles County CDBG program, Diamond
Bar has access to the services of the Housing Rights Center for fair housing
outreach, education, and counseling on housing discrimination complaints.
The City will continue to advertise the fair housing program through
placement of fair housing service brochures at the public counter, at the
Senior Center, through the City's newsletter, and on the City website.
Apartment owners and managers are provided with current information
about fair housing issues, rights and responsibilities. The Apartment
Association of Greater Los Angeles conducts seminars on State, Federal and
local Fair Housing laws and compliance issues. In addition, the City will:
• Ensure that all development applications are considered, reviewed,
and approved without prejudice to the proposed residents,
contingent on the development application’s compliance with all
entitlement requirements.
• Accommodate persons with disabilities who seek reasonable waiver
or modification of land use controls and/or development standards
pursuant to procedures and criteria set forth in the applicable
development regulations.
• Work with the County to implement the regional Analysis of
Impediments to Fair Housing Choice and HUD Consolidated Plan.
• Facilitate public education and outreach by posting informational
flyers on fair housing at public counters, libraries, and on the City’s
website.
• Conduct public meetings at suitable times, accessible to persons with
disabilities, and near public transit. Resources will be invested to
provide interpretation and translation services when requested at
public meetings when feasible.
• Encourage community and stakeholder engagement during
development decisions.
Eight-year objective: The City will continue to promote fair housing
practices, provide educational information on fair housing to the
public, and cooperate with the Greater Los Angeles Apartment
Association in providing fair housing information to landlords and at
libraries, senior centers, recreation centers, and Social Security and
employment offices. The City will continue to refer fair housing
complaints to the Housing Rights Center.
Responsible agency: Community Development Department; Housing
Rights Center
Timeline: Throughout the planning period
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Program H -15. Reasonable Accommodation for Persons with Disabilities
State law requires cities to remove constraints or make reasonable
accommodations for housing occupied by persons with disabilities. The City
will continue to implement adopted procedures for reviewing and
approving requests for reasonable housing accommodations pursuant to
State law.
Eight-year objective: The City will continue to implement reasonable
accommodation procedures for persons with disabilities in compliance
with State law.
Responsible agency: Community Development Department
Timeline: Throughout the planning period
Table 9-35: Quantified Objectives 2021-2029, Diamond Bar
Income Category
Totals Ex. Low V. Low Low Mod Above Mod
New constructiona 422 422 434 437 806 2,521
Rehabilitation 5 5 10 20 - 40
Conservationb - 30 82 37 - 149
a Quantified objective for new construction is for the period 7/1/2021 – 10/15/2029 per the RHNA projection period
b The Seasons senior apartments
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Appendix A
Evaluation of the Prior Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the
effectiveness of the existing Housing Element, the appropriateness of goals,
objectives and policies, and the progress in implementing programs for the previous
planning period. This appendix summarizes the results of the City’s review of the
housing goals, policies, and programs of the previous Housing Element, and
evaluates the degree to which these programs have been implemented during the
previous planning period.
As discussed in Section 9.4-Constraints, the City adopted a new General Plan in
2019. As part of this Housing Element update, the goals and policies of the previous
Housing Element were reviewed for consistency with the new General Plan and
current State housing law, and Policy H-P-3.2 was updated to reflect the new
emphasis on mixed-use development in the General Plan Focus Areas.
All programs were also reviewed and updated to reflect current circumstances,
including the needs assessment and potential constraints, and the evaluation of
City progress in implementing prior programs.
Table A-1 summarizes the programs contained in the previous Housing Element
along with program objectives, timeframe and accomplishments.
Table A-2 presents the City’s progress toward the quantified objectives from the
previous Housing Element.
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Table A-1
2013-2021 Housing Element Program Evaluation
City of Diamond Bar
Housing Program Program Objectives Timeframe Implementation Status and Future Actions
1. Residential Neighborhood Improvement
Program
Proactive program conducts neighborhood inspections on a regular basis
throughout the entire city/focused code enforcement linked with rehabilitation
assistance to correct code violations.
Ongoing The City continues to operate the code enforcement
program. This program is successful and is being
continued.
2. Home Improvement Program Improve neighborhoods evidencing deferred maintenance through property
maintenance and rehab. Provide minor repair and rehabilitation to 10 units
annually.
Ongoing The HIP is successful in improving housing conditions
and should be continued at available funding levels.
3. Single-Family Rehabilitation Program Provide ongoing advertisement of loans available through the County for qualified
homeowners.
Ongoing The program has been merged with Program 2.
4. Section 8 Rental Assistance Program Direct eligible households to the County Section 8 program. Ongoing This program is beneficial in reducing problems such
as overpayment and overcrowding. City continues to
coordinate with the County on the Section 8 program.
The program should be continued.
5. Preservation of Assisted Housing Preserve 100 percent of the 149 low- and moderate-income units in The Seasons
Apartments.
Ongoing The Seasons Senior Apartments continued its
affordability covenant throughout the planning period.
This program is successful and will be continued.
6. Mobile Home Park Preservation Support preservation of City's two mobile home parks as important affordable
housing resources. Maintain residential zoning, and enforce State closure
requirements as necessary.
Ongoing Zoning for mobile home parks is successful in
preserving this affordable housing option and is being
continued. No proposals to close the parks were
submitted. The program is being continued.
7. First-time Homebuyer Assistance Programs Advertise County's Home Ownership Program (HOP) and Mortgage Credit
Certificate (MCC) and provide information to interested homebuyers. In addition,
the City will work with realtors to make them aware of these programs.
Ongoing This program helps expand home ownership and the
City will continue to provide information on this County
program.
8. Senior and Workforce Housing Development Identify and evaluate sites suitable for new senior and workforce housing. The City
will post information on the City website during the first year of the planning period
regarding the City's interest in assisting in the development of senior and
workforce housing, provide information on available regulatory and financial
incentives, and assist developers in applying for funds. The City will also contact
local colleges and universities annually to identify potential partnership
opportunities for affordable housing.
Ongoing This program is intended to encourage affordable
housing development and should be continued.
9. Land Use Element and Zoning Maintain adequate sites commensurate with the RHNA. Ongoing The City has maintained adequate sites for housing
development at all income levels and ensure
compliance with No Net Loss requirements. This
program is being revised and expanded to reflect the
new RHNA allocation for the 2021-2029 period.
10. Mixed Use Development The City will prepare a handout and marketing materials encouraging mixed use
development where appropriate and make it available to interested developers
during the first year of the planning period. A review of potential areas that may be
Ongoing In December 2019, the City adopted the
Comprehensive General Plan Update that created
community visions and blueprint for growth and
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Housing Program Program Objectives Timeframe Implementation Status and Future Actions
appropriate for mixed-use development will be initiated by 2015 as part of a
comprehensive General Plan update.
development in the City through 2040. This program is
an important component of the City’s overall strategy
to revitalize older areas and expand housing
production and is being continued.
11. Second Units Continue to encourage construction of accessory dwelling units pursuant to the
provisions of its Accessory Dwelling Unit Ordinance, and make an informational
handout available for distribution at the public counter.
Ongoing In 2017, the City approved an amendment to the
municipal code pertaining to accessory dwelling units
to satisfy all of the requirements of Government Code
§§65852.150-65852.2. Per AB 68 (Ting), AB 587
(Friedman), AB 671 (Friedman), AB 881 (Bloom), SB
13 (Wieckowski) that went into effect January 1, 2020.
In 2021 the City adopted a subsequent amendment to
ADU regulations in accordance with the new State
laws. The City continues to encourage accessory
dwelling units and this program is being continued.
12. Emergency Shelters and Transitional/
Supportive Housing
Continue to facilitate emergency shelters and transitional/supportive housing, and
continue participating in the SGVCOG homeless study to address homelessness.
Ongoing This program creates opportunities for a variety of
housing for persons with special needs and is being
continued with revisions to ensure compliance with
recent changes to State law.
13. Redevelopment of Underutilized Sites Encourage interested property owners to pursue redevelopment of underutilized
properties though the provision of incentives and concessions.
Ongoing The City has continued to encourage the
redevelopment of underutilized sites. This program is
being continued and will be enhanced by the new
General Plan and the Development Code update.
14. Affordable Housing Incentives/ Density Bonus Encourage the production of affordable housing through the use of density bonus,
and provide a handout summarizing the benefits and requirements of affordable
housing incentives/density bonus provisions.
Ongoing This program is being continued in compliance with
recent changes to State density bonus law.
15. Efficient Project Processing Continue to offer streamlined development processing, and periodically review
departmental processing procedures to ensure efficient project processing.
Ongoing The City continued to offer efficient permit processing.
This program is appropriate and will be enhanced
through revisions to the Development Code.
16. Fair Housing Program Continue to promote fair housing practices, provide educational information on fair
housing to the public, and cooperate with the Greater Los Angeles Apartment
Association in providing fair housing information to landlords and at libraries,
senior centers, recreation centers, and Social Security and employment offices.
Continue to refer fair housing complaints to the San Gabriel Valley and Long
Beach Fair Housing Foundation, and maintain an open dialogue with the
Foundation regarding the nature of complaints received.
Ongoing This program is being continued and expanded to
reflect new requirements to affirmatively further fair
housing.
17. Reasonable Accommodation for Persons with
Disabilities
Continue to implement reasonable accommodation procedures for persons with
disabilities in compliance with SB520.
Ongoing This program is an important component of the City’s
overall efforts to address the special housing needs of
persons with disabilities and is being continued.
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Table A-2
Progress in Achieving Quantified Objectives – 2013-2021
City of Diamond Bar
Program Category
Quantified
Objective Progress
New Construction
Very Low (Ex. Low) 308 (154) 1 (0)
Low 182 12
Moderate 190 0
Above Moderate 466 312
Total 1,146 325
Rehabilitation
Very Low
Low 25
Moderate 25
Above Moderate
Total 50
Conservation
Very Low 76* 76*
Low 82 82
Moderate 37 37
Above Moderate
Total 195 195
*46 Section 8 units + 30 senior apartments (The Seasons)
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Appendix B
Residential Sites Inventory
The assumptions and methodology for the residential sites inventory are provided
below.
Methodology for the Sites Inventory Analysis
The residential sites inventory is comprised of three components: 1) approved
projects; 2) underutilized (non-vacant) sites with potential for additional residential
development or redevelopment; and 3) potential accessory dwelling units (ADUs).
Potential sites for residential development during the 2021-2029 planning period are
summarized in Table B-1. As shown in this table, adequate capacity is available to
accommodate the City’s RHNA allocation in all income categories; however,
zoning amendments are required to reconcile development regulations with the
recently adopted General Plan (see Program H-8 in Section 9.5). Additional analysis
to support this finding is provided in the discussion below and in Tables B-2 through
B-6.
Table B-1
Residential Sites Summary
Site Category
Income Category
VL Low Mod
Above
Mod Total
Approved projects (Table B-2) - - - 12 12
Town Center Mixed Use Sites to be Rezoned (Table B-3) - - 196 215 411
Neighborhood Mixed Use Sites to be Rezoned (Table B-4) 500 351 262 1,781 2,894
Transit-Oriented Mixed Use Sites to be Rezoned (Table B-5) 397 398 - - 795
Potential ADUs (Table B-6) 10 18 1 13 42
Total sites inventory 912 777 459 2,028 4,176
RHNA 2021-2029 842 433 436 805 2,516
Adequate Sites? Yes Yes Yes Yes Yes
Source: City of Diamond Bar, 2021
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Approved Projects
Table B-2 summarizes residential developments that have received some form of
approval and will become available during the planning period. The income levels
for these projects are based upon the expected sales prices or rents.
Table B-2
Approved Projects
Project / Location
Income Category
Very Low Low Moderate
Above
Moderate Total
Custom homes (Country) - - - 12 12
Total Units - - - 12 12
Source: City of Diamond Bar, 2021
Underutilized Sites
Underutilized sites with potential for additional residential development or
redevelopment are listed in Tables B-3 through B-5. These sites are within the
General Plan Focus Areas discussed below. Sites that allow residential or mixed-use
development at a density of at least 30 units/acre are considered suitable for all
income categories based on State default density, while sites allowing up to 20 units
per acre were assigned to the moderate or above-moderate income categories.
In the Focus Areas where mixed-use development is encouraged, development
intensity is regulated by floor area ratio as described in the following chart.
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Focus Areas. As described in Section 9.4, Constraints, the City adopted a comprehensive
General Plan update10 in 2019. One of the key features of the new General Plan was the
establishment of several new Focus Areas where substantial land use changes are
planned as part of a strategy to provide walkable mixed-use activity centers. These
Focus Areas provide opportunities for infill development that can incorporate a range of
housing, employment, and recreational uses to meet the needs of families, young
people, senior citizens, and residents of all incomes. Three of these Focus Areas,
summarized below, are expected to facilitate the development of a significant portion
of the City’s RHNA allocation during the planning period. Development standards
include residential densities (housing units per acre) and floor area ratio (FAR), which is
the ratio of building floor area to lot area.
• The Town Center Focus Area, located along Diamond Bar Boulevard between
SR-60 and Golden Springs Drive, is intended to build on the success of recent
commercial redevelopment in that area. The Town Center is designated for
mixed-use development that would serve as a center of activity for residents
and provide housing, entertainment and retail opportunities and community
gathering spaces in a pleasant, walkable environment. The General Plan
establishes a maximum residential density of 20.0 dwelling units per acre and a
maximum FAR up to 1.5 for this Focus Area (Table B-3).
• The Neighborhood Mixed Use Focus Area is envisioned as a combination of
residential and ancillary neighborhood-serving retail and service uses to
promote revitalization of the segment of North Diamond Bar Boulevard between
the SR-60 interchange and Highland Valley Road. This neighborhood has
potential to benefit from its proximity to Mt. San Antonio College and Cal Poly
Pomona. This General Plan land use designation has an allowable residential
density of up to 30.0 dwelling units per acre and a maximum FAR of 1.25 (Table
B-4).
• The Transit-Oriented Mixed Use Focus Area leverages underutilized sites
adjacent to the Metrolink commuter rail station to provide for higher-density
housing, offices, and supporting commercial uses close to regional transit. This
area encourages new employment and housing development in a key location
that emphasizes multi-modal transportation options. This General Plan
designation allows residential development at a density of 20.0 to 30.0 dwelling
units per acre and a maximum FAR of 1.5 (Table B-5).
The 2040 General Plan provides the guiding framework for development in these Focus
Areas; however, zoning regulations have not yet been amended to reflect General Plan
policy for these areas. The City is currently in the process of updating the Development
Code to revise land use regulations for these Focus Areas consistent with the standards
established in the new General Plan within three years, pursuant to Government Code
§65583(c)(1)(A) (see Program H-8 in Section 9.5). The development assumptions reflected
in Tables B-3 through B-5 are based upon the new General Plan land use designations
rather than current zoning designations.
Realistic Capacity and Suitability of Non-Vacant Sites. Since the General Plan
designation for the Focus Areas is for mixed use, the capacity for new housing is
10 https://www.diamondbarca.gov/961/General-Plan-2040
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estimated as 50% of the total allowable number of units on each parcel. In addition,
parcels smaller than 0.5 acre have been conservatively excluded from the potential unit
totals pursuant to Government Code §65583.2(c)(2)(A). Pursuant to Government Code
§65583.2(h), zoning for the sites listed in Tables B-3, B-4 and B-5 shall ensure that:
a) at least 50% of the shortfall of low- and very low-income regional housing need
can be accommodated on sites designated for exclusively residential uses; or
b) if accommodating more than 50% of the low- and very low-income regional
housing need on sites designated for mixed-uses, all sites designated for mixed-
uses must allow 100% residential use and require residential use to occupy at least
50% of the floor area in a mixed-use project.
The estimated yield of parcels in the Focus Areas is considered to be realistic due to the
significant development potential compared to existing development FAR. As seen in
Tables B-3 through B-5, the existing FAR for most properties is well below 0.5 and the
average FAR for all properties are as follows:
Town Center Mixed Use: 0.33 average FAR
Neighborhood Mixed Use: 0.09 average FAR
Transit-Oriented Mixed Use: 0.27 average FAR
The significant potential increase in development creates a strong economic investment
incentive for redevelopment, and as a result, the existing uses are likely to be
discontinued during the planning period.
Affirmatively Furthering Fair Housing. Sites for additional housing are located throughout
the community to affirmatively further fair housing. For example, the three new mixed-use
areas provide significant potential for housing in areas with good access to jobs,
transportation, education and services, while opportunities for ADUs are located in the
city’s lower-density single-family neighborhoods, thereby avoiding segregated living
patterns and facilitating truly integrated and balanced living patterns and areas of
opportunity.
6.1.b
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Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-80
Table B-3
Town Center Mixed Use Sites to be Rezoned
Address APN Existing Zoning Acreage
Allowable
Density Existing Use
Existing
FAR
Publicly
Owned?
Income Level Total Potential
Units Lower Mod Above Mod
23525 GOLDEN SPRINGS DR 8281010047 C-2 0.91 20 Commercial 0.19 No 4 5 9
206 S DIAMOND BAR BLVD 8281010049 C-3 0.54 20 Commercial 0.08 No 2 3 5
218 S DIAMOND BAR BLVD 8281010050 C-3 1.23 20 Commercial 0.59 No 6 6 12
240 S DIAMOND BAR BLVD 8281010051 C-3 2.40 20 Commercial 0.63 No 11 13 24
350 S DIAMOND BAR BLVD 8281010054 C-3 0.56 20 Commercial 0.07 No 2 4 6
300 S DIAMOND BAR BLVD 8281010057 C-3 1.16 20 Commercial 1.01 No 5 7 12
Not assigned 8281010060 C-3 2.16 20 Commercial 1.01 No 10 12 22
324 S DIAMOND BAR BLVD 8281010061 C-3 0.40 20 Commercial 0.31 No 0 0 0
334 S DIAMOND BAR BLVD 8281010062 C-3 0.70 20 Commercial 0.20 No 3 4 7
150 S DIAMOND BAR BLVD 8281024052 C-3 0.86 20 Commercial 0.03 No 4 5 9
23525 PALOMINO DR NO 45E 8281024053 C-2 3.24 20 Commercial 0.55 No 16 16 32
121 S DIAMOND BAR BLVD 8717008001 C-3 0.25 20 Commercial 0.65 No 0 0 0
121 S DIAMOND BAR BLVD 8717008002 C-3 0.16 20 Commercial 1.02 No 0 0 0
141 S DIAMOND BAR BLVD 8717008003 C-3 0.39 20 Commercial 0.54 No 0 0 0
141 S DIAMOND BAR BLVD 8717008004 C-3 0.33 20 Commercial 0.55 No 0 0 0
205 S DIAMOND BAR BLVD 8717008005 C-3 0.46 20 Commercial 0.57 No 0 0 0
205 S DIAMOND BAR BLVD 8717008006 C-3 0.21 20 Commercial 0.63 No 0 0 0
Not assigned 8717008010 C-3 0.06 20 Commercial 0.00 No 0 0 0
249 S DIAMOND BAR BLVD 8717008019 C-3 7.24 20 Commercial 0.30 No 36 36 72
235 S DIAMOND BAR BLVD 8717008020 C-3 0.87 20 Commercial 0.11 No 4 5 9
301 S DIAMOND BAR BLVD 8717008026 C-3 0.18 20 Commercial 0.04 No 0 0 0
301 S DIAMOND BAR BLVD 8717008027 C-3 0.07 20 Commercial 0.09 No 0 0 0
315 S DIAMOND BAR BLVD 8717008028 C-3 0.60 20 Commercial 0.30 No 3 3 6
303 S DIAMOND BAR BLVD 8717008029 C-3 3.96 20 Commercial 0.17 No 19 21 40
23341 GOLDEN SPRINGS DR 8717008032 C-2 0.66 20 Commercial 0.38 No 3 4 7
23347 GOLDEN SPRINGS DR 8717008033 C-2 2.46 20 Commercial 0.19 No 12 13 25
414 S PROSPECTORS RD 8717008034 C-2 1.01 20 Commercial 0.25 No 5 5 10
225 GENTLE SPRINGS LN 8717008038 C-3 0.65 20 Commercial 0.15 No 3 4 7
233 GENTLE SPRINGS LN 8717008039 C-3 0.62 20 Commercial 0.08 No 3 3 6
325 S DIAMOND BAR BLVD 8717008185 C-2 4.20 20 Commercial 0.33 No 20 22 42
379 S DIAMOND BAR BLVD 8717008186 C-2 0.53 20 Commercial 0.33 No 2 3 5
245 GENTLE SPRINGS LN 8717008187 C-3 1.33 20 Commercial 0.15 No 6 7 13
259 GENTLE SPRINGS LN 8717008188 C-3 2.71 20 Commercial 0.46 No 13 14 27
Not assigned 8717008189 C-3 0.96 20 Commercial 0.00 No 4 6 10
Not assigned 8717008902 C-3 0.02 20 Commercial 0.00 No 0 0 0
Not assigned 8717008903 C-3 0.14 20 Commercial 0.00 No 0 0 0
Totals 44.2 196 215 411
Notes:
1. The General Plan designation for all parcels is Town Center Mixed Use
2. Allowable density based on current General Plan and proposed zoning standards
3. Parcels less than 0.5 acre are excluded from unit totals
4. Total capacity estimated as 50% of allowable residential units
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Table B-4
Neighborhood Mixed Use Sites to be Rezoned
Address APN Existing
Zoning Acres Allowable
Density Existing Use Existing
FAR
Publicly
Owned? Lower Mod Above Mod Estimated
Total Units4
574 N DIAMOND BAR BLVD 8706001001 OP 0.8 30 Commercial 0.08 No 3 1 8 12
542 N DIAMOND BAR BLVD 8706001003 OP 0.3 30 Commercial 0.17 No 0 0 0 0
530 N DIAMOND BAR BLVD 8706001004 OP 0.4 30 Commercial 0.17 No 0 0 0 0
504 N DIAMOND BAR BLVD 8706001007 OP 0.5 30 Commercial 0.05 No 0 0 0 0
23425 SUNSET CROSSING RD 8706001008 OP 1.2 30 Commercial 0.30 No 5 1 12 18
554 N DIAMOND BAR BLVD 8706001013 OP 0.5 30 Commercial 0.19 No 2 0 6 8
556 N DIAMOND BAR BLVD 8706001014 OP 2.8 30 Commercial 0.39 No 12 4 26 42
520 N DIAMOND BAR BLVD 8706001015 OP 0.4 30 Commercial 0.09 No 0 0 0 0
506 N DIAMOND BAR BLVD 8706001016 OP 0.8 30 Commercial 0.20 No 3 1 8 12
554 N DIAMOND BAR BLVD 8706001800 OP 0.1 30 Commercial 0.00 No 0 0 0 0
732 N DIAMOND BAR BLVD 8706002012 OP 1.1 30 Commercial 0.35 No 4 1 11 16
780 N DIAMOND BAR BLVD 8706002015 OP 1.0 30 Commercial 0.32 No 4 1 11 16
796 N DIAMOND BAR BLVD 8706002016 OP 1.1 30 Commercial 0.30 No 4 1 12 17
900 N DIAMOND BAR BLVD 8706002021 OP 4.3 30 Commercial 0.73 No 19 6 39 64
990 N DIAMOND BAR BLVD 8706002022 OP 0.9 30 Commercial 0.96 No 4 1 9 14
600 N DIAMOND BAR BLVD UNIT 1B 8706002027 OP 5.1 30 Commercial 0.01 No 23 7 47 77
600 N DIAMOND BAR BLVD UNIT 1A 8706002028 OP 5.1 30 Commercial 0.01 No 23 7 47 77
612 N DIAMOND BAR BLVD 8706002029 OP 5.1 30 Commercial 0.01 No 23 7 47 77
618 N DIAMOND BAR BLVD 8706002030 OP 5.1 30 Commercial 0.01 No 23 7 47 77
620 N DIAMOND BAR BLVD UNIT 4B 8706002031 OP 5.1 30 Commercial 0.01 No 23 7 47 77
620 N DIAMOND BAR BLVD UNIT 4A 8706002032 OP 5.1 30 Commercial 0.01 No 23 7 47 77
628 N DIAMOND BAR BLVD UNIT 5A 8706002033 OP 5.1 30 Commercial 0.01 No 23 7 47 77
628 N DIAMOND BAR BLVD UNIT 5B 8706002034 OP 5.1 30 Commercial 0.01 No 23 7 47 77
634 N DIAMOND BAR BLVD UNIT 6A 8706002035 OP 5.1 30 Commercial 0.01 No 23 7 47 77
634 N DIAMOND BAR BLVD UNIT 6B 8706002036 OP 5.1 30 Commercial 0.01 No 23 7 47 77
640 N DIAMOND BAR BLVD UNIT 7B 8706002037 OP 5.1 30 Commercial 0.01 No 23 7 47 77
640 N DIAMOND BAR BLVD NO 7A 8706002038 OP 5.1 30 Commercial 0.01 No 23 7 47 77
646 N DIAMOND BAR BLVD UNIT 8A 8706002039 OP 5.1 30 Commercial 0.01 No 23 7 47 77
646 N DIAMOND BAR BLVD UNIT 8B 8706002040 OP 5.1 30 Commercial 0.01 No 23 7 47 77
654 N DIAMOND BAR BLVD UNIT 9B 8706002041 OP 5.1 30 Commercial 0.01 No 23 7 47 77
654 N DIAMOND BAR BLVD UNIT 9A 8706002042 OP 5.1 30 Commercial 0.01 No 23 7 47 77
700 N DIAMOND BAR BLVD UNIT 10A 8706002043 OP 5.1 30 Commercial 0.01 No 23 7 47 77
700 N DIAMOND BAR BLVD UNIT 10B 8706002044 OP 5.1 30 Commercial 0.01 No 23 7 47 77
706 N DIAMOND BAR BLVD UNIT 11B 8706002045 OP 5.1 30 Commercial 0.01 No 23 7 47 77
706 N DIAMOND BAR BLVD UNIT 11A 8706002046 OP 5.1 30 Commercial 0.01 No 23 7 47 77
712 N DIAMOND BAR BLVD UNIT 12A 8706002047 OP 5.1 30 Commercial 0.01 No 23 7 47 77
712 N DIAMOND BAR BLVD UNIT 12B 8706002048 OP 5.1 30 Commercial 0.01 No 23 7 47 77
6.1.b
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Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-82
Address APN Existing
Zoning Acres Allowable
Density Existing Use Existing
FAR
Publicly
Owned? Lower Mod Above Mod Estimated
Total Units4
718 N DIAMOND BAR BLVD NO 13B 8706002049 OP 5.1 30 Commercial 0.01 No 23 7 47 77
718 N DIAMOND BAR BLVD NO 13A 8706002050 OP 5.1 30 Commercial 0.01 No 23 7 47 77
724 N DIAMOND BAR BLVD 8706002051 OP 5.1 30 Commercial 0.01 No 23 7 47 77
724 N DIAMOND BAR BLVD 8706002052 OP 5.1 30 Commercial 0.01 No 23 7 47 77
730 N DIAMOND BAR BLVD 8706002053 OP 5.1 30 Commercial 0.01 No 23 7 47 77
730 N DIAMOND BAR BLVD 8706002054 OP 5.1 30 Commercial 0.01 No 23 7 47 77
750 N DIAMOND BAR BLVD 8706002055 OP 2.1 30 Commercial 0.40 No 9 3 19 31
800 N DIAMOND BAR BLVD 8706002056 OP 5.4 30 Commercial 0.72 No 24 8 48 80
660 N DIAMOND BAR BLVD. 100 8706002058 OP 1.4 30 Commercial 0.02 No 6 2 13 21
660 N DIAMOND BAR BLVD 108 8706002059 OP 1.4 30 Commercial 0.01 No 6 2 13 21
660 N DIAMOND BAR BLVD 118 8706002060 OP 1.4 30 Commercial 0.02 No 6 2 13 21
660 N DIAMOND BAR BLVD 128 8706002061 OP 1.4 30 Commercial 0.02 No 6 2 13 21
660 N DIAMOND BAR BLVD 138 8706002062 OP 1.4 30 Commercial 0.02 No 6 2 13 21
660 N DIAMOND BAR BLVD 168 8706002063 OP 1.4 30 Commercial 0.03 No 6 2 13 21
660 N DIAMOND BAR BLVD 178 8706002064 OP 1.4 30 Commercial 0.01 No 6 2 13 21
660 N DIAMOND BAR BLVD 188 8706002065 OP 1.4 30 Commercial 0.01 No 6 2 13 21
660 N DIAMOND BAR BLVD 198 8706002066 OP 1.4 30 Commercial 0.02 No 6 2 13 21
660 N DIAMOND BAR BLVD 200 8706002067 OP 1.4 30 Commercial 0.03 No 6 2 13 21
660 N DIAMOND BAR BLVD 208 8706002068 OP 1.4 30 Commercial 0.01 No 6 2 13 21
660 N DIAMOND BAR BLVD 218 8706002069 OP 1.4 30 Commercial 0.02 No 6 2 13 21
660 N DIAMOND BAR BLVD 228 8706002070 OP 1.4 30 Commercial 0.01 No 6 2 13 21
660 N DIAMOND BAR BLVD 238 8706002071 OP 1.4 30 Commercial 0.01 No 6 2 13 21
660 N DIAMOND BAR BLVD 258 8706002072 OP 1.4 30 Commercial 0.01 No 6 2 13 21
660 N DIAMOND BAR BLVD 268 8706002073 OP 1.4 30 Commercial 0.02 No 6 2 13 21
660 N DIAMOND BAR BLVD 278 8706002074 OP 1.4 30 Commercial 0.03 No 6 2 13 21
660 N DIAMOND BAR BLVD 288 8706002075 OP 1.4 30 Commercial 0.02 No 6 2 13 21
660 N DIAMOND BAR BLVD 298 8706002076 OP 1.4 30 Commercial 0.01 No 6 2 13 21
Totals 194.5 851 262 1,781 2,894
Notes:
1. The General Plan designation for all parcels is Neighborhood Mixed Use
2. Allowable density based on current General Plan and proposed zoning standards
3. Parcels less than 0.5 acre are excluded from unit totals
4. Site capacity estimated as 50% of allowable residential units
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Table B-5
Transit-Oriented Mixed-Use Sites to be Rezoned
Address APN Existing Zoning Acres Allowable
Density Existing Use Existing
FAR
Publicly
Owned? Lower Mod Above
Mod
Estimated
Total Units
21035 WASHINGTON AVE 8719010009 I: Light Industrial 3.5 30 Commercial 0.20 No 26 26 52
680 BREA CANYON RD 100 8719010023 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14
680 BREA CANYON RD 158 8719010024 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14
680 BREA CANYON RD 168 8719010025 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14
680 BREA CANYON RD 178 8719010026 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14
680 BREA CANYON RD 188 8719010027 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14
680 BREA CANYON RD 200 8719010028 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14
680 BREA CANYON RD 208 8719010029 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14
680 BREA CANYON RD 258 8719010030 I: Light Industrial 0.9 30 Commercial 0.04 No 7 7 14
680 BREA CANYON RD 268 8719010031 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14
680 BREA CANYON RD 278 8719010032 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 14
680 BREA CANYON RD 8719010033 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 14
618 BREA CANYON RD UNIT A 8719010035 I: Light Industrial 1.7 30 Commercial 0.04 No 13 13 25
618 BREA CANYON RD UNIT B 8719010036 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25
618 BREA CANYON RD C 8719010037 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25
618 BREA CANYON RD D 8719010038 I: Light Industrial 1.7 30 Commercial 0.04 No 13 13 25
618 BREA CANYON RD E 8719010039 I: Light Industrial 1.7 30 Commercial 0.04 No 13 13 25
618 BREA CANYON RD F 8719010040 I: Light Industrial 1.7 30 Commercial 0.03 No 13 13 25
618 BREA CANYON RD G 8719010041 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25
618 BREA CANYON RD H 8719010042 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25
618 BREA CANYON RD I 8719010043 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25
618 BREA CANYON RD J 8719010044 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 25
655 BREA CANYON RD 8760021005 I: Light Industrial 18.7 30 Commercial 0.01 No 140 140 280
20955 LYCOMING ST 8760027001 I: Light Industrial 1.0 30 Commercial 0.12 No 8 8 15
20955 LYCOMING ST 8760027002 I: Light Industrial 0.4 30 Commercial 0.78 No 0 0 0
780 PINEFALLS AVE 8760027003 I: Light Industrial 0.5 30 Commercial 0.47 No 0 0 0
760 PINEFALLS AVE 8760027004 I: Light Industrial 0.4 30 Commercial 0.52 No 0 0 0
750 PINEFALLS AVE 8760027005 I: Light Industrial 0.6 30 Commercial 0.43 No 4 4 9
755 PINEFALLS AVE 8760027006 I: Light Industrial 0.8 30 Commercial 0.34 No 6 6 12
761 PINEFALLS AVE 8760027007 I: Light Industrial 0.3 30 Commercial 0.52 No 0 0 0
773 PINEFALLS AVE 8760027008 I: Light Industrial 0.1 30 Commercial 1.47 No 0 0 0
773 PINEFALLS AVE 8760027009 I: Light Industrial 0.2 30 Commercial 0.07 No 0 0 0
787 PINEFALLS AVE 8760027010 I: Light Industrial 0.4 30 Commercial 0.45 No 0 0 0
770 PENARTH AVE 8760027011 I: Light Industrial 0.4 30 Commercial 0.43 No 0 0 0
766 PENARTH AVE 8760027012 I: Light Industrial 0.3 30 Commercial 0.45 No 0 0 0
750 PENARTH AVE 8760027013 I: Light Industrial 0.8 30 Commercial 0.35 No 6 6 12
751 PENARTH AVE 8760027014 I: Light Industrial 0.8 30 Commercial 0.33 No 6 6 12
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Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-84
Address APN Existing Zoning Acres Allowable
Density Existing Use Existing
FAR
Publicly
Owned? Lower Mod Above
Mod
Estimated
Total Units
761 PENARTH AVE 8760027015 I: Light Industrial 0.2 30 Commercial 0.49 No 0 0 0
767 PENARTH AVE 8760027016 I: Light Industrial 0.1 30 Commercial 2.35 No 0 0 0
767 PENARTH AVE 8760027017 I: Light Industrial 0.3 30 Commercial 0.03 No 0 0 0
771 PENARTH AVE 8760027018 I: Light Industrial 0.5 30 Commercial 0.43 No 0 0 0
Totals 57.3 397 398 795
Notes:
1. The General Plan designation for all parcels is Transit-Oriented Mixed Use
2. Allowable density based on current General Plan and proposed zoning standards
3. Parcels less than 0.5 acre are excluded from unit totals
4. Total capacity estimated as 50% of allowable residential units
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Figure B-1
Sites Inventory Map
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Figure B-2a
Town Center Mixed Use Area Map
Source: Figure 3-3: Town Center Mixed-Use Focus Area Concept Illustration; Diamond Bar General Plan 2040
6.1.b
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Figure B-2b
Neighborhood Mixed Use Area Map
Source: Figure 3-2: Neighborhood Mixed-Use Focus Area Concept Illustration; Diamond Bar General Plan 2040
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Figure B-2c
Transit-Oriented Mixed Use Area Map
Source: Figure 3-4: Transit-Oriented Mixed-Use Focus Area Concept Illustration; Diamond Bar General Plan 2040
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Potential Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable
housing, particularly for single persons or small households including the elderly,
college students, young adults, and caregivers. Recent changes in State law have
made the construction of ADUs more feasible for homeowners, and the City has
seen an increase in ADU development applications recently.
Table B-6 shows ADU permit trends during 2018-2020 in Diamond Bar. The average
rate of ADU permits over this 3-year period is 5.3 units per year. At that rate, it is
estimated that approximately 42 additional ADUs will be permitted during the 2021-
2029 planning period. Based on recent analysis conducted by SCAG11 over two-
thirds of future ADUs are expected to be affordable to low- and moderate-income
households.
Table B-6
Accessory Dwelling Units Permitted
Year Permits Issued
2018 2
2019 6
2020 8
Source: City of Diamond Bar, 2021
11 SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020
(https://scag.ca.gov/sites/main/files/file-
attachments/adu_affordability_analysis_120120v2.pdf?1606868527)
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Appendix C
Public Participation Summary
Public participation is an important component of the planning process, and this
update to the Housing Element has provided residents and other interested
stakeholders numerous opportunities to provide comments and recommendations.
Early in the update process a Housing Element web page was created on the City
website12 and a Housing Element Frequently Asked Questions was prepared (Figure
C-1) and posted on the website. Public notice, agendas and materials for all
Housing Element meetings were posted on the website and at City Hall in advance
of each meeting and also sent by direct mail to housing advocates and non-profit
organizations representing the interests of lower-income persons and special needs
groups (see Table C-1). Notices of public hearings were also published in the local
newspaper.
For each public meeting the City offered reasonable accommodation for persons
with disabilities to assist them in participating in the meeting, including the provision
of transcription of meeting minutes for non-English speakers. Transcribed minutes
may be easily translated into other languages via free web applications such as
Translate.Google.com.
After receiving comments on the draft Housing Element from the State Housing and
Community Development Department, a proposed final Housing Element was
prepared and made available for public review prior to adoption by the City
Council.
The following is a list of opportunities for public involvement in the preparation of this
Housing Element update.
Joint Planning Commission/City Council study session January 26, 2021
Planning Commission hearing to review
Draft Housing Element March 23, 2021
City Council hearing to review Draft Housing Element April 6, 2021
Planning Commission hearing October 13, 2021
City Council hearing November 2, 2021
A list of interested parties that were notified of meetings is provided in Table C-1
and a summary of comments and responses is provided in Table C-2. Comments
were incorporated into the draft Housing Element where appropriate.
12 https://www.diamondbarca.gov/963/Housing-Element-Update
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Figure C-1
Housing Element FAQ
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Table C-1
Public Notice List
Southern California Association of
Non Profit Housing
501 Shatto Place, Suite 403
Los Angeles, CA 90020
National Community Renaissance
Attn: John Seymour
4322 Piedmont Drive
San Diego, CA 92107
LINC Housing Corporation
110 Pine Ave., Suite 500
Long Beach, CA 90802
C & C Development
Attn: Barry Cottle
14211 Yorba Street, Suite 200
Tustin, CA 92870
City Ventures
Attn: Bill McReynolds
2850 Red Hill Avenue, Suite 200
Santa Ana, CA 92705
Jamboree Housing Corp.
Laura Archuleta
17701 Cowan Avenue, Suite 200
Irvine, CA 92614
The Related Companies of
California Frank Cardone
18201 Von Karman Ave Ste 900
Irvine, CA 92612
Abode Communities
701 East 3rd Street, Suite 400
Los Angeles, California 90013
Meta Housing
1640 S Sepulveda Blvd.
Los Angeles, CA 90025
SOCAL Housing Development Corp
9065 Haven Ave
Rancho Cucamonga, CA 91730
Mercy Housing
1500 South Grand Ave., Suite 100
Los Angeles, California 90015
Abundant Housing LA
515 S Flower Street, 18th Floor
Los Angeles, CA 90071
Gary Busteed
20850 Gold Run Drive
Diamond Bar, CA 91765
Community Development Director
City of Brea
1 Civic Center Circle
Brea, CA 92821
City of Pomona
Community Development
Director
505 South Garey Avenue
Pomona, California 91766
Brittany Irvin
Province Group/Newport Equities
LLC
26 Corporate Plaza, Suite 260
Newport Beach, CA 92660
City of Walnut
Community Development Director
21201 La Puente Road
Walnut, CA 91789
City of La Habra Heights
City Manager
1245 North Hacienda Road
La Habra Heights, CA 90631
Robert A. Hamilton, President
316 Monrovia Avenue
Long Beach, CA 90803
Joann Lombardo
City of Chino Hills Com. Dev. Dept.
14000 City Center Dr.
Chino Hills, CA 91709
Troy Helling, City Manager
City of Industry
15625 East Stafford Street
Industry, CA 91744
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Richard Martinez, Superintendent
Pomona Unified School District
800 S. Garey Ave.
Pomona, CA 91766
Richard Macedo, Branch Chief
CA Department of Fish & Wildlife
Habitat Conservation Planning
1416 Ninth Street, 12th Floor
Sacramento, CA 95814
Ed Pert, Regional Manager
California Dept. of Fish & Wildlife
South Coast Region 5
3883 Ruffin Rd.
San Diego, CA 92123
Fish and Wildlife Biologist
U.S. Fish and Wildlife Service
2177 Salk Ave., Suite 250
Carlsbad, CA 92008
State Clearinghouse
P.O. Box 3044
Sacramento, CA 95814
Colonel Kirk E. Gibbs, 61st
Commander
US Army Corps of Engs. LA District
915 Wilshire Blvd
Los Angeles, CA 90017
Lijn Sun, Program Supervisor
SCAQMD
Intergovernmental Review
21855 Copley Dr.
Diamond Bar, CA 91765-4182
Michael Y. Takeshita, Acting Chief
Los Angeles County
Fire Department - Forestry Div
1320 N. Eastern
Los Angeles, CA 90063-3294
Alfred Reyes, Captain
Los Angeles County Sheriff Dept
21695 Valley Boulevard
Walnut, CA 91789
Deborah Smith, Executive Officer
Regional Water Quality Control Bd
Los Angeles Region
320 W. 4th Street, Suite 200
Los Angeles, CA 90013-2343
John Andres
Southern California Gas Company
9400 Oakland Avenue
Chatsworth, CA 91311
Alex Villanueva, Sheriff
Los Angeles County
Sheriff Department
4700 Ramona Boulevard
Monterey Park, CA 91754
Erik Hitchman, General Manager
Walnut Valley Water District
271 South Brea Canyon Road
Walnut, CA 91789
San Bernardino County
Planning Department
County Government Center
385 North Arrowhead Ave
San Bernardino, CA 92415
Anthony Nyivih
LA County Department of Public
Works Land Development Division
P.O. Box 1460
Alhambra, CA 91802-2460
Mark Pestrella, Director
Los Angeles County
Department of Public Works
900 S. Fremont Avenue
Alhambra, CA 91803
Pui Ching Ho, Library Manager
Los Angeles County Public Library
Diamond Bar Branch
21800 Copley Dr
Diamond Bar, CA 91765
Amy J. Bodek, Director
County of Los Angeles
Department of Regional Planning
320 W. Temple St, 13th Floor
Los Angeles, CA 90012
Jared Dever, District Manager
San Gabriel Valley
Mosquito & Vector Control District
1145 N. Azusa Canyon Road
West Covina, CA 91790
Miya Edmonson
California Dept. of Transportation
District 7 – Env Planning
100 S. Main Street
Los Angeles, CA 90012
Robert C. Ferrante, Chief Eng
County Sanitation Districts of
Los Angeles County
1955 Workman Mill Road
Whittier, CA 90607-4998
Robert Taylor
Walnut Valley Unified School Dist.
880 S. Lemon Street
Walnut, CA 91789
Metropolitan Water Dist. of So. Calif
Attention: Environmental Planning
700 N. Alameda St.
Los Angeles, CA 90012
Marisa Creter, Executive Director
San Gabriel Valley Council of Gov.
1000 S. Fremont Avenue #42
Alhambra, CA 91803
Kome Ajise
Exec. Director of So. California
Association of Governments
900 Wilshire Blvd. #1700
Los Angeles, CA 90017
Daniel J. Johnson,
Interim AVP Facilities Planning
Cal Poly Pomona
3801 W Temple Ave, Bldg 81
Pomona, CA 91768
Eileen Sobeck, Executive Director
State Water Quality Control Board
1001 I Street
P.O. Box 100
Sacramento, CA 95814
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Battalion Commander
Los Angeles County
Fire Station 120-Battalion
1051 S. Grand Avenue
Diamond Bar, CA 91765-2210
Skye Patrick
County Library Director
LA County Library
7400 E. Imperial Highway
Downey, CA 90242
County of Los Angeles
Department of Parks and Rec
Alina Bokde, Deputy Director
1000 S. Fremont Ave, Unit #40
Alhambra, CA 91803
Anita D. Gutierrez, AICP
Acting Dev Services Director
City of Pomona - Dev Svcs.
505 South Garey Avenue
Pomona, CA 91766
Metro Development Review
Los Angeles County Metropolitan
Transp. Authority
One Gateway Plaza, MS 99-22-1
Los Angeles, CA 90012-2952
Julianne Polanco, SHPO
Calif. Dept. of Parks & Recreation
Office of Historic Preservation
1725 23rd Street, Suite 100
Sacramento, CA 95816
Tom Weiner
Director of Community Dev
City of Walnut
21201 La Puente Road
Walnut, CA 91789
Salvador Flores
Southern California Edison
2 Innovation Way
Pomona, CA 91768
Southern California Gas Co
Centralized Correspondence
PO Box 3150
San Dimas, CA 91773
David Perez
Valley Vista Services, Inc.
17445 E Railroad Street
City of Industry, CA 91748
Steven D. Lowry
Southern California Edison Co
Real Prop, Title & Real Estate Svcs
2131 Walnut Grove Blvd. 2nd Fl
Rosemead, CA 91770-3769
Southern California Edison Co.
Local Governmental Affairs – Land
Use/Environmental Coord
2244 Walnut Grove Avenue
Rosemead, CA 91770
Grace P. Brandt
Department of Conservation
5816 Corporate Ave #100
Cypress, CA 90630
Orange County Planning &
Development Department
P.O. Box 4048
Santa Ana, CA 92703
Rowland Heights Community
Coordinating Council
P.O. Box 8171
Rowland Heights, CA 91748
Three Valleys Municipal
Water District
1021 E Miramar Ave
Claremont, CA 91711
Douglas Bassett
Spectrum Cable Company
4781 Irwindale Avenue
Irwindale, CA 91706
Asia Powell
Frontier Communications
510 Park Ave.
San Fernando, CA 91340
Gary Nellesen, Director
Facilities Planning & Mgmt
Mt. San Antonio College
1100 N. Grand Ave
Walnut, CA 91789
Teri G. Muse
Public Sector Solutions Rep
Waste Mgmt San Gabriel/Pomona
13940 E. Live Oak Avenue
Baldwin Park, CA 91706
Claire Schlotterbeck, Exec Dir
Hills for Everyone
P.O. Box 9835
Brea, CA 92822-1835
Gabrieleno Band of Mission Indians-
Kizh Nation
Andrew Salas, Chairperson
P.O. Box 393
Covina, CA 91723
La City/County
Native American Indian Comm.
3175 West 6th St
Los Angeles, CA 90020
San Gabriel Band of Mission
Indians
Anthony Morales, Chief
P.O. Box 693
San Gabriel, CA 91778
California Native American Heritage
Commission
1550 Harbor Blvd, Suite 100
West Sacramento, CA 95691
Gabrielino-Tongva Tribe
Charles Alvarez
23454 Vanowen Street
West Hills, CA, 91307
Gabrielino-Tongva Tribe
Linda Candelaria, Co-Chairperson
23453 Vanowen St
West Hills, CA 91307
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Gabrielino Tongva Nation
Sandonne Goad, Chairperson
106 1/2 Judge John Aiso St, #231
Los Angeles, CA 90012
Pauma Band of Luiseno Indians –
Pauma & Yuima Reservation
Temet Aguilar, Chairperson
PO Box 369
Pauma Valley, CA 92061
Gabrielino Tongva Indians of
California Tribal Council
Robert F. Dorame, Chairperson
P.O. Box 490
Bellflower, CA 90707
San Fernando Band of
Mission Indians
Donna Yocum, Chairperson
P.O. Box 221838
Newhall, CA, 91322
Soboba Band of Luiseno Indians
Joseph Ontiveros
Cultural Resource Director
PO Box 487
San Jacinto, CA 92581
Torres Martinez
Desert Cahuilla Indians
Michael Mirelez, Cultural Res Co
PO Box 1160
Thermal, CA 92274
Douglas Barcon
23535 Palomino Dr #545
Diamond Bar, CA 91765
Diamond Bar – Pomona Valley Sierra
Club Task Force
324 S. Diamond Bar Blvd. #230
Diamond Bar, CA 91765
Janet Cobb & Angela Moskow
CA Wildlife Foundation/CA Oaks
428 13th Street, #10A
Oakland, CA 94612
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Table C-2
Summary of Public Comments and Responses
Comment Response
We have a housing crisis Yes, the State Legislature has declared there is a
housing crisis in California
The housing market is strongly influenced by
investors
Yes
Children who grew up in Diamond Bar have difficulty
finding affordable housing that enables them to
continue living here
One of the main purposes of the Housing Element is
to increase the availability of housing at all income
levels so that grown children can afford to remain in
the community.
The City should consider an inclusionary housing
program
“Inclusionary housing” refers to a requirement that a
portion of new housing is made available at
affordable rents or prices. There are valid arguments
for and against such policies, and each city must
evaluate whether inclusionary requirements are
appropriate.
Diamond Bar doesn’t have sufficient transportation
and parking infrastructure to handle the amount of
development assigned in the RHNA, such as streets
serving the Metrolink station
Transportation issues must be a part of future
planning and development decisions, along with the
analysis of housing needs and the appropriate
locations for new housing.
Future planning and development of the Focus
Areas needs to be done thoughtfully so that these
areas enhance the quality of life in Diamond Bar
Detailed planning for the Focus Areas will be done
based on the policy framework established in the
General Plan and site-specific analysis conducted
during the preparation of specific plans and
development regulations for these areas.
If a site is listed in the inventory, is it required to be
developed for affordable housing?
No, the sites inventory only describes where
additional housing could be built based on zoning
regulations. Property owners will decide if and when
development occurs. The City or the State cannot
force property owners to develop their property for
housing.
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Contributing Factors to Fair Housing Issues
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-1-
HCD 6th Housing Element Comments and Responses
City of Diamond Bar
November 2021
HCD Comment
(Letter of 6/3/2021)
Housing Element
Page No. Response/Revision
A. Review and Revision Appendix A
Appendix A has been revised to provide additional information regarding the
effectiveness of goals, policies, and related actions in meeting the city’s
housing needs.
B.1 Affirmatively Furthering Fair
Housing
9-50 to 57
9-68
9-79
The element has been revised to include a description of public outreach, an
assessment of fair housing, identification and prioritization of contributing
factors to fair housing issues and goals, and actions sufficient to overcome
patterns of segregation and foster inclusive communities free from barriers
that restrict access to opportunity.
In addition, Program H-14 describes actions the City will take to affirmatively
further fair housing during the planning period.
B.2 Race and Ethnicity 9-7
9-52
The Needs Assessment (Table 9-4) includes data regarding the race and
ethnicity of Diamond Bar households. Additional data has been provided in
Figure 9-4.
B.3 Extremely-low-income
households
9-10/11 The Needs Assessment has been revised to provide additional data (Table 9-
11) and analysis regarding ELI households including tenure, and the analysis
provides additional information on potential housing problems and specific
housing needs of ELI households.
B.4 Sites Inventory Appendix B General Plan designation. The sites inventory (Tables B-3 through B-5) has
been revised to identify general plan designations.
Existing uses on non-vacant sites. The analysis of existing uses of non-vacant
sites in Tables B-3 through B-5 has been expanded to include the floor area
ratio (FAR) of existing buildings. FAR is an important indicator of
underutilization and market potential for redevelopment.
Electronic inventory. An electronic copy of the sites inventory will be
submitted to HCD with the adopted element.
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(Letter of 6/3/2021)
Housing Element
Page No. Response/Revision
Sites map. In addition to the citywide map (Figure B-1) the original draft
Housing Element included maps showing the locations of the sites within the
three Focus Areas (Figures B-2a, B-2b and B-2c).
Realistic Capacity. Appendix B has been revised to provide additional
analysis of the City’s methodology for calculating realistic capacity for sites
listed in the sites inventory. For sites zoned for nonresidential uses, the revised
element describes how the estimated number of residential units for each site
was determined.
Suitability of Nonvacant Sites. The analysis of nonvacant sites in the Town
Center, Neighborhood Mixed Use, and Transit-oriented Mixed-Use focus areas
has been expanded to demonstrate the potential for redevelopment,
including the extent existing uses constitute an impediment, recent
developments, development trends and market conditions. In addition, the
City Council resolution includes findings based on substantial evidence that
the existing use is not an impediment and will likely discontinue in the
planning period.
Second Units. The estimate of accessory dwelling unit (ADU) potential for the
planning period has been revised based on ADU permit trends during 2018-
2020.
B.5 Governmental Constraints 9-48 Infrastructure. The element has been revised to evaluate existing or planned
dry utilities supply capacity to accommodate the City’s regional housing
need for the planning period.
Water & Sewer Priority. The element has been revised to note that water and
sewer service providers must establish specific procedures to grant priority
water and sewer service to developments with units affordable to lower-
income households. The City has delivered the adopted housing element to
water and sewer service providers.
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(Letter of 6/3/2021)
Housing Element
Page No. Response/Revision
B.5 Governmental Constraints 9-39/40/41
9-65
Parking. The analysis of parking requirements as a potential constraint on the
cost and supply of housing and ability to achieve maximum densities has
been expanded, and Program H-8 has also been expanded to address this
issue.
B.5 Governmental Constraints 9-66 Website. Consistent with new transparency laws, Program H-13 has been
revised to include posting zoning and development standards on the City
website.
B.5 Governmental Constraints 9-47 Fees and exactions. The draft element has been revised to include school
fees. There are no other predetermined impact fees.
B.5 Governmental Constraints 9-46
9-65
Permit procedures. The City is in the process of comprehensively updating the
Development Code, including permit review procedures. As part of the
update, the City will be preparing objective development standards and
evaluating ways to streamline the review process, including SB 35 review
procedures to minimize constraints on housing supply and affordability.
Program H-8 has also been revised to address this issue.
B.5 Governmental Constraints 9-37/38 Persons with disabilities. The element has been revised to provide additional
description of reasonable accommodation procedures, criteria and process.
B.5 Governmental Constraints 9-42 Building Codes and Enforcement. The element has been revised to include
additional description of the building code enforcement process.
B.6 Nongovernmental Constraints 9-50 Price of land, Cost of Construction, and Availability of Financing. The element
has been revised to include additional information regarding the cost of land
and construction, and their impact on the supply of housing.
9-46 Requests for Lower Density, Permit Times, and Efforts to Address Non-
Governmental Constraints. The element has been revised to include analysis
of requests to develop at densities below the density identified in the site
inventory, and a description of the length of time between project approval
and request for building permit that hinders the jurisdiction’s ability to
accommodate RHNA by income category.
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HCD Comment
(Letter of 6/3/2021)
Housing Element
Page No. Response/Revision
B.7 Special Housing Needs 9-20 Elderly. The original draft Housing Element included analysis of the housing
problems and needs of the elderly, including the following: “Many elderly
persons are dependent on fixed incomes or have disabilities. Elderly
homeowners may be physically unable to maintain their homes or cope with
living alone. The housing needs of this group can be addressed through
smaller units, accessory dwelling units on lots with existing homes, shared
living arrangements, congregate housing and housing assistance programs.”
Additional cross-references to City programs to address the needs of the
elderly has been provided.
9-16/17 Persons with disabilities. Additional analysis of potential housing problems and
unmet needs of persons with disabilities, as well as references to programs to
address those needs has been provided.
C.1 Housing Programs 9-59 to 69 Program descriptions. Programs have been revised to clarify the City’s
specific role in implementation; implementation timelines; objectives,
quantified where appropriate; and identification of responsible agencies and
officials. In addition, Programs H-1, H-2 and H-3 have been revised as follows:
Program H-1, Residential Neighborhood Improvement has been
revised to clarify if that the objective is for the 8-year planning period.
Program H-2, Home Improvement Program has been revised to
include the City’s specific role in administration and identify responsible
agencies and officials.
Program H-3, Section 8 Rental Assistance Program has been revised to
describe the City’s specific role in implementation and identify responsible
agencies and officials.
C.2 Identify actions that will be
taken to make sites available.
9-64 Program H-8, Land Use Element and Development Regulations. has been
amended to include the following components consistent with State law:
• Permit owner-occupied and rental multifamily uses by right for
developments in which 20 percent or more of the units are affordable to
lower income households. By right means local government review must not
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(Letter of 6/3/2021)
Housing Element
Page No. Response/Revision
require a conditional use permit, planned unit development permit, or other
discretionary review or approval.
• Permit the development of at least 16 units per site.
• Require a minimum density of 20 units per acre; and
• Ensure a) at least 50 percent of the shortfall of low- and very low-income
regional housing need can be accommodated on sites designated for
exclusively residential uses, or b) if accommodating more than 50 percent of
the low- and very low-income regional housing need on sites designated for
mixed-uses, all sites designated for mixed-uses must allow 100 percent
residential use and require residential use to occupy at least 50 percent of
the floor area in a mixed-use project.
C.3 Programs to assist in the
development of adequate housing
to meet the needs of extremely
low-, very low-, low- and moderate-
income households.
9-65 Program H-7, Senior and Workforce Housing Development has been
expanded to include specific actions and timelines to assist in the
development of housing for extremely low-, very low-, low-, and moderate-
income households, including priority processing, fee waivers or deferrals,
modifying development standards, granting concessions and incentives for
housing developments that include units affordable to lower and moderate-
income households; assisting, supporting or pursuing funding applications;
and working with housing developers to coordinate and implement a
strategy for developing housing affordable to lower and moderate-income
households.
C.4 Programs to remove constraints The element has been revised to address this comment as described in
Findings B5 and B6, above.
C.5 Programs to affirmatively further
fair housing.
The element has been revised to address this comment as noted in Finding
B1, above.
D. Public Participation Appendix C The description of the public participation process has been expanded to
demonstrate diligent efforts were made to involve all economic segments of
the community in the development of the housing element, including ethnic
groups and non-English speakers.
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OCTOBER 13, 2021 PAGE 3 PLANNING COMMISSION
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C/Barlas asked if someone brought their own e - or regular cigarette and
want to use it in area designated for hookah, do the owners have any
provision or plan for that, the applicant replied that as of now they do not
have any restrictions, and if someone wants to smoke their own cigarette
etc. while having dinner in the area designated for hookah, they are not
planning to object to it.
Mr. Almannini responded to Chair/Rawlings how hookah is prepared in a
separate area.
Chair/Rawlings closed the public hearing.
C/Wolfe moved, Chair/Rawlings seconded, to approve the amendment to Minor
Conditional Use Permit and Variance PL2019-122, based on the findings of fact,
and subject to the conditions of approval as listed within the resolution. Motion
carried by the following Roll Call vote:
AYES: COMMISSIONERS: Barlas, Wolfe, Chair/Rawlings
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Mok, VC/Garg
7.2 Diamond Bar 2021-2029 Housing Element Update – The City of Diamond Bar
has prepared an update to the Housing Element of the City’s General Plan for
the 2021-2029 planning period. The Housing Element includes analysis of the
community’s housing needs, opportunities and constraints as well as, policies
and programs to facilitate the construction, rehabilitation, and preservation of
housing for all economic segments of the community.
PROJECT ADDRESS: CITYWIDE
APPLICANT/LEAD AGENCY: City of Diamond Bar
Community Development Department
CDD/Gubman introduced John Douglas, Housing Element Consultant, who
presented the updated Housing Element report revised to address HCD
comments, and recommended that the Planning Commission recommend City
Council approval of the Diamond bar Housing Element 2021-2029 update.
C/Wolfe stated that because the revisions to the prior draft Housing Element were
not highlighted within the latest draft, it was somewhat difficult to follow where
HDC’s comments were addressed and incorporated.
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OCTOBER 13, 2021 PAGE 4 PLANNING COMMISSION
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Chair/Rawlings asked if part of the exercise was to increase the likelihood that
some of the proposed housing would be built. Mr. Douglas responded that one
of the themes in state law is for cities to use their powers to try to encourage and
facilitate the production of housing to the extent they can, recognizing that cities
play an important role in the housing development process by adopting plans,
regulations, zoning, standards, etc. with many other things that must happen
before housing is built such as a willing property owner, a developer, a source of
funding, etc.
Chair/Rawlings commented that public comments were centered around the idea
of the Town Center Mixed Use and adjustment including parking structures to
make it more economically feasible for a developer to build, for which the city was
responsive in attempting to increase the likelihood that housing would be built.
Chair/Rawlings asked about the letter that was submitted to the Commission from
the Southwest Regional Council of Carpenters about including in the element the
idea of local hire and skilled labor and whether this was the right place to include
that idea, is a site specific plan a better place, or is it best handled on a policy
level with the City Council and Development Code. CDD/Gubman responded
that local preference generally comes into play as a policy decision with public
works projects, or if development agreements are involved. The Housing
Element is not the most appropriate vehicle for such policies which are ultimately
guided by the City Council and the limitations of local vendor preference.
C/Barlas asked if the City will offer incentives for developers with respect to the
Town Center. CDD/Gubman responded that the Urban Land Institute Technical
Assistance Panel’s recommendations included several incentives for the City to
consider, such as establishing an enhanced infrastructure facilities district, a tool
that somewhat replaces redevelopment and business improvement districts
where increased property values from a new development provide increased
sales tax back to the City to be used to invest into Specific Plan areas such as
the Town Center, or other types tax incentives. In addition, through state density
bonus law, if a developer building housing in the City commits to a certain
percentage of their development to be “affordable,” developers have a right to
build at a density that exceeds the City’s zoning limitation that would otherwise
be impose on the project. Diamond Bar, through its General Plan, has
established that it is seeking opportunities for higher and more affordable housing
in keeping with the housing demand for the community and is also seeking to
bring more residential into commercial areas to activate them toward achieving
more urban amenities.
Chair/Rawlings opened the public hearing.
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OCTOBER 13, 2021 PAGE 5 PLANNING COMMISSION
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AC/Marquez stated that as mentioned by Chair/Rawlings, an email was received
from Mitchell Tsai on behalf of the Southwest Regional Council of Carpenters, a
copy of which was provided to Planning Commissioners.
Paul Deibel, speaking telephonically, expressed his support for the Housing
Element that establishes commitments to modify the City’s Development Code
and Standards in the next two years to provide for greater densities and
incentives for more affordable housing opportunities in general as well as, in
focus areas in particular. Mr. Deibel said he was under the impression that the
document would be redlined with respect to responses to HCD’s comments and
felt that HCD comments called for the sites inventory to include a map that could
be distributed to potential developers to show where the units can be found.
Chair/Rawlings closed the public hearing.
C/Barlas moved, C/Wolfe seconded, to recommend City Council approval of the
Diamond bar Housing Element 2021-2029 update. Motion carried by the
following Roll Call vote:
AYES: COMMISSIONERS: Barlas, Wolfe, Chair/Rawlings
NOES: COMMISSIONERS: None
ABSENT: COMMISSIONERS: Mok, VC/Garg
8. PLANNING COMMISSION COMMENTS/INFORMATIONAL ITEMS:
C/Barlas was very happy to see the Housing Element move forward and looked forward
to improvements in the City.
9. STAFF COMMENTS/INFORMATIONAL ITEMS:
CDD/Gubman reported that there is one public hearing item scheduled for the regular
meeting of October 26, a Code Amendment to update the Family/Daycare Home
regulations to be consistent with recent legislation that modifies state law.
10. SCHEDULE OF FUTURE EVENTS:
As listed in the agenda.
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STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
June 3, 2021
Greg Gubman, Community Development Director
Community Development Department
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
Dear Greg Gubman:
RE: Review of Diamond Bar’s 6th Cycle (2021-2029) Draft Housing Element
Thank you for submitting the City of Diamond Bar’s (City) draft housing element
received for review on April 8, 2021, along with revisions received on May 17, 2021.
Pursuant to Government Code section 65585, subdivision (b), the California
Department of Housing and Community Development (HCD) is reporting the results of
its review. Our review was facilitated by a telephone conversation on May 10, 2021 with
your consultant John Douglas.
The draft element addresses many statutory requirements; however, revisions will be
necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code). In
particular, to comply with State Housing Element Law the element must provide a
complete sites inventory, including full analyses of the nonvacant sites, as well as
provide a full analysis addressing the required components for Affirmatively Furthering
Fair Housing, among other items. The enclosed Appendix describes these requirements
and other revisions needed to comply with State Housing Element Law.
To remain on an eight-year planning cycle, the City must adopt its housing element
within 120 calendar days from the statutory due date of October 15, 2021 for Southern
California Association of Government localities. If adopted after this date, Government
Code section 65588, subdivision (e)(4) requires the housing element be revised every
four years until adopting at least two consecutive revisions by the statutory deadline.
For more information on housing element adoption requirements, please visit HCD’s
website at: http://www.hcd.ca.gov/community-development/housing-element/housing-
element-memos/docs/sb375_final100413.pdf
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City should continue to engage the community, including organizations that
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Greg Gubman, Community Development Director
Page 2
represent lower-income and special needs households, by making information regularly
available and considering and incorporating comments where appropriate.
Several federal, state, and regional funding programs consider housing element
compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill
(SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s
Affordable Housing and Sustainable Communities programs; and HCD’s Permanent
Local Housing Allocation consider housing element compliance and/or annual reporting
requirements pursuant to Government Code section 65400. With a compliant housing
element, the City meets housing element requirements for these and other funding
sources.
We are committed to assisting the City in addressing all statutory requirements of State
Housing Element Law. If you have any questions or need additional technical
assistance, please contact John Buettner, of our staff, at (916) 841-4756.
Sincerely,
Megan Kirkeby
Deputy Director
Division of Housing Policy Development
Enclosure
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APPENDIX
CITY OF DIAMOND BAR
The following changes are necessary to bring the City’s housing element into compliance
with Article 10.6 of the Government Code. Accompanying each recommended change, we
cite the supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at
http://www.hcd.ca.gov/community-development/housing-element/housing-element-
memos.shtml. Among other resources, the housing element section contains HCD’s latest
technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks),
available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and
includes the Government Code addressing State Housing Element Law and other
resources.
A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and
progress in implementation, and reflect the results of this review in the revised element.
(Gov. Code, § 65588 (a) and (b).)
The element does not fully review the previous element and evaluate the appropriateness
and effectiveness in implementation. Specifically, the element must be revised to analyze
the effectiveness of prior programs. For example, Housing Program 14 states that the City
was to encourage production of housing through the provisions of incentives but does not
state if incentives were developed, offered, or provided to developers. The element must
provide a more detailed narrative describing the actual results or outcomes of the prior
housing element’s goals, objectives, policies, and programs.
In addition, the element must evaluate the appropriateness of the goals, objectives,
policies, and programs. For example, while the element states if program is to be
continued in the 6th cycle housing element, it does not indicate if modifications are
necessary to achieve better results in the new housing element cycle. The element
must provide narrative describing what has been learned based on the analysis or
effectiveness of the previous element, as described above.
B. Housing Needs, Resources, and Constraints
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with
Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in
the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A))
Program H-14 speaks to fair housing policies, entitlement reviews and fairness in
approving development applications, accommodations for persons with disabilities,
public outreach, and stakeholder engagement. This is not sufficient to cover the
AFFH area. In addition to the provisions in H-14, the assessment of fair housing
must include an analysis related to racially and ethnically concentrated areas of
poverty, disparities in access to opportunities and disproportionate housing needs,
including displacement risks. Further, the element contains no analysis to
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adequately identify and prioritize contributing factors to fair housing issues and
formulate meaningful and significant goals and actions. An analysis generally will
identify all the above fair housing areas, evaluate patterns and trends, analyze other
relevant factors, and summarize findings to better inform and prioritize contributing
factors to fair housing issues and formulate goals and actions. Specifically, the
element must include:
• Identification and analysis of integration and segregation on protected
characteristics, including race, disability, familial status, and income.
Identification and analysis must also fully address disproportionate housing
needs, including overpayment, overcrowding and substandard housing and
access to opportunities for persons with disabilities.
• For all analysis categories (e.g., fair housing enforcement, segregation, and
integration, racially and ethnically concentrated areas of poverty, disparities in
access to opportunities and disproportionate housing needs), discuss patterns
and trends relative to the region.
• For all analysis categories, analyze other relevant factors, including demographic
trends relative to the region, and any other relevant policy or program areas. The
City must also consider relativity to the region as well as other relevant factors
and address a summary of fair housing issues based on the outcomes of a
complete analysis.
• The element must analyze whether sites are located throughout the community
to affirmatively further fair housing. For example, the element should analyze
identified sites relative to access to opportunity segregation and integration,
racially and ethnically concentrated areas of poverty and affluence and
displacement risk. The element should also discuss whether the identified sites
serve the purpose of replacing segregated living patterns with truly integrated
and balanced living patterns, transforming racially and ethnically concentrated
areas of poverty into areas of opportunity.
• The element must list and prioritize contributing factors to fair housing issues.
Contributing factors create, contribute to, perpetuate, or increase the severity
of fair housing issues and are fundamental to adequate goals and actions.
Examples include community opposition to affordable housing, housing
discrimination, land use and zoning laws, lack of regional cooperation, location
and type or lack of affordable housing and lack of public or private investment in
areas of opportunity or affordable housing choices.
• Goals and actions must significantly seek to overcome contributing factors to
fair housing issues. These actions are not limited to the regional housing need.
For example, the element may need to consider zoning or land use changes
regardless of the regional housing need allocation (RHNA). The element must
add, and revise programs based on a complete analysis and listing and
prioritization of contributing factors to fair housing issues.
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For further information about AFFH requirements, please refer to HCD’s
Affirmatively Further Fair Housing guidance memo.
2. Include an analysis of population and employment trends and documentation of
projections and a quantification of the locality's existing and projected needs for all
income levels, including extremely low-income households. (Gov. Code, § 65583,
subd. (a)(1).)
Population and employment trends are important to understanding the diversity of
the City’s residents and economic growth patterns in the City. This data is integral in
determine housing needs at various levels and aids in determining actions and
programs the City can implement to address various issues. Additionally, race and
ethnicity are important in addressing the City’s AFFH obligations. The draft element
provides data on the City’s population trends but should also provide data or
analysis on race and ethnicity.
3. Include an analysis and documentation of household characteristics, including level
of payment compared to ability to pay, housing characteristics, including
overcrowding, and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).)
The draft element includes data on household characteristics, level of payments
compared to ability to pay, overcrowding, and general housing stock condition.
However, data for extremely low-income (ELI) households does not consider tenure
as seen in Table 9-4, nor does the analysis provide information on potential housing
problems and specific housing needs of this economic group. These analyses are
vital to determining the needs of all households, including ELI, so that the City can
address any deficiencies and implement actions and programs that address their
needs.
4. An inventory of land suitable and available for residential development, including
vacant sites and sites having realistic and demonstrated potential for redevelopment
during the planning period to meet the locality’s housing need for a designated
income level, and an analysis of the relationship of zoning and public facilities and
services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
The City has a (RHNA) of 2,521 housing units, of which 1,281 are for lower-income
households. To address this need, the element relies on nonvacant and
underutilized sites in the newly designated Town Center, Neighborhood Mixed-use,
and Transit-Oriented Mixed-Use Focus Areas. All sites listed for all income ranges in
the sites inventory need rezoning consistent with the newly revised general plan.
Additionally, over fifty percent of the sites are being used to accommodate the City’s
lower-income RHNA, which requires additional analysis. To demonstrate the
adequacy of these sites and strategies to accommodate the City’s RHNA, the
element must include complete analyses of the following:
Sites Inventory: While the sites inventory lists the address, APN, existing zoning,
parcel size, allowable density, whether or not the sites are publicly owned, income
categories, and estimated total units, it must also identify the site’s general plan
designations and provide a more detailed description of the existing uses of the
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nonvacant sites beyond a general description of “commercial”. For additional
information, see the Building Blocks at http://www.hcd.ca.gov/community-
development/building-blocks/site-inventory-analysis/inventory-of-land-suitable.shtml.
Please note, Pursuant to SB 6 (Chapter 667, Statutes of 2019), for a housing
element or amendment adopted on or after January 1, 2021, the planning agency
shall submit to HCD an electronic copy of its inventory of these parcels using
standards, forms, and definitions adopted by HCD. For further information, refer to
HCD’s Housing Element Site Inventory Guidebook.
Map of Sites: While the element has general land use map (figure B-1), the map must
identify the location of the sites within the sites inventory.
Realistic Capacity: The element does not fully analyze the City’s methodology for
calculating realistic capacity for sites listed in the sites inventory. For sites zoned for
nonresidential uses, e.g. commercial and mixed-use zones, the element must
describe how the estimated number of residential units for each site was
determined. To demonstrate the likelihood for residential development in
nonresidential zones, the element could describe any performance standards
mandating a specified portion of residential and any factors increasing the potential
for residential development such as incentives for residential use, and residential
development trends in the same nonresidential zoning districts. For additional
information, see the Building Blocks at http://www.hcd.ca.gov/community-
development/building-blocks/site-inventory-analysis/analysis-of-sites-and-
zoning.shtml#analysis.
Suitability of Nonvacant Sites: Appendix B, Methodology for the Sites Inventory
Analysis, offers high-level analysis of the Town Center, Neighborhood Mixed Use,
and Transit-oriented Mixed-Use focus areas. However, the element must include an
analysis to demonstrate the potential for redevelopment. The analysis shall consider
factors including, but not limited to, the extent existing uses constitute an
impediment, recent developments, development trends and market conditions. In
addition, as the element appears to rely on nonvacant sites to accommodate 50
percent or more of the housing needs for lower-income households, this triggers
requirements to make findings based on substantial evidence that the existing use is
not an impediment and will likely discontinue in the planning period. For additional
information and sample analysis, see the Building Blocks at
http://www.hcd.ca.gov/community-development/building-blocks/site-inventory-
analysis/analysis-of-sites-and-zoning.shtml#analysis.
Second Units: The element incorrectly calculates accessory dwelling unit (ADU)
potential for the planning period by considering a rate of 8 ADUs per year based on
the most recent (2020) production. Specifically, in addition to other methods, HCD
accepts the use of trends in ADU construction since January 2018 to estimate new
production. Based on past production between 2018 to 2020, the City is averaging
5 units per year. The City can increase this estimate if it includes addition analysis
that includes information such as how community needs and demand are likely to
increase production and include programs that aggressively promote and incentivize
ADU construction.
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Infrastructure: While the element describes water and sewer infrastructure, it must
also demonstrate sufficient existing or planned dry utilities supply capacity, including
the availability and access to distribution facilities to accommodate the City’s
regional housing need for the planning period (Gov. Code, § 65583.2, subd. (b).).
For additional information, see the Building Blocks at
http://www.hcd.ca.gov/community-development/building-blocks/site-inventory-
analysis/analysis-of-sites-and-zoning.shtml#environmental.
Water Sewer Priority: The element does not address water and sewer priority. For
your information, water and sewer service providers must establish specific
procedures to grant priority water and sewer service to developments with units
affordable to lower-income households. (Gov. Code, § 65589.7.) Local governments
are required to immediately deliver the housing element to water and sewer service
providers. HCD recommends including a cover memo describing the City’s housing
element, including the City’s housing needs and regional housing need. For
additional information and sample cover memo, see the Building Blocks at
http://www.hcd.ca.gov/community-development/building-blocks/other-
requirements/priority-for-water-sewer.shtml.
5. An analysis of potential and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including the types of
housing identified in paragraph (1) of subdivision (c), and for persons with disabilities
as identified in the analysis pursuant to paragraph (7), including land use controls,
building codes and their enforcement, site improvements, fees and other exactions
required of developers, and local processing and permit procedures. The analysis
shall also demonstrate local efforts to remove governmental constraints that hinder
the locality from meeting its share of the regional housing need in accordance with
Government Code section 65584 and from meeting the need for housing for persons
with disabilities, supportive housing, transitional housing, and emergency shelters
identified pursuant to paragraph (7). Transitional housing and supportive housing
shall be considered a residential use of property and shall be subject only to those
restrictions that apply to other residential dwellings of the same type in the same
zone (Gov. Code, § 65583, subd. (a)(5)).
Land Use Controls: While the element lists parking requirements at 2 spaces per
unit for multifamily uses, it must also analyze the requirements as a potential
constraint on the cost and supply of housing and ability to achieve maximum
densities.
The City must address whether it has complied with new transparency laws requiring
all zoning and development standards for each parcel to be provided on the
jurisdiction’s website (Gov. Code 65940.1 (a)(1)(B)).
Fees and Exactions: The element must describe all required fees for single family
and multifamily housing development, including impact fees, and analyze their
impact as potential constraints on housing supply and affordability. For example, the
analysis could identify the total amount of fees and their proportion to the
development costs for both single family and multifamily housing. The element lists
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the basic fees and exactions for development projects across the board. However, it
should also demonstrate typical costs for Multifamily and Single-Family Residence
construction. Additionally, the element should also address whether the City has
complied with the new transparency laws requiring fees and inclusionary
requirements to be provided on a jurisdiction’s website (GC 65940.1(a)(1)(A)). For
additional information and a sample analysis and tables, see the Building Blocks at
http://www.hcd.ca.gov/community-development/building-blocks/constraints/fees-and-
exactions.shtml.
Local Processing and Permit Procedures: The element provides a general overview
of the City’s processing and permit procedures. However, the element should
provide average processing times for single-family and multifamily developments.
The element also acknowledges that single-family residences and multifamily
developments are permitted by-right in their respective zones but require
“Development Review” (page 9-41). In addition, according to the City’s website,
Diamond Bar has adopted design guidelines. The element must describe and
analyze the development application process and design review requirements
including approval procedures and decision-making criteria for their impact as
potential constraints on housing supply and affordability. For example, the analysis
could describe required findings and discuss whether objective standards and
guidelines improve development certainty and mitigate cost impacts. The element
must demonstrate this process is not a constraint and include a program to address
this permitting requirement, as appropriate.
Persons with Disabilities: While the element briefly describes its reasonable
accommodation procedures, it should further explain its reasonable accommodation
criteria and process. In addition, the element must analyze its conditional use permit
process for residential care facilities for seven or more persons as a potential barrier
to housing for persons with disabilities and include programs as necessary to
address this constraint. For additional information and sample analysis, see the
Building Blocks at http://www.hcd.ca.gov/community-development/building-
blocks/constraints/constraints-for-people-with-disabilities.shtml.
Codes and Code Enforcement: While the element states that the City building codes
are based upon the California Building, Plumbing, Mechanical and Electrical Codes,
it must also describe its code enforcement processes and procedures. For additional
information and a sample analysis, see the Building Blocks at
https://www.hcd.ca.gov/community-development/building-blocks/constraints/codes-
and-enforcement-on-offsite-improvement-standards.shtml.
6. An analysis of potential and actual nongovernmental constraints upon the
maintenance, improvement, or development of housing for all income levels,
including the availability of financing, the price of land, the cost of construction, the
requests to develop housing at densities below those anticipated in the analysis
required by subdivision (c) of Government Code section 65583.2, and the length of
time between receiving approval for a housing development and submittal of an
application for building permits for that housing development that hinder the
construction of a locality’s share of the regional housing need in accordance with
Government Code section 65584. The analysis shall also demonstrate local efforts
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to remove nongovernmental constraints that create a gap between the locality’s
planning for the development of housing for all income levels and the construction of
that housing. (Gov. Code, § 65583, subd. (a)(6)).
Price of land, Cost of Construction, and Availability of Financing: While, the element
includes a high-level analysis of availability of financing, the price of land, the cost of
construction, it should be revised to analyze quantifiable cost data and its impact on
the supply of housing.
Requests for Lower Density, Permit Times, and Efforts to Address Non-
Governmental Constraints: The element must include analysis regarding local efforts
to address non-governmental constraints that create a gap in the jurisdiction’s ability
to meet RHNA by income category, an identification and analysis of requests to
develop at densities below the density identified in the site inventory, and a
description of the length of time between project approval and request for building
permit that hinders the jurisdiction’s ability to accommodate RHNA by income
category. For example, the City can look at recent developments in the jurisdiction
and identify any non-governmental constraints.
7. Analyze any special housing needs such as elderly; persons with disabilities,
including a developmental disability; large families; farmworkers; families with female
heads of households; and families and persons in need of emergency shelter. (Gov.
Code, § 65583, subd. (a)(7).)
Elderly: While the element provides some data on elderly households by income and
tenure and list programs amenable to this category of special needs, it should also
include an analysis of potential housing problems and unmet needs to better target
programs to address housing needs.
Persons with Disabilities including Developmental Disabilities: While the element
provides some data for persons with disabilities by type and age and list programs, it
should also include an analysis of potential housing problems and unmet needs to
better target programs to address housing needs.
C. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period,
each with a timeline for implementation, which may recognize that certain programs
are ongoing, such that there will be beneficial impacts of the programs within the
planning period, that the local government is undertaking or intends to undertake to
implement the policies and achieve the goals and objectives of the housing element
through the administration of land use and development controls, the provision of
regulatory concessions and incentives, and the utilization of appropriate federal and
state financing and subsidy programs when available. The program shall include an
identification of the agencies and officials responsible for the implementation of the
various actions. (Gov. Code, § 65583, subd. (c).)
To address the program requirements of Gov. Code section 65583, subd. (c)(1-6),
and to facilitate implementation, all programs should be revised to include: (1) a
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description of the City’s specific role in implementation; (2) definitive implementation
timelines (e.g., December 31, 2021); (3) objectives, quantified where appropriate;
and (4) identification of responsible agencies and officials (e.g., Planning Assistant,
Community Development, etc.). In addition, the following programs required
additional revisions.
Program H-1, Residential Neighborhood Improvement Program: Program H-1
quantifies how many eligible homes the City is targeting to assist, which is 5-6, but
should be revised to clarify if that will be over the 8-year period or annually.
Program H-2, Home Improvement Program: Program H-2 speaks to the use of
CDBG funds the City uses for the program but does not address the City’s specific
role in administration or identify responsible agencies and officials.
Program H-3, Section 8 Rental Assistance Program: Programs should describe the
City’s specific role in implementation and identify responsible agencies and officials.
Program H-3 states that the Home improvement program utilizes CDBG funds, but it
does not address the City’s specific role in implementation.
2. Identify actions that will be taken to make sites available during the planning period
with appropriate zoning and development standards and with services and facilities
to accommodate that portion of the city’s or county’s share of the regional housing
need for each income level that could not be accommodated on sites identified in the
inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning,
and to comply with the requirements of Government Code section 65584.09. Sites
shall be identified as needed to facilitate and encourage the development of a
variety of types of housing for all income levels, including multifamily rental housing,
factory-built housing, mobilehomes, housing for agricultural employees, supportive
housing, single-room occupancy units, emergency shelters, and transitional housing
(Gov. Code, § 65583, subd. (c)(1)).
As noted in the Finding B4, the element does not include a complete sites inventory
or analysis; as a result, the adequacy of sites and zoning has not been established.
Based on the results of a complete sites inventory and analysis, programs may need
to be added, or revised, to address a shortfall of sites and zoning for a variety of
housing types.
The element identifies sites in the Town Center, Neighborhood Mixed Use, and
Transit-Oriented Mixed-Use Focus Areas which, while identified in the 2019 General
plan, still require zoning and development code updates to be available to for
housing development. This represents a shortfall of sites to accommodate the City’s
share of the regional housing need. While the element includes Program H-8 to
complete the amendments to the development code within three years of housing
element adoption, the program must be amended to demonstrate a commitment to
accommodate 100 percent of the shortfall of sites necessary to accommodate the
remaining housing need for housing for very low- and low-income households during
the planning period and include the following components:
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• Permit owner-occupied and rental multifamily uses by right for developments
in which 20 percent or more of the units are affordable to lower income
households. By right means local government review must not require a
conditional use permit, planned unit development permit, or other
discretionary review or approval.
• Permit the development of at least 16 units per site.
• Require a minimum density of 20 units per acre; and
• Ensure a) at least 50 percent of the shortfall of low- and very low-income
regional housing need can be accommodated on sites designated for
exclusively residential uses, or b) if accommodating more than 50 percent of
the low- and very low-income regional housing need on sites designated for
mixed-uses, all sites designated for mixed-uses must allow 100 percent
residential use and require residential use to occupy at least 50 percent of the
floor area in a mixed-use project.
3. The housing element shall contain programs which assist in the development of
adequate housing to meet the needs of extremely low-, very low-, low- and
moderate-income households. (Gov. Code, § 65583, subd. (c)(2).)
Program H-7, Senior and Workforce Housing Development, encourages the
development of senior and workforce housing, including very-low (VL) and extremely
low-income (ELI) persons. However, this program alone is insufficient in
encouraging and facilitating the development of housing for ELI and VL income
categories. The element must include a program(s) with specific actions and
timelines to assist in the development of housing for extremely low-, very low-, low-,
and moderate-income households. The program(s) could commit the City to
adopting priority processing, granting fee waivers or deferrals, modifying
development standards, granting concessions and incentives for housing
developments that include units affordable to lower and moderate-income
households; assisting, supporting or pursuing funding applications; and working with
housing developers coordinate and implement a strategy for developing housing
affordable to lower and moderate-income households. For additional information,
see the Building Blocks at http://www.hcd.ca.gov/community-development/building-
blocks/program-requirements/assist-in-development-housing.shtml and for financial
assistance programs, see HCD’s website at
http://www.hcd.ca.gov/fa/LG_program_directory.pdf.
4. Address and, where appropriate and legally possible, remove governmental and
nongovernmental constraints to the maintenance, improvement, and development of
housing, including housing for all income levels and housing for persons with
disabilities. The program shall remove constraints to, and provide reasonable
accommodations for housing designed for, intended for occupancy by, or with
supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
As noted in Finding(s) B5 and B6, the element requires a complete analysis of
potential governmental and non-governmental constraints. Depending upon the
results of that analysis, the City may need to revise or add programs and address
and remove or mitigate any identified constraints.
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5. Promote and affirmatively further fair housing opportunities and promote housing
throughout the community or communities for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, color, familial status, or
disability, and other characteristics protected by the California Fair Employment and
Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2),
Section 65008, and any other state and federal fair housing and planning law. (Gov.
Code, § 65583, subd. (c)(5).)
As noted in Finding B1, the element must include a complete analysis of
affirmatively furthering fair housing. Based on the outcome of that analysis, the
element must add or modify programs. Additionally, programs and actions need to
be significant, meaningful, and sufficient to overcome identified patterns of
segregation and affirmatively further fair housing.
D. Public Participation
Local governments shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the housing element, and
the element shall describe this effort. (Gov. Code, § 65583, subd. (c)(8).)
While the element includes a general summary of the public participation process (page
9-80, Appendix C), it must also demonstrate diligent efforts were made to involve all
economic segments of the community in the development of the housing element. For
example, according to the American Communities Data, the City is made up of multiple
ethnic groups. The element could describe how these groups were reached and if
materials and meetings were offered in multiple languages.
For your information, some general plan element updates are triggered by housing
element adoption. For example, a jurisdiction must address environmental justice in its
general plan by the adoption of an environmental justice element, or by the integration
of environmental justice goals, policies, and objectives into other general plan elements
upon the adoption or next revision of two or more elements concurrently on or after
January 1, 2018. (Gov. Code, § 65302, subd. (h).) In addition, the safety and
conservation elements of the general plan must include analysis and policies regarding
fire and flood hazard management and be revised upon each housing element revision.
(Gov. Code, § 65302, subd. (g).) Also, the land-use element must identify and analyze
disadvantaged communities (unincorporated island or fringe communities within
spheres of influence areas or isolated long-established legacy communities) on, or
before, the housing element’s adoption due date. (Gov. Code, § 65302.10, subd. (b).)
HCD reminds the City to consider timing provisions and welcomes the opportunity to
provide assistance. For information, please see the Technical Advisories issued by the
Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf and
http://opr.ca.gov/docs/Final_6.26.15.pdf.
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9.0 HOUSING
ELEMENT
2021 -2029
REVISED DRAFT (redline)
November 2021
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Contents
9.1 Introduction ...................................................................................................................... 9-1
Community Context .............................................................................................................. 9-1
Role of Housing Element ....................................................................................................... 9-1
Public Participation ................................................................................................................ 9-3
Relationship to Other General Plan Elements .................................................................... 9-3
9.2 Housing Needs Assessment ............................................................................................ 9-4
Population Characteristics .................................................................................................... 9-4
Household Characteristics .................................................................................................... 9-5
Employment .......................................................................................................................... 9-11
Housing Stock Characteristics ............................................................................................ 9-13
Special Needs....................................................................................................................... 9-16
Assisted Housing at Risk of Conversion .............................................................................. 9-23
Future Growth Needs........................................................................................................... 9-24
9.3 Resources and Opportunities ....................................................................................... 9-26
Land Resources .................................................................................................................... 9-26
Financial and Administrative Resources ........................................................................... 9-26
Energy Conservation Opportunities ................................................................................... 9-29
9.4 Constraints ...................................................................................................................... 9-31
Governmental Constraints .................................................................................................. 9-31
Development Processing Procedures ............................................................................... 9-43
Non-Governmental Constraints ......................................................................................... 9-49
Affirmatively Furthering Fair Housing .................................................................................. 9-51
9.5 Housing Action Plan ...................................................................................................... 9-62
Goals and Policies ................................................................................................................ 9-62
Housing Programs ................................................................................................................ 9-64
Appendix A – Evaluation of the Prior Housing Element
Appendix B – Residential Sites Inventory
Appendix C – Public Participation Summary
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List of Tables
Table 9-1 : Population Trends, 2000-2020, Diamond Bar vs. SCAG Region ............................... 9-4
Table 9-2 : Population by Age and Sex, Diamond Bar ................................................................ 9-5
Table 9-3 : Overcrowding by Tenure, Diamond Bar and SCAG Region ................................... 9-5
Table 9-4 : Extremely-Low-Income Households, Diamond Bar ................................................... 9-7
Table 9-5 : Income Categories and Affordable Housing Costs, Los Angeles County ............. 9-8
Table 9-6 : Percentage of Income Spent on Rent, Diamond Bar .............................................. 9-8
Table 9-7 : Percentage of Income Spent on Rent by Income Category, Diamond Bar ........ 9-9
Table 9-8 : Median Home Sales Price for Existing Homes, Diamond Bar and SCAG Region .. 9-9
Table 9-9 : Monthly Mortgage Cost, Diamond Bar and SCAG Region ................................... 9-10
Table 9-10 : Monthly Mortgage Cost by Income Category, Diamond Bar ............................ 9-10
Table 9-11 : Overpayment by Tenure and Income Category, Diamond Bar ........................ 9-11
Table 9-12 : Employment by Industry, Diamond Bar .................................................................. 9-12
Table 9-13 : Employment by Occupation – Diamond Bar vs. SCAG Region ......................... 9-13
Table 9-14 : Housing by Type, Diamond Bar and SCAG Region .............................................. 9-14
Table 9-15 : Housing by Tenure, Diamond Bar and SCAG Region........................................... 9-14
Table 9-16 : Housing Tenure by Age of Householder, Diamond Bar ........................................ 9-14
Table 9-17 : Vacant Units by Type, Diamond Bar and SCAG Region ...................................... 9-15
Table 9-18 : Age of Housing Stock, Diamond Bar and SCAG Region ..................................... 9-15
Table 9-19 : Disabilities by Type, Diamond Bar ........................................................................... 9-16
Table 9-20 : Disabilities by Type for Seniors 65+, Diamond Bar and SCAG Region ................ 9-17
Table 9-21 : Developmental Disabilities by Residence and Age, Diamond Bar .................... 9-18
Table 9-22 : Elderly Households by Income and Tenure, Diamond Bar................................... 9-20
Table 9-23 : Household Size by Tenure, Diamond Bar ............................................................... 9-21
Table 9-24 : Household Type by Tenure, Diamond Bar.............................................................. 9-22
Table 9-25 : Poverty Status for Female-Headed Households, Diamond Bar ........................... 9-22
Table 9-26 : Employment in the Agricultural Industry, Diamond Bar........................................ 9-23
Table 9-27 : 2021-2029 Regional Housing Growth Needs, Diamond Bar ................................. 9-24
Table 9-28 : Land Use Categories, Diamond Bar 2040 General Plan ...................................... 9-32
Table 9-29 : Residential Development Standards ...................................................................... 9-35
Table 9-30 : Permitted Residential Development by Zoning District ........................................ 9-35
Table 9-31 : Residential Parking Requirements ........................................................................... 9-42
Table 9-32 : Review Authority for Residential Development ..................................................... 9-44
Table 9-33 : Planning and Development Fees ........................................................................... 9-48
Table 9-34 : Road Improvement Standards ................................................................................ 9-49
Table 9-35 : Quantified Objectives 2021-2029, Diamond Bar ................................................... 9-75
List of Figures
Figure 9-1 Regional Location, Diamond Bar ............................................................................. 9-2
Figure 9-2 Seismic Hazard Zones ............................................................................................... 9-57
Figure 9-3 Fire Hazard Zones ...................................................................................................... 9-58
Figure 9-4 Racial Demographics .............................................................................................. 9-59
Figure 9-5 Poverty Status ............................................................................................................ 9-59
Figure 9-6 Racially or Ethnically Concentrated Areas of Poverty ......................................... 9-60
Figure 9-7 Disability Status .......................................................................................................... 9-61
Figure 9-8 TCAC/HCD Opportunity Map ................................................................................. 9-61
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9.1 INTRODUCTION
COMMUNITY CONTEXT
Diamond Bar is a scenic community
located in the San Gabriel Valley on
the eastern edge of Los Angeles
County, within minutes of Orange,
Riverside, and San Bernardino counties.
With its origin as a center for ranching
perched among a landscape of rolling
hills in the East San Gabriel Valley,
suburban-style growth later established
Diamond Bar as a residential
community known for its friendly
country-living atmosphere, abundant
open spaces, exceptional public
facilities, well-maintained parks and
hiking trails, and excellent schools.
With convenient access to State Route
57 (SR-57) and SR-60, Diamond Bar is
within 30 miles driving distance of the
cities of Los Angeles, Riverside, and
Irvine, making it a desirable part of the
region to live and work. Diamond Bar is
bounded by the cities of Industry and
Pomona to the north and Chino Hills to
the east, and unincorporated Los
Angeles County to the south and west.
The western edge of the city lies at the
intersection of SR-57 and SR-60, with
SR-57 connecting the city to Interstate
10 (I-10) 1½ miles to the north and SR-60
connecting to SR-71 roughly 2 miles to
the east. The Industry Metrolink Station
lies on Diamond Bar’s northern border
with the City of Industry, providing east-
west transit connections to Los Angeles
and Riverside. The regional setting is
depicted in Figure 9-1.
Most of the easily buildable land in the
City has already been developed, and
much of the remaining land has a
variety of geotechnical and topo-
graphic conditions that may constrain
future development. As a result, a
significant portion of future residential
growth in Diamond Bar is expected to
occur through redevelopment of
commercial or light industrial properties,
particularly those designated for mixed-
use development in the 2019
comprehensive 2040 General Plan
update.
R OLE OF HOUSING ELEMENT
Diamond Bar is faced with various
important housing issues that include a
balance between employment and
housing opportunities, a match
between the supply of and demand for
housing, preserving and enhancing
affordability for all segments of the
population, preserving the quality of
the housing stock, and providing new
types of housing necessary to
accommodate growth and the
changing population. This Housing
Element provides policies and
programs to address these issues.
Diamond Bar's Housing Element is an
8-year plan for the period 2021-2029,
unlike other General Plan elements
which typically cover a 10- to 20-year
planning horizon.
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Figure 9-1 Regional Location, Diamond Bar
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The Diamond Bar Housing Element
consists of the following major
components:
• This Introduction to the Housing
Element
• An analysis of the City's
demographic and housing
characteristics and trends
(Section 9.2)
• An evaluation of resources and
opportunities available to address
housing issues (Section 9.3)
• A review of potential market,
governmental, and environmental
constraints to meeting the City’s
identified housing needs
(Section 9.4)
• The Housing Action Plan for the
2021-2029 planning period
(Section 9.5)
• A review of the City’s accomplish-
ments during the previous
planning period (Appendix A)
• A detailed inventory of the
suitable sites for housing
development (Appendix B); and
• A description of opportunities for
stakeholders to participate in the
preparation of the Housing
Element (Appendix C)
PUBLIC PARTICIPATION
Residents, businesses and interest
groups were provided the opportunity
to participate in the Housing Element
update process and were an
important component of the overall
program. Details regarding
opportunities for public involvement
during the preparation and adoption
of this Housing Element are provided in
Appendix C.
RELATIONSHIP T O OTHER GENERAL PLAN ELEMENTS
In addition to the Housing Element, the
City of Diamond Bar General Plan
consists of the following Chapters:
• Land Use & Economic
Development
• Community Character &
Placemaking
• Circulation
• Resource Conservation
• Public Facilities & Services
• Public Safety
• Community Health & Sustainability
This Housing Element builds upon and is
consistent with the other General Plan
chapters. For example, residential land
use designations established in the
Land Use Element and potential
constraints described in the Resource
Conservation and Public Facilities and
Services elements are reflected in the
Housing Element sites inventory
(Appendix B). As the General Plan is
amended from time to time, the
Housing Element will be reviewed for
consistency, and amended as
necessary to maintain an internally
consistent General Plan.
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9.2 HOUSING NEEDS ASSESSMENT
This section examines Diamond Bar’s
general population and household
characteristics and trends, such as age,
employment, household composition
and size, household income, and
special needs. Characteristics of the
existing housing stock (e.g., number of
units and type, tenure, age and
condition, costs) are also addressed.
Finally, the City’s projected housing
needs based on the 2021-2029
Regional Housing Needs Assessment
(RHNA) are examined.
The data presented in this section has
been compiled by the Southern
California Association of Governments
(SCAG) based upon recent data from
the U.S. Census, California Department
of Finance (DOF), California
Employment Development Department
(EDD) and other relevant sources and
has been pre-approved by the
California Department of Housing and
Community Development (HCD).
POPULATION CHARACTERISTICS
Population Growth Trends
Diamond Bar was incorporated in 1989
with much of its territory already
developed. From 2000 to 2020 the
City’s population increased from 56,287
to an estimated population of 57,177
(see Table 9-1), an annual growth rate
of 0.1% compared to 0.7% for the SCAG
region as a whole.
Table 9-1: Population Trends, 2000-2020, Diamond Bar vs. SCAG Region
Age
Housing needs are influenced by the
age characteristics of the population.
Different age groups require different
accommodations based on lifestyle,
family type, income level, and housing
preference. Table 9-2 provides a
comparison of the City’s population by
age group. The population of Diamond
Bar is 49.1% male and 50.9% female.
The share of the population of
Diamond Bar below 18 years of age is
20.3%, which is lower than the regional
share of 23.4%. Diamond Bar's seniors
(65 and above) make up 15.6% of the
population, which is higher than the
regional share of 13%.
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Table 9-2: Population by Age and Sex, Diamond Bar
HOUSEHOLD CHARACTERISTICS
Overcrowding
Overcrowding is often closely related to
household income and the cost of
housing. The U.S. Census Bureau
considers a household to be over-
crowded when there is more than one
person per room, excluding bathrooms
and kitchens, and severely overcrowded
when there are more than 1.5
occupants per room. Table 9-3
summarizes the incidence of over-
crowding for Diamond Bar as compared
to the SCAG region as a whole.
Table 9-3: Overcrowding by Tenure, Diamond Bar and SCAG Region
According to recent Census data
overcrowding was more prevalent
among renters than for owner-
occupied units. Approximately 10.9%
of the City’s renter-occupied
households were overcrowded
compared to 2.4% of owner-occupied
households. The incidence of over-
crowding in Diamond Bar was
substantially lower than is typical for
the SCAG region as a whole. Many of
the policies and programs described in
Section 9.5 - Housing Action Plan will
help to address the problem of
overcrowding, particularly Program H-3
(Section 8 Rental Assistance), Program
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H-4 (Preservation of Assisted Housing),
Program H-7 (Senior and Workforce
Housing Development), Program H-9
(Mixed-Use Development), Program H-
12 (Affordable Housing
Incentives/Density Bonus), and
Program H-14 (Affirmatively Furthering
Fair Housing).
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Household Income
Household income is a primary factor
affecting housing needs in a
community, particularly for extremely-
low-income households, defined as 30%
of median income or less. According to
recent Census data, approximately
7.9% of households in Diamond Bar
were within the extremely-low-income
(ELI) category, and renters were much
more likely than owners to fall within the
ELI category (Table 9-4).
Table 9-4: Extremely-Low-Income Households, Diamond Bar
Housing Affordability and Overpayment
Housing Affordability Criteria
State law establishes five income
categories for purposes of housing
programs based on the area (i.e.,
county) median income (AMI):
extremely-low (30% or less of AMI), very-
low (31-50% of AMI), low (51-80% of
AMI), moderate (81-120% of AMI) and
above moderate (over 120% of AMI).
Housing affordability is based on the
relationship between household
income and housing expenses.
According to the U.S. Department of
Housing and Urban Development (HUD)
and the California Department of
Housing and Community Development
(HCD), housing is considered
“affordable” if monthly housing cost is
no more than 30% of a household’s
gross income. In some areas such as Los
Angeles County, these income limits
may be increased to adjust for high
housing costs.
Table 9-5 shows affordable rent levels
and estimated affordable purchase
prices for housing in Diamond Bar (and
Los Angeles County) by income
category. Based on State-adopted
standards for a 4-person family, the
maximum affordable monthly rent for
extremely-low-income households is
$845, while the maximum affordable
rent for very-low-income households is
$1,407. The maximum affordable rent
for low-income households is $2,252,
while the maximum for moderate-
income households is $2,319. Maximum
purchase prices are more difficult to
determine due to variations in
mortgage interest rates and qualifying
procedures, down payments, special
tax assessments, homeowner
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association fees, property insurance
rates, etc. With this caveat, the
maximum affordable home purchase
price for moderate-income households
has been estimated based on typical
conditions. Affordable prices have not
been estimated for the lower-income
categories because most for-sale
affordable housing is provided at the
moderate-income level.
Table 9-5: Income Categories and Affordable Housing Costs, Los Angeles County
2020 County Median Income = $77,300 Income Limits* Affordable Rent Affordable Price (est.)
Extremely Low (<30%) $33,800 $845 *
Very Low (31-50%) $56,300 $1,407 *
Low (51-80%) $90,100 $2,252 *
Moderate (81-120%) $92,750 $2,319 $375,000
Above moderate (120%+) Over $92,750 Over $2,319 Over $375,000
Assumptions:
-Based on a family of 4 and 2020 State income limits
-30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance
-10% down payment, 3.75% interest, 1.25% taxes & insurance, $300 HOA dues
* Because of State adjustments in high housing cost areas, some of these income limits are higher than the percentages of median income
Source: Cal. HCD; JHD Planning LLC
Rental Ho using
Across Diamond Bar's 4,263 renter
households, 2,131 (50%) spend 30% or
more of gross income on housing cost,
compared to 55.3% in the SCAG
region.1 Additionally, 1,360 renter
households in Diamond Bar (31.9%)
spend 50% or more of gross income on
housing cost, compared to 28.9% in the
SCAG region (Table 9-6).
Table 9-6: Percentage of Income Spent on Rent, Diamond Bar
Recent Census data also allows for the
analysis of Diamond Bar's 3,893 renter
households (for which income data are
available) by spending on rent by
income bracket. As one might expect,
the general trend is that low-income
1 The SCAG region includes Los Angeles, Orange, Riverside, San Bernardino, Imperial and
Ventura counties.
households spend a higher share of
income on housing (often more than
50%) while high-income households are
more likely to spend under 20% of
income on housing (Table 9-7).
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Table 9-7: Percentage of Income Spent on Rent by Income Category, Diamond Bar
For -Sale Housing
Median sales price trends for existing
homes during 2000-2018 are shown in
Table 9-8. Between 2000 and 2018,
median home sales prices in Diamond
Bar increased 186% while prices in the
SCAG region increased 151%. 2018
median home sales prices in Diamond
Bar were $660,000. Prices in Diamond
Bar have ranged from a low of 98.5% of
the SCAG region median in 2005 and a
high of 150.2% in 2009.
Table 9-8: Median Home Sales Price for Existing Homes, Diamond Bar and SCAG Region
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Table 9-9 compares typical monthly
mortgage costs in Diamond Bar to the
SCAG region as a whole while Table 9-10
confirms that the percentage of
income spent on mortgage payments
is higher for households at the lower
income levels.
Table 9-9: Monthly Mortgage Cost, Diamond Bar and SCAG Region
Table 9-10: Monthly Mortgage Cost by Income Category, Diamond Bar
According to State housing policy,
overpaying occurs when housing costs
exceed 30% of gross household
income. Table 9-11 displays recent
estimates for overpayment by tenure
and income category for Diamond Bar
residents and shows that overpayment
is much more frequent for households
at the extremely-low and very-low
income levels than those households in
higher income categories. Many of the
policies and programs described in
Section 9.5 - Housing Action Plan will
help to address the problem of
overpayment, including Program H-3
(Section 8 Rental Assistance), Program
H-4 (Preservation of Assisted Housing),
Program H-7 (Senior and Workforce
Housing Development), Program H-9
(Mixed-Use Development), Program H-
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12 (Affordable Housing Incentives/
Density Bonus), and Program H-14
(Affirmatively Furthering Fair Housing).
Table 9-11: Overpayment by Tenure and Income Category, Diamond Bar
EMPLOYMENT
Employment is an important factor
affecting housing needs within a
community. The jobs available in each
employment sector and the wages for
these jobs affect the type and size of
housing residents can afford.
According to recent Census data,
Diamond Bar had 27,198 workers living
within its borders who work across 13
major industrial sectors (Table 9-12). The
most prevalent industry is Education &
Social Services with 6,726 employees
(24.7% of total) and the second most
prevalent industry is Professional
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Services with 3,894 employees (14.3% of
total).
Table 9-12: Employment by Industry, Diamond Bar
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In addition to understanding the
industries in which the residents of
Diamond Bar work, it is also possible to
analyze the types of jobs they hold. The
most prevalent occupational category
in Diamond Bar is Management, in
which 14,448 (53.1% of total)
employees work. The second-most
prevalent type of work is in Sales, which
employs 7,228 (26.6% of total) in
Diamond Bar (Table 9-13).
Table 9-13: Employment by Occupation – Diamond Bar vs. SCAG Region
HOUSING STOCK CHARACTERISTICS
This section presents an evaluation of
the characteristics of the community’s
housing stock and helps in identifying
and prioritizing needs. The factors
evaluated include the number and
type of housing units, tenure, vacancy,
housing age and condition. A housing
unit is defined as a house, apartment,
mobile home, or group of rooms,
occupied as separate living quarters, or
if vacant, intended for occupancy as
separate living quarters.
Housing Type and Tenure
Diamond Bar's housing stock contained
a total of approximately 17,645 total
units in 2020, of which about 72% were
single-family detached homes (Table 9-
14). As seen in Table 9-15, over three-
quarters of homes in Diamond Bar were
owner-occupied as compared to only
about 52% in the SCAG region).
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Table 9-14: Housing by Type, Diamond Bar and SCAG Region
Table 9-15: Housing by Tenure, Diamond Bar and SCAG Region
In many places, housing tenure varies
substantially based on the age of the
householder. In Diamond Bar, the age
group where renters outnumber owners
the most is 15-24. The age group where
owners outnumber renters the most is
65-74 (Table 9-16).
Table 9-16: Housing Tenure by Age of Householder, Diamond Bar
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Table 9-17 shows recent data for
vacant units in Diamond Bar and the
SCAG region. The largest categories of
vacant units in Diamond Bar were units
for rent and units held for seasonal use.
Table 9-17: Vacant Units by Type, Diamond Bar and SCAG Region
Housing Age and Conditions
Housing age is often an important
indicator of housing condition. Housing
units built prior to 1978 before stringent
limits on the amount of lead in paint
were imposed may have interior or
exterior building components coated
with lead-based paint. Housing units
built before 1970 are the most likely to
need rehabilitation and to have lead-
based paint in a deteriorated
condition. Lead-based paint becomes
hazardous to children under age six
and to pregnant women when it peels
off walls or is pulverized by windows
and doors opening and closing.
Table 9-18 shows the age distribution of
the housing stock in Diamond Bar
compared to the SCAG region as a
whole. This table shows that about half
of housing units in Diamond Bar were
constructed before 1980. These findings
suggest that there may be a need for
maintenance and rehabilitation,
including remediation of lead-based
paint, for a substantial number of
housing units.
Table 9-18: Age of Housing Stock, Diamond Bar and SCAG Region
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The majority of Diamond Bar's housing
stock is in good to excellent condition.
However, some housing units in older
neighborhoods exhibit signs of deferred
maintenance such as peeling paint,
worn roofs, and cracked asphalt
driveways. The Housing Action Plan
(Section 9.5) establishes a program
directed at improving housing stock in
these areas through targeted
rehabilitation assistance. Fewer than
100 units are estimated to need
rehabilitation citywide, and no units
require replacement.
SPECIAL NEEDS
Certain groups have greater difficulty in
finding decent, affordable housing due
to special circumstances. Such
circumstances may be related to one’s
employment and income, family
characteristics, disability, or other
conditions. As a result, some Diamond
Bar residents may experience a higher
prevalence of overpayment, over-
crowding, or other housing problems.
State Housing Element law defines
“special needs” groups to include
persons with disabilities, the elderly,
large households, female-headed
households with children, homeless
people, and farm workers. This section
contains a discussion of the housing
needs facing each of these groups.
Persons with Disabilities
According to recent Census estimates,
the most prevalent types of disabilities
for Diamond Bar residents were
ambulatory, independent living and
cognitive disabilities (see Table 9-19).
Housing opportunities for those with
disabilities can be maximized through
housing assistance programs, and
providing universal design features such
as widened doorways, ramps, lowered
countertops, single-level units and
ground floor units, supportive housing,
residential care facilities and assisted
living facilities.
Table 9-19: Disabilities by Type, Diamond Bar
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In Diamond Bar, the most commonly
occurring disability among seniors 65
and older was an ambulatory disability,
experienced by 17.4% of Diamond Bar's
seniors and 22.9% of seniors in the
SCAG region (Table 9-20). Section 9.5 -
Housing Action Plan addresses the
needs of persons with disabilities
through Program H-11 (Emergency
Shelters, Low Barrier Navigation Centers
and Transitional/Supportive Housing),
Program H-14 (Affirmatively Furthering
Fair Housing) and Program H-15
(Reasonable Accommodation for
Persons with Disabilities).
Table 9-20: Disabilities by Type for Seniors 65+, Diamond Bar and SCAG Region
Developmental Disab ilities
As defined by federal law,
“developmental disability” means a
severe, chronic disability of an
individual that:
• Is attributable to a mental or
physical impairment or
combination of mental and
physical impairments;
• Is manifested before the individual
attains age 22;
• Is likely to continue indefinitely;
• Results in substantial functional
limitations in three or more of the
following areas of major life
activity: a) self-care; b) receptive
and expressive language;
c) learning; d) mobility; e) self-
direction; f) capacity for
independent living; or
g) economic self-sufficiency; and
• Reflects the individual’s need for a
combination and sequence of
special, interdisciplinary, or
generic services, individualized
supports, or other forms of
assistance that are of lifelong or
extended duration and are
individually planned and
coordinated.
The Census does not record develop-
mental disabilities as a separate
category of disability. According to the
U.S. Administration on Developmental
Disabilities, an accepted estimate of
the percentage of the population that
can be defined as developmentally
disabled is 1.5 percent. Many develop-
mentally disabled persons can live and
work independently within a conven-
tional housing environment. More
severely disabled individuals require a
group living environment where
supervision is provided. The most
severely affected individuals may
require an institutional environment
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where medical attention and physical
therapy are provided. Because
developmental disabilities exist before
adulthood, the first issue in supportive
housing for the developmentally
disabled is the transition from the
person’s living situation as a child to an
appropriate level of independence as
an adult.
Table 9-21: Developmental Disabilities by Residence and Age, Diamond Bar
The California Department of
Developmental Services (DDS) currently
provides community-based services to
persons with developmental disabilities
and their families through a statewide
system of 21 regional centers, four
developmental centers, and two
community-based facilities. The San
Gabriel/Pomona Regional Center
(SG/PRC) located in Pomona
(http://www.sgprc.org/) provides
services to approximately 925 people
with developmental disabilities in
Diamond Bar (Table 9-21). The SG/PRC
is a private, non-profit community
agency that contracts with local
businesses to offer a wide range of
services to individuals with develop-
mental disabilities and their families.
There is no charge for diagnosis and
assessment for eligibility. Once eligibility
is determined, most services are free
regardless of age or income. There is a
requirement for parents to share the
cost of 24-hour out-of-home
placements for children under age 18.
This share depends on the parents’
ability to pay. There may also be a co-
payment requirement for other
selected services.
Regional centers are required by law to
provide services in the most cost-
effective way possible. They must use
all other resources, including generic
resources, before using any regional
center funds. A generic resource is a
service provided by an agency that
has a legal responsibility to provide
services to the general public and
receives public funds for providing
those services. Some generic agencies
may include the local school district,
county social services department,
Medi-Cal, Social Security Administra-
tion, Department of Rehabilitation and
others. Other resources may include
natural supports. This is help that
disabled persons may get from family,
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friends or others at little or no cost.
Section 9.5 - Housing Action Plan
addresses the needs of persons with
developmental disabilities through
Program H-11 (Emergency Shelters, Low
Barrier Navigation Centers and
Transitional/Supportive Housing),
Program H-14 (Affirmatively Furthering
Fair Housing) and Program H-15
(Reasonable Accommodation for
Persons with Disabilities).
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Elderly
Federal housing data define a
household type as “elderly family” if it
consists of two persons with either or
both age 62 or over. Of Diamond Bar's
3,985 such households, 13.8% earn less
than 30% of the surrounding area
income (compared to 24.2% in the
SCAG region) and 34% earn less than
50% of the surrounding area income
(compared to 30.9% in the SCAG
region) (Table 9-22). Many elderly
persons are dependent on fixed
incomes or have disabilities. Elderly
homeowners may be physically unable
to maintain their homes or cope with
living alone. The housing needs of this
group can be addressed through
smaller units, accessory dwelling units
on lots with existing homes, shared living
arrangements, congregate housing
and housing assistance programs.
Program H-7 (Senior and Workforce
Housing Development) and Program H-
10 (Accessory Dwelling Units) in Section
9.3 will be helpful in addressing the
housing needs of seniors.
Table 9-22: Elderly Households by Income and Tenure, Diamond Bar
The elderly tend to have higher rates of
disabilities than younger persons;
therefore, many of the programs noted
in the previous section also apply to
seniors since their housing needs
include both affordability and
accessibility.
Large Households
Household size is an indicator of need
for large units. Large households are
defined as those with five or more
members. Table 9-23 illustrates the
range of household sizes in Diamond
Bar for owners, renters, and overall. The
most commonly occurring household
size is of two persons (29.2%) and the
second-most commonly occurring
household is of three persons (23.1%).
Diamond Bar has a lower share of
single-person households than the
SCAG region overall (14.1% vs. 23.4%)
and a lower share of 7+ person
households than the SCAG region
overall (1.8% vs. 3.1%). This distribution
indicates that the need for large units
with four or more bedrooms is
expected to be significantly less than
for smaller units. However, large families
needing units with more bedrooms,
generally face higher housing costs,
and as a result may benefit from
several types of assistance. Many of the
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policies and programs described in
Section 9.5 - Housing Action Plan will
help to address the needs of large
families, including Program H-3 (Section
8 Rental Assistance), Program H-4
(Preservation of Assisted Housing),
Program H-7 (Senior and Workforce
Housing Development), Program H-9
(Mixed-Use Development), Program H-
12 (Affordable Housing Incentives/
Density Bonus), and Program H-14
(Affirmatively Furthering Fair Housing).
Table 9-23: Household Size by Tenure, Diamond Bar
Female-Headed Households
Of Diamond Bar's 17,645 total
households, 13.1% were female-
headed (compared to 14.3% in the
SCAG region), 4% are female-headed
and with children (compared to 6.6% in
the SCAG region), and 0.3% are
female-headed and with children
under 6 (compared to 1.0% in the
SCAG region) (Table 9-24). Approxi-
mately 3.9 percent of Diamond Bar's
households were experiencing poverty,
compared to 7.9 percent of households
in the SCAG region (Table 9-25).
Poverty thresholds, as defined by the
ACS, vary by household type. In 2018, a
single individual under 65 was
considered in poverty with an income
below $13,064/year while the threshold
for a family consisting of 2 adults and 2
children was $25,465/year. Many of the
policies and programs described in
Section 9.5 - Housing Action Plan will
help to address the needs of female-
headed households, including Program
H-3 (Section 8 Rental Assistance),
Program H-4 (Preservation of Assisted
Housing), Program H-7 (Senior and
Workforce Housing Development),
Program H-9 (Mixed-Use Development),
Program H-12 (Affordable Housing
Incentives/ Density Bonus), and
Program H-14 (Affirmatively Furthering
Fair Housing).
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Table 9-24: Household Type by Tenure, Diamond Bar
Table 9-25: Poverty Status for Female-Headed Households, Diamond Bar
Farm W orkers
Farm workers are traditionally defined
as persons whose primary income is
from seasonal agricultural work.
Diamond Bar was at one time one of
the largest working cattle ranches in
the western United States. However,
urban development and shifts in the
local economy have significantly
curtailed agricultural production within
Los Angeles County. Today, Diamond
Bar is a mostly developed city, with a
strong local economy that is no longer
tied to an agricultural base. According
to recent Census estimates, about 45
Diamond Bar residents were employed
in agricultural, forestry, fishing and
hunting, and only 12 of those were
employed full-time in these industries
(Table 9-26).
The nearest agricultural area to
Diamond Bar is in San Bernardino
County to the east. Since there are no
major agricultural operations within
Diamond Bar and housing costs are
significantly lower in the Inland Empire,
there is little need for farm worker
housing in the City. Many of the policies
and programs described in Section 9.5 -
Housing Action Plan that address other
housing needs, including Program H-3
(Section 8 Rental Assistance), Program
H-4 (Preservation of Assisted Housing),
Program H-7 (Senior and Workforce
Housing Development), Program H-9
(Mixed-Use Development), Program H-
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12 (Affordable Housing Incentives/
Density Bonus), and Program H-14
(Affirmatively Furthering Fair Housing)
will also be beneficial to farmworkers
who may reside in Diamond Bar.
Table 9-26: Employment in the Agricultural Industry, Diamond Bar
Homeless Persons
Homelessness is a continuing problem
throughout California and urban areas
nationwide. A homeless count
conducted by the Los Angeles
Homeless Services Authority (LAHSA) in
2020 indicated that on any given day
there are an estimated 63,706 homeless
persons Los Angeles County. These
include families that might be
displaced through evictions, women
and children displaced through
abusive family life, persons with
substance abuse problems, veterans, or
persons with serious mental illness.
Diamond Bar is located within the San
Gabriel Valley Service Planning Area
(SPA), which had a 2020 homeless
estimate of 4,555 people, of which four
unsheltered persons were reported in
Diamond Bar.2
The City has adopted a Homelessness
Response Plan that seeks to both
address the needs of those who are
currently unsheltered and to implement
strategies that can prevent an increase
in incidents of homelessness within the
City. In addition, the City is a member
of the San Gabriel Valley Regional
Housing Trust, a joint powers authority
created to finance the planning and
construction of homeless housing, and
extremely-low-, very-low- and low-
income housing projects. Program H-11
in Section 9.3 (Emergency Shelters, Low
Barrier Navigation Centers and
Transitional/Supportive Housing)
describes specific City actions to
address the needs of the homeless.
ASSISTED HOUSING AT RISK OF CONVERSION
Assisted housing at risk of conversion
are those housing projects that are at
risk of losing their low-income
affordability restrictions within the 10-
year period from 2021 to 2031.
According to the California Housing
Partnership and City records there are
2 https://www.lahsa.org/data?id=42-2020-homeless-count-by-service-planning-area
no assisted housing units in the City of
Diamond Bar at risk of conversion. There
is one assisted affordable project for
seniors, the 149-unit Seasons
Apartments (formerly “Heritage Park”).
Constructed in 1988, this project
predates City incorporation and was
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originally financed under the Los
Angeles County Multi-family Mortgage
Revenue Bond program. The project
was refinanced in 1999 under the
California Community Development
Authority's Multifamily Housing Re-
funding Bond. According to the terms
of the new bond agreement, income
restrictions for residents and
corresponding rent limits were set for
the duration of the bond which expires
12/01/2034, and all units will be
affordable: 30 units (20%) will be very-
low-income at 50% AMI, 82 units (55%)
will be low-income at 80% AMI, and 37
units (25%) will be moderate-income
defined as 100% AMI. The Seasons
Apartments are owned by the
Corporate Fund for Housing, a non-
profit organization.
FUTURE GROWTH NEEDS
Overview of the Regional Housing Needs Assessment
The Regional Housing Needs
Assessment (RHNA) is a key requirement
for local governments to plan for
anticipated growth. The RHNA
quantifies the anticipated need for
housing within each jurisdiction for the
6th Housing Element cycle extending
from July 2021 to October 2029.
Communities then determine how they
will address this need through the
process of updating the Housing
Elements of their General Plans.
The RHNA for the 6th cycle was
adopted by the Southern California
Association of Governments (SCAG) in
March 2021. The need for housing is
determined by the forecasted growth
in households as well as existing need
due to overcrowding and
overpayment. Each new household
created by a child moving out of a
parent’s home or by a family moving to
a community creates the need for a
housing unit. The housing need for new
households is then adjusted to maintain
a desirable level of vacancy to
promote housing choice and mobility.
An adjustment is also made to account
for units lost due to demolition, natural
disaster, or conversion to non-housing
uses. Total housing need is then
distributed among four income
categories on the basis of the county’s
income distribution, with adjustments to
avoid an over-concentration of lower-
income households in any community.
More information about the RHNA
process may be found on SCAG’s
website at https://scag.ca.gov/rhna.
2021-2029 Diamond Bar Growth Needs
The total housing growth need for the
City of Diamond Bar during the 2021-
2029 planning period is 2,521 units. This
total is distributed by income category
as shown in Table 9-27.
Table 9-27: 2021-2029 Regional Housing Growth Needs, Diamond Bar
Very Low Low Moderate
Above
Moderate Total
844* 434 437 806 2,521
*Per state law, half of the very-low units are assumed to be in the extremely low category
Source: SCAG 3/4/2021
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It should be noted that SCAG did not
identify growth needs for the extremely-
low-income category in the RHNA. As
provided in Assembly Bill (AB) 2634 of
2006, jurisdictions may determine their
extremely-low-income need as one-
half the need in the very-low category.
The City’s inventory of land to
accommodate the RHNA allocation is
discussed in Section 9.3, Resources and
Opportunities.
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9.3 RESOURCES AND OPPORTUNITIES
A variety of resources are available for
the development, rehabilitation, and
preservation of housing in the City of
Diamond Bar. This section provides a
description of the land resources and
adequate sites to address the City’s
regional housing need allocation, and
discusses the financial and administra-
tive resources available to support the
provision of affordable housing.
Additionally, opportunities for energy
conservation that can lower utility costs
and increase housing affordability are
addressed.
LAND RESOURCES
Section 65583(a)(3) of the California
Government Code requires Housing
Elements to include an “inventory of
land suitable for residential develop-
ment, including vacant sites and sites
having potential for redevelopment,
and an analysis of the relationship of
zoning and public facilities and services
to these sites.” A detailed analysis of
vacant land and potential redevelop-
ment opportunities is provided in
Appendix B, Table B-1, which shows
that the City’s land inventory, including
projects approved and the potential
development of vacant and
underutilized parcels, is sufficient to
accommodate the RHNA for this
planning period in all income
categories.
A discussion of public facilities and
infrastructure needed to serve future
development is contained in “Non-
Governmental Constraints” in
Section 9.4. There are currently no
known service limitations that would
preclude the level of development
described in the RHNA, although
developers will be required to pay fees
or construct public improvements prior
to or concurrent with development.
FINANCIAL AND ADMINISTRATIVE RESOURCES
State and Federal Resources
Community Development Block Grant
Program (CDBG) - Federal funding for
housing programs is available through
the Department of Housing and Urban
Development (HUD). Diamond Bar
participates in the Community
Development Block Grant (CDBG)
program and receives its allocation of
CDBG funds through the Los Angeles
County Development Authority
(LACDA). The CDBG program is very
flexible in that the funds can be used
for a wide range of activities. The
eligible activities include, but are not
limited to, acquisition and/or disposition
of real estate property, public facilities
and improvements, relocation,
rehabilitation and construction of
housing, homeownership assistance,
and clearance activities. In 2002 the
City Council approved the
establishment of a Home Improvement
Program (HIP) to provide housing
rehabilitation assistance to qualified
low- and moderate-income
households. CDBG funds are allocated
to the HIP on an annual basis. HIP funds
are used for exterior property
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improvements and for repairs to
alleviate health and safety issues and
to correct code violations. In addition,
HIP funds may be used to improve
home access to disabled persons and
for the removal of lead-based paint
hazards.
The City’s CDBG allocation for the 2020-
21 Program Year was $243,522, which
included an allocation for the HIP of
$100,000. Under CDBG regulations, the
HIP is eligible to receive unexpended
CDBG funds from the previous fiscal
year that are reallocated by the
LACDA. Each household that qualifies
for the HIP program is eligible to receive
up to $20,000 as a no-interest, deferred
loan. The City actively promotes the
program and consistently exhausts its
funding allocation each year.
The City anticipates receiving
approximately $232,000 in CDBG funds
from LACDA during 2021-22.
Section 8 Rental Assistance – The City of
Diamond Bar cooperates with the
LACDA, which administers the Section 8
Voucher Program. The Section 8
program provides rental assistance to
low-income persons in need of
affordable housing. There are two types
of subsidies under Section 8: certificates
and vouchers. A certificate pays the
difference between the fair market rent
and 30% of the tenant’s monthly
income, while a voucher allows a
tenant to choose housing that may
cost above the fair market figure, with
the tenant paying the extra cost. The
voucher also allows the tenant to rent a
unit below the fair market rent figure
with the tenant keeping the savings.
Low-Income Housing Tax Credit
Program - The Low-Income Housing Tax
Credit Program was created by the Tax
Reform Act of 1986 to provide an
alternate method of funding low-and
moderate-income housing. Each state
receives a tax credit, based upon
population, toward funding housing
that meets program guidelines. The tax
credits are then used to leverage
private capital into new construction or
acquisition and rehabilitation of
affordable housing. Limitations on
projects funded under the Tax Credit
programs include minimum require-
ments that a certain percentage of
units remain rent-restricted, based upon
median income, for a term of 15 years.
Local Resources
Tax Exempt Multi-Family Revenue
Bonds – The construction, acquisition,
and rehabilitation of multi-family rental
housing developments can be funded
by tax exempt bonds which provide a
lower interest rate than is available
through conventional financing.
Projects financed through these bonds
are required to set aside 20% of the
units for occupancy by very low-
income households or 40% of the units
to be set aside for households at 60% of
the area median income (AMI). Tax
exempt bonds for multi-family housing
may also be issued to refinance existing
tax-exempt debt, which is referred to as
a refunding bond issue.
The Seasons Diamond Bar Senior
Apartments was refinanced in 1999
under the California Community
Development Authority’s Multifamily
Housing Re-funding Bond. According to
the terms of the new bond agreement,
income restrictions for residents and
corresponding rent limits were set. For
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the duration of the bond which expires
in December of 2034, all units will be
affordable: 30 units will be very low
income at 50% AMI, 82 units will be low
income at 80% AMI, and 37 units will be
moderate income at 100% AMI. The
Seasons Apartments are owned by the
Corporate Fund for Housing, a non-
profit organization.
Housing Agreements – The City can
assist in the development of new
affordable housing units by entering
into Disposition Development Agree-
ments (DDA) or Owner Participation
Agreements (OPA) with developers.
DDAs or OPAs may provide for the
disposition of Agency-owned land at a
price which can support the develop-
ment of units at an affordable housing
cost for low- and moderate-income
households. These agreements may
also provide for development
assistance, usually in the form of a
density bonus or the payment of
specified development fees or other
development costs which cannot be
supported by the proposed
development.
Mortgage Credit Certificates – The
Mortgage Credit Certificates (MCC)
program3 is designed to help low- and
moderate-income first-time home-
buyers qualify for conventional first
mortgage loans by increasing the
homebuyer’s after-tax income. The
MCC is a direct tax credit for eligible
homebuyers equal to 20% of the
mortgage interest paid during the year.
The other 80% of mortgage interest can
still be taken as an income deduction.
3 https://wwwa.lacda.org/for-homeowners/homebuyer/mortgage-credit-certificate-program
4 https://wwwa.lacda.org/for-homeowners/homebuyer/southern-california-home-financing-
authority
Diamond Bar is a participating city in
the County-run MCC program.
Home Ownership Program – The Home
Ownership Program (HOP) provides
assistance to low-income, first-time
homebuyers in purchasing a home. It is
administered by the Los Angeles
County Development Authority’s
Housing Development and Preservation
Division. The program has provided
hundreds of Los Angeles County
residents with the means to afford to
fulfill their dream of home ownership.
The maximum gross annual income for
eligible participants is 80% of the
median income for Los Angeles
County.
Southern California Home Financing
Authority Programs – SCHFA4 is a joint
powers authority between Los Angeles
and Orange Counties formed in 1988 to
issue tax-exempt mortgage revenue
bonds for low- to moderate-income
First-Time Homebuyers. SCHFA has
helped thousands of individuals and
families fulfill their dreams of owning a
home. This program makes buying a
home more affordable for qualifying
homebuyers by offering a competitive
30-year fixed rate loan and a grant for
down-payment and closing costs
assistance. The program is administered
by the Los Angeles County
Development Authority and the Public
Finance Division of the County of
Orange. SCHFA does not lend money
directly to homebuyers. Homebuyers
must work directly with a participating
lender. The income limit for Los Angeles
County households as of 2021 is
$135,120.
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Fannie Mae Down Payment Assistance
Program5 – The Federal National
Mortgage Association, known as
“Fannie Mae,” offers a program that
provides second mortgages to
homeowners. The second mortgage
can serve as the down payment and
closing costs on home purchases.
Under this program, a city or county is
required to post a reserve fund equal to
20% of an amount that Fannie Mae
then makes available for such
mortgages.
Non-Profit Organizations – Non-profit
organizations play a major role in the
development of affordable housing in
Los Angeles County. LACDA supple-
ments its own efforts of producing
affordable housing by entering into
partnerships with private sector and
non-profit developers and housing
development corporations.
ENERGY CONSERVATION OPPORTUNITIES
As residential energy costs rise, the
subsequent increasing utility costs
reduce the affordability of housing.
Although the City is mostly developed,
new infill development and rehabilita-
tion activities could occur, allowing the
City to directly affect energy use within
its jurisdiction.
State of California Energy Efficiency
Standards for Residential and
Nonresidential Buildings were
established in 1978 in response to a
legislative mandate to reduce
California's energy consumption. The
standards are codified in Title 24 of the
California Code of Regulations and are
updated periodically to allow
consideration and possible incorpora-
tion of new energy efficiency
technologies and methods. The most
recent update to State Building Energy
Efficiency Standards were adopted in
2019. Building Energy Efficiency
Standards have saved Californians
billions of dollars in reduced electricity
bills. They conserve nonrenewable
resources, such as natural gas, and
5 https://singlefamily.fanniemae.com/originating-underwriting/mortgage-products/shared-
equity-homebuyer-assistance-programs
6 California Energy Commission (https://www.energy.ca.gov/programs-and-
topics/programs/building-energy-efficiency-standards )
ensure renewable resources are
extended as far as possible so power
plants do not need to be built.6
Title 24 sets forth mandatory energy
standards and requires the adoption of
an “energy budget” for all new
residential buildings and additions to
residential buildings. Separate
requirements are adopted for “low-rise”
residential construction (i.e., no more
than three stories) and non-residential
buildings, which includes hotels, motels,
and multi-family residential buildings
with four or more habitable stories. The
standards specify energy saving design
for lighting, walls, ceilings and floor
installations, as well as heating and
cooling equipment and systems, gas
cooling devices, conservation
standards and the use of non-depleting
energy sources, such as solar energy or
wind power. The home building industry
must comply with these standards while
localities are responsible for enforcing
the energy conservation regulations
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through the plan check and building
inspection processes.
In addition to State energy regulations,
the City encourages energy efficiency
through its Climate Action Plan7 and
Home Improvement Program, which
provides low- and moderate-income
households funds for home improve-
ments that may include insulation and
energy-efficient windows and doors.
The City also encourages mixed-use
development, which facilitates energy
efficiency by reducing vehicular trip
lengths. The City also publishes a
monthly Diamond Bar Connection
newsletter at
https://www.diamondbarca.gov/208/D
iamond-Bar-Connection---Monthly-
Newslet, which informs residents of
energy conservation tips and cost
saving programs through the various
utility providers.
7 https://www.diamondbarca.gov/DocumentCenter/View/7071/Diamond-Bar-Climate-Action-
Plan-2040pdf?bidId=
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9.4 CONSTRAINTS
This section evaluates potential
constraints to the development,
maintenance and improvement of
housing, and identifies appropriate
steps to mitigate potential constraints,
where feasible. Potential constraints to
housing are discussed below, and
include both governmental and non-
governmental factors.
GOVERNMENTAL CONSTRAINTS
Governmental regulations, while
intended to protect the public health,
safety and welfare, can also
unintentionally increase the cost of
housing. Potential governmental
constraints include land use controls,
building codes and their enforcement,
site improvements, fees and other
exactions required of developers, and
local development processing and
permit procedures.
Land Use Plans and Regulations
General Plan
Each city and county in California must
prepare a comprehensive, long-term
General Plan to guide its future. The
land use element of the General Plan
establishes the basic land uses and
density of development within the
various areas of the City. Under State
law, the General Plan elements must
be internally consistent and the City’s
zoning and development regulations
must be consistent with the General
Plan. Thus, the land use plan must
provide suitable locations and densities
to implement the policies of the
Housing Element.
In 2019 the City adopted a
comprehensive General Plan update8
that provides guiding policies for land
use and development through the 2040
horizon year. The 2040 Diamond Bar
General Plan Land Use Element
provides for seven residential land use
designations and four mixed-use
designations allowing residential use, as
shown in Table 9-28.
The Land Use & Economic
Development Chapter designates
approximately 5,148 acres (54%) of the
land area within City limits for residential
uses, and mixed-use designations
allowing residential use comprise an
additional 284 acres. These land use
designations provide for a wide range
of residential types and densities
throughout the City.
8 https://www.diamondbarca.gov/961/General-Plan-2040
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Table 9-28: Land Use Categories, Diamond Bar 2040 General Plan
Source: Diamond Bar 2040 General Plan, Table 2-2
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General Plan Focus Areas
The 2040 General Plan identifies four
focus areas where major land use
changes are planned as part of a
strategy to provide walkable mixed-use
activity centers. These focus areas
provide opportunities for infill develop-
ment that can incorporate a range of
housing, employment, and recreational
uses to meet the needs of families,
young people, senior citizens, and
residents of all incomes. These focus
areas were designed in response to
community priorities including a desire
for expanded access to entertainment
and community gathering places, and
the need to accommodate the City’s
growing and diverse population. New
land use designations were established
for each of these focus areas to
facilitate development, as described
under Land Use Classifications, below.
In these focus areas, maximum
development is expressed as dwelling
units per gross site area and floor area
ratio (FAR), which is the ratio between
building floor area and lot area.
• The Town Center Mixed Use focus
area, located along Diamond Bar
Boulevard between SR-60 and
Golden Springs Drive, is intended
to build on the success of recent
commercial redevelopment in
that area. The Town Center is
designated for mixed-use
development that would serve as
a center of activity for residents
and provide housing,
entertainment and retail
opportunities and community
gathering spaces in a pleasant,
walkable environment. A
maximum residential density of
20.0 dwelling units per acre and
maximum FAR of 1.5 are is
permitted.
• The Neighborhood Mixed Use
focus area is envisioned as a
combination of residential and
ancillary neighborhood-serving
retail and service uses to promote
revitalization of the segment of
North Diamond Bar Boulevard
between the SR-60 interchange
and Highland Valley Road. This
neighborhood has potential to
benefit from its proximity to Mt.
San Antonio College and Cal Poly
Pomona. This land use designation
has an allowable residential
density of up to 30.0 dwelling units
per acre and a maximum FAR of
1.25.
• The Transit-Oriented Mixed Use
focus area leverages underutilized
sites adjacent to the Metrolink
commuter rail station to provide
for higher-density housing, offices,
and supporting commercial uses
close to regional transit. This focus
area allows for new employment
and housing development in a
key location that emphasizes
multi-modal transportation
options. This General Plan
designation allows residential
development at a density of 20.0
to 30.0 dwelling units per acre and
a maximum FAR of 1.5.
• The Community Core focus area
covers the existing Diamond Bar
Golf Course, which is currently
operated by Los Angeles County.
Should the County choose to
discontinue operation of the golf
course or to reduce its size, the
Community Core would be the
City’s preferred approach to
reuse of the site. The Community
Core is envisioned as a master-
planned mixed-use, pedestrian-
oriented community and regional
destination. The majority of the
northern portion is envisioned to
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support a park or consolidated
golf course along with additional
community or civic uses. The
southern portion is envisioned to
accommodate a mix of uses
emphasizing destination and
specialty retail, dining, and
entertainment, including
opportunities for residential,
hospitality, and community and
civic uses. This location benefits
from proximity to the freeways
and nearby commercial uses. The
General Plan does not specify
density or intensity standards for
this focus area and a master plan
will be required for the entire
property to ensure its cohesive
development.
Zoning Designations
The City regulates the type, location,
density, and scale of residential
development through the Develop-
ment Code (Title 22 of the Diamond Bar
Municipal Code) and Zoning Map.
These regulations serve to implement
the General Plan and are designed to
protect and promote the health,
safety, and general welfare of
residents. The Development Code and
Zoning Map set forth residential
development standards and review
procedures for each zoning district.
The seven zoning districts that allow
residential units as a permitted use are
as follows:
RR Rural Residential
RL Low Density Residential
RLM Low Medium Density
Residential
RM Medium Density Residential
RMH Medium High Density
Residential
RH High Density District
RH-30 High Density District (30 units
per acre)
A summary of the development
standards for these zoning districts is
provided in Table 9-29. These develop-
ment standards provide for a range of
housing types and do not create
unreasonable constraints on the
development of housing.
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Table 9-29: Residential Development Standards
Development Standard1
Zoning District Designations
RR RL RLM RM RMH RH/RH-30
Maximum density (units/acre) 1 3 5 12 16 20/30
Minimum Lot Area (sq. ft.) 1 acre 10,000 sf 8,000 sf 5,000 sf 5,000 sf 5,000 sf
Minimum Front Yard (ft.) 30 ft 20 ft 20 ft 20 ft 20 ft 20 ft
Minimum Side Yard (ft.) 15 ft. on one
side, and 10 ft.
on the other2
10 ft. on one
side, and 5 ft.
on the other3
10 ft. on one
side, and 5 ft.
on the other3
5 ft. 5 ft.
5 ft. plus 1 ft.
for each story
over 2
Minimum Street Side Setback
(ft.) 15 ft., reversed
corner lot; 10
ft. otherwise
10 ft., reversed
corner lot; 5 ft.
otherwise
10 ft., reversed
corner lot; 5 ft.
otherwise
10 ft., reversed
corner lot; 5 ft.
otherwise
7.5 ft.,
reversed
corner lot; 5 ft.
otherwise
7.5 ft.,
reversed
corner lot; 5 ft.
otherwise
Minimum Rear Yard (ft.) 25 ft.4 20 ft.4 20 ft.4 25 ft.4 20 ft.4 20 ft.4
Maximum Lot Coverage (%) 30% 40% 40% 30% 30% 30%
Maximum Building Height (ft.) 35 ft 35 ft 35 ft 35 ft 35 ft 35 ft
Source: Diamond Bar Zoning Ordinance
Notes:
1. Development standards in the planned communities are governed by a master plan, specific plan, or similar document and may va ry from current
zoning.
2. There cannot be less than 25 ft. between structures on adjoining parcels.
3. There cannot be less than 15 ft. between structures on adjoining parcels.
4. From the property line or building pad on a descending slope, whichever is applicable.
A summary of the types of housing
permitted by the City’s Development
Code is provided in Table 9-30.
Table 9-30: Permitted Residential Development by Zoning District
Housing Type RR RL RLM RM RMH RH/RH-30
Single-Family Detached P P P P P P
Single-Family Attached P P P
Multi-Family P P P
Manufactured Housing P P P P P P
Mobile Home Park CUP CUP CUP CUP CUP CUP
Second Units P P
Emergency Shelters1
Transitional & Supportive Housing 2 2 2 2 2 2
Residential Care Home (6 or fewer persons)3 P P P P P P
Residential Care Home (7 or more persons)3 CUP CUP CUP
Senior Housing P P P P P P
Single Room Occupancy4
Source: Diamond Bar Zoning Ordinance P = Permitted, ministerial zoning clearance required CUP = Conditional Use Permit
Notes:
1. Emergency shelters are permitted in the Light Industrial zone.
2. Transitional and supportive housing are permitted in any residential zone subject to the same standards and procedures as apply to other
residential uses of the same type in the same zone.
3. Residential Care Homes are defined as facilities providing residential social and personal care for children, the elderly, and people with some limits
on their ability for self-care, but where medical care is not a major element. Includes children's' homes; family care homes; foster homes; group
homes; halfway houses; orphanages; rehabilitation centers; and similar uses.
4. SROs are conditionally permitted in the I (light industrial) zone
The Development Code provides for a
variety of housing types including
single-family homes (both attached
and detached), multi-family (both
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rental and condominiums),
manufactured housing, special needs
housing, and accessory dwelling units.
Effect of Zoning and Development
Standards on Housing Supply and
Affordability
Development standards can affect the
feasibility of development projects,
particularly housing that is affordable to
lower- and moderate-income
households. The most significant of
these standards is density. Higher
densities generally result in lower per-
unit land costs, thereby reducing
overall development cost, although this
is not always the case. For example, at
some point higher density may require
more expensive construction methods
such as parking structures, or below-
grade garages.
Pursuant to AB 2348 of 2004, the
“default density” for Diamond Bar is 30
dwelling units per acre9. The default
density refers to the density at which
lower-income housing development is
presumed to be feasible, although
State law allows jurisdictions to propose
alternative densities that are sufficient
to facilitate affordable housing based
on local experience and
circumstances. The RH-30 district allows
multi-family development at the default
density of 30 units per acre. In addition,
the Neighborhood Mixed Use and
Transit-Oriented Mixed Use land use
designations allow residential
development at up to 30 units/acre.
The City is currently in the process of
updating the Development Code to
establish regulations consistent with
these new General Plan land use
designations (see Program H-8 in
Section 9.5).
9 Memo of June 20, 2012 from California Department of Housing and Community Development.
Although appropriate development
standards are necessary for affordable
housing to be feasible, large public
subsidies are typically necessary to
reduce costs to the level that lower-
income households can afford.
Special Needs Housing
Persons with special needs include
those in residential care facilities,
persons with disabilities, the elderly,
farm workers, persons needing
emergency shelter or transitional living
arrangements, and single room
occupancy units. The City’s provisions
for these housing types are discussed
below.
Residential Care Facilities
Residential care facilities refer to any
family home, group home, or
rehabilitation facility that provides non-
medical care to persons in need of
personal services, protection, super-
vision, assistance, guidance, or training
essential for daily living. The
Development Code explicitly
references Residential Care Homes
(§22.80.020). In accordance with State
law, residential care homes that serve
six or fewer persons are permitted by-
right in all residential districts with only a
ministerial zoning clearance required.
Residential care homes serving more
than six persons are permitted by
conditional use permit in the RM, RMH,
and RH Districts. There are no
separation requirements for residential
care facilities. These provisions are
consistent with State law and do not
pose a significant constraint on the
establishment of such facilities.
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Definition of Family
Development Code §22.80.020 defines
family as “one or more persons living
together as a single housekeeping unit
in a dwelling unit.” Single housekeeping
unit means “the functional equivalent
of a traditional family, whose members
are an interactive group of persons
jointly occupying a single dwelling unit,
including the joint use of and
responsibility for common areas, and
sharing household activities and
responsibilities such as meals, chores,
household maintenance, and
expenses, and where, if the unit is
rented, all adult residents have chosen
to jointly occupy the entire premises of
the dwelling unit, under a single written
lease with joint use and responsibility for
the premises, and the makeup of the
household occupying the unit is
determined by the residents of the unit
rather than the landlord or property
manager.” These definitions are
consistent with fair housing law and do
not pose an unreasonable constraint to
housing.
Housing for Persons with Disabilities
Both the federal Fair Housing Act and
the California Fair Employment and
Housing Act impose an affirmative duty
on local governments to make
reasonable accommodations (i.e.,
modifications or exceptions) in their
zoning laws and other land use
regulations when such accommoda-
tions may be necessary to afford
disabled persons an equal opportunity
to use and enjoy a dwelling. The
Building Codes adopted by the City of
Diamond Bar incorporate accessibility
standards contained in Title 24 of the
California Administrative Code. For
example, apartment complexes of
three or more units and condominium
complexes of four or more units must
be designed to accessibility standards.
Compliance with building codes and
the Americans with Disabilities Act
(ADA) may increase the cost of housing
production and can also impact the
viability of rehabilitation of older
properties required to be brought up to
current code standards. However,
these regulations provide minimum
standards that must be complied with
to ensure the development of safe and
accessible housing.
Senate Bill 520 of 2001 requires cities to
make reasonable accommodation in
housing for persons with disabilities. The
City has adopted procedures
(Development Code §22.02.060) for
reviewing and approving requests for
reasonable accommodation for
persons with disabilities consistent with
State law.
The director, planning commission or
city council shall approve a request for
a reasonable accommodation subject
to the following findings:
1. The housing, which is the subject of
the request for reasonable
accommodation, will be occupied as
the primary residence by an individual
protected under the Fair Housing Laws.
2. The request for reasonable
accommodation is necessary to make
specific housing available to one or
more individuals protected under the
Fair Housing Laws.
3. The requested reasonable
accommodation will not impose an
undue financial or administrative
burden on the city, as "undue financial
or administrative burden" is defined in
fair housing laws and interpretive case
law.
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4. The requested accommodation will
not result in a fundamental alteration of
the nature of the city's zoning or
building laws, and policies and
procedures, as "fundamental
alteration" is defined in fair housing laws
and interpretive case law.
In making a decision regarding the
reasonableness of the requested
accommodation, the following factors
may be considered:
1. Whether the requested
accommodation will affirmatively
enhance the quality of life of one or
more individuals with a disability.
2. Whether the individual or individuals
with a disability will be denied an equal
opportunity to enjoy the housing type
of their choice absent the
accommodation.
3. In the case of a residential care
facility or sober living home or similar
group home for the disabled, whether
the existing supply of facilities of a
similar nature and operation in the
community is sufficient to provide
individuals with a disability an equal
opportunity to live in a residential
setting.
4. Whether the requested
accommodation would fundamentally
alter the character of the
neighborhood;
5. Whether the accommodation would
result in a substantial increase in traffic
or insufficient parking;
6. Whether granting the requested
accommodation would substantially
undermine any express purpose of
either the city's general plan or an
applicable specific plan;
7. In the case of a residential care
facility or sober living home or similar
group home for the disabled, whether
the requested accommodation would
create an institutionalized environment
due to the number of and distance
between facilities that are similar in
nature or operation.
Farm Worker Housing
As discussed in Section 9.2, Housing
Needs Assessment, the City of Diamond
Bar has no major agricultural areas and
no significant need for permanent on-
site farm worker housing. Commercial
agriculture is not permitted in any
residential zoning district. The City’s
overall efforts to provide and maintain
affordable housing opportunities will
help to support the few seasonal farm
workers that may choose to reside in
the City.
Housing for the Elderly
Senior housing projects are a permitted
use in all residential districts. A density
bonus is also permitted for the
construction of senior housing pursuant
to Government Code §§65915-65918.
Development Code §22.30.040
establishes reduced parking
requirements for senior housing of 1
space for each unit with half the
spaces covered, plus 1 guest parking
space for each 10 units. These
regulations are not considered to be a
constraint to the development of senior
housing because the regulations are
the same as for other residential uses in
the same districts.
Emergency Shelters, Transitional/
Supportive Housing and Low Barrier
Navigation Centers
Emergency shelters are facilities that
provide a safe alternative to the streets
either in a shelter facility, or through the
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use of motel vouchers. Emergency
shelter is short-term and usually for 30
days or less. Transitional housing is
longer-term, typically up to 2 years,
while supportive housing may have no
occupancy limit. Programs that
operate transitional and supportive
housing generally require that the
resident participate in a structured
program to work toward established
goals so that they can move on to
permanent housing and may include
supportive services such as counseling.
SB 2 of 2007 strengthened the planning
requirements for emergency shelters
and transitional/supportive housing. This
bill requires jurisdictions to evaluate
their need for shelters compared to
available facilities to address the need.
If existing shelter facilities are not
sufficient to accommodate the need,
jurisdictions must designate at least one
zone where year-round shelters can be
accommodated. There are currently
no emergency shelters located in the
City. As noted in Section 9.2, the most
recent homeless survey reported 4
homeless persons living in Diamond Bar.
To reduce constraints to the establish-
ment of emergency shelters, the
Development Code was amended to
allow shelters with up to 30 beds by-
right in the Light Industrial (I) zone
subject to objective development
standards. This zone encompasses
approximately 98 acres with an
average parcel size of 1.6 acres and
contains underutilized parcels and
vacant buildings that could accommo-
date at least one emergency shelter.
In 2019 the San Gabriel Valley Council
of Governments initiated a study to
assess the needs of the homeless and
develop a coordinated strategy to
address those needs. As a member
jurisdiction, Diamond Bar is cooperating
in this study and is committed to a fair-
share approach to providing the
necessary services and facilities for the
homeless persons and families
identified in the community.
SB 2 also requires that transitional and
supportive housing be considered a
residential use that is subject only to the
same requirements and procedures as
other residential uses of the same type
in the same zone. The Development
Code establishes regulations for
transitional and supportive housing in
compliance with State law. In 2018 AB
2162 amended State law to require
that supportive housing be a use by-
right in zones where multi-family and
mixed uses are permitted, including
non-residential zones permitting multi-
family uses, if the proposed housing
development meets specified criteria.
Program H-11 in Section 9.5 includes a
commitment to process an
amendment to the Development Code
in compliance with this requirement.
In 2019 the State Legislature adopted
AB 101 establishing requirements
related to local regulation of low barrier
navigation centers, which are defined
as “Housing first, low-barrier, service-
enriched shelters focused on moving
people into permanent housing that
provides temporary living facilities while
case managers connect individuals
experiencing homelessness to income,
public benefits, health services, shelter,
and housing.” Low Barrier means best
practices to reduce barriers to entry,
and may include, but is not limited to:
(1) The presence of partners if it is
not a population-specific site,
such as for survivors of domestic
violence or sexual assault,
women, or youth
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(2) Accommodation of residents’
pets
(3) The storage of possessions
(4) Privacy, such as partitions
around beds in a dormitory
setting or in larger rooms
containing more than two beds,
or private rooms”
Low barrier navigation centers meeting
specified standards must be allowed
by-right in areas zoned for mixed use
and in nonresidential zones permitting
multi-family uses. Program H 11 in
Section 9.5 includes a commitment to
process an amendment to the
Development Code in compliance with
this requirement.
Single Room Occupancy
Single room occupancy (SRO) facilities
are small studio-type units and are
conditionally permitted in the Light
Industrial District pursuant to Sec.
22.42.160 of the Development Code.
Development standards for these uses
do not pose an unreasonable
constraint to SRO development.
Off-Street Parking Requirements
The City’s current parking requirements
for residential uses vary by residential
type. Single-family dwellings and
duplex housing require two parking
spaces per unit in a garage. Mobile
homes require two parking spaces plus
guest parking. Studio units require one
space for each unit in a garage, plus
guest parking. Multi-family dwellings,
condos, and other attached dwellings
are required to have two spaces in a
garage for each unit plus 0.5 space for
each bedroom over two, and guest
parking. Accessory dwelling units are
required to have one space in addition
to that required for the single-family
unit. Senior housing projects are
required to provide one space for each
unit with half of the spaces covered,
plus one guest parking space for each
ten units. Senior congregate care
facilities are required to have 0.5 space
for each residential unit, plus one space
for each four units for guests and
employees. Extended care facilities are
required to provide one space for each
three beds the facility is licensed to
accommodate. These parking
requirements are summarized in Table
9-31.
The City is currently preparing an
update to the Development Code to
reflect new policies contained in the
2040 General Plan. Examples of
General Plan parking policies that will
be implemented through revised
development regulations include the
following:
• LU-P-15) Encourage mixed-
use development in infill areas
by providing incentives such as
reduced parking requirements
and/or opportunities for shared
parking.
• LU-P-32) In conjunction with
new development, implement
an overall parking strategy for
the Transit-Oriented Mixed-Use
neighborhood, including
consolidation of smaller parking
lots and district-wide
management of parking
resources.
• LU-P-33 Consider
amendments to the
Development Code parking
regulations as needed to allow
lower parking minimums for
developments with a mix of uses
with different peak parking
needs, as well as developments
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that implement enforceable
residential parking demand
reduction measures, such as
parking permit and car share
programs.
• LU-P-43) When updating the
Development Code’s parking
standards or preparing specific
plans, evaluate parking ratios for
the Town Center to balance the
financial feasibility of
development projects with the
provision of adequate parking
for visitors. Coordinate with
developers and transit agencies
to the extent possible to provide
alternative modes of
transportation to allow for
reduced parking requirements.
• CC-P-26) Establish reduced
minimum commercial parking
requirements for all
development within new mixed-
use land use designations.
Reduced parking requirements
should be supported by
proximity to transit, shared
parking, and technologies that,
once mainstreamed, would
reduce the need for
conventional parking layouts.
• CC-P-49) Encourage
reductions in surface parking
and allow for the development
of consolidated parking
structures, provided that they
are screened from view from
Diamond Bar Boulevard and
Golden Springs Drive.
• CR-P-37) Ensure that secure
and convenient bicycle parking
is available at major destinations
such as the Town Center,
commercial centers, transit
stops, schools, parks, multi-family
housing, and large employers.
• CR-G-14) Provide adequate
parking for all land use types,
while balancing this against the
need to promote walkable,
mixed-use districts and
neighborhoods in targeted
areas, and promoting ride-
sharing and alternative
transportation modes.
• CR-P-53) Update parking
standards in the Development
Code to ensure that they are
reflective of the community’s
needs, using current data on
parking demand and taking into
consideration demographics
and access to alternative modes
of transportation.
• CR-P-54) Incorporate
criteria in the Development
Code to allow reductions in
parking requirements in
exchange for VMT reduction
measures.
These policies will be implemented
through revisions to required parking as
part of the Development Code (see
Program H-8) is not excessive and is not
considered to beand will minimize the
effect of required parking as a
constraint on the production of
affordable housing.
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Table 9-31: Residential Parking Requirements
Type of Unit Minimum Parking Space Required
Single Family Detached Dwellings 2 off-street parking spaces per dwelling (in a garage)
Duplex Housing Units 2 off-street parking spaces for each unit (in a garage)
Mobile Homes (in M.H. parks) 2 off-street parking spaces for each mobile home (tandem parking allowed in an
attached carport), plus guest parking*
Accessory Dwelling Units 1 off-street parking space in addition to that required for a single-family unit
Multi-Family Dwellings, Condominiums, and Other Attached Dwellings*
Studio 1.0 off-street parking space per dwelling unit (in a garage), plus guest parking*
1 or More Bedrooms 2.0 off-street parking spaces per unit (in a garage), plus 0.5 additional spaces for
each bedroom over 2, plus guest parking**
Senior Housing Projects 1 off-street parking space per unit with half of the spaces covered, plus 1 guest
parking space for each 10 units
Senior Congregate Care Facilities 0.5 space for each residential unit, plus 1 space for each 4 units for guests and
employees
Extended Care Facilities (elderly, skilled
nursing facilities and residential care
homes)
1 space for each 3 beds the facility is licensed to accommodate
*Reduced parking is allowed for projects that provide affordable housing pursuant to state Density Bonus law.
** Guest parking shall be provided at a ratio of one space for each four required parking spaces.
Source: Diamond Bar Development Code, 3/2021
Accessory Dwelling Units
Accessory dwelling units (ADUs) provide
an important source of affordable
housing for seniors, young adults,
caregivers and other low- and
moderate-income segments of the
population. In recent years, the State
Legislature has adopted extensive
changes to ADU law to encourage
housing production. Among the most
significant changes is the requirement
for cities to allow one ADU plus one
“junior ADU” on single-family residential
lots by-right subject to limited develop-
ment standards. In 2021 the City
amended ADU regulations in
conformance with current law, and
Program H-10 in Section 9.5 includes a
commitment to update the
City’scontinue to encourage ADU
regulations in conformance with current
State lawproduction.
Density B onus
Under Government Code §§65915-
65918, a density increase over the
otherwise maximum allowable
residential density under the Municipal
Code is available to developers who
agree to construct housing develop-
ments with units affordable to low- or
moderate-income households or senior
citizen housing development. AB 2345
of 2019 amended State law to revise
density bonus incentives that are
available for affordable housing
developments. Program H 12 in
Section 9.5 includes a commitment to
amend the Development Code to
include these changes to State density
bonus law.
Mobile Homes/Manufactured
Housing
There is often an economy of scale in
manufacturing homes in a plant rather
than on site, thereby reducing cost. State
law precludes local governments from
prohibiting the installation of mobile
homes on permanent foundations on
single-family lots. It also declares a
mobile home park to be a permitted
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land use on any land planned and
zoned for residential use, and prohibits
requiring the average density in a new
mobile home park to be less than that
permitted by the Municipal Code.
In the City of Diamond Bar, manufac-
tured housing is allowed in all residential
zones as a permitted use provided the
installation complies with the site
development standards for the
applicable zoning district. Mobile home
parks are allowed as conditional use
within all residential districts. There are
two mobile home parks in Diamond Bar,
both located in the western portion of
the City: Diamond Bar Estates and
Walnut Creek Estates.
Condominium Conversions
In order to reduce the impacts of
condominium conversions on residents of
rental housing, some of which provides
housing for low- and moderate-income
persons, the City’s Municipal Code
requires that in addition to complying
with all of the regulations and noticing
requirements of the Subdivision Map Act
for condo conversions, the applicant
must propose a relocation assistance
program that will assist tenants displaced
through the conversion in relocating to
equivalent or better housing, assess the
vacancy rate in multi-family housing
within the City, and provide a report to
all tenants of the subject property at
least three days prior to the hearing.
When a condo conversion is permitted,
the increase in the supply of less
expensive for-sale units helps to
compensate for the loss of rental units.
The ordinance to regulate condominium
conversions is reasonable to preserve
rental housing opportunities and does not
present an unreasonable constraint on
the production of ownership housing.
Building Codes
State law prohibits the imposition of
building standards that are not
necessitated by local geographic,
climatic or topographic conditions and
requires that local governments making
changes or modifications in building
standards must report such changes to
the Department of Housing and
Community Development and file an
expressed finding that the change is
needed.
The City’s building codes are based
upon the California Building, Plumbing,
Mechanical and Electrical Codes.
These are considered to be the
minimum necessary to protect the
public's health, safety and welfare. No
additional regulations have been
imposed by the City that would
unnecessarily add to housing costs.
Building Codes are enforced primarily
through the plan check and building
inspection process.
DEVELOPMENT PROCESSING PROCEDURES
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Residential Permit Processing
State Planning and Zoning Law
provides permit processing require-
ments for residential development.
Within the framework of state require-
ments, the City has structured its
development review process to
minimize the time required to obtain
permits while ensuring that projects
receive careful review. All residential
development is reviewed by City staff
for zoning, building, and fire code
compliance prior to issuance of
building permits.
Processing times vary and depend on
the size and complexity of the project.
Projects reviewed by the Planning
Commission, such as Conditional Use
Permits, typically require between 1
and 2 months to process. Tentative
parcel maps and tentative tract maps
typically require 3 to 6 months to
process. Projects reviewed by the City
Council, such as General Plan and
Zoning Amendments, typically require
between 3 and 6months to process.
Table 9-32 identifies the current review
authority responsible for making
decisions on land use permits and other
entitlements, as well as the estimated
processing time for each type of
application.
Table 9-32: Review Authority for Residential Development
Type of Permit or Decision (*)
Est. Processing
Time Director
Hearing
Officer
Planning
Commission
City
Council
Administrative Development Review (SF or MF) 6-8 weeks Final Appeal Appeal
Development Review (SF or MF) 8 weeks Final Appeal
Development Agreement** 12-24 weeks Recommend Final
Minor Conditional Use Permit 4-6 weeks Final Appeal Appeal
Conditional Use Permit 8 weeks Final Appeal
Minor Variance 2-4 weeks Final Appeal Appeal
Variance** 4-8 weeks Final Appeal
General Plan Amendment** 12-24 weeks Recommend Final
Specific Plan** 12-24 weeks Recommend Final
Zoning Map or Development Code Amendment 12-24 weeks Recommend Final
Tentative Map** 12-24 weeks Recommend Final
Plot Plan 4 weeks Final Appeal Appeal
Zoning Clearance (over the counter) 1 week Final Appeal Appeal
Source: Diamond Bar Development Code; Community Development Department
* The Director and Hearing Officer may defer action on permit applications and refer the item(s) to the Commission for final decision.
** Permit typically involves environmental clearance pursuant to CEQA and is subject to the Permit Streamlining Act.
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Certain steps of the development
process are required by State rather
than local laws. The State has defined
processing deadlines to limit the
amount of time needed for review of
required reports and projects. The
following describes the five-step
development review process in
Diamond Bar:
• Application Submittal.
Applications for land use permits
and other matters pertaining to
the Development Code must be
filed on a City application form,
together with all necessary fees
and/or deposits, exhibits, maps,
materials, plans, reports, and
other information required by the
Development Services
Department. Prior to submitting an
application, applicants are
strongly encouraged to request a
pre-application conference with
staff. The purpose of the pre-
application conference is to
inform the applicant of City
requirements as they pertain to
the proposed development
project, review the procedures
outlined in the Development
Code, explore possible
alternatives or modifications, and
identify necessary technical
studies and required information
related to the environmental
review of the project.
Single-family residential uses are
permitted by-right in all residential
zoning districts. Multi-family
residential uses are permitted by-
right in the RM, RMH and RH zones.
All new residential construction
and some additions to existing
residences are subject to
“Development Review.”
Development Review and
Administrative Development
Review applications for projects
that also require the approval of
another discretionary permit (e.g.
conditional use permit) shall be
acted upon concurrently with the
discretionary permit and the final
determination shall be made by
the highest level of review
authority in compliance with Table
9-32.
Development Review. An applica-
tion for Development Review is
required for residential projects
that propose one or more dwelling
units (detached or attached) and
that involve the issuance of a
building permit for construction or
reconstruction of a structure(s)
meeting the following criteria:
• New construction on a vacant
lot and new structures,
additions to structures, and
reconstruction projects which
are equal to 50% or greater of
the floor area of existing
structures on site, or have 5,001
square feet or more of
combined gross floor area in
any commercial, industrial, and
institutional development; or
• Projects involving a substantial
change or intensification of
land use (e.g. the conversion of
and existing structure to a
restaurant, or the conversion of
a residential structure to an
office or commercial use); or
• Residential, commercial,
industrial, or institutional
projects proposed upon a
descending slope abutting a
public street.
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Administrative Development
Review. An application for
Administrative Development
Review is required for residential,
industrial, and institutional
developments that involve the
issuance of a building permit for
construction or reconstruction of a
structure(s) meeting the following
thresholds of review:
• Commercial, industrial, and
institutional developments that
propose up to 5,000 square
feet of combined floor area; or
• Projects that do not meet the
specific criteria for
Development Review.
Development Review and
Administrative Development
Review are non-discretionary
review procedures intended to
address design issues such as
landscaping and building
massing, and do not include a
review of the merits or suitability of
the use itself.
• Initial Application Review. The
Director reviews all applications
for completeness and accuracy
before they are accepted as
being complete and officially
filed. Processing of applications
does not commence until all
required fees and deposits have
been paid. Without the
application fee or a deposit, the
application is not deemed
complete.
Within 30 days of a submittal, staff
reviews the application package
and the applicant is informed in
writing of whether or not the
application is deemed complete
and has been accepted for
processing. If the application is
incomplete, the applicant is
advised regarding what
additional information is required.
If a pending application is not
deemed complete within 6
months after the first filing with the
Department, the application
expires and is deemed withdrawn.
Any remaining deposit amount is
refunded, subject to
administrative processing fees.
• Environmental Review. After
acceptance of a complete
application, a project is reviewed
for compliance with the California
Environmental Quality Act
(CEQA). A determination is made
regarding whether or not the
proposed project is exempt from
the requirements of CEQA. If the
project is not exempt, a
determination is made regarding
whether a Negative Declaration,
Mitigated Negative Declaration,
or Environmental Impact Report
will be required based on the
evaluation and consideration of
information provided by an initial
study. If an EIR is required, a
minimum of nine months to one
year is typically required to
complete the process.
• Staff Report and Recommenda-
tions. A staff report is prepared by
the Director that describes the
conclusions and findings about
the proposed land use
development. The report includes
recommendations on the
approval, approval with
conditions, or disapproval of the
application. Staff reports are
provided to the applicant at the
same time they are provided to
the Hearing Officer, or members
of the Commission and/or
Council, before a hearing on the
application.
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• Notice and Hearings. An
application for a development
review or administrative
development review is scheduled
for a public hearing once the
department has determined the
application complete.
Administrative development
reviews and minor CUPs are heard
by a Hearing Officer (staff) while
more significant applications are
heard by the Planning
Commission. Legislative acts such
as General Plan amendments,
zone changes, specific plans and
development agreements require
City Council approval. Upon
completion of the public hearing,
the review authority shall
announce and record the
decision within 21 days following
the conclusion of the public
hearing. The decision shall contain
the required findings and a copy
of the resolution shall be mailed to
the applicant.
These processes are typical of most
California jurisdictions and helpThe City
is currently preparing a revised
Development Code, which will include
streamlined permit review procedures
and objective standards to ensure that
the development review process does
not act as a constraint to housing
development (see Program 8).
The length of time between project
approval and request for building
permit can vary widely depending on
the size and complexity of the project,
the applicant’s schedule for preparing
building plans and any required
corrections.
Due to high property values and the
shortage of vacant residential land,
development proposals typically seek
to maximize allowable densities unlike
areas further inland where more vacant
land is available.
Development Fees and Improvement Requirements
After the passage of Proposition 13 and
its limitation on local governments’
property tax revenues, cities and
counties have faced increasing
difficulty in providing public services
and facilities to serve their residents.
One of the main consequences of
Proposition 13 has been the shift in
funding of new infrastructure from
general tax revenues to development
impact fees and improvement
requirements on land developers. The
City requires developers to provide on-
site and off-site improvements
necessary to serve their projects. Such
improvements may include water,
sewer and other utility extensions, street
construction and traffic control device
installation that are reasonably related
to the project. Dedication of land or in-
lieu fees may also be required of a
project for rights-of-way, transit facilities,
recreational facilities and school sites,
consistent with the Subdivision Map
Act.
State law limits fees charged for
development permit processing to the
reasonable cost of providing the
service for which the fee is charged.
Various fees and assessments are
charged by the City and other public
agencies to cover the costs of
processing permit applications and
providing services and facilities such as
schools, parks and infrastructure. Table
9-33 provides a list of fees the City of
Diamond Bar charges for new,
standard residential development. The
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City periodically evaluates the actual
cost of processing development
permits when revising its fee schedule.
The last fee schedule update was
adopted in 2020.
Table 9-33: Planning and Development Fees
Fee Category Fee or Deposit Amounta
Planning and Application Building Feesa
Administrative Development Review $1,912.94 Application plus $2,000 deposit (RFD)
Development Agreement $10,000 deposit (RFD)
General Plan Amendment $10,000 deposit (RFD)
Zone Change/Map Amendment
Specific Plan
$10,000 deposit (RFD)
$10,000deposit (RFD)
Conditional Use Permit $2,174.56 Application plus $4,000 deposit (RFD)
Minor Conditional Use Permit $1,738.56 Application plus $2,000 deposit (RFD)
Tentative Tract Map $5,000 deposit (RFD)
Tentative Parcel Map
Density Bonus
Variance
Minor Variance
$5,000 deposit (RFD)
$5,000 deposit (RFD)
$5,000 deposit (RFD)
$1,547.80 Application
Building plan check & permit fees (est.) SF: $38,000 / MF: $5,300
Environmental Review Fees
Environmental Analysis (b)
Environmental Mitigation Monitoring Program (b)
Development Impact Fees
School Fees $4.08/sq.ft.
Drainage Facilities None
Traffic Facilities (d)
Public Facilities None
Fire Facilities None
Park Facilities (ed)
Water/Sewer Connection (d)
Est. Total Fees SF: $xxx / MF: $xxx
Source: City of Diamond Bar, 2021
a Items with deposits are based on actual processing costs which may exceed initial deposit amount.
b Cost determined as part of the environmental review
c (RFD) Deposit based fees will be charged at the fully allocated hourly rates for all personnel involved plus any outside
costs, with any unused portion of a deposit-based fee being refunded to the applicant at the conclusions of the
project. In certain circumstances where project costs are higher than the available deposit, the applicant will be
required to submit additional funds into the deposit account.
d Development impact fees are determined by the project’s scope, location, and existing conditions. The developer
must prepare the appropriate study and provide the report for staff to review. When applicable, public improvements
may be conditioned with, or in lieu of, development impact fees.
e Park fees are determined based on 5 acres of land per 1,000 population per State law
Improvement Requirements
Throughout California, developers are
required to construct on- and off-site
improvements needed to serve new
projects, including streets, sidewalks,
and utilities. City road standards vary by
roadway designation as provided in
Table 9-34.
A local residential street requires a 44-
to 60-foot right-of-way, with two 12-foot
travel lanes. These road standards are
typical for cities in Los Angeles County
and do not act as a constraint to
housing development.
The City’s Capital Improvement
Program (CIP) contains a schedule of
public improvements including streets,
bridges, overpasses and other public
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works projects to facilitate the
continued build-out of the City’s
General Plan. The CIP helps to ensure
that construction of public
improvements is coordinated with
private development.
Table 9-34: Road Improvement Standards
Roadway Designation Number of Lanes Right-of-Way Width Curb-to Curb Width
Major arterial 4 100-120 N/A
Boulevard 2-4 60-100 N/A
Collector street 2-4 60-80 N/A
Local street 2 44-60 28-36
Source: City of Diamond Bar, 2021
Although development fees and
improvement requirements increase
the cost of housing, cities have little
choice in establishing such require-
ments due to the limitations on property
taxes and other revenue sources
needed to fund public services and
improvements.
NON-GOVERNMENTAL CONSTRAINTS
Environmental Constraints
Environmental constraints include
physical features such as steep slopes,
fault zones, floodplains, sensitive
biological habitat, agricultural lands,
and wildland fire hazards. In many
cases, development of these areas is
constrained by State and federal laws
(e.g., FEMA floodplain regulations, the
Clean Water Act, the Endangered
Species Act, the State Fish and Game
Code and the Alquist-Priolo Act).
Most of the level, easily buildable land
in Diamond Bar has already been
developed, and much of the remaining
land has a variety of geotechnical and
topographic conditions that may
constrain the development of lower-
priced residential units. Large portions
of the City contain steep slopes that
pose a significant constraint to
development.
In addition to slope constraints, many of
the hillsides in Diamond Bar have a
potential for landslides. Slope stability is
affected by such factors as soil type,
gradient of the slope, underlying
geologic structure, and local drainage
patterns. The rolling topography and
composition of local soils throughout
Diamond Bar create numerous areas
for potential landslide hazards.
Although many historical landslide
locations have been stabilized, a
number of potential landslide areas still
exist in the eastern portion of the City as
well as within Tonner Canyon in the
Sphere of Influence. Figure 9-2 illustrates
the significant areas with geological
constraints.
Wildland fire hazards present another
environmental constraint to housing
development. As seen in Figure 9-3,
significant portions of the city are within
designated fire hazard zones. As the
frequency and intensity of wildfires
have increased in recent years, housing
development becomes more difficult in
these areas.
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Infrastructure Constraints
As discussed under Development Fees
and Improvement Requirements, the
City requires developers to provide on-
site and off-site improvements
necessary to serve their projects.
Dedication of land or in-lieu fees may
also be required of a project for rights-
of-way, transit facilities, recreational
facilities and school sites, consistent
with the Subdivision Map Act.
Additionally, the City’s Capital
Improvement Program (CIP) contains a
schedule of public improvements
including streets and other public works
projects to facilitate the continued
build-out of the City’s General Plan. The
CIP helps to ensure that construction of
public improvements is coordinated
with development. As a result of these
policies, any infrastructure constraints
which currently exist must be fully
mitigated and financed as growth
occurs.
Water and sewer service providers must
establish specific procedures to grant
priority water and sewer service to
developments with units affordable to
lower-income households.
Wastewater
Wastewater conveyance and
treatment in Diamond Bar is provided
by the County of Los Angeles Sanitation
District No. 21. Although much of the
physical sewage infrastructure appears
in generally good condition, there have
been repeated failures of the pump
stations needed to lift flows to the
regional collectors. Presently, there are
no sewer lines in place in the
developed southeastern end of the
1,250-acre development known as the
Country Estates. Approximately 144 lots
are utilizing on-site wastewater disposal
systems.
Water
Water for City residents is supplied by
the Walnut Valley Water District, which
receives its water supply from the Three
Valleys Municipal Water District and
ultimately from the Metropolitan Water
District (MWD) of Southern California.
Almost all of the water supply is
purchased from MWD, which imports
water from the Colorado River
Aqueduct (a small portion comes from
Northern California through the State
Water Project). Domestic water supply
is not expected to limit development
during the planning period.
Storm Water Drainage
Flood control is provided by the County
Flood Control District. Flood control
facilities are in fairly good condition.
Development proposals are assessed
for drainage impacts and required
facilities. With these existing facilities
and review procedures in place, the
City’s flood control system is not
expected to limit development during
the planning period.
Dry Utilities
Dry utilities such as electricity,
telephone and cable are provided by
private companies and are currently
available in the areas where future
residential development is planned.
When new development is proposed
the applicant coordinates with utility
companies to arrange for the extension
of service. There are no known service
limitations that would restrict planned
development during the planning
period.
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Land Costs
Land represents one of the most
significant components of the cost of
new housing. Land values fluctuate
with market conditions, and changes in
land prices reflect the cyclical nature
of the residential real estate market.
A major constraint to providing
affordable housing on remaining vacant
hillside parcels in Diamond Bar is the high
cost of construction in hillside areas.
Another cost constraint for construction
in areas with steep topography is the low
ratio of developable area to total land
area. Residential projects in hillside areas
have large amounts of open space and
only about 25-30% developable land.
The estimated value of vacant
residential land is approximately
$10/square foot or more, and values can
vary widely depending on site
conditions.
Construction Costs
Construction cost is affected by the
price of materials, labor, development
standards and general market
conditions. The City has no influence
over materials and labor costs, and the
building codes and development
standards in Diamond Bar are not
substantially different than most other
cities in Los Angeles County.
Construction costs for materials and
labor have increased at a slightly
higher pace than the general rate of
inflation according to the Construction
Industry Research Board. The
International Code Council estimated
that the average construction cost for
good-quality housing was
approximately $131 per square foot for
single-family homes and $119 per
square foot for multi-family housing.
Cost and Availability of Financing
Diamond Bar is typical of Southern
California communities with regard to
private sector home financing
programs. As discussed in the previous
section, Diamond Bar utilizes tax
exempt multi-family revenue bonds
which provide a lower interest rate than
is available through conventional
financing. This program helps to
address funding for low-income multi-
family projects.
Under State law, it is illegal for real
estate lending institutions to
discriminate against entire
neighborhoods in lending practices
because of the physical or socio-
economic conditions in the area
(“redlining”). There is no evidence of
redlining being practiced in any area
of the City.
AFFIRMATIVELY FURTHERING FAIR HOUSING
State law prohibits discrimination in the
development process or in real
property transactions, and it is the City’s
policy to uphold the law in this regard.
As a participating city in the Los
Angeles County Community
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Development Block Grant (CDBG)
program, the City of Diamond Bar has
access to services of the Long Beach
Fair Housing Foundation for fair housing
outreach and education, and
counseling on housing discrimination
complaints. Program H 14 in Section 9.5
describes additional actions the City
will take to affirmatively further fair
housing.
Under State law, “affirmatively
furthering fair housing” means “taking
meaningful actions, in addition to
combating discrimination, that
overcome patterns of segregation and
foster inclusive communities free from
barriers that restrict access to
opportunity based on protected
characteristics.”
There are three parts to this
requirement:
1. Include a Program that
Affirmatively Furthers Fair Housing and
Promotes Housing Opportunities
throughout the Community for
Protected Classes (applies to housing
elements beginning January 1, 2019).
2. Conduct an Assessment of Fair
Housing that includes summary of fair
housing issues, an analysis of available
federal, state, and local data and local
knowledge to identify, and an
assessment of the contributing factors
for the fair housing issues.
3. Prepare the Housing Element
land inventory and identification of sites
through the lens of affirmatively
furthering fair housing.
In compliance with AB 686, the City has
completed the following outreach and
analysis.
Outreach
As discussed in Appendix C, the City
held a total of five public meetings
during the Housing Element update in
an effort to include all segments of the
community. Meetings included informal
workshops in addition to the standard
public hearing process. Notices prior to
each meeting were sent directly to
persons and organizations with
expertise in affordable housing,
supportive services and fair housing.
Interested parties had the opportunity
to interact with City staff throughout
the Housing Element update process
and provide direct feedback regarding
fair housing issues.
The City also created a dedicated web
page for the Housing Element update
(www.diamondbarca.gov/963/Housing
-Element-Update) where meeting
notices and agenda materials, an FAQ,
and background information were
posted. The City also provided
opportunities for interested persons to
participate in public meetings
remotely, which made it possible for
those with disabilities limiting their
mobility to participate and comment
on the Housing Element regardless of
their ability to attend the meetings in
person.
Over the course of the Housing Element
update the City received written
comments from the following four
organizations:
• Abundant Housing LA
(10/23/2020)
• Los Angeles County Sanitation
District (1/26/2021)
• Responsible Land Use, a non-
profit, public benefit group
(3/23/2021)
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• Mitchell M. Tsai, Attorney for
Southwest Regional Council of
Carpenters (10/11/2021)
Only one of these four commentors –
Abundant Housing LA (AHLA) –
mentioned fair housing in its letter.
AHLA’s comments related to fair
housing are summarized as follows:
Comment: The sites inventory analysis
should “Prioritizing high-opportunity
census tracts and well-resourced areas
(e.g., near transit, jobs, schools, parks,
etc.) when selecting sites for lower-
income housing opportunities, in order
to affirmatively further fair housing.
Housing elements must prioritize high-
opportunity census tracts and well-
resourced areas (e.g. near transit, jobs,
schools, parks, etc.) when selecting
sites for lower-income housing
opportunities, in order to affirmatively
further fair housing.” (AHLA, p. 2 & 5)
These comments are addressed
in the Diamond Bar 2040 General Plan
and Housing Program H-8, which
includes a commitment to amend
development regulations consistent
with the General Plan to allow higher
densities in several Focus Areas
described in Housing Element Section
9.4 and in Appendix B, the sites
inventory. As recommended by AHLA,
the Focus Areas are located near
transit, jobs, schools and parks and
provide the best opportunities for new
affordable housing because existing
single-family residential areas are fully
developed. This rezoning strategy
therefore affirmatively furthers fair
housing in Diamond Bar.
Comment: “Diamond Bar’s history
details examples of how housing policy
and land use regulations were once
used to exclude members of minority
groups. Redlining and restrictive
covenants, which restricted where
Black Americans could live, were once
commonplace throughout Los Angeles
County. Thankfully, Diamond Bar is
more welcoming today; 18% of the
city’s population is Hispanic and 56% of
the city’s population is Asian-
American9. However, exclusion
continues on the basis of income: the
median home sale price in Diamond
Bar was $660,000 in 201810, and 51% of
the city’s renters are “rent-burdened”
(i.e. they spend more than 30% of their
income on rent). High housing costs
place a disproportionate burden on
lower-income communities of color,
and have the effect of excluding them
from the city altogether.
It is important to note that
Diamond Bar incorporated in 1989 and
by that time, the primarily low-density
land use pattern of the city had
already been established by
development approved by Los Angeles
County. While the City had no
involvement in discriminatory real
estate practices that may have
occurred before its incorporation, the
City’s forward-looking land use
initiatives such as the General Plan
Focus Areas will create significant
opportunities for new affordable
housing and address past patterns of
discrimination. ADUs also create
substantial opportunities for affordable
housing in high-opportunity single-
family neighborhoods.
As described in Program H-14, the City
will continue to support the fair housing
efforts of the Housing Rights Center and
through the following activities:
• Ensure that all development
applications are considered, reviewed,
and approved without prejudice to the
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proposed residents, contingent on the
development application’s
compliance with all entitlement
requirements.
• Accommodate persons with
disabilities who seek reasonable waiver
or modification of land use controls
and/or development standards
pursuant to procedures and criteria set
forth in the applicable development
regulations.
• Work with the County to implement
the regional Analysis of Impediments to
Fair Housing Choice and HUD
Consolidated Plan.
• Facilitate public education and
outreach by posting informational flyers
on fair housing at public counters,
libraries, and on the City’s website.
• Conduct public meetings at suitable
times, accessible to persons with
disabilities, and near public transit.
Resources will be invested to provide
interpretation and translation services
when requested at public meetings
when feasible.
• Encourage community and
stakeholder engagement during
development decisions.
Assessment of Fair Housing
The following analysis examines
geographic data regarding racial
segregation, poverty, persons with
disabilities, and areas of opportunity as
identified by the TCAC/HCD
Opportunity Areas map.
Racial segregation. As seen in Figure 9-
4, the percentage of non-white
population in Diamond Bar is similar to
adjacent areas with the exception of a
small area immediately north of the city
that is part of the Cal Poly Pomona
campus (formerly the Lanterman
Developmental Center). This map does
not indicate any patterns of
racial/ethnic concentration or
discrimination in the city.
Poverty. Recent Census estimates
regarding poverty status of households
in Diamond Bar are shown in Figure 9-5.
As seen in this map, the poverty rate is
less than 10% for nearly all areas the
city. One small area in the southwestern
portion of the city near the SR-60
freeway has a slightly higher poverty
rate of 10% to 20%.
Racially/Ethnically Concentrated Areas
of Poverty (R/ECAP). A racially or
ethnically concentrated area of
poverty (R/ECAPs) is defined by HUD as
areas in which 50 percent or more of
the population identifies as non-White
and 40 percent or more of individuals
are living below the poverty line. As
shown in Figure 9-6, there are no
R/ECAPs in Diamond Bar. The nearest
designated R/ECAP is in Pomona, just
north of the Diamond Bar boundary.
Persons with disabilities. The incidence
of disabilities is relatively low in most
parts of Diamond Bar. As shown in
Figure 9-7, the percentage of residents
reporting a disability is less than 10% in
the majority of the city, while the
disability rate is 10% to 20% in the
northern portion of the city.
Disproportionate Housing Needs and
Displacement Risk. As discussed in
Section 9.2 (Housing Needs
Assessment), housing needs in Diamond
Bar are generally less severe than in the
SCAG region as a whole. For example,
data compiled by SCAG showed rates
of overcrowding for both renters and
owners (Table 9-3) and disability rates
for seniors (Table 9-20) are lower in
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Diamond Bar than the regional
averages.
Displacement of low-income
households can occur through the
expiration of affordability restrictions on
assisted low-income housing,
escalation of market rents, or
demolition of existing rental units. As
noted in Section 9.2, there are no low-
income rental units at risk of conversion
to market rate during the 2021-2031
period. In addition, the Focus Areas
targeted for redevelopment in the
General Plan and the Housing Sites
Inventory do not contain any housing
units; therefore, there is no
displacement risk of in these areas.
Displacement mitigation strategies such
as tenant protections, conservation of
existing stock, preservation of units at-
risk of conversion to market-rate uses,
acquisition and rehabilitation of existing
stock, including naturally occurring
affordable housing, and removing
barriers to building affordable housing
are incorporated into the Housing
Action Plan (Section 9.5).
Access to opportunity. According to
the 2020 California Department of
Housing and Community Development
(HCD) and the California Tax Credit
Allocation Committee (TCAC)
Opportunity Area Map (Figure 9-8),
Diamond Bar is within the Moderate,
High, and Highest Resource areas. High
Resource areas are areas with high
index scores for a variety of
educational, environmental, and
economic indicators. Some of the
indicators identified by TCAC include
high levels of employment and close
proximity to jobs, access to effective
educational opportunities for children
and adults, low concentration of
poverty, and low levels of
environmental pollutants, among
others.
Contributing factors to fair housing
issues. Under the Federal consolidated
planning process, the Analysis of
Impediments (AI) to Fair Housing
Choice is the primary tool for
addressing fair housing issues. The City
of Diamond Bar was a participating city
with the County of Los Angeles in the
preparation of the 2018 AI. Based on
extensive analysis of housing and
community indicators, and the input of
residents, a list of impediments to fair
housing choice was developed.
Appendix D includes a summary of the
contributing factors to fair housing
issues pertaining specifically to the
Urban County and HACoLA’s service
areas. These items are prioritized
according to the following criteria:
1. High: Impediments/Contributing
factors that have a direct and
substantial impact on fair housing
choice, especially in R/ECAP areas,
affecting housing, those impacting
persons with disabilities, and are core
functions of HACoLA or the CDC.
2. Moderate: Impediments/
Contributing factors that have a direct
and substantial impact on fair housing
choice, especially in R/ECAP areas,
affecting housing, those impacting
persons with disabilities, and are core
functions of HACoLA or the CDC, but
the CDC or HACoLA may only have
limited capacity to make a significant
impact; or may not be within the core
functions of HACoLA or the CDC.
3. Low: Impediments/Contributing
factors that may have a direct and
substantial impact on fair housing
choice but are not within the core
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functions of HACoLA or the CDC or not
within the capacity of these
organizations to make significant
impact, or not specific to R/ECAP
neighborhoods, or have a slight or
largely indirect impact on fair housing
choice.
The impediments/contributing factors
identified and included in Appendix D
are in relation to the fair housing issues
listed below. The prioritization of these
contributing factors relates to the ability
of the CDC and HACoLA to address
the fair housing issues. A low priority
does not diminish the importance of
the factor in the Urban County or
HACoLA service areas but reflects the
priority in addressing issues of fair
housing.
• Segregation
• Racially or ethnically concentrated
areas of poverty (R/ECAPs)
• Disparities in Access to Opportunity
• Disproportionate Housing Needs
• Discrimination or violations of civil
rights laws or regulations related to
housing
Program H 14 in Section 9.5 describes
additional actions the City will take to
affirmatively further fair housing during
the planning period.
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Figure 9-2 Seismic Hazard Zones
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Figure 9-3 Fire Hazard Zones
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Figure 9-4 Racial Demographics
Figure 9-5 Poverty Status
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Figure 9-6 Racially or Ethnically Concentrated Areas of Poverty
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Figure 9-7 Disability Status
Figure 9-8 TCAC/HCD Opportunity Map
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9.5 HOUSING ACTION PLAN
Sections 9.2 through 9.4 of this Housing
Element describe the housing needs,
opportunities and constraints in the City
of Diamond Bar. This section presents
the City's 8-year Housing Action Plan for
the 2021-2029 planning period. This Plan
sets forth Diamond Bar's goals, policies,
and programs to address the identified
housing needs of the City.
GOALS AND POLICIES
It is the overall goal of the plan that
there be adequate housing in the City,
both in quality and quantity, to provide
appropriate shelter for all without
discrimination.
The goals and policies of the Housing
Element presented below address
Diamond Bar's identified housing needs
and are implemented through a series
of housing programs offered through
the Community Development
Department. Within this overarching
goal, the City has established goals
and policies to address the
development, maintenance and
improvement of the housing stock.
H-G-1 Preserve and conserve the existing housing stock and maintain property
values and residents' quality of life.
H-P-1.1 Continue to offer home improvement and rehabilitation
assistance to low- and moderate-income households, including
seniors and the disabled.
H-P-1.2 Continue to facilitate improvement of substandard units in
compliance with City codes and improve overall housing
conditions in Diamond Bar.
H-P-1.3 Promote increased awareness among property owners and
residents of the importance of property maintenance to long-
term housing quality.
H-G-2 Provide opportunities for development of suitable housing to meet the
diverse needs of existing and future residents.
H-P-2.1 Provide favorable home purchasing options to low- and
moderate-income households through County and other
homebuyer assistance programs.
H-P-2.2 Continue outreach and advertising efforts to make more
residents aware of homebuyer assistance programs and to
enhance program utilization.
H-P-2.3 Maintain affordability controls on government-assisted housing
units in the City.
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H-P-2.4 Facilitate the development of accessory dwelling units (ADUs)
as a means to provide affordable housing opportunities in
existing neighborhoods.
H-G-3 Provide adequate sites through appropriate land use and zoning
designations to accommodate future housing growth.
H-P-3.1 Maintain an inventory of potential sites available for future
housing development.
H-P-3.2 Encourage infill and mixed-use opportunities within the General
Plan Focus Areas.
H-P-3.3 Coordinate with local colleges and universities to expand the
availability of housing for faculty and staff.
H-G-4 Mitigate potential governmental constraints which may hinder or
discourage housing development in Diamond Bar.
H-P-4.1 Continue to provide regulatory incentives and concessions to
facilitate affordable housing development in the City.
H-P-4.2 Promote the expeditious processing and approval of residential
projects that meet General Plan policies and City regulatory
requirements.
H-P-4.3 Pursuant to the City's Affordable Housing Incentives Ordinance,
allow modifications to development standards for projects with
an affordable housing component.
H-P-4.4 Periodically review City regulations, ordinances, departmental
processing procedures and residential fees related to
rehabilitation and/or construction to assess their impact on
housing costs, and revise as appropriate.
H-G-5 Encourage equal and fair housing opportunities for all economic
segments of the community.
H-P-5.1 Continue to support enforcement of fair housing laws
prohibiting arbitrary discrimination in the building, financing,
selling or renting of housing on the basis of race, religion, family
status, national origin, physical handicap or other such
circumstances.
H-P-5.2 Refer persons with fair housing complaints to the appropriate
agency for investigation and resolution.
H-P-5.3 Encourage apartment managers and owners to attend fair
housing seminars offered by the Apartment Association of
Greater Los Angeles.
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HOUSING PROGRAMS
Housing Element goals and policies are
implemented through a series of
housing programs described below.
Pursuant to §65583 of the Government
Code, a city’s housing programs must
address the following major areas:
• Conserve and improve the
condition of the existing supply of
affordable housing;
• Assist in the development of
adequate housing to meet the
needs of extremely-low, very-low,
low, and moderate-income
households;
• Provide adequate sites to
accommodate the city’s share of
the regional housing need for
households of each income level;
• Remove governmental constraints
to the maintenance,
improvement, and development
of housing, including housing for
all income levels and housing for
persons with disabilities;
• Promote the creation of
accessory dwelling units that can
be offered at affordable rents;
• Affirmatively furthering fair housing
and promote equal housing
opportunity
• Include a diligent effort to
achieve public participation of all
economic segments of the
community in the development of
the housing element.
Diamond Bar’s programs for addressing
these requirements are described in this
section.
Conserve and Improve the Condition of Existing Affordable Housing
Conserving and improving the
condition of the housing stock is an
important goal for Diamond Bar.
Although the majority of the City's
housing stock is in good condition, a
significant portion of the housing stock
is over 30 years old, the age when most
homes begin to require major
rehabilitation improvements. By
identifying older residential neighbor-
hoods for potential housing
rehabilitation, the City has taken a
proactive approach to maintaining the
quality of its current housing stock. The
focus neighborhoods identified by this
Plan as evidencing physical problem
conditions can be specifically targeted
for City housing improvement
assistance.
Program H -1. Residential Neighborhood Improvement Program
The City implements a proactive Neighborhood Improvement Program and
neighborhood inspections are conducted on a regular basis throughout the
entire City. The checklist for residential violations includes inoperable
vehicles, trash storage, parking on paved areas only, structure maintenance,
landscape maintenance, and fence and wall maintenance. After the
neighborhood inspection, letters are sent out to all property owners in areas
where violations have been observed. A follow-up inspection will be
conducted, at which time any noticed properties found to be in violation of
the Municipal Code are subject to a $100 citation.
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When problems are observed, inspectors may refer residents to the Home
Improvement Program (see Program H-2).
Eight-year objective: Continue to implement the code enforcement
program, and direct eligible households to available rehabilitation
assistance to correct code violations. Provide focused code
enforcement and rehabilitation assistance for 5 to 6 households during
the planning period in neighborhoods evidencing concentrations of
deteriorating units.
Responsible agency: Community Development Department.
Timeline: Throughout the planning period.
Program H -2. Home Improvement Program
The City uses CDBG funds for minor home repair through the Home
Improvement Program, where low/moderate income householders may
receive up to a $20,000 no interest, deferred loan for home repair and
rehabilitation. The City promotes and coordinates this program by posting
information, reviewing applications and disbursing grant funds to eligible
applicants.
Eight-year objective: Minor repair and rehabilitation for 4 units annually.
Responsible agency: Community Development Department.
Timeline: Throughout the planning period.
Program H -3. Section 8 Rental Assistance Program
The Section 8 Rental Assistance Program extends rental subsidies to
extremely-low- and very-low-income households who spend more than 30%
of their gross income on housing. Rental assistance not only addresses
housing affordability, but also overcrowding by assisting families that may be
"doubling up" in order to afford rent. The Los Angeles County Development
Authority (LACDA) coordinates Section 8 rental assistance on behalf of the
City. The City will continue to provide rental assistance information and
referrals to LACDA.
Eight-year objective: Continue to direct eligible households to the
County Section 8 program.
Responsible agency: LACDA.
Timeline: Throughout the planning period.
Program H -4. Preservation of Assisted Housing
Diamond Bar contains only one assisted housing project, the 149-unit
Seasons Apartments (formerly Heritage Park) for senior citizens. This project
was constructed in 1988 and was originally financed under the Los Angeles
County Multi-Family Mortgage Revenue Bond program. The project was
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refinanced in November 1999 under the California Community Development
Authority's Multi-Family Housing Re-funding Bond, and was transferred to the
Corporate Fund for Housing, a non-profit organization. According to the
terms of the new bond agreement, income restrictions for residents and
corresponding rent limits were set. For the duration of the bond, which
expires December 2, 2034, all units will be affordable: 30 units (20%) will be
very-low-income, 82 units (55%) will be low-income, and 37 units will be
moderate-income (defined as 100% AMI).
Eight-year objective: Preserve 100% of the 149 low- and moderate-
income units in the Seasons Apartments.
Responsible agency: Community Development Department
Timeline: Throughout the planning period
Program H -5. Mobile H ome Park Preservation
There are two mobile home parks in Diamond Bar, both located in the
western portion of the City: Diamond Bar Estates and Walnut Creek Estates.
These mobile home parks were developed before incorporation of the City
on land previously designated as Industrial under the County's jurisdiction.
The 2040 Diamond Bar General Plan Land Use Map adopted in 2019
designatesd both mobile home parks "residential" in order to preserve their
status and prevent future inconsistencies. This designation in the General
Plan works to preserve the parks since any proposed land use change would
require an amendment to the City's General Plan and Zoning Ordinance, as
well as adherence to State mobile home park closure requirements.
Eight-year objective: The City will continue to support preservation of its
two mobile home parks as important affordable housing resources.
Responsible agency: Community Development Department
Timeline: Continuously throughout the planning period
Assist in the Development of Affordable Housing
To enable more households to attain
homeownership in Diamond Bar, the
City participates in two mortgage
assistance programs: the Homebuyer
Assistance Program and the Mortgage
Credit Certificate (MCC). These
programs are very important given that
housing prices in Diamond Bar rank
among the highest in eastern Los
Angeles County and northern Orange
County. The City is also supportive of
the development of senior housing to
meet the needs of its growing senior
population and multi-family rental
housing for lower-income households,
including working families and university
students.
Program H -6. First -Time Homebuyer Assistance Programs
Los Angeles County offers a first-time homebuyer assistance program and
Mortgage Credit Certificates. To be eligible, families must meet the specified
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income requirements and be able to pay a 1% down payment on their
home. The City of Diamond Bar provides referral information to prospective
buyers at the public counter and on the City website.
6.a Home Ownership Program (HOP)
The Los Angeles County Home Ownership Program (HOP) provides zero-
interest loans with no repayment due until the home is sold, transferred,
or refinanced. The loan is secured by a second trust deed and a
promissory note. The home must be owner-occupied for the life of the
loan.
6.b Mortgage Credit Certificate (MCC)
The Mortgage Credit Certificate (MCC) program is a federal program
that allows qualified first-time homebuyers to take an annual credit
against federal income taxes of up to 15% of the annual interest paid
on the applicant's mortgage. This enables homebuyers to have more
income available to qualify for a mortgage loan and make the monthly
mortgage payments. The value of the MCC must be taken into
consideration by the mortgage lender in underwriting the loan and
may be used to adjust the borrower's federal income tax withholding.
The MCC program has covenant restrictions to ensure the affordability
of the participating homes for a period of 15 years. MCCs can be used
in conjunction with the Home Ownership Program (HOP).
Eight-year objective: The City will advertise these programs and provide
information to interested homebuyers. In addition, the City will work with
realtors to make them aware of these programs.
Responsible agency: Community Development Department
Timeline: Continuously throughout the planning period
Program H -7. Senior and Workforce Housing Development
With a growing portion of the City's population 65 years of age and above,
Diamond Bar will continue to need housing and services for seniors.
Particularly those seniors 75 years and older will begin to require housing with
a supportive service component.
In addition, occupations for which high housing costs make it difficult for
working-age households to live in Diamond Bar include teachers, police and
firefighters. Several colleges and universities are also located within
commuting distance of Diamond Bar. The City will continue to coordinate
with these institutions to identify potential partnership opportunities for
affordable faculty/staff housing.
The City will encourage the development of senior and workforce housing,
including units affordable to very-low- and extremely-low-income persons as
well as units with 3-4 bedrooms suitable for large families, if feasible, in several
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ways. First, the City will identify suitable sites for multi-family development in
the Housing and Land Use Elements, including zoning to encourage and
facilitate lower-cost housing options such as SROs. Second, the City will offer
regulatory incentives, and/or direct financial assistance appropriate to the
project when feasible. The following are among the types of incentives
which may be provided:
• Priority application processing
• Fee waivers or deferrals
• Coordination with off-site infrastructure improvements
• Flexible development standards
• Density bonuses
• City support to developers in affordable housing funding applications
It must be recognized that the City’s ability to offer direct financial subsidies is
limited, particularly in light of current fiscal conditions. The City has no local
source of housing assistance funds, and its CDBG revenue is only about
$232,000 per year currently (see Section 9.3 for further discussion of the City’s
financial resources). Given these financial limitations, the City’s primary
efforts to encourage and facilitate affordable housing production are
through its land use regulations and staff support to interested developers in
applying for grant funds, and cooperation with the Los Angeles County
Development Authority (LACDA) on its assistance programs.
Pursuant to the City's Affordable Housing Incentives Ordinance, the City
provides modified development standards, including parking reductions, for
senior and affordable projects. A portion of the City's CDBG funds can be
used to help finance senior and workforce housing projects. New housing
developments in Diamond Bar may also be eligible for funding sources
identified in Section 9.3, Resources and Opportunities. Typically, local
assistance can serve as gap financing to bridge the difference between the
total project cost and the equity investment plus debt.
Eight-year objective: The City will identify sites suitable for new senior
and workforce housing and post information on the City website
throughout the planning period regarding the City's interest in assisting
in the development of senior and workforce housing, provide
information on available regulatory and financial incentives, and assist
developers in applying for funds. The City will also collaborate with local
colleges and universities to identify potential partnership opportunities
for affordable housing. The City’s quantified objectives for housing
production during the 2021-2029 planning period are described in Table
9-35.
Responsible agency: Community Development Department
Timeline: Continuously throughout the planning period
Provide Adequate Sites to Accommodate the City’s Share of Regional
Housing Need
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A major element in meeting the
housing needs of all segments of the
community is the provision of adequate
sites for all types, sizes and prices of
housing. The City's General Plan,
Development Code and specific plans
describe where housing may be built,
thereby affecting the availability of
land for residential development.
Specific housing sites are identified in
Appendix B.
Program H -8. Land Use Elemen t and Development Regulations
The City completed a comprehensive update to the General Plan in 2019.
The Land Use Element of the General Plan, as discussed previously in
Section 9.3, provides for a variety of housing types in Diamond Bar, with
densities ranging up to 30 dwelling units per acre. In addition, the new
General Plan established several “focus areas” where additional
development and redevelopment are encouraged, including multi-family
residential and mixed-use. As described in Appendix B, General Plan land
use designations provide adequate capacity to accommodate the City’s
RHNA allocation at all income levels for the 2021-2029 period. The City is
currently processing amendments to the Development Code to align
development regulations with new General Plan land use designations and
comply with the following requirements pursuant to Government Code Sec.
65583.2(h).
• Permit owner-occupied and rental multifamily uses by right for
developments in which 20 percent or more of the units are affordable
to lower income households. By right means local government review
must not require a conditional use permit, planned unit development
permit, or other discretionary review or approval.
• Permit the development of at least 16 units per site.
• Require a minimum density of 20 units per acre; and
• Ensure a) at least 50 percent of the shortfall of low- and very low-
income regional housing need can be accommodated on sites
designated for exclusively residential uses, or b) if accommodating
more than 50 percent of the low- and very low-income regional
housing need on sites designated for mixed-uses, all sites designated
for mixed-uses must allow 100 percent residential use and require
residential use to occupy at least 50 percent of the floor area in a
mixed-use project.
As part of the Development Code update, residential and mixed-use
parking requirements will be revised in conformance with General Plan
policies described previously in Section 9.4 Constraints.
The Development Code update will also include revisions to streamline the
review process, including SB 35 review procedures and objective standards
to minimize constraints on housing supply and affordability.
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The City shall continue to comply with the “no net loss” provisions of
Government Code §65863 through ongoing project-by-project evaluation to
ensure that adequate sites are available to accommodate the City’s RHNA
share throughout the planning period. The City shall not reduce the
allowable density of any site in its residential land inventory, nor approve a
development project at a lower density than assumed in the Housing
Element sites inventory, unless both of the following findings are made:
a) The reduction is consistent with the adopted General Plan,
including the Housing Element; and
b) The remaining sites identified in the Housing Element are adequate
to accommodate the City’s remaining share of regional housing
need pursuant to Government Code §65584.
If a reduction in residential density for any parcel would result in the
remaining sites in the Housing Element land inventory not being adequate to
accommodate the City’s share of the regional housing need pursuant to
§65584, the City may reduce the density on that parcel if findings are made
identifying sufficient additional, adequate and available sites with an equal
or greater residential density so that there is no net loss of residential unit
capacity.
Eight-year objectives: Maintain adequate sites for housing
development at all income levels in conformance with the RHNA and
ensure compliance with No Net Loss requirements. Process a
Development Code amendment within three years of Housing Element
adoption to update land use regulations consistent with the 2040
General Plan.
Responsible agency: Community Development Department
Timeline: Development Code amendment within three years of Housing
Element adoption
Program H -9. Mixed Use Development
The 2040 General Plan encourages mixed-use development in three focus
areas, which could provide housing close to transit and places of
employment (see additional discussion in Appendix B). The City will
encourage property owners and developers to pursue mixed-use
development in these focus areas to accommodate a portion of the city’s
low- and moderate-income housing needs during this planning period.
Mixed-use can also reduce vehicle trips, make more efficient use of land
and parking areas, and facilitate energy conservation.
Incentives the City may offer to encourage and facilitate redevelopment in
these areas include the following:
• Coordination with off-site infrastructure improvements)
• Flexible development standards
• Density bonuses
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• Support to developers in seeking funding for affordable housing
Eight-year objective: The City will prepare a handout and marketing
materials encouraging mixed-use development where appropriate and
make it available to interested developers throughout the planning
period.
Responsible agency: Community Development Department
Timeline: Publish handout with marketing materials within 6 months of
Housing Element adoption and continuously thereafter
Program H -10. Accessory Dwelling Units
Accessory dwelling units (ADUs) provide an important source of affordable
housing for seniors, young adults and other low- and moderate-income
households. The City is currently processingadopted an amendment to the
Development Code in 2021 to incorporate recent changes to State ADU
law, and will continue to encourage ADU production through public
information available at City Hall and on the City website.
Eight-year objective: Process a Development Code amendment
consistent with current ADU law in 2021 and cContinue to encourage
construction of ADUs through an informational handout available at
City Hall and on the City website throughout the planning period.
Responsible agency: Community Development Department
Timeline: Publish ADU handout with marketing materials within 6 months
of Housing Element adoption and continuously thereafter
Removing Governmental Constraints to Housing
Under current State law, the Housing Element must address, and where legally
possible, remove governmental constraints affecting the maintenance,
improvement, and development of housing. The following programs are designed
to mitigate government constraints on residential development and facilitate the
development of a variety of housing.
Program H -11. Emergency Shelters, Low Barrier Navigation Centers and
Transitional/Supportive Housing
Senate Bill 2 of 2007 strengthened planning requirements for emergency
shelters and transitional/supportive housing. The Development Code allows
emergency shelters by-right in the Light Industry (I) zone in compliance with
SB 2 and also allows transitional and supportive housing as a residential use
subject to the same standards as other residential uses of the same type in
the same zone.
In 2018 AB 2162 amended State law to require that supportive housing be a
use by-right in zones where multi-family and mixed uses are permitted,
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including non-residential zones permitting multi-family uses, if the proposed
housing development meets specified criteria.
AB 101 (2019) added the requirement that low barrier navigation centers
meeting specified standards be allowed by-right in areas zoned for mixed
use and in non-residential zones permitting multi-family uses pursuant to
Government Code §65660 et seq.
The City is currently processing a Development Code amendment to allow
supportive housing and low barrier navigation centers consistent with State
law.
The City will also continue to work cooperatively with the Los Angeles
Homeless Services Authority and the San Gabriel Valley Council of
Governments in its efforts to develop a regional strategy for addressing
homelessness.
Eight-year objectives:
1. Continue to facilitate emergency shelters and transitional/
supportive housing, and continue participating with LAHSA and
SGVCOG on efforts to address homelessness throughout the
planning period.
2. Process an amendment to the Development Code in 20221 to
allow supportive housing and low barrier navigation centers
consistent with State law.
Responsible agency: Community Development Department
Timeline: Development Code amendment in 2022; support efforts to
address homelessness throughout the planning period
Program H -12. Affordable Housing Incentives/Density Bonus
To facilitate the development of affordable housing, the City utilizes
Affordable Housing Incentives/Density Bonus Provisions (Development Code
Chapter 22.18). Incentives described in Chapter 22.18 apply to
developments of five or more dwelling units. If a density bonus and/or other
incentives cannot be accommodated on a parcel due to strict compliance
with the provisions of the Development Code, the Council may waive or
modify the development standards as necessary to accommodate bonus
units and other incentives to which the development is entitled. AB 2345 of
2020 revised State Density Bonus Law to increase incentives for affordable
housing. The City is currently processing an amendment to the Development
Code in conformance with AB 2345.
Eight-year objective: The City will amend the Development Code in
2021 consistent with current Density Bonus Law and continue to
encourage the production of affordable housing through the use of
density bonus and other incentives.
Responsible agency: Community Development Department
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Timeline: Development Code amendment in 2021/22
Program H -13. Efficient Project Processing
The City is committed to a streamlined development process and has
adopted procedures to facilitate efficient permit processing. Prospective
applicants are strongly encouraged to request a pre-application
conference with the Community Development Department before formal
submittal of an application. The purpose of this conference is to inform the
applicant of City requirements as they apply to the proposed development
project, review the procedures outlined in the Development Code, explore
possible alternatives or modifications, and identify necessary technical
studies or other supporting materials relating to the proposed development.
This process helps to minimize the time required for project review by
identifying issues early in the process before extensive engineering and
architectural design work has been done.
Consistent with new transparency laws, zoning, development standards and
fees will be posted on the City website.
Eight-year objective: The City will continue to offer the pre-application
conference and streamlined development processing, and periodically
review departmental processing procedures to ensure efficient project
processing. Zoning, development standards and fees will be posted on
the City website throughout the planning period.
Responsible agency: Community Development Department
Timeline: Post zoning, development standards and fees on the City
website in FY 2021/22 and continuously thereafter
Affirmatively Furthering Fair Housing and Equal Housing Opportunities
To adequately meet the housing needs
of all segments of the community, the
City promotes housing opportunities for
all persons regardless of race, religion,
gender, family size, marital status,
ancestry, national origin, color, age, or
physical disability.
Program H -14. Affirmatively Furthering Fair Housing
As a participating city in the Los Angeles County CDBG program, Diamond
Bar has access to the services of the Housing Rights Center for fair housing
outreach, education, and counseling on housing discrimination complaints.
The City will continue to advertise the fair housing program through
placement of fair housing service brochures at the public counter, at the
Senior Center, through the City's newsletter, and on the City website.
Apartment owners and managers are provided with current information
about fair housing issues, rights and responsibilities. The Apartment
Association of Greater Los Angeles conducts seminars on State, Federal and
local Fair Housing laws and compliance issues. In addition, the City will:
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• Ensure that all development applications are considered, reviewed,
and approved without prejudice to the proposed residents,
contingent on the development application’s compliance with all
entitlement requirements.
• Accommodate persons with disabilities who seek reasonable waiver
or modification of land use controls and/or development standards
pursuant to procedures and criteria set forth in the applicable
development regulations.
• Work with the County to implement the regional Analysis of
Impediments to Fair Housing Choice and HUD Consolidated Plan.
• Facilitate public education and outreach by posting informational
flyers on fair housing at public counters, libraries, and on the City’s
website.
• Conduct public meetings at suitable times, accessible to persons with
disabilities, and near public transit. Resources will be invested to
provide interpretation and translation services when requested at
public meetings when feasible.
• Encourage community and stakeholder engagement during
development decisions.
Eight-year objective: The City will continue to promote fair housing
practices, provide educational information on fair housing to the
public, and cooperate with the Greater Los Angeles Apartment
Association in providing fair housing information to landlords and at
libraries, senior centers, recreation centers, and Social Security and
employment offices. The City will continue to refer fair housing
complaints to the Housing Rights Center.
Responsible agency: Community Development Department; Housing
Rights Center
Timeline: Throughout the planning period
Program H -15. Reasonable Accommodation for Persons with Disabilities
State law requires cities to remove constraints or make reasonable
accommodations for housing occupied by persons with disabilities. The City
will continue to implement adopted procedures for reviewing and
approving requests for reasonable housing accommodations pursuant to
State law.
Eight-year objective: The City will continue to implement reasonable
accommodation procedures for persons with disabilities in compliance
with State law.
Responsible agency: Community Development Department
Timeline: Throughout the planning period
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Table 9-35: Quantified Objectives 2021-2029, Diamond Bar
Income Category
Totals Ex. Low V. Low Low Mod Above Mod
New constructiona 422 422 434 437 806 2,521
Rehabilitation 5 5 10 20 - 40
Conservationb - 30 82 37 - 149
a Quantified objective for new construction is for the period 7/1/2021 – 10/15/2029 per the RHNA projection period
b The Seasons senior apartments
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Appendix A
Evaluation of the Prior Housing Element
Section 65588(a) of the Government Code requires that jurisdictions evaluate the
effectiveness of the existing Housing Element, the appropriateness of goals,
objectives and policies, and the progress in implementing programs for the previous
planning period. This appendix summarizes the results of the City’s review of the
housing goals, policies, and programs of the previous Housing Element, and
evaluates the degree to which these programs have been implemented during the
previous planning period.
As discussed in Section 9.4-Constraints, the City adopted a new General Plan in
2019. As part of this Housing Element update, the goals and policies of the previous
Housing Element were reviewed for consistency with the new General Plan and
current State housing law, and Policy H-P-3.2 was updated to reflect the new
emphasis on mixed-use development in the General Plan Focus Areas.
All programs were also reviewed and updated to reflect current circumstances,
including the needs assessment and potential constraints, and the evaluation of
City progress in implementing prior programs.
Table A-1 summarizes the programs contained in the previous Housing Element
along with program objectives, timeframe and accomplishments.
Table A-2 presents the City’s progress toward the quantified objectives from the
previous Housing Element.
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Table A-1
2013-2021 Housing Element Program Evaluation
City of Diamond Bar
Housing Program Program Objectives Timeframe
Implementation Status and Future
Actions
1. Residential Neighborhood
Improvement Program
Proactive program conducts neighborhood inspections
on a regular basis throughout the entire city/focused
code enforcement linked with rehabilitation assistance to
correct code violations.
Ongoing The City continues to operate the
code enforcement program. This
program is successful and is being
continued.
2. Home Improvement Program Improve neighborhoods evidencing deferred
maintenance through property maintenance and rehab.
Provide minor repair and rehabilitation to 10 units
annually.
Ongoing The HIP is successful in improving
housing conditions and should be
continued at available funding levels.
3. Single-Family Rehabilitation
Program
Provide ongoing advertisement of loans available
through the County for qualified homeowners.
Ongoing The program has been merged with
Program 2.
4. Section 8 Rental Assistance
Program
Direct eligible households to the County Section 8
program.
Ongoing This program is beneficial in reducing
problems such as overpayment and
overcrowding.e City continues to
coordinate with the County on the
Section 8 program. The program is
should being continued.
5. Preservation of Assisted
Housing
Preserve 100 percent of the 149 low- and moderate-
income units in The Seasons Apartments.
Ongoing The Seasons Senior Apartments
continued its affordability covenant
throughout the planning period. This
program is successful and will be
continued.
6. Mobile Home Park Preservation Support preservation of City's two mobile home parks as
important affordable housing resources. Maintain
residential zoning, and enforce State closure
requirements as necessary.
Ongoing Zoning for mobile home parks is
successful in preserving this
affordable housing option and is
being continued. No proposals to
close the parks were submitted. The
program is being continued.
7. First-time Homebuyer
Assistance Programs
Advertise County's Home Ownership Program (HOP)
and Mortgage Credit Certificate (MCC) and provide
information to interested homebuyers. In addition, the
City will work with realtors to make them aware of these
programs.
Ongoing This program helps expand home
ownership and the City will continue
to provide information on this County
program. The program is being
continued.
8. Senior and Workforce Housing
Development
Identify and evaluate sites suitable for new senior and
workforce housing. The City will post information on the
City website during the first year of the planning period
regarding the City's interest in assisting in the
development of senior and workforce housing, provide
information on available regulatory and financial
incentives, and assist developers in applying for funds.
The City will also contact local colleges and universities
annually to identify potential partnership opportunities for
affordable housing.
Ongoing This program is intended to
encourage affordable housing
development and should being
continued.
9. Land Use Element and Zoning Maintain adequate sites commensurate with the RHNA. Ongoing The City has maintained adequate
sites for housing development at all
income levels and ensure compliance
with No Net Loss requirements. This
program is being revised and
expanded to reflect the new RHNA
allocation for the 2021-2029
periodcontinued.
10. Mixed Use Development The City will prepare a handout and marketing materials
encouraging mixed use development where appropriate
and make it available to interested developers during the
first year of the planning period. A review of potential
Ongoing In December 2019, the City adopted
the Comprehensive General Plan
Update that created community
visions and blueprint for growth and
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Housing Program Program Objectives Timeframe
Implementation Status and Future
Actions
areas that may be appropriate for mixed-use
development will be initiated by 2015 as part of a
comprehensive General Plan update.
development in the City through
2040. This program is an important
component of the City’s overall
strategy to revitalize older areas and
expand housing production and is
being continued.
11. Second Units Continue to encourage construction of accessory
dwelling units pursuant to the provisions of its Accessory
Dwelling Unit Ordinance, and make an informational
handout available for distribution at the public counter.
Ongoing InOn May 2, 2017, the City approved
an amendment to the municipal code
pertaining to accessory dwelling units
to satisfy all of the requirements of
Government Code §§65852.150-
65852.2. Per AB 68 (Ting), AB 587
(Friedman), AB 671 (Friedman), AB
881 (Bloom), SB 13 (Wieckowski)
that went into effect January 1, 2020.
In 2021 Tthe City has been
processing newadopted a
subsequent amendment to ADU
regulations in accordance with the
new State laws. The City continues to
encourage accessory dwelling units
and this program is being continued.
12. Emergency Shelters and
Transitional/ Supportive
Housing
Continue to facilitate emergency shelters and
transitional/supportive housing, and continue
participating in the SGVCOG homeless study to address
homelessness.
Ongoing This program creates opportunities
for a variety of housing for persons
with special needs and is being
continued with revisions to ensure
compliance with recent changes to
State law.
13. Redevelopment of
Underutilized Sites
Encourage interested property owners to pursue
redevelopment of underutilized properties though the
provision of incentives and concessions.
Ongoing The City has continued to encourage
the redevelopment of underutilized
sites. This program is being
continued and will be enhanced by
the new General Plan and the
Development Code update.
14. Affordable Housing Incentives/
Density Bonus
Encourage the production of affordable housing through
the use of density bonus, and provide a handout
summarizing the benefits and requirements of affordable
housing incentives/density bonus provisions.
Ongoing This program is being continued in
compliance with recent changes to
State density bonus law.
15. Efficient Project Processing Continue to offer streamlined development processing,
and periodically review departmental processing
procedures to ensure efficient project processing.
Ongoing The City continued to offer efficient
permit processing. This program is
appropriate and will be enhanced
through revisions to the Development
Codebeing continued.
16. Fair Housing Program Continue to promote fair housing practices, provide
educational information on fair housing to the public, and
cooperate with the Greater Los Angeles Apartment
Association in providing fair housing information to
landlords and at libraries, senior centers, recreation
centers, and Social Security and employment offices.
Continue to refer fair housing complaints to the San
Gabriel Valley and Long Beach Fair Housing
Foundation, and maintain an open dialogue with the
Foundation regarding the nature of complaints received.
Ongoing This program is being continued and
expanded to reflect new
requirements to affirmatively further
fair housing.
17. Reasonable Accommodation
for Persons with Disabilities
Continue to implement reasonable accommodation
procedures for persons with disabilities in compliance
with SB520.
Ongoing This program is an important
component of the City’s overall
efforts to address the special housing
needs of persons with disabilities and
is being continued.
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Table A-2
Progress in Achieving Quantified Objectives – 2013-2021
City of Diamond Bar
Program Category
Quantified
Objective Progress
New Construction
Very Low (Ex. Low) 308 (154) 1 (0)
Low 182 12
Moderate 190 0
Above Moderate 466 312
Total 1,146 325
Rehabilitation
Very Low
Low 25
Moderate 25
Above Moderate
Total 50
Conservation
Very Low 76* 76*
Low 82 82
Moderate 37 37
Above Moderate
Total 195 195
*46 Section 8 units + 30 senior apartments (The Seasons)
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Appendix B
Residential Sites Inventory
The assumptions and methodology for the residential sites inventory are provided
below.
Methodology for the Sites Inventory Analysis
The residential sites inventory is comprised of three components: 1) approved
projects; 2) underutilized (non-vacant) sites with potential for additional residential
development or redevelopment; and 3) potential accessory dwelling units (ADUs).
Potential sites for residential development during the 2021-2029 planning period are
summarized in Table B-1. As shown in this table, adequate capacity is available to
accommodate the City’s RHNA allocation in all income categories; however,
zoning amendments are required to reconcile development regulations with the
recently adopted General Plan (see Program H-8 in Section 9.5). Additional analysis
to support this finding is provided in the discussion below and in Tables B-2 through
B-6.
Table B-1
Residential Sites Summary
Site Category
Income Category
VL Low Mod
Above
Mod Total
Approved projects (Table B-2) - - - 12 12
Town Center Mixed Use Sites to be Rezoned (Table B-3) - - 196
411 215 411
Neighborhood Mixed Use Sites to be Rezoned (Table B-4)
500
800
351
500
262
500
1,781
1,094 2,894
Transit-Oriented Mixed Use Sites to be Rezoned (Table B-5)
397
400
398
395 - - 795
Potential ADUs (Table B-6) 1015 1828 1 1320 4264
Total sites inventory
912
1,215
777
923
459
912
2,028
1,126 4,176
RHNA 2021-2029 842 433 436 805 2,516
Adequate Sites? Yes Yes Yes Yes Yes
Source: City of Diamond Bar, 2021
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Approved Projects
Table B-2 summarizes residential developments that have received some form of
approval and will become available during the planning period. The income levels
for these projects are based upon the expected sales prices or rents.
Table B-2
Approved Projects
Project / Location
Income Category
VL Low Mod
Above
Mod Total
Custom homes (Country) - - - 12 12
Total Units - - - 12 12
Source: City of Diamond Bar, 2021
Underutilized Sites
Underutilized sites with potential for additional residential development or
redevelopment are listed in Tables B-3 through B-5. These sites are within the
General Plan Focus Areas discussed below. Sites that allow residential or mixed-use
development at a density of at least 30 units/acre are considered suitable for all
income categories based on State default density, while sites allowing up to 20 units
per acre were assigned to the moderate or above-moderate income categories.
In the Focus Areas where mixed-use development is encouraged, development
intensity is regulated by floor area ratio as described in the following chart.
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Focus Areas. As described in Section 9.4, Constraints, the City adopted a comprehensive
General Plan update10 in 2019. One of the key features of the new General Plan was the
establishment of several new Focus Areas where substantial land use changes are
planned as part of a strategy to provide walkable mixed-use activity centers. These
Focus Areas provide opportunities for infill development that can incorporate a range of
housing, employment, and recreational uses to meet the needs of families, young
people, senior citizens, and residents of all incomes. Three of these Focus Areas,
summarized below, are expected to facilitate the development of a significant portion
of the City’s RHNA allocation during the planning period. Development standards
include residential densities (housing units per acre) and floor area ratio (FAR), which is
the ratio of building floor area to lot area.
• The Town Center Focus Area, located along Diamond Bar Boulevard between
SR-60 and Golden Springs Drive, is intended to build on the success of recent
commercial redevelopment in that area. The Town Center is designated for
mixed-use development that would serve as a center of activity for residents
and provide housing, entertainment and retail opportunities and community
gathering spaces in a pleasant, walkable environment. The General Plan
establishes a maximum residential density of 20.0 dwelling units per acre and a
maximum FAR up to 1.5 for this Focus Area (Table B-3).
• The Neighborhood Mixed Use Focus Area is envisioned as a combination of
residential and ancillary neighborhood-serving retail and service uses to
promote revitalization of the segment of North Diamond Bar Boulevard between
the SR-60 interchange and Highland Valley Road. This neighborhood has
potential to benefit from its proximity to Mt. San Antonio College and Cal Poly
Pomona. This General Plan land use designation has an allowable residential
density of up to 30.0 dwelling units per acre and a maximum FAR of 1.25 (Table
B-4).
• The Transit-Oriented Mixed Use Focus Area leverages underutilized sites
adjacent to the Metrolink commuter rail station to provide for higher-density
housing, offices, and supporting commercial uses close to regional transit. This
area encourages new employment and housing development in a key location
that emphasizes multi-modal transportation options. This General Plan
designation allows residential development at a density of 20.0 to 30.0 dwelling
units per acre and a maximum FAR of 1.5 (Table B-5).
The 204019 General Plan provides the guiding framework for development in these Focus
Areas; however, zoning regulations have not yet been amended to reflect General Plan
policy for these areas. The City is currently in the process of updating the Development
Code to revise land use regulations for these Focus Areas consistent with the standards
established in the new General Plan within three years, pursuant to Government Code
§65583(c)(1)(A) (see Program H-8 in Section 9.5). The development assumptions reflected
in Tables B-35a through B-5c are based upon the new General Plan land use
designations rather than current zoning designations.
Realistic Capacity and Suitability of Non-Vacant Sites. Since the General Plan
designation for these Focus Areas is for mixed use and does not require residential
10 https://www.diamondbarca.gov/961/General-Plan-2040
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development on every parcel, the capacity for new housing is estimated as 50% of the
total allowable number of units in on each parcelFocus Area. In addition, parcels smaller
than 0.5 acre have been conservatively excluded from the potential unit totals pursuant
to Government Code §65583.2(c)(2)(A). Pursuant to Government Code Sec. 65583.2(h),
zoning for the sites listed in Tables B-3, B-4 and B-5 shall ensure that:
a) at least 50% of the shortfall of low- and very low-income regional housing need
can be accommodated on sites designated for exclusively residential uses; or
b) if accommodating more than 50% of the low- and very low-income regional
housing need on sites designated for mixed-uses, all sites designated for mixed-
uses must allow 100% residential use and require residential use to occupy at least
50% of the floor area in a mixed-use project.
The estimated yield of parcels in the Focus Areas is considered to be realistic due to the
significant development potential compared to existing development FAR. As seen in
Tables B-3 through B-5, the existing FAR for most properties is well below 0.5 and the
average FAR for all properties are as follows:
Town Center Mixed Use: 0.33 average FAR
Neighborhood Mixed Use: 0.09 average FAR
Transit-Oriented Mixed Use: 0.27 average FAR
The significant potential increase in development creates a strong economic investment
incentive for redevelopment, and as a result, the existing uses are likely to be
discontinued during the planning period.
Affirmatively Furthering Fair Housing. Sites for additional housing are located throughout
the community to affirmatively further fair housing. For example, the three new mixed-use
areas provide significant potential for housing in areas with good access to jobs,
transportation, education and services, while opportunities for ADUs are located in the
city’s lower-density single-family neighborhoods, thereby avoiding segregated living
patterns and facilitating truly integrated and balanced living patterns and areas of
opportunity.
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Table B-3
Town Center Mixed Use Sites to be Rezoned
Address APN Existing
Zoning Acreage Allowable
Density
Total
Potential
Units
Existing
Use
Existing
FAR
Publicly
Owned? Lower Mod Above
Mod
23525 GOLDEN SPRINGS DR 8281010047 C-2 0.91 20 Commercial 0.19 No 4 5 918
206 S DIAMOND BAR BLVD 8281010049 C-3 0.54 20 Commercial 0.08 No 2 3 510
218 S DIAMOND BAR BLVD 8281010050 C-3 1.23 20 Commercial 0.59 No 6 6 1224
240 S DIAMOND BAR BLVD 8281010051 C-3 2.40 20 Commercial 0.63 No 11 13 2447
350 S DIAMOND BAR BLVD 8281010054 C-3 0.56 20 Commercial 0.07 No 2 4 611
300 S DIAMOND BAR BLVD 8281010057 C-3 1.16 20 Commercial 1.01 No 5 7 1223
Not assigned 8281010060 C-3 2.16 20 Commercial 1.01 No 10 12 2243
324 S DIAMOND BAR BLVD 8281010061 C-3 0.40 20 Commercial 0.31 No 0 0 00
334 S DIAMOND BAR BLVD 8281010062 C-3 0.70 20 Commercial 0.20 No 3 4 714
150 S DIAMOND BAR BLVD 8281024052 C-3 0.86 20 Commercial 0.03 No 4 5 917
23525 PALOMINO DR NO 45E 8281024053 C-2 3.24 20 Commercial 0.55 No 16 16 3264
121 S DIAMOND BAR BLVD 8717008001 C-3 0.25 20 Commercial 0.65 No 0 0 00
121 S DIAMOND BAR BLVD 8717008002 C-3 0.16 20 Commercial 1.02 No 0 0 00
141 S DIAMOND BAR BLVD 8717008003 C-3 0.39 20 Commercial 0.54 No 0 0 00
141 S DIAMOND BAR BLVD 8717008004 C-3 0.33 20 Commercial 0.55 No 0 0 00
205 S DIAMOND BAR BLVD 8717008005 C-3 0.46 20 Commercial 0.57 No 0 0 00
205 S DIAMOND BAR BLVD 8717008006 C-3 0.21 20 Commercial 0.63 No 0 0 00
Not assigned 8717008010 C-3 0.06 20 Commercial 0.00 No 0 0 00
249 S DIAMOND BAR BLVD 8717008019 C-3 7.24 20 Commercial 0.30 No 36 36 72144
235 S DIAMOND BAR BLVD 8717008020 C-3 0.87 20 Commercial 0.11 No 4 5 917
301 S DIAMOND BAR BLVD 8717008026 C-3 0.18 20 Commercial 0.04 No 0 0 00
301 S DIAMOND BAR BLVD 8717008027 C-3 0.07 20 Commercial 0.09 No 0 0 00
315 S DIAMOND BAR BLVD 8717008028 C-3 0.60 20 Commercial 0.30 No 3 3 612
303 S DIAMOND BAR BLVD 8717008029 C-3 3.96 20 Commercial 0.17 No 19 21 4079
23341 GOLDEN SPRINGS DR 8717008032 C-2 0.66 20 Commercial 0.38 No 3 4 713
23347 GOLDEN SPRINGS DR 8717008033 C-2 2.46 20 Commercial 0.19 No 12 13 2549
414 S PROSPECTORS RD 8717008034 C-2 1.01 20 Commercial 0.25 No 5 5 1020
225 GENTLE SPRINGS LN 8717008038 C-3 0.65 20 Commercial 0.15 No 3 4 713
233 GENTLE SPRINGS LN 8717008039 C-3 0.62 20 Commercial 0.08 No 3 3 612
325 S DIAMOND BAR BLVD 8717008185 C-2 4.20 20 Commercial 0.33 No 20 22 4283
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Address APN Existing
Zoning Acreage Allowable
Density
Total
Potential
Units
Existing
Use
Existing
FAR
Publicly
Owned? Lower Mod Above
Mod
379 S DIAMOND BAR BLVD 8717008186 C-2 0.53 20 Commercial 0.33 No 2 3 510
245 GENTLE SPRINGS LN 8717008187 C-3 1.33 20 Commercial 0.15 No 6 7 1326
259 GENTLE SPRINGS LN 8717008188 C-3 2.71 20 Commercial 0.46 No 13 14 2754
Not assigned 8717008189 C-3 0.96 20 Commercial 0.00 No 4 6 1019
Not assigned 8717008902 C-3 0.02 20 Commercial 0.00 No 0 0 00
Not assigned 8717008903 C-3 0.14 20 Commercial 0.00 No 0 0 00
Totals 44.2 196 215 411822
@50% 411
Notes:
1. The General Plan designation for all parcels is Town Center Mixed Use
2. Allowable density based on current General Plan and proposed zoning standards
2.3. Parcels less than 0.5 acre are excluded from unit totals
3.4. Total capacity estimated as 50% of allowable residential units
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Table B-4
Neighborhood Mixed Use Sites to be Rezoned
Address APN Existing
Zoning Acres Allowable
Density Existing Use FAR Publicly
Owned? Lower Mod Above
Mod
Estimated
Total Units4
574 N DIAMOND BAR BLVD 8706001001 OP 0.8 30 Commercial 0.08 No 3 1 8 1223
542 N DIAMOND BAR BLVD 8706001003 OP 0.3 30 Commercial 0.17 No 0 0 0 00
530 N DIAMOND BAR BLVD 8706001004 OP 0.4 30 Commercial 0.17 No 0 0 0 00
504 N DIAMOND BAR BLVD 8706001007 OP 0.5 30 Commercial 0.05 No 0 0 0 00
23425 SUNSET CROSSING RD 8706001008 OP 1.2 30 Commercial 0.30 No 5 1 12 1836
554 N DIAMOND BAR BLVD 8706001013 OP 0.5 30 Commercial 0.19 No 2 0 6 815
556 N DIAMOND BAR BLVD 8706001014 OP 2.8 30 Commercial 0.39 No 12 4 26 4283
520 N DIAMOND BAR BLVD 8706001015 OP 0.4 30 Commercial 0.09 No 0 0 0 00
506 N DIAMOND BAR BLVD 8706001016 OP 0.8 30 Commercial 0.20 No 3 1 8 1224
554 N DIAMOND BAR BLVD 8706001800 OP 0.1 30 Commercial 0.00 No 0 0 0 00
732 N DIAMOND BAR BLVD 8706002012 OP 1.1 30 Commercial 0.35 No 4 1 11 1632
780 N DIAMOND BAR BLVD 8706002015 OP 1.0 30 Commercial 0.32 No 4 1 11 1631
796 N DIAMOND BAR BLVD 8706002016 OP 1.1 30 Commercial 0.30 No 4 1 12 1733
900 N DIAMOND BAR BLVD 8706002021 OP 4.3 30 Commercial 0.73 No 19 6 39 64129
990 N DIAMOND BAR BLVD 8706002022 OP 0.9 30 Commercial 0.96 No 4 1 9 1427
600 N DIAMOND BAR BLVD UNIT 1B 8706002027 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
600 N DIAMOND BAR BLVD UNIT 1A 8706002028 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
612 N DIAMOND BAR BLVD 8706002029 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
618 N DIAMOND BAR BLVD 8706002030 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
620 N DIAMOND BAR BLVD UNIT 4B 8706002031 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
620 N DIAMOND BAR BLVD UNIT 4A 8706002032 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
628 N DIAMOND BAR BLVD UNIT 5A 8706002033 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
628 N DIAMOND BAR BLVD UNIT 5B 8706002034 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
634 N DIAMOND BAR BLVD UNIT 6A 8706002035 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
634 N DIAMOND BAR BLVD UNIT 6B 8706002036 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
640 N DIAMOND BAR BLVD UNIT 7B 8706002037 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
640 N DIAMOND BAR BLVD NO 7A 8706002038 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
646 N DIAMOND BAR BLVD UNIT 8A 8706002039 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
646 N DIAMOND BAR BLVD UNIT 8B 8706002040 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
654 N DIAMOND BAR BLVD UNIT 9B 8706002041 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
654 N DIAMOND BAR BLVD UNIT 9A 8706002042 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
700 N DIAMOND BAR BLVD UNIT 10A 8706002043 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
700 N DIAMOND BAR BLVD UNIT 10B 8706002044 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
706 N DIAMOND BAR BLVD UNIT 11B 8706002045 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
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Zoning Acres Allowable
Density Existing Use FAR Publicly
Owned? Lower Mod Above
Mod
Estimated
Total Units4
706 N DIAMOND BAR BLVD UNIT 11A 8706002046 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
712 N DIAMOND BAR BLVD UNIT 12A 8706002047 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
712 N DIAMOND BAR BLVD UNIT 12B 8706002048 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
718 N DIAMOND BAR BLVD NO 13B 8706002049 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
718 N DIAMOND BAR BLVD NO 13A 8706002050 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
724 N DIAMOND BAR BLVD 8706002051 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
724 N DIAMOND BAR BLVD 8706002052 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
730 N DIAMOND BAR BLVD 8706002053 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
730 N DIAMOND BAR BLVD 8706002054 OP 5.1 30 Commercial 0.01 No 23 7 47 77154
750 N DIAMOND BAR BLVD 8706002055 OP 2.1 30 Commercial 0.40 No 9 3 19 3163
800 N DIAMOND BAR BLVD 8706002056 OP 5.4 30 Commercial 0.72 No 24 8 48 80161
660 N DIAMOND BAR BLVD. 100 8706002058 OP 1.4 30 Commercial 0.02 No 6 2 13 2143
660 N DIAMOND BAR BLVD 108 8706002059 OP 1.4 30 Commercial 0.01 No 6 2 13 2143
660 N DIAMOND BAR BLVD 118 8706002060 OP 1.4 30 Commercial 0.02 No 6 2 13 2143
660 N DIAMOND BAR BLVD 128 8706002061 OP 1.4 30 Commercial 0.02 No 6 2 13 2143
660 N DIAMOND BAR BLVD 138 8706002062 OP 1.4 30 Commercial 0.02 No 6 2 13 2143
660 N DIAMOND BAR BLVD 168 8706002063 OP 1.4 30 Commercial 0.03 No 6 2 13 2143
660 N DIAMOND BAR BLVD 178 8706002064 OP 1.4 30 Commercial 0.01 No 6 2 13 2143
660 N DIAMOND BAR BLVD 188 8706002065 OP 1.4 30 Commercial 0.01 No 6 2 13 2143
660 N DIAMOND BAR BLVD 198 8706002066 OP 1.4 30 Commercial 0.02 No 6 2 13 2143
660 N DIAMOND BAR BLVD 200 8706002067 OP 1.4 30 Commercial 0.03 No 6 2 13 2143
660 N DIAMOND BAR BLVD 208 8706002068 OP 1.4 30 Commercial 0.01 No 6 2 13 2143
660 N DIAMOND BAR BLVD 218 8706002069 OP 1.4 30 Commercial 0.02 No 6 2 13 2143
660 N DIAMOND BAR BLVD 228 8706002070 OP 1.4 30 Commercial 0.01 No 6 2 13 2143
660 N DIAMOND BAR BLVD 238 8706002071 OP 1.4 30 Commercial 0.01 No 6 2 13 2143
660 N DIAMOND BAR BLVD 258 8706002072 OP 1.4 30 Commercial 0.01 No 6 2 13 2143
660 N DIAMOND BAR BLVD 268 8706002073 OP 1.4 30 Commercial 0.02 No 6 2 13 2143
660 N DIAMOND BAR BLVD 278 8706002074 OP 1.4 30 Commercial 0.03 No 6 2 13 2143
660 N DIAMOND BAR BLVD 288 8706002075 OP 1.4 30 Commercial 0.02 No 6 2 13 2143
660 N DIAMOND BAR BLVD 298 8706002076 OP 1.4 30 Commercial 0.01 No 6 2 13 2143
Totals 194.5 851 262 1,781 2,8945,788
@50% 2,894
Notes:
1. The General Plan designation for all parcels is Neighborhood Mixed Use
2. Allowable density based on current General Plan and proposed zoning standards
3. Parcels less than 0.5 acre are excluded from unit totals
1.4. Site capacity estimated as 50% of allowable residential units
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Table B-5
Transit-Oriented Mixed-Use Sites to be Rezoned
Address APN Existing Zoning Acres Allowable
Density Existing Use
FAR Publicly
Owned? Lower Mod Above
Mod
Estimated
Total
Units
21035 WASHINGTON AVE 8719010009 I: Light Industrial 3.5 30 Commercial 0.20 No 26 26 52104
680 BREA CANYON RD 100 8719010023 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 1428
680 BREA CANYON RD 158 8719010024 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 1428
680 BREA CANYON RD 168 8719010025 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 1428
680 BREA CANYON RD 178 8719010026 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 1428
680 BREA CANYON RD 188 8719010027 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 1428
680 BREA CANYON RD 200 8719010028 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 1428
680 BREA CANYON RD 208 8719010029 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 1428
680 BREA CANYON RD 258 8719010030 I: Light Industrial 0.9 30 Commercial 0.04 No 7 7 1428
680 BREA CANYON RD 268 8719010031 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 1428
680 BREA CANYON RD 278 8719010032 I: Light Industrial 0.9 30 Commercial 0.03 No 7 7 1428
680 BREA CANYON RD 8719010033 I: Light Industrial 0.9 30 Commercial 0.05 No 7 7 1428
618 BREA CANYON RD UNIT A 8719010035 I: Light Industrial 1.7 30 Commercial 0.04 No 13 13 2550
618 BREA CANYON RD UNIT B 8719010036 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 2550
618 BREA CANYON RD C 8719010037 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 2550
618 BREA CANYON RD D 8719010038 I: Light Industrial 1.7 30 Commercial 0.04 No 13 13 2550
618 BREA CANYON RD E 8719010039 I: Light Industrial 1.7 30 Commercial 0.04 No 13 13 2550
618 BREA CANYON RD F 8719010040 I: Light Industrial 1.7 30 Commercial 0.03 No 13 13 2550
618 BREA CANYON RD G 8719010041 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 2550
618 BREA CANYON RD H 8719010042 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 2550
618 BREA CANYON RD I 8719010043 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 2550
618 BREA CANYON RD J 8719010044 I: Light Industrial 1.7 30 Commercial 0.02 No 13 13 2550
655 BREA CANYON RD 8760021005 I: Light Industrial 18.7 30 Commercial 0.01 No 140 140 280560
20955 LYCOMING ST 8760027001 I: Light Industrial 1.0 30 Commercial 0.12 No 8 8 1530
20955 LYCOMING ST 8760027002 I: Light Industrial 0.4 30 Commercial 0.78 No 0 0 00
780 PINEFALLS AVE 8760027003 I: Light Industrial 0.5 30 Commercial 0.47 No 0 0 00
760 PINEFALLS AVE 8760027004 I: Light Industrial 0.4 30 Commercial 0.52 No 0 0 00
750 PINEFALLS AVE 8760027005 I: Light Industrial 0.6 30 Commercial 0.43 No 4 4 917
755 PINEFALLS AVE 8760027006 I: Light Industrial 0.8 30 Commercial 0.34 No 6 6 1223
761 PINEFALLS AVE 8760027007 I: Light Industrial 0.3 30 Commercial 0.52 No 0 0 00
773 PINEFALLS AVE 8760027008 I: Light Industrial 0.1 30 Commercial 1.47 No 0 0 00
773 PINEFALLS AVE 8760027009 I: Light Industrial 0.2 30 Commercial 0.07 No 0 0 00
787 PINEFALLS AVE 8760027010 I: Light Industrial 0.4 30 Commercial 0.45 No 0 0 00
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Address APN Existing Zoning Acres Allowable
Density Existing Use
FAR Publicly
Owned? Lower Mod Above
Mod
Estimated
Total
Units
770 PENARTH AVE 8760027011 I: Light Industrial 0.4 30 Commercial 0.43 No 0 0 00
766 PENARTH AVE 8760027012 I: Light Industrial 0.3 30 Commercial 0.45 No 0 0 00
750 PENARTH AVE 8760027013 I: Light Industrial 0.8 30 Commercial 0.35 No 6 6 1223
751 PENARTH AVE 8760027014 I: Light Industrial 0.8 30 Commercial 0.33 No 6 6 1224
761 PENARTH AVE 8760027015 I: Light Industrial 0.2 30 Commercial 0.49 No 0 0 00
767 PENARTH AVE 8760027016 I: Light Industrial 0.1 30 Commercial 2.35 No 0 0 00
767 PENARTH AVE 8760027017 I: Light Industrial 0.3 30 Commercial 0.03 No 0 0 00
771 PENARTH AVE 8760027018 I: Light Industrial 0.5 30 Commercial 0.43 No 0 0 00
Totals 57.3 397 398 7951,589
@50% 795
Notes:
1. The General Plan designation for all parcels is Transit-Oriented Mixed Use
2. Allowable density based on current General Plan and proposed zoning standards
1.3. Parcels less than 0.5 acre are excluded from unit totals
2.4. Total capacity estimated as 50% of allowable residential units
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Figure B-1
Sites Inventory Map
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Figure B-2a
Town Center Mixed Use Area Map
Source: Figure 3-3: Town Center Mixed-Use Focus Area Concept Illustration; Diamond Bar General Plan 2040
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Figure B-2b
Neighborhood Mixed Use Area Map
Source: Figure 3-2: Neighborhood Mixed-Use Focus Area Concept Illustration; Diamond Bar General Plan 2040
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Figure B-2c
Transit-Oriented Mixed Use Area Map
Source: Figure 3-4: Transit-Oriented Mixed-Use Focus Area Concept Illustration; Diamond Bar General Plan 2040
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Potential Accessory Dwelling Units
Accessory dwelling units (ADUs) represent a significant opportunity for affordable
housing, particularly for single persons or small households including the elderly,
college students, young adults, and caregivers. Recent changes in State law have
made the construction of ADUs more feasible for homeowners, and the City has
seen an increase in ADU development applications recently.
Table B-6 shows ADU permit trends during 20187-2020 in Diamond Bar. The average
rate of ADU permits over this 3-year period is 5.3 units per year. At the most
recentthat rate of 8 ADUs during 2020, it is estimated that approximately 64 42
additional ADUs will be permitted during the 2021-2029 planning period. Based on
recent analysis conducted by SCAG11 over two-thirds of future ADUs are expected
to be affordable to low- and moderate-income households.
Table B-6
Accessory Dwelling Units Permitted
Year Permits Issued
2017 2
2018 2
2019 6
2020 8
Source: City of Diamond Bar, 2021
11 SCAG, Regional Accessory Dwelling Unit Affordability Analysis, 2020
(https://scag.ca.gov/sites/main/files/file-
attachments/adu_affordability_analysis_120120v2.pdf?1606868527)
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Appendix C
Public Participation Summary
Public participation is an important component of the planning process, and this
update to the Housing Element has provided residents and other interested
stakeholders numerous opportunities to provide comments and recommendations.
Early in the update process a Housing Element web page was created on the City
website12 and a Housing Element Frequently Asked Questions13 was prepared
(Figure C-1) and posted on the City’s website. Public notice, agendas and
materials of for all Housing Element meetings was were providedposted on the
website and at City Hall in advance of each meeting and also sent bythrough
direct mail as well as posting on the City’s website. The draft Housing Element was
made available for review on the City’s website. The draft Housing Element was
also made available to housing advocates and non-profit organizations
representing the interests of lower-income persons and special needs groups (see
Table C-1). Notices of public hearings were also published in the local newspaper.
For each public meeting the City offered reasonable accommodation for persons
with disabilities to assist them in participating in the meeting, including the provision
of transcription of meeting minutes for non-English speakers. Transcribed minutes
may be easily translated into other languages via free web applications such as
Translate.Google.com.
After receiving comments on the draft Housing Element from the State Housing and
Community Development Department, a proposed final Housing Element was
prepared and made available for public review prior to adoption by the City
Council.
The following is a list of opportunities for public involvement in the preparation of this
Housing Element update.
Joint Planning Commission/City Council study session January 26, 2021
Planning Commission hearing to review
Draft Housing Element March 23, 2021
City Council hearing to review Draft Housing Element April 6, 2021
Planning Commission hearing October 13,
2021TBD
City Council hearing November 2,
2021TBD
12 https://www.diamondbarca.gov/963/Housing-Element-Update
13 https://www.diamondbarca.gov/963/Housing-Element-Update
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A list of interested parties that were notified of meetings is provided in Table C-1
and a summary of comments and responses is provided in Table C-2. Comments
were incorporated into the draft Housing Element where appropriate.
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Figure C-1
Housing Element FAQ
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Table C-1
Public Notice List
Southern California Association of
Non Profit Housing
501 Shatto Place, Suite 403
Los Angeles, CA 90020
National Community Renaissance
Attn: John Seymour
4322 Piedmont Drive
San Diego, CA 92107
LINC Housing Corporation
110 Pine Ave., Suite 500
Long Beach, CA 90802
C & C Development
Attn: Barry Cottle
14211 Yorba Street, Suite 200
Tustin, CA 92870
City Ventures
Attn: Bill McReynolds
2850 Red Hill Avenue, Suite 200
Santa Ana, CA 92705
Jamboree Housing Corp.
Laura Archuleta
17701 Cowan Avenue, Suite 200
Irvine, CA 92614
The Related Companies of
California Frank Cardone
18201 Von Karman Ave Ste 900
Irvine, CA 92612
Abode Communities
701 East 3rd Street, Suite 400
Los Angeles, California 90013
Meta Housing
1640 S Sepulveda Blvd.
Los Angeles, CA 90025
SOCAL Housing Development Corp
9065 Haven Ave
Rancho Cucamonga, CA 91730
Mercy Housing
1500 South Grand Ave., Suite 100
Los Angeles, California 90015
Abundant Housing LA
515 S Flower Street, 18th Floor
Los Angeles, CA 90071
Gary Busteed
20850 Gold Run Drive
Diamond Bar, CA 91765
Community Development Director
City of Brea
1 Civic Center Circle
Brea, CA 92821
City of Pomona
Community Development
Director
505 South Garey Avenue
Pomona, California 91766
Brittany Irvin
Province Group/Newport Equities
LLC
26 Corporate Plaza, Suite 260
Newport Beach, CA 92660
City of Walnut
Community Development Director
21201 La Puente Road
Walnut, CA 91789
City of La Habra Heights
City Manager
1245 North Hacienda Road
La Habra Heights, CA 90631
Robert A. Hamilton, President
316 Monrovia Avenue
Long Beach, CA 90803
Joann Lombardo
City of Chino Hills Com. Dev. Dept.
14000 City Center Dr.
Chino Hills, CA 91709
Troy Helling, City Manager
City of Industry
15625 East Stafford Street
Industry, CA 91744
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Richard Martinez, Superintendent
Pomona Unified School District
800 S. Garey Ave.
Pomona, CA 91766
Richard Macedo, Branch Chief
CA Department of Fish & Wildlife
Habitat Conservation Planning
1416 Ninth Street, 12th Floor
Sacramento, CA 95814
Ed Pert, Regional Manager
California Dept. of Fish & Wildlife
South Coast Region 5
3883 Ruffin Rd.
San Diego, CA 92123
Fish and Wildlife Biologist
U.S. Fish and Wildlife Service
2177 Salk Ave., Suite 250
Carlsbad, CA 92008
State Clearinghouse
P.O. Box 3044
Sacramento, CA 95814
Colonel Kirk E. Gibbs, 61st
Commander
US Army Corps of Engs. LA District
915 Wilshire Blvd
Los Angeles, CA 90017
Lijn Sun, Program Supervisor
SCAQMD
Intergovernmental Review
21855 Copley Dr.
Diamond Bar, CA 91765-4182
Michael Y. Takeshita, Acting Chief
Los Angeles County
Fire Department - Forestry Div
1320 N. Eastern
Los Angeles, CA 90063-3294
Alfred Reyes, Captain
Los Angeles County Sheriff Dept
21695 Valley Boulevard
Walnut, CA 91789
Deborah Smith, Executive Officer
Regional Water Quality Control Bd
Los Angeles Region
320 W. 4th Street, Suite 200
Los Angeles, CA 90013-2343
John Andres
Southern California Gas Company
9400 Oakland Avenue
Chatsworth, CA 91311
Alex Villanueva, Sheriff
Los Angeles County
Sheriff Department
4700 Ramona Boulevard
Monterey Park, CA 91754
Erik Hitchman, General Manager
Walnut Valley Water District
271 South Brea Canyon Road
Walnut, CA 91789
San Bernardino County
Planning Department
County Government Center
385 North Arrowhead Ave
San Bernardino, CA 92415
Anthony Nyivih
LA County Department of Public
Works Land Development Division
P.O. Box 1460
Alhambra, CA 91802-2460
Mark Pestrella, Director
Los Angeles County
Department of Public Works
900 S. Fremont Avenue
Alhambra, CA 91803
Pui Ching Ho, Library Manager
Los Angeles County Public Library
Diamond Bar Branch
21800 Copley Dr
Diamond Bar, CA 91765
Amy J. Bodek, Director
County of Los Angeles
Department of Regional Planning
320 W. Temple St, 13th Floor
Los Angeles, CA 90012
Jared Dever, District Manager
San Gabriel Valley
Mosquito & Vector Control District
1145 N. Azusa Canyon Road
West Covina, CA 91790
Miya Edmonson
California Dept. of Transportation
District 7 – Env Planning
100 S. Main Street
Los Angeles, CA 90012
Robert C. Ferrante, Chief Eng
County Sanitation Districts of
Los Angeles County
1955 Workman Mill Road
Whittier, CA 90607-4998
Robert Taylor
Walnut Valley Unified School Dist.
880 S. Lemon Street
Walnut, CA 91789
Metropolitan Water Dist. of So. Calif
Attention: Environmental Planning
700 N. Alameda St.
Los Angeles, CA 90012
Marisa Creter, Executive Director
San Gabriel Valley Council of Gov.
1000 S. Fremont Avenue #42
Alhambra, CA 91803
Kome Ajise
Exec. Director of So. California
Association of Governments
900 Wilshire Blvd. #1700
Los Angeles, CA 90017
Daniel J. Johnson,
Interim AVP Facilities Planning
Cal Poly Pomona
3801 W Temple Ave, Bldg 81
Pomona, CA 91768
Eileen Sobeck, Executive Director
State Water Quality Control Board
1001 I Street
P.O. Box 100
Sacramento, CA 95814
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Battalion Commander
Los Angeles County
Fire Station 120-Battalion
1051 S. Grand Avenue
Diamond Bar, CA 91765-2210
Skye Patrick
County Library Director
LA County Library
7400 E. Imperial Highway
Downey, CA 90242
County of Los Angeles
Department of Parks and Rec
Alina Bokde, Deputy Director
1000 S. Fremont Ave, Unit #40
Alhambra, CA 91803
Anita D. Gutierrez, AICP
Acting Dev Services Director
City of Pomona - Dev Svcs.
505 South Garey Avenue
Pomona, CA 91766
Metro Development Review
Los Angeles County Metropolitan
Transp. Authority
One Gateway Plaza, MS 99-22-1
Los Angeles, CA 90012-2952
Julianne Polanco, SHPO
Calif. Dept. of Parks & Recreation
Office of Historic Preservation
1725 23rd Street, Suite 100
Sacramento, CA 95816
Tom Weiner
Director of Community Dev
City of Walnut
21201 La Puente Road
Walnut, CA 91789
Salvador Flores
Southern California Edison
2 Innovation Way
Pomona, CA 91768
Southern California Gas Co
Centralized Correspondence
PO Box 3150
San Dimas, CA 91773
David Perez
Valley Vista Services, Inc.
17445 E Railroad Street
City of Industry, CA 91748
Steven D. Lowry
Southern California Edison Co
Real Prop, Title & Real Estate Svcs
2131 Walnut Grove Blvd. 2nd Fl
Rosemead, CA 91770-3769
Southern California Edison Co.
Local Governmental Affairs – Land
Use/Environmental Coord
2244 Walnut Grove Avenue
Rosemead, CA 91770
Grace P. Brandt
Department of Conservation
5816 Corporate Ave #100
Cypress, CA 90630
Orange County Planning &
Development Department
P.O. Box 4048
Santa Ana, CA 92703
Rowland Heights Community
Coordinating Council
P.O. Box 8171
Rowland Heights, CA 91748
Three Valleys Municipal
Water District
1021 E Miramar Ave
Claremont, CA 91711
Douglas Bassett
Spectrum Cable Company
4781 Irwindale Avenue
Irwindale, CA 91706
Asia Powell
Frontier Communications
510 Park Ave.
San Fernando, CA 91340
Gary Nellesen, Director
Facilities Planning & Mgmt
Mt. San Antonio College
1100 N. Grand Ave
Walnut, CA 91789
Teri G. Muse
Public Sector Solutions Rep
Waste Mgmt San Gabriel/Pomona
13940 E. Live Oak Avenue
Baldwin Park, CA 91706
Claire Schlotterbeck, Exec Dir
Hills for Everyone
P.O. Box 9835
Brea, CA 92822-1835
Gabrieleno Band of Mission Indians-
Kizh Nation
Andrew Salas, Chairperson
P.O. Box 393
Covina, CA 91723
La City/County
Native American Indian Comm.
3175 West 6th St
Los Angeles, CA 90020
San Gabriel Band of Mission
Indians
Anthony Morales, Chief
P.O. Box 693
San Gabriel, CA 91778
California Native American Heritage
Commission
1550 Harbor Blvd, Suite 100
West Sacramento, CA 95691
Gabrielino-Tongva Tribe
Charles Alvarez
23454 Vanowen Street
West Hills, CA, 91307
Gabrielino-Tongva Tribe
Linda Candelaria, Co-Chairperson
23453 Vanowen St
West Hills, CA 91307
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Gabrielino Tongva Nation
Sandonne Goad, Chairperson
106 1/2 Judge John Aiso St, #231
Los Angeles, CA 90012
Pauma Band of Luiseno Indians –
Pauma & Yuima Reservation
Temet Aguilar, Chairperson
PO Box 369
Pauma Valley, CA 92061
Gabrielino Tongva Indians of
California Tribal Council
Robert F. Dorame, Chairperson
P.O. Box 490
Bellflower, CA 90707
San Fernando Band of
Mission Indians
Donna Yocum, Chairperson
P.O. Box 221838
Newhall, CA, 91322
Soboba Band of Luiseno Indians
Joseph Ontiveros
Cultural Resource Director
PO Box 487
San Jacinto, CA 92581
Torres Martinez
Desert Cahuilla Indians
Michael Mirelez, Cultural Res Co
PO Box 1160
Thermal, CA 92274
Douglas Barcon
23535 Palomino Dr #545
Diamond Bar, CA 91765
Diamond Bar – Pomona Valley Sierra
Club Task Force
324 S. Diamond Bar Blvd. #230
Diamond Bar, CA 91765
Janet Cobb & Angela Moskow
CA Wildlife Foundation/CA Oaks
428 13th Street, #10A
Oakland, CA 94612
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Table C-2
Summary of Public Comments and Responses
Comment Response
We have a housing crisis Yes, the State Legislature has declared there is a
housing crisis in California
The housing market is strongly influenced by
investors
Yes
Children who grew up in Diamond Bar have difficulty
finding affordable housing that enables them to
continue living here
One of the main purposes of the Housing Element is
to increase the availability of housing at all income
levels so that grown children can afford to remain in
the community.
The City should consider an inclusionary housing
program
“Inclusionary housing” refers to a requirement that a
portion of new housing is made available at
affordable rents or prices. There are valid arguments
for and against such policies, and each city must
evaluate whether inclusionary requirements are
appropriate.
Diamond Bar doesn’t have sufficient transportation
and parking infrastructure to handle the amount of
development assigned in the RHNA, such as streets
serving the Metrolink station
Transportation issues must be a part of future
planning and development decisions, along with the
analysis of housing needs and the appropriate
locations for new housing.
Future planning and development of the Focus
Areas needs to be done thoughtfully so that these
areas enhance the quality of life in Diamond Bar
Detailed planning for the Focus Areas will be done
based on the policy framework established in the
General Plan and site-specific analysis conducted
during the preparation of specific plans and
development regulations for these areas.
If a site is listed in the inventory, is it required to be
developed for affordable housing?
No, the sites inventory only describes where
additional housing could be built based on zoning
regulations. Property owners will decide if and when
development occurs. The City or the State cannot
force property owners to develop their property for
housing.
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Appendix D
Contributing Factors to Fair Housing Issues
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Addendum to the
Certified Final Program EIR
for the
City of Diamond Bar 2040 General Plan
October 2021
Overview
On December 17, 2019 the Diamond Bar City Council certified Final EIR No. SCH 2018051066
for the Diamond Bar 2040 General Plan. The City is now required to adopt an updated Housing
Element for the 2021-2029 planning period. The purpose of this Addendum is to demonstrate that
the 2021-2029 Housing Element update would not result in any of the conditions under which a
subsequent environmental document would be required pursuant to CEQA Guidelines Section
15164.
Purpose of an Addendum
CEQA Guidelines Section 15164(a) states: “The lead agency or responsible agency shall prepare
an addendum to a previously certified EIR if some changes or additions are necessary but none
of the conditions described in Section 15162 calling for preparation of a subsequent EIR have
occurred.”
The following analysis demonstrates that the 2021-2029 Housing Element update does not raise
any new environmental issues and requires only minor technical changes or additions to the
previous EIR to satisfy the requirements of CEQA for the proposed Housing Element update.
Public Review Process for an Addendum
CEQA Guidelines Section 15164(c) and 15164(d) state: “An addendum need not be circulated for
public review but can be included in or attached to the final EIR or adopted negative declaration.
The decision making body shall consider the addendum with the final EIR or adopted negative
declaration prior to making a decision on the project.”
Project Description: 2021-2029 Housing Element Update
State law requires every jurisdiction within the Southern California Association of Governments
(“SCAG”) region to prepare a Housing Element update for the 2021-2029 planning period.
Detailed requirements for Housing Elements are established in California Government Code Sec.
65580 et seq.
The Draft 2021-2029 Housing Element, which is posted on the City website at:
https://www.diamondbarca.gov/963/Housing-Element-Update, focuses on establishing City
policies and programs to address the housing needs of current and future Diamond Bar residents.
The Draft Housing Element includes the following sections:
• An introductory overview of the Housing Element (Section 9.1)
• Analysis of the City's demographic and housing characteristics and trends (Section 9.2)
• Evaluation of resources and opportunities available to address housing needs (Section 9.3)
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• Analysis of potential governmental and non-governmental constraints to meeting the City's
housing needs (Section 9.4)
• The Housing Action Plan for the 2021-2029 planning period (Section 9.5)
• Review of the City’s accomplishments during the previous planning period (Appendix A)
• An inventory of sites that could accommodate the City’s new housing needs (Appendix B);
and
• A description of opportunities for stakeholders to participate in the preparation of the Housing
Element (Appendix C)
Generally, the most significant issues addressed in the Housing Element are: 1) whether City
plans and regulations accommodate housing for persons with special needs in compliance with
State law; and 2) how the City will accommodate its share of regional housing needs assigned
through the Regional Housing Needs Assessment (“RHNA”) process.
Housing for Persons with Special Needs. State law establishes specific requirements related
to City regulation of housing for persons with special needs, including the homeless and persons
with disabilities. Section 9.4 of the Housing Element (Constraints) contains an analysis of City
plans and regulations for a variety of housing types. The analysis concluded that while current
City regulations are consistent with most laws regarding special needs housing, some recently
adopted laws will require that the Municipal Code be amended in order to ensure consistency with
State law. Section 9.5 (Housing Action Plan) of the Housing Element includes the following
programs to comply with State requirements:
• Program H-10. Accessory Dwelling Units. State law has been amended several times over
the past few years to establish mandatory local standards and procedures intended to
encourage production of ADUs. This program includes a commitment to process a
Development Code amendment in conformance with current State law.
• Program H-11. Emergency Shelters, Low Barrier Navigation Centers and
Transitional/Supportive Housing. The Development Code establishes standards and
procedures for these types of housing targeted for persons who are homeless or at risk of
becoming homeless. This program includes a commitment to process a Development Code
amendment in conformance with recent changes to State law. These changes include
allowing supportive housing meeting specified criteria in zones where multi-family and mixed
uses are permitted, and allowing low barrier navigation centers meeting specified standards
in areas zoned for mixed use and in non-residential zones permitting multi-family uses. Low
barrier navigation centers are defined as “Housing first, low-barrier, service-enriched shelters
focused on moving people into permanent housing that provides temporary living facilities
while case managers connect individuals experiencing homelessness to income, public
benefits, health services, shelter, and housing.”
• Program H-12. Affordable Housing Incentives/Density Bonus. Density bonus refers to the
State law requiring cities to allow increased density and other incentives for hou sing
developments that include long-term commitments to provide units affordable to low- and
moderate-income households. Recent changes to State Density Bonus Law have increased
the required amount of density bonus and other incentives for affordable housing. This
program includes a commitment to amend the City’s density bonus regulations consistent with
current State law.
Regional Housing Needs Assessment. The Regional Housing Needs Assessment (“RHNA”) is
the process established in State law by which future housing needs are determined for each city.
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Diamond Bar 2021-2029 Housing Element
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On March 4, 2021 SCAG adopted the final RHNA Plan, which assigns Diamond Bar the following
housing needs.
2021-2029 RHNA Allocation – Diamond Bar
Extremely Low +
Very Low Low Moderate Above
Moderate Total
844 434 437 806 2,521
Source: SCAG, 3/4/2021
The RHNA allocation identifies the amount of additional housing a jurisdiction would need in order
to have enough housing at all price levels to fully accommodate its assigned share of the region’s
housing need during the 8-year planning period. The RHNA is a planning requirement based upon
housing need, not a construction quota, mandate, or prediction of future housing development.
Jurisdictions are not required to build housing or issue permits to achieve their RHNA allocations.
The Housing Element must include an evaluation of potential capacity for additional housing
based on land use patterns, development regulations, other development constraints (such as
infrastructure availability and environmental conditions) and real estate market trends. The
analysis must be prepared at a parcel-specific level of detail and identify properties (or “sites”)
where additional housing could be built consistent with City regulations. This evaluation is referred
to as the “sites analysis” and State law requires the analysis to demonstrate that the city has
adequate sites with appropriate zoning to fully accommodate additional housing development
commensurate with its RHNA allocation in each income category. Appendix B of the Housing
Element includes a parcel-level analysis of sites that could accommodate the City’s RHNA
allocation.
Diamond Bar’s 2040 General Plan, adopted in December 2019, estimates that up to 3,750 new
housing units could be built in the city by 2040, depending on market conditions. It is expected
that much of this growth will occur within the Town Center Mixed Use, Neighborhood Mixed Use,
Transit Oriented Development and Community Core Overlay focus areas, while most existing
residential neighborhoods will experience less growth and change.
The 2040 General Plan provides the guiding framework for development in these Focus Areas;
however, zoning regulations have not yet been amended to reflect General Plan policy for these
areas. Revisions to the Development Code are proposed to conform regulations for the Focus
Areas to the policies established in the General Plan. Program H-8 in Section 9.5 of the Housing
Element describes actions the City will take to complete the required Code amendments
consistent with the 2040 General Plan and in compliance with State law.
Environmental Analysis and Conclusion
The 2040 General Plan EIR evaluated potential environmental impacts that would be expected to
occur as a result of future development consistent with the General Plan. Because the proposed
2021-2029 Housing Element assumes development consistent with General Plan land use
designations and policies, no new significant effects would occur that were not previously
analyzed in the General Plan EIR. The proposed Development Code amendments related to
affordable housing density bonus and housing for persons with special needs are required to
conform City regulations with current State law; therefore, these amendments would not change
the type or amount of development already allowed under State law.
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Addendum to Final EIR No. SCH 2018051066
Diamond Bar 2021-2029 Housing Element
Page 4 of 4
Therefore, pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15164,
an addendum is the appropriate CEQA document for the 2021-2029 Housing Element update.
There is no substantial evidence that the proposed Housing Element amendment will result in
significant environmental impacts not previously addressed in the 2040 General Plan EIR.
Consequently, no additional CEQA analysis is required.
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October 23, 2020
Mayor Steve Tye
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765
Dear Mayor Tye,
We are writing on behalf of Abundant Housing LA regarding Diamond Bar’s upcoming 6th
Cycle housing element update.Abundant Housing LA is a pro-housing education and advocacy
organization working to help solve Southern California’s housing crisis.We support efforts to
reform zoning codes and expand housing production,which are needed to reduce rents,
improve access to jobs and transit,strengthen the local economy and job market,and combat
segregation.We have a large and growing membership base throughout Los Angeles County,
including Diamond Bar.
California has a statewide housing shortage of nearly 3.5 million homes,and has the highest
poverty rate in the nation after accounting for housing costs.Households at all levels of income
face a historically high rent burden.Exclusionary zoning and longstanding constraints on denser
housing have led to an undersupply of medium and high density housing near jobs and transit.
This contributes to high rents and displacement of households.
Over the past few years,new state laws (e.g.AB 686 (2018),SB 166 (2017),AB 1397 (2017),
SB 828 (2018),SB 35 (2017),etc.)have strengthened the Regional Housing Needs
Assessment (RHNA),which sets a housing growth target for individual jurisdictions and requires
jurisdictions to update their housing elements in order to achieve these targets.
These changes to state law have led to historically high jurisdiction-level housing growth targets
in the upcoming 6th Cycle Housing Element Planning Cycle,and have empowered the state
Department of Housing and Community Development (HCD)to enforce appropriately high
standards for housing element updates.We are encouraged that Diamond Bar was given a
target of 2,513 new homes,of which 1,273 must be affordable to lower-income
households.
As jurisdictions start the housing element update process,AHLA seeks to provide guidance on
how jurisdictions should fulfill both the letter and the spirit of housing element law.Unfortunately,
some jurisdictions are already seeking to skirt their obligation to sufficiently plan to meet their
housing needs.AHLA will scrutinize jurisdictions’housing elements,submit comments to HCD
as needed,and collaborate closely with nonprofits that bring legal action against jurisdictions
that fail to comply with state housing laws.
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Of course,AHLA recognizes that the COVID-19 pandemic and resulting economic devastation
have made it more difficult for jurisdictions to meet ambitious RHNA targets.But the pandemic
has made it even more critical than ever for jurisdictions to solve the region’s housing crisis and
encourage economic recovery.We seek to collaborate with you and your team on policy efforts
to achieve the RHNA goals.
To that end,we have published a memo,Requirements and Best Practices for Housing
Element Updates:The Site Inventory,explaining the key legal requirements,as well as HCD
and AHLA’s recommended best practices,for housing element updates.Additionally,this
checklist provides a summary of our core policy recommendations.We respectfully
encourage you to incorporate the concepts detailed in these documents into Diamond Bar’s
housing element update.
As your team begins to develop Diamond Bar’s housing element update,we would like to draw
particular attention to four critical components of the site inventory analysis:
1.Incorporating an estimate of the likelihood of development and the net new units if
developed of inventory sites
2.Using an HCD-recommended “safe harbor”methodology for forecasting future ADU
production
3.Prioritizing high-opportunity census tracts and well-resourced areas (e.g.near transit,
jobs,schools,parks,etc.)when selecting sites for lower-income housing opportunities,in
order to affirmatively further fair housing
4.Including the HCD-recommended buffer of at least 15-30%extra capacity in the site
inventory, in order to avoid violating the No Net Loss requirement
Component #1:Housing elements should estimate and report both the likelihood of
development and the net new units if developed of inventory sites.
Just because jurisdictions zone for more housing doesn’t mean that the housing will actually be
built.The economic cycle,uncertainty of market conditions,the current usage of nonvacant
sites,and land use regulations all influence the extent to which rezoned parcels are built to their
maximum theoretical capacity.
A parcel’s maximum theoretical capacity is not the same as its realistic capacity.To draw a
parallel to college admissions,when UCLA wants 2,000 students in its incoming class,they
admit 4,000 students.Similarly,to achieve housing production targets,jurisdictions must
increase zoned capacity well above the target number of new homes.
An accurate assessment of site capacity is necessary in order for the housing element to
achieve sufficient housing production.The site capacity estimate should account for the
following two factors:
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●What is the likelihood that the site will be developed during the planning period?
●If the site were to be developed during the planning period,how many net new units of
housing are likely to be built on it?
These are the likelihood of development and net new units if developed factors,as 1 2
required by HCD guidelines.The portion of the jurisdiction’s RHNA target that a site will
realistically accommodate during the planning period is:
(likelihood of development) x (net new units if developed) = realistic capacity.
In past planning cycles,the likelihood of development factor was not expressly considered;
housing elements frequently assumed that most or all site inventory locations would be
redeveloped to their maximum theoretical capacity.Since this generally did not happen,
jurisdictions consistently fell short of their RHNA targets as a result.This is the case for
Diamond Bar,which is not on a path to achieving its 5th cycle RHNA targets for very low,low,
and moderate income housing.Through 2019,it has permitted 6 homes that are affordable at
these income levels, out of a total RHNA target of 680 homes.
5th Cycle RHNA Targets vs. Actual Housing Production (2014-19)
Income Bucket RHNA Target Homes Permitted
VLI 308 1
LI 182 5
MI 190 0
AMI 466 309
Total 1,146 315
According to Diamond Bar’s 5th cycle housing element,the city had theoretical capacity for
roughly 1,291 more housing units.Through 2019,Diamond Bar permitted 315 housing units , 3 4
which equates to 420 housing units permitted by the end of the 5th cycle (assuming that the
same annual permitting pace continues in 2020 and 2021).This implies that in Diamond Bar,
excess zoned capacity has a 33%likelihood of being developed (420 actual units divided by
1,291 theoretical units).
Diamond Bar’s 6th cycle housing element should incorporate this likelihood of development
estimate into its site inventory analysis.This would be consistent with HCD guidelines,while 5
1 HCD Site Inventory Guidebook, pg. 20
2 HCD Site Inventory Guidebook, pg. 21
3 Diamond Bar 5th Cycle Housing Element, pg. B-1
4 HCD Annual Progress Report dataset, 2020
5 HCD Site Inventory Guidebook, pg. 20
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also ensuring that enough zoned capacity is available to encourage 2,513 housing units to be
built by the end of the 6th cycle.Assuming that zoned capacity has a 33%likelihood of being
developed in the next 8 years,the housing element must allow for 7,615 units of zoned
capacity in order to achieve 2,513 actual housing units.If Planning believes that a higher
likelihood of development (and thus a smaller zoned capacity increase)is justified for certain
parcels in the site inventory, persuasive data to support this assumption must be provided. 6
Component #2:Housing element updates should use an HCD-recommended “safe harbor”
methodology for forecasting future ADU production.
Local jurisdictions frequently use overly optimistic estimates of future ADU production to avoid
necessary housing reform and rezoning.ADU development estimates must reflect actual
on-the-ground conditions to ensure that they are realistic.Overly aggressive ADU production
estimates set jurisdictions up for failure in providing the required housing for residents.
To that end,HCD has established two safe harbors for forecasting ADU production during the
6th Cycle .One option (“Option #1”)is to project forward the local trend in ADU construction 7
since January 2018.The other,for use when no other data is available (“Option #2”),assumes
ADU production at five times the local rate of production prior to 2018.Jurisdictions are also
permitted to include programs that aggressively promote and incentivize ADU construction.
Where no other data is available,jurisdictions may assume an average increase of five times
the previous planning period construction trends prior to 2018.Jurisdictions may also use
regional ADU production trends,and include programs that aggressively promote and
incentivize ADU construction.Jurisdictions should clearly and explicitly state their methodology
and data sources for future ADU development forecasts.
According to HCD,Diamond Bar issued permits for 2 ADUs in 2017,2 ADUs in 2018,and 6
ADUs in 2019.Under HCD’s “Option #1”,Diamond Bar could take the average of the 2018 and
2019 ADU production trends,and forecast that 4 ADUs will be permitted per year during the 6th
cycle. This would allow for a total 6th cycle forecast of 32 ADUs.
Under HCD’s “Option #2”,Diamond Bar could multiply the 2017 ADU production trend by five,
and forecast that 10 ADUs will be permitted per year during the 6th cycle.This would allow for a
total 6th cycle forecast of 80 ADUs.
Another,more aggressive,option would take the average of the 2018 and 2019 ADU production
trends,and multiply that average by five.This methodology would forecast that 20 ADUs will be
permitted per year during the 6th cycle.This would allow for a total 6th cycle forecast of 160
6 HCD Site Inventory Guidebook, pg. 20-21
7 HCD Site Inventory Guidebook, pg. 31
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ADUs.Abundant Housing LA does not recommend this methodology,since it is not an
HCD-defined safe harbor forecasting option.
Diamond Bar should use HCD’s Option 1 or 2 safe harbor when projecting annual ADU
production.If it believes that higher ADU production forecasts are warranted,it must provide
well-grounded estimates,based on the pace of ADU production in neighboring jurisdictions,and
must explain programs or policy efforts that could lead to higher ADU production.
Finally,per HCD,the housing element “should also include a monitoring program that a)tracks
ADU and JADU creation and affordability levels,and b)commits to a review at the planning
cycle midpoint to evaluate if production estimates are being achieved.”Diamond Bar’s housing 8
element should commit to mid-cycle rezoning if ADU production is lower than forecasted,and its
midpoint review should be linked with immediate and automatic programs to increase housing
production in the second half of the RHNA cycle.AHLA’s recommended approach is to
incorporate by-right density bonuses on inventory sites,which would automatically take effect
mid-cycle if the ADU target is not met.The density bonus should be large enough,and apply to
enough parcels, to fully make up for any ADU production shortfall.
Component #3:Housing elements must prioritize high-opportunity census tracts and
well-resourced areas (e.g.near transit,jobs,schools,parks,etc.)when selecting sites for
lower-income housing opportunities, in order to affirmatively further fair housing.
AB 686 (2018)requires housing element updates to “affirmatively further fair housing”,which is
defined as “taking meaningful actions,in addition to combating discrimination,that overcome
patterns of segregation and fosters inclusive communities free from barriers that restrict access
to opportunity based on protected characteristics.”
Diamond Bar’s history details examples of how housing policy and land use regulations were
once used to exclude members of minority groups.Redlining and restrictive covenants,which
restricted where Black Americans could live,were once commonplace throughout Los Angeles
County.Thankfully,Diamond Bar is more welcoming today;18%of the city’s population is
Hispanic and 56%of the city’s population is Asian-American .However,exclusion continues on 9
the basis of income:the median home sale price in Diamond Bar was $660,000 in 2018 ,and 10
51%of the city’s renters are “rent-burdened”(i.e.they spend more than 30%of their income on
rent).High housing costs place a disproportionate burden on lower-income communities of 11
color, and have the effect of excluding them from the city altogether.
8 HCD Site Inventory Guidebook, pg. 31
9 American Community Survey, 2014-18
10 SCAG Pre-Certified Local Housing Data, Diamond Bar
11 American Community Survey, 2014-18
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Jurisdictions must address this issue by accommodating the lower-income RHNA targets in a
way that conforms with AFFH requirements.HCD’s Site Inventory Guidebook offers
recommendations for how jurisdictions should accomplish this.HCD is likely to require
jurisdictions to distribute lower-income housing opportunities throughout the
jurisdiction,and recommends that jurisdictions first identify development potential for
lower-income housing in high-opportunity neighborhoods . 12
Given that single-family,exclusionary zoning predominates in many of Diamond Bar’s high-and
highest-opportunity census tracts (as defined in the TCAC/HCD Opportunity Map),rezoning is
required in order to accommodate the RHNA targets for lower-income households.Additionally,
focusing rezoning in single-family zoned areas will expand housing opportunities while
minimizing the impact on existing renters in multifamily-zoned areas.
In order to fairly distribute housing opportunities citywide,Diamond Bar should develop a
quantitative methodology for scoring neighborhoods,based on factors like housing costs,
median income,access to transit,access to jobs,access to schools,and environmental quality.
Neighborhoods that score higher on these dimensions should be allocated higher housing
growth targets,and rezoning should be based on these neighborhood-level housing growth
targets.
Finally,Diamond Bar should identify funding sources,public resources,and density bonus
programs to maximize the likelihood that housing projects with below market-rate units are
actually built.Local measures like a real estate transfer tax and congestion pricing could help
generate new funding to support affordable housing production and preservation.
Component #4:Housing elements should include the HCD-recommended buffer of at least
15-30%extra capacity in the site inventory,in order to avoid violating the No Net Loss
requirement.
SB 166 (2017)requires adequate sites to be maintained at all times throughout the planning
period to accommodate the remaining RHNA target by each income category.This means that 13
if a jurisdiction approves a development on a parcel listed in the site inventory that will have
fewer units (either in total or at a given income level)than the number of units (either in total or
at a given income level)anticipated in the site inventory,then the jurisdiction must identify and
make available enough sites to accommodate the remaining unmet RHNA target for each
income category. 14
If additional sites with adequate zoned capacity don’t exist,then the jurisdiction must rezone
enough sites to accommodate the remaining unmet RHNA target within 180 days.If the
12 HCD Site Inventory Guidebook, pg. 3
13 HCD No Net Loss Law Memo, pg. 1
14 HCD Site Inventory Guidebook, pg. 22
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jurisdiction fails to accomplish this rezoning in the required period,then the consequences will
include decertification of the housing element and potential state legal action.
To ensure that adequate housing capacity at all income levels exists in the housing element
through the 6th Cycle,HCD recommends that “the jurisdiction create a buffer in the housing
element inventory of at least 15-30%more capacity than required,especially for capacity to
accommodate the lower income RHNA.”Diamond Bar should “overshoot”on total site 15
capacity for each income level,in order to ensure that the City’s RHNA target is achieved
at all income levels.
The City of Diamond Bar has an obligation to sufficiently plan to meet current and future
residents’housing needs.The housing element update affords Diamond Bar,and the broader
Southern California region,the chance to take bold action on lowering housing costs,reducing
car dependency,strengthening the local economy,and guaranteeing access to opportunity for
Californians of all racial and ethnic backgrounds.We urge you and your colleagues to fully
embrace this opportunity to transform Diamond Bar for the better.
Finally,it is worth noting that state law imposes penalties on jurisdictions that fail to adopt a
compliant 6th cycle housing element update by October 15,2021.On that date,noncompliant
jurisdictions will forfeit the right to deny residential projects on the basis of local zoning,so long
as projects include at least a 20%set-aside for below market-rate units .Jurisdictions that want 16
to maintain local control over new development should therefore plan to adopt a compliant
housing element update on time.
We would be glad to engage with your office and with the Planning Department throughout the
housing element update process.We look forward to a productive and collaborative working
relationship with the City of Diamond Bar on this critical effort.Thank you for your
consideration.
Sincerely,
Leonora Camner
Executive Director
Abundant Housing LA
Anthony Dedousis
Director of Policy and Research
Abundant Housing LA
15 HCD Site Inventory Guidebook, pg. 22
16 California Government Code 65589.5(d)(5)
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DOC 6045594.D21
January 26, 2021
Ref. DOC 6036752
Ms. Grace S. Lee
Senior Planner
City of Diamond Bar
21810 Copley Drive
Diamond Bar, CA 91765-4178
Dear Ms. Lee:
NOPH Response to 2021-2019 Housing Element Update, Planning Case No. PL2021-004
The Los Angeles County Sanitation Districts (Districts) received the letter and plans for the subject project
forwarded by your office on January 19, 2021. The City of Diamond Bar is located within the jurisdictional
boundary of District No. 21. We offer the following comments regarding sewerage service:
1. The Districts own, operate, and maintain the large trunk sewers that form the backbone of the regional
wastewater conveyance system. Local collector and/or lateral sewer lines are the responsibility of the
jurisdiction in which they are located. As such, the Districts cannot comment on any deficiencies in the
sewerage system in the City of Diamond Bar (City) except to state that presently no deficiencies exist in
Districts’ facilities that serve the City. For information on deficiencies in the City sewerage system, please
contact the City Department of Public Works and/or the Los Angeles County Department of Public Works.
2. The wastewater generated by the City is treated at the San Jose Creek Water Reclamation Plant (WRP)
located adjacent to the City of Industry, which has a capacity of 100 mgd and currently processes an
average flow of 58.5 mgd. All biosolids and wastewater flows that exceed the capacity of the San Jose
Creek WRP are diverted to and treated at the Joint Water Pollution Control Plant in the City of Carson.
3. In order to estimate the volume of wastewater a project will generate, go to www.lacsd.org, under Services,
then Wastewater Program and Permits, select Will Serve Program, and scroll down to click on the Table 1,
Loadings for Each Class of Land Use link for a copy of the Districts’ average wastewater generation factors.
4. The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities
(directly or indirectly) to the Districts’ Sewerage System or to increase the strength or quantity of wastewater
discharged from connected facilities. This connection fee is a capital facilities fee that is used by the Districts
to upgrade or expand the Sewerage System. Payment of a connection fee may be required before a project
is permitted to discharge to the Districts’ Sewerage System. For more information and a copy of the
Connection Fee Information Sheet, go to www.lacsd.org, under Services, then Wastewater (Sewage) and
select Rates & Fees. In determining the impact to the Sewerage System and applicable connection fees, the
Districts will determine the user category (e.g. Condominium, Single Family home, etc.) that best represents
the actual or anticipated use of the parcel(s) or facilities on the parcel(s) in the development. For more
specific information regarding the connection fee application procedure and fees, the developer should
contact the Districts’ Wastewater Fee Public Counter at (562) 908-4288, extension 2727.
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Ms. Grace S. Lee 2 January 26, 2021
DOC 6045594.D21
5. In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacities
of the Districts’ wastewater treatment facilities are based on the regional growth forecast adopted by the
Southern California Association of Governments (SCAG). Specific policies included in the development
of the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South
Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South
Coast and Mojave Desert Air Basins as mandated by the CCA. All expansions of Districts’ facilities must
be sized and service phased in a manner that will be consistent with the SCAG regional growth forecast for
the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available
capacity of the Districts’ treatment facilities will, therefore, be limited to levels associated with the approved
growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service, but
is to advise the developer that the Districts intend to provide this service up to the levels that are legally
permitted and to inform the developer of the currently existing capacity and any proposed expansion of the
Districts’ facilities.
If you have any questions, please contact the undersigned at (562) 908-4288, extension 2717 or at
araza@lacsd.org.
Very truly yours,
Adriana Raza
Customer Service Specialist
Facilities Planning Department
AR:ar
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Andrew Salas, Chairman Nadine Salas, Vice-Chairman Dr. Christina Swindall Martinez, secretary
Albert Perez, treasurer I Martha Gonzalez Lemos, treasurer II Richard Gradias, Chairman of the council of Elders
PO Box 393 Covina, CA 91723 www.gabrielenoindians.org admin@gabrielenoindians.org
GABRIELENO BAND OF MISSION INDIANS - KIZH NATION
Historically known as The Gabrielino Tribal Council - San Gabriel Band of Mission Indians
recognized by the State of California as the aboriginal tribe of the Los Angeles basin
September 24, 2021
Project Name: 2021-2029 Housing Element Update City of Diamond Bar
Dear Grace S. Lee,
Thank you for your letter regarding the project above. This is to
concur that we are in agreement with the Housing Element Update. However, our
Tribal government would like to request consultation for any and all
future projects within this location.
Sincerely,
Andrew Salas, Chairman
Gabrieleno Band of Mission Indians – Kizh Nation
1(844)390-0787
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P: (626) 381-9248
F: (626) 389-5414
E: info@mitchtsailaw.com
Mitchell M. Tsai
Attorney At Law
139 South Hudson Avenue
Suite 200
Pasadena, California 91101
VIA E-MAIL
October 11, 2021
Planning Commission
Community Development Department, Planning Division
City of Diamond Bar
21810 Copley Dr.
Diamond Bar, CA 91765
Em: planning@diamondbarca.gov
commdev@diamondbarca.gov
RE: City of Diamond Bar Special Meeting Agenda Item 7.2: Diamond Bar
2021-2029 Housing Element Update
Dear Chairman Rawlings, Vice Chair Garg, Commissioner Barlas, Commissioner Mok,
and Commissioner Wolfe,
On behalf of the Southwest Regional Council of Carpenters (“Commenter” or
“Southwest Carpenters”), my Office is submitting these comments on the City of
Diamond Bar’s (“City” or “Lead Agency”) October 13, 2021 Special Meeting of the
Planning Commission regarding the draft 2021-2029 update to the City’s General Plan
Housing Element (“Draft HEU,” or “Project”).
The Southwest Carpenters is a labor union representing more than 50,000 union
carpenters in six states and has a strong interest in well ordered land use planning and
addressing the environmental impacts of development projects.
Individual members of the Southwest Carpenters live, work and recreate in the City
and surrounding communities and would be directly affected by the Project’s
environmental impacts.
Commenters expressly reserve the right to supplement these comments at or prior to
hearings on the Project, and at any later hearings and proceedings related to this
Project. Cal. Gov. Code § 65009(b); Cal. Pub. Res. Code § 21177(a); Bakersfield Citizens
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for Local Control v. Bakersfield (2004) 124 Cal. App. 4th 1184, 1199-1203; see Galante
Vineyards v. Monterey Water Dist. (1997) 60 Cal. App. 4th 1109, 1121.
Commenters expressly reserve the right to supplement these comments at or prior to
hearings on the Project, and at any later hearings and proceedings related to this
Project. Cal. Gov. Code § 65009(b); Cal. Pub. Res. Code § 21177(a); Bakersfield Citizens
for Local Control v. Bakersfield (2004) 124 Cal. App. 4th 1184, 1199-1203; see Galante
Vineyards v. Monterey Water Dist. (1997) 60 Cal. App. 4th 1109, 1121.
Commenters incorporate by reference all comments raising issues regarding the EIR
submitted prior to certification of the EIR for the Project. Citizens for Clean Energy v City
of Woodland (2014) 225 Cal. App. 4th 173, 191 (finding that any party who has objected
to the Project’s environmental documentation may assert any issue timely raised by
other parties).
Moreover, Commenters requests that the Lead Agency provide notice for any and all
notices referring or related to the Project issued under the California Environmental
Quality Act (“CEQA”), Cal Public Resources Code (“PRC”) § 21000 et seq, and the
California Planning and Zoning Law (“Planning and Zoning Law”), Cal. Gov’t
Code §§ 65000–65010. California Public Resources Code Sections 21092.2, and
21167(f) and Government Code Section 65092 require agencies to mail such notices to
any person who has filed a written request for them with the clerk of the agency’s
governing body.
The City should require housing projects developed pursuant to the final Housing
Element Update to provide additional community benefits such as requiring local hire
and use of a skilled and trained workforce to build such projects. The City should
require the use of workers who have graduated from a Joint Labor Management
apprenticeship training program approved by the State of California, or have at least as
many hours of on-the-job experience in the applicable craft which would be required
to graduate from such a state approved apprenticeship training program or who are
registered apprentices in an apprenticeship training program approved by the State of
California.
Community benefits such as local hire and skilled and trained workforce requirements
can also be helpful to reduce environmental impacts and improve the positive
economic impact of the Project. Local hire provisions requiring that a certain
percentage of workers reside within 10 miles or less of a project site can reduce the
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length of vendor trips, reduce greenhouse gas emissions and providing localized
economic benefits. Local hire provisions requiring that a certain percentage of workers
reside within 10 miles or less of a project site can reduce the length of vendor trips,
reduce greenhouse gas emissions and providing localized economic benefits. As
environmental consultants Matt Hagemann and Paul E. Rosenfeld note:
[A]ny local hire requirement that results in a decreased worker trip length
from the default value has the potential to result in a reduction of
construction-related GHG emissions, though the significance of the
reduction would vary based on the location and urbanization level of the
project site.
March 8, 2021 SWAPE Letter to Mitchell M. Tsai re Local Hire Requirements and
Considerations for Greenhouse Gas Modeling.
Skilled and trained workforce requirements promote the development of skilled trades
that yield sustainable economic development. As the California Workforce
Development Board and the UC Berkeley Center for Labor Research and Education
concluded:
. . . labor should be considered an investment rather than a cost – and
investments in growing, diversifying, and upskilling California’s workforce
can positively affect returns on climate mitigation efforts. In other words,
well trained workers are key to delivering emissions reductions and
moving California closer to its climate targets.1
Local skilled and trained workforce requirements and policies have significant
environmental benefits since they improve an area’s jobs-housing balance, decreasing
the amount of and length of job commutes and their associated greenhouse gas
emissions. Recently, on May 7, 2021, the South Coast Air Quality Management District
found that that the “[u]se of a local state-certified apprenticeship program or a skilled
and trained workforce with a local hire component” can result in air pollutant
reductions.2
1 California Workforce Development Board (2020) Putting California on the High Road: A Jobs and Climate Action
Plan for 2030 at p. ii, available at https://laborcenter.berkeley.edu/wp-content/uploads/2020/09/Putting-California-
on-the-High-Road.pdf
2 South Coast Air Quality Management District (May 7, 2021) Certify Final Environmental Assessment and Adopt
Proposed Rule 2305 – Warehouse Indirect Source Rule – Warehouse Actions and Investments to Reduce Emissions
Program, and Proposed Rule 316 – Fees for Rule 2305, Submit Rule 2305 for Inclusion Into the SIP, and Approve
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Cities are increasingly adopting local skilled and trained workforce policies and
requirements into general plans and municipal codes. For example, the City of Hayward
2040 General Plan requires the City to “promote local hiring . . . to help achieve a more
positive jobs-housing balance, and reduce regional commuting, gas consumption, and
greenhouse gas emissions.”3
In fact, the City of Hayward has gone as far as to adopt a Skilled Labor Force policy
into its Downtown Specific Plan and municipal code, requiring developments in its
Downtown area to requiring that the City “[c]ontribute to the stabilization of regional
construction markets by spurring applicants of housing and nonresidential
developments to require contractors to utilize apprentices from state-approved, joint
labor-management training programs, . . .”4 In addition, the City of Hayward requires
all projects 30,000 square feet or larger to “utilize apprentices from state-approved,
joint labor-management training programs.”5
Locating jobs closer to residential areas can have significant environmental benefits. As
the California Planning Roundtable noted in 2008:
People who live and work in the same jurisdiction would be more likely
to take transit, walk, or bicycle to work than residents of less balanced
communities and their vehicle trips would be shorter. Benefits would
include potential reductions in both vehicle miles traveled and vehicle
hours traveled.6
In addition, local hire mandates as well as skill training are critical facets of a strategy to
reduce vehicle miles traveled. As planning experts Robert Cervero and Michael Duncan
noted, simply placing jobs near housing stock is insufficient to achieve VMT reductions
since the skill requirements of available local jobs must be matched to those held by
local residents.7 Some municipalities have tied local hire and skilled and trained
Supporting Budget Actions, available at http://www.aqmd.gov/docs/default-source/Agendas/Governing-
Board/2021/2021-May7-027.pdf?sfvrsn=10
3 City of Hayward (2014) Hayward 2040 General Plan Policy Document at p. 3-99, available at https://www.hayward-
ca.gov/sites/default/files/documents/General_Plan_FINAL.pdf.
4 City of Hayward (2019) Hayward Downtown Specific Plan at p. 5-24, available at https://www.hayward-
ca.gov/sites/default/files/Hayward%20Downtown%20Specific%20Plan.pdf.
5 City of Hayward Municipal Code, Chapter 10, § 28.5.3.020(C).
6 California Planning Roundtable (2008) Deconstructing Jobs-Housing Balance at p. 6, available at
https://cproundtable.org/static/media/uploads/publications/cpr-jobs-housing.pdf.
7 Cervero, Robert and Duncan, Michael (2006) Which Reduces Vehicle Travel More: Jobs-Housing Balance or Retail-
Housing Mixing? Journal of the American Planning Association 72 (4), 475-490, 482, available at
http://reconnectingamerica.org/assets/Uploads/UTCT-825.pdf.
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workforce policies to local development permits to address transportation issues. As
Cervero and Duncan note:
In nearly built-out Berkeley, CA, the approach to balancing jobs and
housing is to create local jobs rather than to develop new housing.” The
city’s First Source program encourages businesses to hire local residents,
especially for entry- and intermediate-level jobs, and sponsors vocational
training to ensure residents are employment-ready. While the program is
voluntary, some 300 businesses have used it to date, placing more than
3,000 city residents in local jobs since it was launched in 1986. When
needed, these carrots are matched by sticks, since the city is not shy about
negotiating corporate participation in First Source as a condition of
approval for development permits.
The City should consider requiring the utilization of skilled and trained workforce
policies and requirements to benefit the local area economically and mitigate
greenhouse gas, air quality and transportation impacts.
Sincerely,
__________________________
Mitchell M. Tsai
Attorneys for Southwest Regional
Council of Carpenters
Attached:
March 8, 2021 SWAPE Letter to Mitchell M. Tsai re Local Hire Requirements and
Considerations for Greenhouse Gas Modeling (Exhibit A);
Air Quality and GHG Expert Paul Rosenfeld CV (Exhibit B); and
Air Quality and GHG Expert Matt Hagemann CV (Exhibit C).
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EXHIBIT A
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1
2656 29th Street, Suite 201
Santa Monica, CA 90405
Matt Hagemann, P.G, C.Hg.
(949) 887-9013
mhagemann@swape.com
Paul E. Rosenfeld, PhD
(310) 795-2335
prosenfeld@swape.com
March 8, 2021
Mitchell M. Tsai
155 South El Molino, Suite 104
Pasadena, CA 91101
Subject: Local Hire Requirements and Considerations for Greenhouse Gas Modeling
Dear Mr. Tsai,
Soil Water Air Protection Enterprise (“SWAPE”) is pleased to provide the following draft technical report
explaining the significance of worker trips required for construction of land use development projects with
respect to the estimation of greenhouse gas (“GHG”) emissions. The report will also discuss the potential for
local hire requirements to reduce the length of worker trips, and consequently, reduced or mitigate the
potential GHG impacts.
Worker Trips and Greenhouse Gas Calculations
The California Emissions Estimator Model (“CalEEMod”) is a “statewide land use emissions computer model
designed to provide a uniform platform for government agencies, land use planners, and environmental
professionals to quantify potential criteria pollutant and greenhouse gas (GHG) emissions associated with both
construction and operations from a variety of land use projects.”1 CalEEMod quantifies construction-related
emissions associated with land use projects resulting from off-road construction equipment; on-road mobile
equipment associated with workers, vendors, and hauling; fugitive dust associated with grading, demolition,
truck loading, and on-road vehicles traveling along paved and unpaved roads; and architectural coating
activities; and paving.2
The number, length, and vehicle class of worker trips are utilized by CalEEMod to calculate emissions associated
with the on-road vehicle trips required to transport workers to and from the Project site during construction.3
1 “California Emissions Estimator Model.” CAPCOA, 2017, available at: http://www.aqmd.gov/caleemod/home.
2 “California Emissions Estimator Model.” CAPCOA, 2017, available at: http://www.aqmd.gov/caleemod/home.
3 “CalEEMod User’s Guide.” CAPCOA, November 2017, available at: http://www.aqmd.gov/docs/default-
source/caleemod/01_user-39-s-guide2016-3-2_15november2017.pdf?sfvrsn=4, p. 34.
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Specifically, the number and length of vehicle trips is utilized to estimate the vehicle miles travelled (“VMT”)
associated with construction. Then, utilizing vehicle-class specific EMFAC 2014 emission factors, CalEEMod
calculates the vehicle exhaust, evaporative, and dust emissions resulting from construction-related VMT,
including personal vehicles for worker commuting.4
Specifically, in order to calculate VMT, CalEEMod multiplies the average daily trip rate by the average overall trip
length (see excerpt below):
“VMTd = Σ(Average Daily Trip Rate i * Average Overall Trip Length i) n
Where:
n = Number of land uses being modeled.”5
Furthermore, to calculate the on-road emissions associated with worker trips, CalEEMod utilizes the following
equation (see excerpt below):
“Emissionspollutant = VMT * EFrunning,pollutant
Where:
Emissionspollutant = emissions from vehicle running for each pollutant
VMT = vehicle miles traveled
EFrunning,pollutant = emission factor for running emissions.”6
Thus, there is a direct relationship between trip length and VMT, as well as a direct relationship between VMT
and vehicle running emissions. In other words, when the trip length is increased, the VMT and vehicle running
emissions increase as a result. Thus, vehicle running emissions can be reduced by decreasing the average overall
trip length, by way of a local hire requirement or otherwise.
Default Worker Trip Parameters and Potential Local Hire Requirements
As previously discussed, the number, length, and vehicle class of worker trips are utilized by CalEEMod to
calculate emissions associated with the on-road vehicle trips required to transport workers to and from the
Project site during construction.7 In order to understand how local hire requirements and associated worker trip
length reductions impact GHG emissions calculations, it is important to consider the CalEEMod default worker
trip parameters. CalEEMod provides recommended default values based on site-specific information, such as
land use type, meteorological data, total lot acreage, project type and typical equipment associated with project
type. If more specific project information is known, the user can change the default values and input project-
specific values, but the California Environmental Quality Act (“CEQA”) requires that such changes be justified by
substantial evidence.8 The default number of construction-related worker trips is calculated by multiplying the
4 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default-
source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 14-15.
5 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default-
source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 23.
6 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default-
source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 15.
7 “CalEEMod User’s Guide.” CAPCOA, November 2017, available at: http://www.aqmd.gov/docs/default-
source/caleemod/01_user-39-s-guide2016-3-2_15november2017.pdf?sfvrsn=4, p. 34.
8 CalEEMod User Guide, available at: http://www.caleemod.com/, p. 1, 9.
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number of pieces of equipment for all phases by 1.25, with the exception of worker trips required for the
building construction and architectural coating phases.9 Furthermore, the worker trip vehicle class is a 50/25/25
percent mix of light duty autos, light duty truck class 1 and light duty truck class 2, respectively.”10 Finally, the
default worker trip length is consistent with the length of the operational home-to-work vehicle trips.11 The
operational home-to-work vehicle trip lengths are:
“[B]ased on the location and urbanization selected on the project characteristic screen. These values
were supplied by the air districts or use a default average for the state. Each district (or county) also
assigns trip lengths for urban and rural settings” (emphasis added). 12
Thus, the default worker trip length is based on the location and urbanization level selected by the User when
modeling emissions. The below table shows the CalEEMod default rural and urban worker trip lengths by air
basin (see excerpt below and Attachment A).13
Worker Trip Length by Air Basin
Air Basin Rural (miles) Urban (miles)
Great Basin Valleys 16.8 10.8
Lake County 16.8 10.8
Lake Tahoe 16.8 10.8
Mojave Desert 16.8 10.8
Mountain Counties 16.8 10.8
North Central Coast 17.1 12.3
North Coast 16.8 10.8
Northeast Plateau 16.8 10.8
Sacramento Valley 16.8 10.8
Salton Sea 14.6 11
San Diego 16.8 10.8
San Francisco Bay Area 10.8 10.8
San Joaquin Valley 16.8 10.8
South Central Coast 16.8 10.8
South Coast 19.8 14.7
Average 16.47 11.17
Minimum 10.80 10.80
Maximum 19.80 14.70
Range 9.00 3.90
9 “CalEEMod User’s Guide.” CAPCOA, November 2017, available at: http://www.aqmd.gov/docs/default-
source/caleemod/01_user-39-s-guide2016-3-2_15november2017.pdf?sfvrsn=4, p. 34.
10 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at:
http://www.aqmd.gov/docs/default-source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 15.
11 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at:
http://www.aqmd.gov/docs/default-source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 14.
12 “Appendix A Calculation Details for CalEEMod.” CAPCOA, October 2017, available at:
http://www.aqmd.gov/docs/default-source/caleemod/02_appendix-a2016-3-2.pdf?sfvrsn=6, p. 21.
13 “Appendix D Default Data Tables.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default-
source/caleemod/05_appendix-d2016-3-2.pdf?sfvrsn=4, p. D-84 – D-86.
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As demonstrated above, default rural worker trip lengths for air basins in California vary from 10.8- to 19.8-
miles, with an average of 16.47 miles. Furthermore, default urban worker trip lengths vary from 10.8- to 14.7-
miles, with an average of 11.17 miles. Thus, while default worker trip lengths vary by location, default urban
worker trip lengths tend to be shorter in length. Based on these trends evident in the CalEEMod default worker
trip lengths, we can reasonably assume that the efficacy of a local hire requirement is especially dependent
upon the urbanization of the project site, as well as the project location.
Practical Application of a Local Hire Requirement and Associated Impact
To provide an example of the potential impact of a local hire provision on construction-related GHG emissions,
we estimated the significance of a local hire provision for the Village South Specific Plan (“Project”) located in
the City of Claremont (“City”). The Project proposed to construct 1,000 residential units, 100,000-SF of retail
space, 45,000-SF of office space, as well as a 50-room hotel, on the 24-acre site. The Project location is classified
as Urban and lies within the Los Angeles-South Coast County. As a result, the Project has a default worker trip
length of 14.7 miles.14 In an effort to evaluate the potential for a local hire provision to reduce the Project’s
construction-related GHG emissions, we prepared an updated model, reducing all worker trip lengths to 10
miles (see Attachment B). Our analysis estimates that if a local hire provision with a 10-mile radius were to be
implemented, the GHG emissions associated with Project construction would decrease by approximately 17%
(see table below and Attachment C).
Local Hire Provision Net Change
Without Local Hire Provision
Total Construction GHG Emissions (MT CO2e) 3,623
Amortized Construction GHG Emissions (MT CO2e/year) 120.77
With Local Hire Provision
Total Construction GHG Emissions (MT CO2e) 3,024
Amortized Construction GHG Emissions (MT CO2e/year) 100.80
% Decrease in Construction-related GHG Emissions 17%
As demonstrated above, by implementing a local hire provision requiring 10 mile worker trip lengths, the Project
could reduce potential GHG emissions associated with construction worker trips. More broadly, any local hire
requirement that results in a decreased worker trip length from the default value has the potential to result in a
reduction of construction-related GHG emissions, though the significance of the reduction would vary based on
the location and urbanization level of the project site.
This serves as an example of the potential impacts of local hire requirements on estimated project-level GHG
emissions, though it does not indicate that local hire requirements would result in reduced construction-related
GHG emission for all projects. As previously described, the significance of a local hire requirement depends on
the worker trip length enforced and the default worker trip length for the project’s urbanization level and
location.
14 “Appendix D Default Data Tables.” CAPCOA, October 2017, available at: http://www.aqmd.gov/docs/default-
source/caleemod/05_appendix-d2016-3-2.pdf?sfvrsn=4, p. D-85.
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Disclaimer
SWAPE has received limited discovery. Additional information may become available in the future; thus, we
retain the right to revise or amend this report when additional information becomes available. Our professional
services have been performed using that degree of care and skill ordinarily exercised, under similar
circumstances, by reputable environmental consultants practicing in this or similar localities at the time of
service. No other warranty, expressed or implied, is made as to the scope of work, work methodologies and
protocols, site conditions, analytical testing results, and findings presented. This report reflects efforts which
were limited to information that was reasonably accessible at the time of the work, and may contain
informational gaps, inconsistencies, or otherwise be incomplete due to the unavailability or uncertainty of
information obtained or provided by third parties.
Sincerely,
Matt Hagemann, P.G., C.Hg.
Paul E. Rosenfeld, Ph.D.
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EXHIBIT B
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SOIL WATER AIR PROTECTION ENTERPRISE
2656 29th Street, Suite 201
Santa Monica, California 90405
Attn: Paul Rosenfeld, Ph.D.
Mobil: (310) 795-2335
Office: (310) 452-5555
Fax: (310) 452-5550
Email: prosenfeld@swape.com
Paul E. Rosenfeld, Ph.D. Page 1 of 10 June 2019
Paul Rosenfeld, Ph.D. Chemical Fate and Transport & Air Dispersion Modeling
Principal Environmental Chemist Risk Assessment & Remediation Specialist
Education
Ph.D. Soil Chemistry, University of Washington, 1999. Dissertation on volatile organic compound filtration.
M.S. Environmental Science, U.C. Berkeley, 1995. Thesis on organic waste economics.
B.A. Environmental Studies, U.C. Santa Barbara, 1991. Thesis on wastewater treatment.
Professional Experience
Dr. Rosenfeld has over 25 years’ experience conducting environmental investigations and risk assessments for
evaluating impacts to human health, property, and ecological receptors. His expertise focuses on the fate and
transport of environmental contaminants, human health risk, exposure assessment, and ecological restoration. Dr.
Rosenfeld has evaluated and modeled emissions from unconventional oil drilling operations, oil spills, landfills,
boilers and incinerators, process stacks, storage tanks, confined animal feeding operations, and many other industrial
and agricultural sources. His project experience ranges from monitoring and modeling of pollution sources to
evaluating impacts of pollution on workers at industrial facilities and residents in surrounding communities.
Dr. Rosenfeld has investigated and designed remediation programs and risk assessments for contaminated sites
containing lead, heavy metals, mold, bacteria, particulate matter, petroleum hydrocarbons, chlorinated solvents,
pesticides, radioactive waste, dioxins and furans, semi- and volatile organic compounds, PCBs, PAHs, perchlorate,
asbestos, per- and poly-fluoroalkyl substances (PFOA/PFOS), unusual polymers, fuel oxygenates (MTBE), among
other pollutants. Dr. Rosenfeld also has experience evaluating greenhouse gas emissions from various projects and is
an expert on the assessment of odors from industrial and agricultural sites, as well as the evaluation of odor nuisance
impacts and technologies for abatement of odorous emissions. As a principal scientist at SWAPE, Dr. Rosenfeld
directs air dispersion modeling and exposure assessments. He has served as an expert witness and testified about
pollution sources causing nuisance and/or personal injury at dozens of sites and has testified as an expert witness on
more than ten cases involving exposure to air contaminants from industrial sources.
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Professional History:
Soil Water Air Protection Enterprise (SWAPE); 2003 to present; Principal and Founding Partner
UCLA School of Public Health; 2007 to 2011; Lecturer (Assistant Researcher)
UCLA School of Public Health; 2003 to 2006; Adjunct Professor
UCLA Environmental Science and Engineering Program; 2002-2004; Doctoral Intern Coordinator
UCLA Institute of the Environment, 2001-2002; Research Associate
Komex H2O Science, 2001 to 2003; Senior Remediation Scientist
National Groundwater Association, 2002-2004; Lecturer
San Diego State University, 1999-2001; Adjunct Professor
Anteon Corp., San Diego, 2000-2001; Remediation Project Manager
Ogden (now Amec), San Diego, 2000-2000; Remediation Project Manager
Bechtel, San Diego, California, 1999 – 2000; Risk Assessor
King County, Seattle, 1996 – 1999; Scientist
James River Corp., Washington, 1995-96; Scientist
Big Creek Lumber, Davenport, California, 1995; Scientist
Plumas Corp., California and USFS, Tahoe 1993-1995; Scientist
Peace Corps and World Wildlife Fund, St. Kitts, West Indies, 1991-1993; Scientist
Publications:
Remy, L.L., Clay T., Byers, V., Rosenfeld P. E. (2019) Hospital, Health, and Community Burden After Oil
Refinery Fires, Richmond, California 2007 and 2012. Environmental Health. 18:48
Simons, R.A., Seo, Y. Rosenfeld, P., (2015) Modeling the Effect of Refinery Emission On Residential Property
Value. Journal of Real Estate Research. 27(3):321-342
Chen, J. A, Zapata A. R., Sutherland A. J., Molmen, D.R., Chow, B. S., Wu, L. E., Rosenfeld, P. E., Hesse, R. C.,
(2012) Sulfur Dioxide and Volatile Organic Compound Exposure To A Community In Texas City Texas Evaluated
Using Aermod and Empirical Data. American Journal of Environmental Science, 8(6), 622-632.
Rosenfeld, P.E. & Feng, L. (2011). The Risks of Hazardous Waste. Amsterdam: Elsevier Publishing.
Cheremisinoff, N.P., & Rosenfeld, P.E. (2011). Handbook of Pollution Prevention and Cleaner Production: Best
Practices in the Agrochemical Industry, Amsterdam: Elsevier Publishing.
Gonzalez, J., Feng, L., Sutherland, A., Waller, C., Sok, H., Hesse, R., Rosenfeld, P. (2010). PCBs and
Dioxins/Furans in Attic Dust Collected Near Former PCB Production and Secondary Copper Facilities in Sauget, IL.
Procedia Environmental Sciences. 113–125.
Feng, L., Wu, C., Tam, L., Sutherland, A.J., Clark, J.J., Rosenfeld, P.E. (2010). Dioxin and Furan Blood Lipid and
Attic Dust Concentrations in Populations Living Near Four Wood Treatment Facilities in the United States. Journal
of Environmental Health. 73(6), 34-46.
Cheremisinoff, N.P., & Rosenfeld, P.E. (2010). Handbook of Pollution Prevention and Cleaner Production: Best
Practices in the Wood and Paper Industries. Amsterdam: Elsevier Publishing.
Cheremisinoff, N.P., & Rosenfeld, P.E. (2009). Handbook of Pollution Prevention and Cleaner Production: Best
Practices in the Petroleum Industry. Amsterdam: Elsevier Publishing.
Wu, C., Tam, L., Clark, J., Rosenfeld, P. (2009). Dioxin and furan blood lipid concentrations in populations living
near four wood treatment facilities in the United States. WIT Transactions on Ecology and the Environment, Air
Pollution, 123 (17), 319-327.
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Tam L. K.., Wu C. D., Clark J. J. and Rosenfeld, P.E. (2008). A Statistical Analysis Of Attic Dust And Blood Lipid
Concentrations Of Tetrachloro-p-Dibenzodioxin (TCDD) Toxicity Equivalency Quotients (TEQ) In Two
Populations Near Wood Treatment Facilities. Organohalogen Compounds, 70, 002252-002255.
Tam L. K.., Wu C. D., Clark J. J. and Rosenfeld, P.E. (2008). Methods For Collect Samples For Assessing Dioxins
And Other Environmental Contaminants In Attic Dust: A Review. Organohalogen Compounds, 70, 000527-
000530.
Hensley, A.R. A. Scott, J. J. J. Clark, Rosenfeld, P.E. (2007). Attic Dust and Human Blood Samples Collected near
a Former Wood Treatment Facility. Environmental Research. 105, 194-197.
Rosenfeld, P.E., J. J. J. Clark, A. R. Hensley, M. Suffet. (2007). The Use of an Odor Wheel Classification for
Evaluation of Human Health Risk Criteria for Compost Facilities. Water Science & Technology 55(5), 345-357.
Rosenfeld, P. E., M. Suffet. (2007). The Anatomy Of Odour Wheels For Odours Of Drinking Water, Wastewater,
Compost And The Urban Environment. Water Science & Technology 55(5), 335-344.
Sullivan, P. J. Clark, J.J.J., Agardy, F. J., Rosenfeld, P.E. (2007). Toxic Legacy, Synthetic Toxins in the Food,
Water, and Air in American Cities. Boston Massachusetts: Elsevier Publishing
Rosenfeld, P.E., and Suffet I.H. (2004). Control of Compost Odor Using High Carbon Wood Ash. Water Science
and Technology. 49(9),171-178.
Rosenfeld P. E., J.J. Clark, I.H. (Mel) Suffet (2004). The Value of An Odor-Quality-Wheel Classification Scheme
For The Urban Environment. Water Environment Federation’s Technical Exhibition and Conference (WEFTEC)
2004. New Orleans, October 2-6, 2004.
Rosenfeld, P.E., and Suffet, I.H. (2004). Understanding Odorants Associated With Compost, Biomass Facilities,
and the Land Application of Biosolids. Water Science and Technology. 49(9), 193-199.
Rosenfeld, P.E., and Suffet I.H. (2004). Control of Compost Odor Using High Carbon Wood Ash, Water Science
and Technology, 49( 9), 171-178.
Rosenfeld, P. E., Grey, M. A., Sellew, P. (2004). Measurement of Biosolids Odor and Odorant Emissions from
Windrows, Static Pile and Biofilter. Water Environment Research. 76(4), 310-315.
Rosenfeld, P.E., Grey, M and Suffet, M. (2002). Compost Demonstration Project, Sacramento California Using
High-Carbon Wood Ash to Control Odor at a Green Materials Composting Facility. Integrated Waste Management
Board Public Affairs Office, Publications Clearinghouse (MS–6), Sacramento, CA Publication #442-02-008.
Rosenfeld, P.E., and C.L. Henry. (2001). Characterization of odor emissions from three different biosolids. Water
Soil and Air Pollution. 127(1-4), 173-191.
Rosenfeld, P.E., and Henry C. L., (2000). Wood ash control of odor emissions from biosolids application. Journal
of Environmental Quality. 29, 1662-1668.
Rosenfeld, P.E., C.L. Henry and D. Bennett. (2001). Wastewater dewatering polymer affect on biosolids odor
emissions and microbial activity. Water Environment Research. 73(4), 363-367.
Rosenfeld, P.E., and C.L. Henry. (2001). Activated Carbon and Wood Ash Sorption of Wastewater, Compost, and
Biosolids Odorants. Water Environment Research, 73, 388-393.
Rosenfeld, P.E., and Henry C. L., (2001). High carbon wood ash effect on biosolids microbial activity and odor.
Water Environment Research. 131(1-4), 247-262.
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Chollack, T. and P. Rosenfeld. (1998). Compost Amendment Handbook For Landscaping. Prepared for and
distributed by the City of Redmond, Washington State.
Rosenfeld, P. E. (1992). The Mount Liamuiga Crater Trail. Heritage Magazine of St. Kitts, 3(2).
Rosenfeld, P. E. (1993). High School Biogas Project to Prevent Deforestation On St. Kitts. Biomass Users
Network, 7(1).
Rosenfeld, P. E. (1998). Characterization, Quantification, and Control of Odor Emissions From Biosolids
Application To Forest Soil. Doctoral Thesis. University of Washington College of Forest Resources.
Rosenfeld, P. E. (1994). Potential Utilization of Small Diameter Trees on Sierra County Public Land. Masters
thesis reprinted by the Sierra County Economic Council. Sierra County, California.
Rosenfeld, P. E. (1991). How to Build a Small Rural Anaerobic Digester & Uses Of Biogas In The First And Third
World. Bachelors Thesis. University of California.
Presentations:
Rosenfeld, P.E., Sutherland, A; Hesse, R.; Zapata, A. (October 3-6, 2013). Air dispersion modeling of volatile
organic emissions from multiple natural gas wells in Decatur, TX. 44th Western Regional Meeting, American
Chemical Society. Lecture conducted from Santa Clara, CA.
Sok, H.L.; Waller, C.C.; Feng, L.; Gonzalez, J.; Sutherland, A.J.; Wisdom-Stack, T.; Sahai, R.K.; Hesse, R.C.;
Rosenfeld, P.E. (June 20-23, 2010). Atrazine: A Persistent Pesticide in Urban Drinking Water.
Urban Environmental Pollution. Lecture conducted from Boston, MA.
Feng, L.; Gonzalez, J.; Sok, H.L.; Sutherland, A.J.; Waller, C.C.; Wisdom-Stack, T.; Sahai, R.K.; La, M.; Hesse,
R.C.; Rosenfeld, P.E. (June 20-23, 2010). Bringing Environmental Justice to East St. Louis,
Illinois. Urban Environmental Pollution. Lecture conducted from Boston, MA.
Rosenfeld, P.E. (April 19-23, 2009). Perfluoroctanoic Acid (PFOA) and Perfluoroactane Sulfonate (PFOS)
Contamination in Drinking Water From the Use of Aqueous Film Forming Foams (AFFF) at Airports in the United
States. 2009 Ground Water Summit and 2009 Ground Water Protection Council Spring Meeting, Lecture conducted
from Tuscon, AZ.
Rosenfeld, P.E. (April 19-23, 2009). Cost to Filter Atrazine Contamination from Drinking Water in the United
States” Contamination in Drinking Water From the Use of Aqueous Film Forming Foams (AFFF) at Airports in the
United States. 2009 Ground Water Summit and 2009 Ground Water Protection Council Spring Meeting. Lecture
conducted from Tuscon, AZ.
Wu, C., Tam, L., Clark, J., Rosenfeld, P. (20-22 July, 2009). Dioxin and furan blood lipid concentrations in
populations living near four wood treatment facilities in the United States. Brebbia, C.A. and Popov, V., eds., Air
Pollution XVII: Proceedings of the Seventeenth International Conference on Modeling, Monitoring and
Management of Air Pollution. Lecture conducted from Tallinn, Estonia.
Rosenfeld, P. E. (October 15-18, 2007). Moss Point Community Exposure To Contaminants From A Releasing
Facility. The 23rd Annual International Conferences on Soils Sediment and Water. Platform lecture conducted from
University of Massachusetts, Amherst MA.
Rosenfeld, P. E. (October 15-18, 2007). The Repeated Trespass of Tritium-Contaminated Water Into A
Surrounding Community Form Repeated Waste Spills From A Nuclear Power Plant. The 23rd Annual International
Conferences on Soils Sediment and Water. Platform lecture conducted from University of Massachusetts, Amherst
MA.
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Rosenfeld, P. E. (October 15-18, 2007). Somerville Community Exposure To Contaminants From Wood Treatment
Facility Emissions. The 23rd Annual International Conferences on Soils Sediment and Water. Lecture conducted
from University of Massachusetts, Amherst MA.
Rosenfeld P. E. (March 2007). Production, Chemical Properties, Toxicology, & Treatment Case Studies of 1,2,3-
Trichloropropane (TCP). The Association for Environmental Health and Sciences (AEHS) Annual Meeting . Lecture
conducted from San Diego, CA.
Rosenfeld P. E. (March 2007). Blood and Attic Sampling for Dioxin/Furan, PAH, and Metal Exposure in Florala,
Alabama. The AEHS Annual Meeting. Lecture conducted from San Diego, CA.
Hensley A.R., Scott, A., Rosenfeld P.E., Clark, J.J.J. (August 21 – 25, 2006). Dioxin Containing Attic Dust And
Human Blood Samples Collected Near A Former Wood Treatment Facility. The 26th International Symposium on
Halogenated Persistent Organic Pollutants – DIOXIN2006. Lecture conducted from Radisson SAS Scandinavia
Hotel in Oslo Norway.
Hensley A.R., Scott, A., Rosenfeld P.E., Clark, J.J.J. (November 4-8, 2006). Dioxin Containing Attic Dust And
Human Blood Samples Collected Near A Former Wood Treatment Facility. APHA 134 Annual Meeting &
Exposition. Lecture conducted from Boston Massachusetts.
Paul Rosenfeld Ph.D. (October 24-25, 2005). Fate, Transport and Persistence of PFOA and Related Chemicals.
Mealey’s C8/PFOA. Science, Risk & Litigation Conference. Lecture conducted from The Rittenhouse Hotel,
Philadelphia, PA.
Paul Rosenfeld Ph.D. (September 19, 2005). Brominated Flame Retardants in Groundwater: Pathways to Human
Ingestion, Toxicology and Remediation PEMA Emerging Contaminant Conference. Lecture conducted from Hilton
Hotel, Irvine California.
Paul Rosenfeld Ph.D. (September 19, 2005). Fate, Transport, Toxicity, And Persistence of 1,2,3-TCP. PEMA
Emerging Contaminant Conference. Lecture conducted from Hilton Hotel in Irvine, California.
Paul Rosenfeld Ph.D. (September 26-27, 2005). Fate, Transport and Persistence of PDBEs. Mealey’s Groundwater
Conference. Lecture conducted from Ritz Carlton Hotel, Marina Del Ray, California.
Paul Rosenfeld Ph.D. (June 7-8, 2005). Fate, Transport and Persistence of PFOA and Related Chemicals.
International Society of Environmental Forensics: Focus On Emerging Contaminants. Lecture conducted from
Sheraton Oceanfront Hotel, Virginia Beach, Virginia.
Paul Rosenfeld Ph.D. (July 21-22, 2005). Fate Transport, Persistence and Toxicology of PFOA and Related
Perfluorochemicals. 2005 National Groundwater Association Ground Water And Environmental Law Conference.
Lecture conducted from Wyndham Baltimore Inner Harbor, Baltimore Maryland.
Paul Rosenfeld Ph.D. (July 21-22, 2005). Brominated Flame Retardants in Groundwater: Pathways to Human
Ingestion, Toxicology and Remediation. 2005 National Groundwater Association Ground Water and
Environmental Law Conference. Lecture conducted from Wyndham Baltimore Inner Harbor, Baltimore Maryland.
Paul Rosenfeld, Ph.D. and James Clark Ph.D. and Rob Hesse R.G. (May 5-6, 2004). Tert-butyl Alcohol Liability
and Toxicology, A National Problem and Unquantified Liability. National Groundwater Association. Environmental
Law Conference. Lecture conducted from Congress Plaza Hotel, Chicago Illinois.
Paul Rosenfeld, Ph.D. (March 2004). Perchlorate Toxicology. Meeting of the American Groundwater Trust.
Lecture conducted from Phoenix Arizona.
Hagemann, M.F., Paul Rosenfeld, Ph.D. and Rob Hesse (2004). Perchlorate Contamination of the Colorado River.
Meeting of tribal representatives. Lecture conducted from Parker, AZ.
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Paul Rosenfeld, Ph.D. (April 7, 2004). A National Damage Assessment Model For PCE and Dry Cleaners.
Drycleaner Symposium. California Ground Water Association. Lecture conducted from Radison Hotel, Sacramento,
California.
Rosenfeld, P. E., Grey, M., (June 2003) Two stage biofilter for biosolids composting odor control. Seventh
International In Situ And On Site Bioremediation Symposium Battelle Conference Orlando, FL.
Paul Rosenfeld, Ph.D. and James Clark Ph.D. (February 20-21, 2003) Understanding Historical Use, Chemical
Properties, Toxicity and Regulatory Guidance of 1,4 Dioxane. National Groundwater Association. Southwest Focus
Conference. Water Supply and Emerging Contaminants.. Lecture conducted from Hyatt Regency Phoenix Arizona.
Paul Rosenfeld, Ph.D. (February 6-7, 2003). Underground Storage Tank Litigation and Remediation. California
CUPA Forum. Lecture conducted from Marriott Hotel, Anaheim California.
Paul Rosenfeld, Ph.D. (October 23, 2002) Underground Storage Tank Litigation and Remediation. EPA
Underground Storage Tank Roundtable. Lecture conducted from Sacramento California.
Rosenfeld, P.E. and Suffet, M. (October 7- 10, 2002). Understanding Odor from Compost, Wastewater and
Industrial Processes. Sixth Annual Symposium On Off Flavors in the Aquatic Environment. International Water
Association. Lecture conducted from Barcelona Spain.
Rosenfeld, P.E. and Suffet, M. (October 7- 10, 2002). Using High Carbon Wood Ash to Control Compost Odor.
Sixth Annual Symposium On Off Flavors in the Aquatic Environment. International Water Association . Lecture
conducted from Barcelona Spain.
Rosenfeld, P.E. and Grey, M. A. (September 22-24, 2002). Biocycle Composting For Coastal Sage Restoration.
Northwest Biosolids Management Association. Lecture conducted from Vancouver Washington..
Rosenfeld, P.E. and Grey, M. A. (November 11-14, 2002). Using High-Carbon Wood Ash to Control Odor at a
Green Materials Composting Facility. Soil Science Society Annual Conference. Lecture conducted from
Indianapolis, Maryland.
Rosenfeld. P.E. (September 16, 2000). Two stage biofilter for biosolids composting odor control. Water
Environment Federation. Lecture conducted from Anaheim California.
Rosenfeld. P.E. (October 16, 2000). Wood ash and biofilter control of compost odor. Biofest. Lecture conducted
from Ocean Shores, California.
Rosenfeld, P.E. (2000). Bioremediation Using Organic Soil Amendments. California Resource Recovery
Association. Lecture conducted from Sacramento California.
Rosenfeld, P.E., C.L. Henry, R. Harrison. (1998). Oat and Grass Seed Germination and Nitrogen and Sulfur
Emissions Following Biosolids Incorporation With High-Carbon Wood-Ash. Water Environment Federation 12th
Annual Residuals and Biosolids Management Conference Proceedings. Lecture conducted from Bellevue
Washington.
Rosenfeld, P.E., and C.L. Henry. (1999). An evaluation of ash incorporation with biosolids for odor reduction. Soil
Science Society of America. Lecture conducted from Salt Lake City Utah.
Rosenfeld, P.E., C.L. Henry, R. Harrison. (1998). Comparison of Microbial Activity and Odor Emissions from
Three Different Biosolids Applied to Forest Soil. Brown and Caldwell. Lecture conducted from Seattle Washington.
Rosenfeld, P.E., C.L. Henry. (1998). Characterization, Quantification, and Control of Odor Emissions from
Biosolids Application To Forest Soil. Biofest. Lecture conducted from Lake Chelan, Washington.
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Rosenfeld, P.E, C.L. Henry, R. Harrison. (1998). Oat and Grass Seed Germination and Nitrogen and Sulfur
Emissions Following Biosolids Incorporation With High-Carbon Wood-Ash. Water Environment Federation 12th
Annual Residuals and Biosolids Management Conference Proceedings. Lecture conducted from Bellevue
Washington.
Rosenfeld, P.E., C.L. Henry, R. B. Harrison, and R. Dills. (1997). Comparison of Odor Emissions From Three
Different Biosolids Applied to Forest Soil. Soil Science Society of America. Lecture conducted from Anaheim
California.
Teaching Experience:
UCLA Department of Environmental Health (Summer 2003 through 20010) Taught Environmental Health Science
100 to students, including undergrad, medical doctors, public health professionals and nurses. Course focused on
the health effects of environmental contaminants.
National Ground Water Association, Successful Remediation Technologies. Custom Course in Sante Fe, New
Mexico. May 21, 2002. Focused on fate and transport of fuel contaminants associated with underground storage
tanks.
National Ground Water Association; Successful Remediation Technologies Course in Chicago Illinois. April 1,
2002. Focused on fate and transport of contaminants associated with Superfund and RCRA sites.
California Integrated Waste Management Board, April and May, 2001. Alternative Landfill Caps Seminar in San
Diego, Ventura, and San Francisco. Focused on both prescriptive and innovative landfill cover design.
UCLA Department of Environmental Engineering, February 5, 2002. Seminar on Successful Remediation
Technologies focusing on Groundwater Remediation.
University Of Washington, Soil Science Program, Teaching Assistant for several courses including: Soil Chemistry,
Organic Soil Amendments, and Soil Stability.
U.C. Berkeley, Environmental Science Program Teaching Assistant for Environmental Science 10.
Academic Grants Awarded:
California Integrated Waste Management Board. $41,000 grant awarded to UCLA Institute of the Environment.
Goal: To investigate effect of high carbon wood ash on volatile organic emissions from compost. 2001.
Synagro Technologies, Corona California: $10,000 grant awarded to San Diego State University.
Goal: investigate effect of biosolids for restoration and remediation of degraded coastal sage soils. 2000.
King County, Department of Research and Technology, Washington State. $100,000 grant awarded to University of
Washington: Goal: To investigate odor emissions from biosolids application and the effect of polymers and ash on
VOC emissions. 1998.
Northwest Biosolids Management Association, Washington State. $20,000 grant awarded to investigate effect of
polymers and ash on VOC emissions from biosolids. 1997.
James River Corporation, Oregon: $10,000 grant was awarded to investigate the success of genetically engineered
Poplar trees with resistance to round-up. 1996.
United State Forest Service, Tahoe National Forest: $15,000 grant was awarded to investigating fire ecology of the
Tahoe National Forest. 1995.
Kellogg Foundation, Washington D.C. $500 grant was awarded to construct a large anaerobic digester on St. Kitts
in West Indies. 1993
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Deposition and/or Trial Testimony:
In the United States District Court For The District of New Jersey
Duarte et al, Plaintiffs, vs. United States Metals Refining Company et. al. Defendant.
Case No.: 2:17-cv-01624-ES-SCM
Rosenfeld Deposition. 6-7-2019
In the United States District Court of Southern District of Texas Galveston Division
M/T Carla Maersk, Plaintiffs, vs. Conti 168., Schiffahrts-GMBH & Co. Bulker KG MS “Conti Perdido”
Defendant.
Case No.: 3:15-CV-00106 consolidated with 3:15-CV-00237
Rosenfeld Deposition. 5-9-2019
In The Superior Court of the State of California In And For The County Of Los Angeles – Santa Monica
Carole-Taddeo-Bates et al., vs. Ifran Khan et al., Defendants
Case No.: No. BC615636
Rosenfeld Deposition, 1-26-2019
In The Superior Court of the State of California In And For The County Of Los Angeles – Santa Monica
The San Gabriel Valley Council of Governments et al. vs El Adobe Apts. Inc. et al., Defendants
Case No.: No. BC646857
Rosenfeld Deposition, 10-6-2018; Trial 3-7-19
In United States District Court For The District of Colorado
Bells et al. Plaintiff vs. The 3M Company et al., Defendants
Case: No 1:16-cv-02531-RBJ
Rosenfeld Deposition, 3-15-2018 and 4-3-2018
In The District Court Of Regan County, Texas, 112th Judicial District
Phillip Bales et al., Plaintiff vs. Dow Agrosciences, LLC, et al., Defendants
Cause No 1923
Rosenfeld Deposition, 11-17-2017
In The Superior Court of the State of California In And For The County Of Contra Costa
Simons et al., Plaintiffs vs. Chevron Corporation, et al., Defendants
Cause No C12-01481
Rosenfeld Deposition, 11-20-2017
In The Circuit Court Of The Twentieth Judicial Circuit, St Clair County, Illinois
Martha Custer et al., Plaintiff vs. Cerro Flow Products, Inc., Defendants
Case No.: No. 0i9-L-2295
Rosenfeld Deposition, 8-23-2017
In The Superior Court of the State of California, For The County of Los Angeles
Warrn Gilbert and Penny Gilber, Plaintiff vs. BMW of North America LLC
Case No.: LC102019 (c/w BC582154)
Rosenfeld Deposition, 8-16-2017, Trail 8-28-2018
In the Northern District Court of Mississippi, Greenville Division
Brenda J. Cooper, et al., Plaintiffs, vs. Meritor Inc., et al., Defendants
Case Number: 4:16-cv-52-DMB-JVM
Rosenfeld Deposition: July 2017
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In The Superior Court of the State of Washington, County of Snohomish
Michael Davis and Julie Davis et al., Plaintiff vs. Cedar Grove Composting Inc., Defendants
Case No.: No. 13-2-03987-5
Rosenfeld Deposition, February 2017
Trial, March 2017
In The Superior Court of the State of California, County of Alameda
Charles Spain., Plaintiff vs. Thermo Fisher Scientific, et al., Defendants
Case No.: RG14711115
Rosenfeld Deposition, September 2015
In The Iowa District Court In And For Poweshiek County
Russell D. Winburn, et al., Plaintiffs vs. Doug Hoksbergen, et al., Defendants
Case No.: LALA002187
Rosenfeld Deposition, August 2015
In The Iowa District Court For Wapello County
Jerry Dovico, et al., Plaintiffs vs. Valley View Sine LLC, et al., Defendants
Law No,: LALA105144 - Division A
Rosenfeld Deposition, August 2015
In The Iowa District Court For Wapello County
Doug Pauls, et al.,, et al., Plaintiffs vs. Richard Warren, et al., Defendants
Law No,: LALA105144 - Division A
Rosenfeld Deposition, August 2015
In The Circuit Court of Ohio County, West Virginia
Robert Andrews, et al. v. Antero, et al.
Civil Action N0. 14-C-30000
Rosenfeld Deposition, June 2015
In The Third Judicial District County of Dona Ana, New Mexico
Betty Gonzalez, et al. Plaintiffs vs. Del Oro Dairy, Del Oro Real Estate LLC, Jerry Settles and Deward
DeRuyter, Defendants
Rosenfeld Deposition: July 2015
In The Iowa District Court For Muscatine County
Laurie Freeman et. al. Plaintiffs vs. Grain Processing Corporation, Defendant
Case No 4980
Rosenfeld Deposition: May 2015
In the Circuit Court of the 17th Judicial Circuit, in and For Broward County, Florida
Walter Hinton, et. al. Plaintiff, vs. City of Fort Lauderdale, Florida, a Municipality, Defendant.
Case Number CACE07030358 (26)
Rosenfeld Deposition: December 2014
In the United States District Court Western District of Oklahoma
Tommy McCarty, et al., Plaintiffs, v. Oklahoma City Landfill, LLC d/b/a Southeast Oklahoma City
Landfill, et al. Defendants.
Case No. 5:12-cv-01152-C
Rosenfeld Deposition: July 2014
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In the County Court of Dallas County Texas
Lisa Parr et al, Plaintiff, vs. Aruba et al, Defendant.
Case Number cc-11-01650-E
Rosenfeld Deposition: March and September 2013
Rosenfeld Trial: April 2014
In the Court of Common Pleas of Tuscarawas County Ohio
John Michael Abicht, et al., Plaintiffs, vs. Republic Services, Inc., et al., Defendants
Case Number: 2008 CT 10 0741 (Cons. w/ 2009 CV 10 0987)
Rosenfeld Deposition: October 2012
In the United States District Court of Southern District of Texas Galveston Division
Kyle Cannon, Eugene Donovan, Genaro Ramirez, Carol Sassler, and Harvey Walton, each Individually and
on behalf of those similarly situated, Plaintiffs, vs. BP Products North America, Inc., Defendant.
Case 3:10-cv-00622
Rosenfeld Deposition: February 2012
Rosenfeld Trial: April 2013
In the Circuit Court of Baltimore County Maryland
Philip E. Cvach, II et al., Plaintiffs vs. Two Farms, Inc. d/b/a Royal Farms, Defendants
Case Number: 03-C-12-012487 OT
Rosenfeld Deposition: September 2013
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EXHIBIT C
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1640 5th St.., Suite 204 Santa
Santa Monica, California 90401
Tel: (949) 887‐9013
Email: mhagemann@swape.com
Matthew F. Hagemann, P.G., C.Hg., QSD, QSP
Geologic and Hydrogeologic Characterization
Industrial Stormwater Compliance
Investigation and Remediation Strategies
Litigation Support and Testifying Expert
CEQA Review
Education:
M.S. Degree, Geology, California State University Los Angeles, Los Angeles, CA, 1984.
B.A. Degree, Geology, Humboldt State University, Arcata, CA, 1982.
Professional Certifications:
California Professional Geologist
California Certified Hydrogeologist
Qualified SWPPP Developer and Practitioner
Professional Experience:
Matt has 25 years of experience in environmental policy, assessment and remediation. He spent nine
years with the U.S. EPA in the RCRA and Superfund programs and served as EPA’s Senior Science
Policy Advisor in the Western Regional Office where he identified emerging threats to groundwater from
perchlorate and MTBE. While with EPA, Matt also served as a Senior Hydrogeologist in the oversight of
the assessment of seven major military facilities undergoing base closure. He led numerous enforcement
actions under provisions of the Resource Conservation and Recovery Act (RCRA) while also working
with permit holders to improve hydrogeologic characterization and water quality monitoring.
Matt has worked closely with U.S. EPA legal counsel and the technical staff of several states in the
application and enforcement of RCRA, Safe Drinking Water Act and Clean Water Act regulations. Matt
has trained the technical staff in the States of California, Hawaii, Nevada, Arizona and the Territory of
Guam in the conduct of investigations, groundwater fundamentals, and sampling techniques.
Positions Matt has held include:
•Founding Partner, Soil/Water/Air Protection Enterprise (SWAPE) (2003 – present);
•Geology Instructor, Golden West College, 2010 – 2014;
•Senior Environmental Analyst, Komex H2O Science, Inc. (2000 ‐‐ 2003);
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• Executive Director, Orange Coast Watch (2001 – 2004);
• Senior Science Policy Advisor and Hydrogeologist, U.S. Environmental Protection Agency (1989–
1998);
• Hydrogeologist, National Park Service, Water Resources Division (1998 – 2000);
• Adjunct Faculty Member, San Francisco State University, Department of Geosciences (1993 –
1998);
• Instructor, College of Marin, Department of Science (1990 – 1995);
• Geologist, U.S. Forest Service (1986 – 1998); and
• Geologist, Dames & Moore (1984 – 1986).
Senior Regulatory and Litigation Support Analyst:
With SWAPE, Matt’s responsibilities have included:
• Lead analyst and testifying expert in the review of over 100 environmental impact reports
since 2003 under CEQA that identify significant issues with regard to hazardous waste, water
resources, water quality, air quality, Valley Fever, greenhouse gas emissions, and geologic
hazards. Make recommendations for additional mitigation measures to lead agencies at the
local and county level to include additional characterization of health risks and
implementation of protective measures to reduce worker exposure to hazards from toxins
and Valley Fever.
• Stormwater analysis, sampling and best management practice evaluation at industrial facilities.
• Manager of a project to provide technical assistance to a community adjacent to a former
Naval shipyard under a grant from the U.S. EPA.
• Technical assistance and litigation support for vapor intrusion concerns.
• Lead analyst and testifying expert in the review of environmental issues in license applications
for large solar power plants before the California Energy Commission.
• Manager of a project to evaluate numerous formerly used military sites in the western U.S.
• Manager of a comprehensive evaluation of potential sources of perchlorate contamination in
Southern California drinking water wells.
• Manager and designated expert for litigation support under provisions of Proposition 65 in the
review of releases of gasoline to sources drinking water at major refineries and hundreds of gas
stations throughout California.
• Expert witness on two cases involving MTBE litigation.
• Expert witness and litigation support on the impact of air toxins and hazards at a school.
• Expert witness in litigation at a former plywood plant.
With Komex H2O Science Inc., Matt’s duties included the following:
• Senior author of a report on the extent of perchlorate contamination that was used in testimony
by the former U.S. EPA Administrator and General Counsel.
• Senior researcher in the development of a comprehensive, electronically interactive chronology
of MTBE use, research, and regulation.
• Senior researcher in the development of a comprehensive, electronically interactive chronology
of perchlorate use, research, and regulation.
• Senior researcher in a study that estimates nationwide costs for MTBE remediation and drinking
water treatment, results of which were published in newspapers nationwide and in testimony
against provisions of an energy bill that would limit liability for oil companies.
• Research to support litigation to restore drinking water supplies that have been contaminated by
MTBE in California and New York.
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• Expert witness testimony in a case of oil production‐related contamination in Mississippi.
• Lead author for a multi‐volume remedial investigation report for an operating school in Los
Angeles that met strict regulatory requirements and rigorous deadlines.
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• Development of strategic approaches for cleanup of contaminated sites in consultation with
clients and regulators.
Executive Director:
As Executive Director with Orange Coast Watch, Matt led efforts to restore water quality at Orange
County beaches from multiple sources of contamination including urban runoff and the discharge of
wastewater. In reporting to a Board of Directors that included representatives from leading Orange
County universities and businesses, Matt prepared issue papers in the areas of treatment and disinfection
of wastewater and control of the discharge of grease to sewer systems. Matt actively participated in the
development of countywide water quality permits for the control of urban runoff and permits for the
discharge of wastewater. Matt worked with other nonprofits to protect and restore water quality, including
Surfrider, Natural Resources Defense Council and Orange County CoastKeeper as well as with business
institutions including the Orange County Business Council.
Hydrogeology:
As a Senior Hydrogeologist with the U.S. Environmental Protection Agency, Matt led investigations to
characterize and cleanup closing military bases, including Mare Island Naval Shipyard, Hunters Point
Naval Shipyard, Treasure Island Naval Station, Alameda Naval Station, Moffett Field, Mather Army
Airfield, and Sacramento Army Depot. Specific activities were as follows:
• Led efforts to model groundwater flow and contaminant transport, ensured adequacy of
monitoring networks, and assessed cleanup alternatives for contaminated sediment, soil, and
groundwater.
• Initiated a regional program for evaluation of groundwater sampling practices and laboratory
analysis at military bases.
• Identified emerging issues, wrote technical guidance, and assisted in policy and regulation
development through work on four national U.S. EPA workgroups, including the Superfund
Groundwater Technical Forum and the Federal Facilities Forum.
At the request of the State of Hawaii, Matt developed a methodology to determine the vulnerability of
groundwater to contamination on the islands of Maui and Oahu. He used analytical models and a GIS to
show zones of vulnerability, and the results were adopted and published by the State of Hawaii and
County of Maui.
As a hydrogeologist with the EPA Groundwater Protection Section, Matt worked with provisions of the
Safe Drinking Water Act and NEPA to prevent drinking water contamination. Specific activities included
the following:
• Received an EPA Bronze Medal for his contribution to the development of national guidance for
the protection of drinking water.
• Managed the Sole Source Aquifer Program and protected the drinking water of two communities
through designation under the Safe Drinking Water Act. He prepared geologic reports,
conducted public hearings, and responded to public comments from residents who were very
concerned about the impact of designation.
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• Reviewed a number of Environmental Impact Statements for planned major developments,
including large hazardous and solid waste disposal facilities, mine reclamation, and water
transfer.
Matt served as a hydrogeologist with the RCRA Hazardous Waste program. Duties were as follows:
• Supervised the hydrogeologic investigation of hazardous waste sites to determine compliance
with Subtitle C requirements.
• Reviewed and wrote ʺpart Bʺ permits for the disposal of hazardous waste.
• Conducted RCRA Corrective Action investigations of waste sites and led inspections that formed
the basis for significant enforcement actions that were developed in close coordination with U.S.
EPA legal counsel.
• Wrote contract specifications and supervised contractor’s investigations of waste sites.
With the National Park Service, Matt directed service‐wide investigations of contaminant sources to
prevent degradation of water quality, including the following tasks:
• Applied pertinent laws and regulations including CERCLA, RCRA, NEPA, NRDA, and the
Clean Water Act to control military, mining, and landfill contaminants.
• Conducted watershed‐scale investigations of contaminants at parks, including Yellowstone and
Olympic National Park.
• Identified high‐levels of perchlorate in soil adjacent to a national park in New Mexico
and advised park superintendent on appropriate response actions under CERCLA.
• Served as a Park Service representative on the Interagency Perchlorate Steering Committee, a
national workgroup.
• Developed a program to conduct environmental compliance audits of all National Parks while
serving on a national workgroup.
• Co‐authored two papers on the potential for water contamination from the operation of personal
watercraft and snowmobiles, these papers serving as the basis for the development of nation‐
wide policy on the use of these vehicles in National Parks.
• Contributed to the Federal Multi‐Agency Source Water Agreement under the Clean Water
Action Plan.
Policy:
Served senior management as the Senior Science Policy Advisor with the U.S. Environmental Protection
Agency, Region 9. Activities included the following:
• Advised the Regional Administrator and senior management on emerging issues such as the
potential for the gasoline additive MTBE and ammonium perchlorate to contaminate drinking
water supplies.
• Shaped EPA’s national response to these threats by serving on workgroups and by contributing
to guidance, including the Office of Research and Development publication, Oxygenates in
Water: Critical Information and Research Needs.
• Improved the technical training of EPAʹs scientific and engineering staff.
• Earned an EPA Bronze Medal for representing the region’s 300 scientists and engineers in
negotiations with the Administrator and senior management to better integrate scientific
principles into the policy‐making process.
• Established national protocol for the peer review of scientific documents.
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Geology:
With the U.S. Forest Service, Matt led investigations to determine hillslope stability of areas proposed for
timber harvest in the central Oregon Coast Range. Specific activities were as follows:
• Mapped geology in the field, and used aerial photographic interpretation and mathematical
models to determine slope stability.
• Coordinated his research with community members who were concerned with natural resource
protection.
• Characterized the geology of an aquifer that serves as the sole source of drinking water for the
city of Medford, Oregon.
As a consultant with Dames and Moore, Matt led geologic investigations of two contaminated sites (later
listed on the Superfund NPL) in the Portland, Oregon, area and a large hazardous waste site in eastern
Oregon. Duties included the following:
• Supervised year‐long effort for soil and groundwater sampling.
• Conducted aquifer tests.
• Investigated active faults beneath sites proposed for hazardous waste disposal.
Teaching:
From 1990 to 1998, Matt taught at least one course per semester at the community college and university
levels:
• At San Francisco State University, held an adjunct faculty position and taught courses in
environmental geology, oceanography (lab and lecture), hydrogeology, and groundwater
contamination.
• Served as a committee member for graduate and undergraduate students.
• Taught courses in environmental geology and oceanography at the College of Marin.
Matt taught physical geology (lecture and lab and introductory geology at Golden West College in
Huntington Beach, California from 2010 to 2014.
Invited Testimony, Reports, Papers and Presentations:
Hagemann, M.F., 2008. Disclosure of Hazardous Waste Issues under CEQA. Presentation to the Public
Environmental Law Conference, Eugene, Oregon.
Hagemann, M.F., 2008. Disclosure of Hazardous Waste Issues under CEQA. Invited presentation to U.S.
EPA Region 9, San Francisco, California.
Hagemann, M.F., 2005. Use of Electronic Databases in Environmental Regulation, Policy Making and
Public Participation. Brownfields 2005, Denver, Coloradao.
Hagemann, M.F., 2004. Perchlorate Contamination of the Colorado River and Impacts to Drinking Water
in Nevada and the Southwestern U.S. Presentation to a meeting of the American Groundwater Trust, Las
Vegas, NV (served on conference organizing committee).
Hagemann, M.F., 2004. Invited testimony to a California Senate committee hearing on air toxins at
schools in Southern California, Los Angeles.
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Brown, A., Farrow, J., Gray, A. and Hagemann, M., 2004. An Estimate of Costs to Address MTBE
Releases from Underground Storage Tanks and the Resulting Impact to Drinking Water Wells.
Presentation to the Ground Water and Environmental Law Conference, National Groundwater
Association.
Hagemann, M.F., 2004. Perchlorate Contamination of the Colorado River and Impacts to Drinking Water
in Arizona and the Southwestern U.S. Presentation to a meeting of the American Groundwater Trust,
Phoenix, AZ (served on conference organizing committee).
Hagemann, M.F., 2003. Perchlorate Contamination of the Colorado River and Impacts to Drinking Water
in the Southwestern U.S. Invited presentation to a special committee meeting of the National Academy
of Sciences, Irvine, CA.
Hagemann, M.F., 2003. Perchlorate Contamination of the Colorado River. Invited presentation to a
tribal EPA meeting, Pechanga, CA.
Hagemann, M.F., 2003. Perchlorate Contamination of the Colorado River. Invited presentation to a
meeting of tribal repesentatives, Parker, AZ.
Hagemann, M.F., 2003. Impact of Perchlorate on the Colorado River and Associated Drinking Water
Supplies. Invited presentation to the Inter‐Tribal Meeting, Torres Martinez Tribe.
Hagemann, M.F., 2003. The Emergence of Perchlorate as a Widespread Drinking Water Contaminant.
Invited presentation to the U.S. EPA Region 9.
Hagemann, M.F., 2003. A Deductive Approach to the Assessment of Perchlorate Contamination. Invited
presentation to the California Assembly Natural Resources Committee.
Hagemann, M.F., 2003. Perchlorate: A Cold War Legacy in Drinking Water. Presentation to a meeting of
the National Groundwater Association.
Hagemann, M.F., 2002. From Tank to Tap: A Chronology of MTBE in Groundwater. Presentation to a
meeting of the National Groundwater Association.
Hagemann, M.F., 2002. A Chronology of MTBE in Groundwater and an Estimate of Costs to Address
Impacts to Groundwater. Presentation to the annual meeting of the Society of Environmental
Journalists.
Hagemann, M.F., 2002. An Estimate of the Cost to Address MTBE Contamination in Groundwater
(and Who Will Pay). Presentation to a meeting of the National Groundwater Association.
Hagemann, M.F., 2002. An Estimate of Costs to Address MTBE Releases from Underground Storage
Tanks and the Resulting Impact to Drinking Water Wells. Presentation to a meeting of the U.S. EPA and
State Underground Storage Tank Program managers.
Hagemann, M.F., 2001. From Tank to Tap: A Chronology of MTBE in Groundwater. Unpublished
report.
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Hagemann, M.F., 2001. Estimated Cleanup Cost for MTBE in Groundwater Used as Drinking Water.
Unpublished report.
Hagemann, M.F., 2001. Estimated Costs to Address MTBE Releases from Leaking Underground Storage
Tanks. Unpublished report.
Hagemann, M.F., and VanMouwerik, M., 1999. Potential Water Quality Concerns Related
to Snowmobile Usage. Water Resources Division, National Park Service, Technical Report.
VanMouwerik, M. and Hagemann, M.F. 1999, Water Quality Concerns Related to Personal Watercraft
Usage. Water Resources Division, National Park Service, Technical Report.
Hagemann, M.F., 1999, Is Dilution the Solution to Pollution in National Parks? The George Wright
Society Biannual Meeting, Asheville, North Carolina.
Hagemann, M.F., 1997, The Potential for MTBE to Contaminate Groundwater. U.S. EPA Superfund
Groundwater Technical Forum Annual Meeting, Las Vegas, Nevada.
Hagemann, M.F., and Gill, M., 1996, Impediments to Intrinsic Remediation, Moffett Field Naval Air
Station, Conference on Intrinsic Remediation of Chlorinated Hydrocarbons, Salt Lake City.
Hagemann, M.F., Fukunaga, G.L., 1996, The Vulnerability of Groundwater to Anthropogenic
Contaminants on the Island of Maui, Hawaii. Hawaii Water Works Association Annual Meeting, Maui,
October 1996.
Hagemann, M. F., Fukanaga, G. L., 1996, Ranking Groundwater Vulnerability in Central Oahu,
Hawaii. Proceedings, Geographic Information Systems in Environmental Resources Management, Air
and Waste Management Association Publication VIP‐61.
Hagemann, M.F., 1994. Groundwater Characterization and Cleanup a t Closing Military Bases
in California. Proceedings, California Groundwater Resources Association Meeting.
Hagemann, M.F. and Sabol, M.A., 1993. Role of the U.S. EPA in the High Plains States Groundwater
Recharge Demonstration Program. Proceedings, Sixth Biennial Symposium on the Artificial Recharge of
Groundwater.
Hagemann, M.F., 1993. U.S. EPA Policy on the Technical Impracticability of the Cleanup of DNAPL‐
contaminated Groundwater. California Groundwater Resources Association Meeting.
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Hagemann, M.F., 1992. Dense Nonaqueous Phase Liquid Contamination of Groundwater: An Ounce of
Prevention... Proceedings, Association of Engineering Geologists Annual Meeting, v. 35.
Other Experience:
Selected as subject matter expert for the California Professional Geologist licensing examination, 2009‐
2011.
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Agenda #: 7.1
Meeting Date: November 2, 2021
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: SETTING OF HEARING DATE TO CONSIDER APPEALS OF
BUILDING OFFICIAL'S NOTICE AND ORDER TO VACATE THE
VILLAGE AT DIAMOND BAR CONDOMINIUM COMPLEX, AND
APPOINTMENT OF HEARING EXAMINER TO CONDUCT
HEARING(S).
STRATEGIC
GOAL:
Safe, Sustainable & Healthy Community
RECOMMENDATION:
A. Set November 18, 2021 at 9:00 a.m. in the Windmill Community Room as the date,
time and location to hear appeals of the Building Official's Notice and Order to
Vacate The Village at Diamond Bar condominium complex; and
B. Appoint John C. Van Doren to serve as the hearing examiner for the matter, and
authorize the City Manager to execute an Agreement for Hearing Officer Services
with Mr. Van Doren.
PURPOSE:
This matter has been placed on the City Council agenda solely for the purpose of
setting a hearing date for the matter described in this report, and appointing an
independent hearing officer to hear the appeals pertaining to the matter. To ensure the
fairness and integrity of the hearing on the appeals, the City Council should not hear or
discuss the merits of the appeals while discussing this agenda item in that Section
1201.3 of the 1997 Uniform Housing Code requires that appellants be notified by mail or
personal service at least ten (10) days prior to a scheduled appeal hearing, which notice
has not been provided since this is not the appeal hearing.
FINANCIAL IMPACT:
The hearing officer’s time spent on the matter, together with reasonable and necessary
costs and expenses, are estimated to not exceed $10,000, paid from the General Fund.
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BACKGROUND:
The Village at Diamond Bar (“DBV”) is a 150-unit condominium complex located at
23601 through 23665 Golden Springs Drive. The complex is developed with eleven
two-story residential buildings and a one-story clubhouse.
On September 30, 2021, the Building Official determined all buildings within the
complex to be substandard within the meaning of the Diamond Bar Municipal Code and
applicable State housing laws. In light of this determination, and on the same date, the
Building Official issued a Notice and Order (Attachment 1) to vacate the buildings,
tagged all second-story units, and yellow-tagged the clubhouse and all ground-floor
units. The Building Official’s determination was based on inspections performed by a
California-licensed structural and civil engineer retained by the DBV Homeowners
Association, who recommended that all buildings be vacated, as well as inspections by
the Building Official and other City personnel. The findings upon which the Building
Official’s determination was based are set forth in the Notice and Order.
The Notice and Order set October 18, 2021 as the deadline to vacate all units at the
complex. However, on October 11, 2021, the City published an update stating that
enforcement of the Notice and Order would be stayed pending further structural
investigations, and after appeals of the order could be heard. The October 11 update
was posted at DBV, published on the City website, mailed to property owners and
tenants, and emailed to persons that subscribed for updates pertaining to this matter. A
copy of the October 11, 2021 update is included as Attachment 2.
Pursuant to Section 1201.3 of the 1997 Uniform Housing Code (UHC), property owners
and other persons having legal interest (e.g., tenants) in the affected buildings had the
right to appeal the Notice and Order within 10 days of the Building Official’s decision.
The first appeal was filed on October 1, 2021, and a total of sixty-five (65) appeals were
filed with the City Clerk by the October 10, 2021 filing deadline. UHC Section 1201.3
further requires appeals to be heard no more than 60 days from the date an appeal is
filed (i.e., by November 30, 2021).
Section 15.00.120(15) of the Diamond Bar Municipal Code designates the City Council
as the Board of Appeals in matters involving decisions of the Building Official. Pursuant
to UHC Section 1301.1, the Board may appoint a hearing examiner to conduct appeal
hearings.
DISCUSSION:
Hearing Date
As stated, hearing of appeals must commence no later than November 30, 2021.
Pursuant to UHC Section 1201.3, written notice of the time and place of the hearing
must be mailed to the appellants at least ten (10) days prior to the hearing date. The
soonest available date that staff can reserve the Windmill Community Room and comply
with the noticing requirement is Thursday, November 18, 2021. Staff thus recommends
that the City Council set the matter for hearing as follows:
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DATE: November 18, 2021
TIME: 9:00 a.m.
LOCATION: Windmill Community Room, City Hall
21810 Copley Drive
Diamond Bar, CA 91765
If additional time is needed or a continuance is deemed prudent, the appointed hearing
examiner may schedule additional times and dates.
Appointment of Hearing Examiner
A hearing examiner is an individual appointed by a legislative body to conduct quasi-
judicial hearings. The advantages of appointing a hearing examiner in the appeal of the
Notice and Order include the opportunity to have an independent person with specific
knowledge of building codes to adjudicate the matter. The appointment of a hearing
examiner would provide the City Council with an independent report from a
knowledgeable person who has the ability to convene over a lengthy hearing and
consider and weigh all the evidence. The hearing officer’s report would come to the
City Council in the form of a recommendation. The City Council would have the
discretion to accept or reject the hearing officer’s recommendations.
John C. Van Doren has provided hearing officer services to public agencies for 19 years
in matters including building and safety, animal control and code enforcement. Staff
became aware of Mr. Van Doren’s services through his work as a contract hearing
officer for the City of Walnut. Mr. Van Doren’s statement of qualifications is included as
Attachment 3.
Staff believes that Mr. Van Doren is qualified to hear the appeals filed in response to the
DBV Notice and Order, and recommends that the City Council appoint John C. Van
Doren to serve as the hearing examiner to consider the appeals of the Building Official’s
Notice and Order to vacate The Village at Diamond Bar condominium complex.
LEGAL REVIEW:
The City Attorney has reviewed and approved the content of this staff report.
PREPARED BY:
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REVIEWED BY:
Attachments:
1. 7.1.a Notice and Order to Vacate The Village at Diamond Bar Condominium
Complex
2. 7.1.b October 11, 2021 Update Suspending Enforcement of the Notice and
Order
3. 7.1.c Statement of Qualifications for John C. Van Doren
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21810 Copley Drive
Diamond Bar, CA 91765
NOTICE
AND
ORDER
Concerning a Substandard and Dangerous Building and
Order to Vacate no Later
Than October 18, 2021
Date of Issue: SEPTEMBER 30, 2021
To: PROPERTY OWNER OR TENANT
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1628246.1
Notice from City of Diamond Bar (“City”) to Vacate and Repair or Demolish
THIS PROPERTY MUST BE REPAIRED AS SET FORTH BELOW:
Within thirty (30) days from the date of this document, all conditions described
below must be corrected. In the event you believe you will not be able to make all
repairs within this time period, you may submit a written request to the Building
Official setting forth: (a) which conditions you have already corrected, (b) which
conditions you need more time to correct, and (c) a statement explaining why you
need additional time to make the corrections. You must obtain any and all required
permits before repairing.
If you determine that it is not economically feasible to repair the structure(s) you
may, at your option, complete the demolition of all violating structures on the
Property, including the foundation within thirty (30) days. You must obtain any and
all required permits before beginning demolition.
Property Address: 23601 through 23665 Golden Springs Drive (inclusive of all
individually designated units), Diamond Bar, CA 91765
APN: 8281-028-032 through 8281-028-182.
VACATE ORDER: PURSUANT TO THIS NOTICE & ORDER / ORDER TO VACATE, ALL
PERSONS MUST VACATE THE STRUCTURES ON THE PROPERTY BY OCTOBER 18,
2021. NO EXTENSIONS SHALL BE GIVEN. IF YOU ENTER, REMAIN AT, OR OCCUPY
THIS BUILDING AFTER OCTOBER 18, 2021, YOU MAY BE SUBJECT TO PENALTIES
INCLUDING BEING ARRESTED.
RIGHT TO APPEAL: This building is immediately dangerous to life, limb, property, or safety of
the public. Any person having record title or legal interest in the building may appeal from this
Notice and Order or an action of the Bu ilding Official or their designee to the Diamond Bar City
Council, provided the appeal is made in writing and in the form required Section 1201.1 of the
1997 Uniform Housing Code, and filed with the City Clerk within ten (10) days from the date of
issuance of this Notice and Order. Failure to appeal will constitute a wa iver of all right to an
administrative hearing and determination of the matter, and a waiver of any and all other rights
of appeal. Where appropriate, as determined by the City, the City may conduct further
proceedings in accordance with the Diamond Bar Municipal Code.
Processing of the appeal shall be in accordance with the provisions set forth in the 2019
California Building Code, as adopted and amended by Diamond Bar Municipal Code Chapter
15.00.120 et seq., and/or the 1997 Uniform Housing Code, as adopted and amended by
Diamond Bar Municipal Code Chapter 15.00.1110 et seq.. A complete text of all codes is
available at the City Clerk’s Office.
7.1.a
Packet Pg. 405
1628246.1
BUILDING OFFICIAL’S FINDINGS
After inspections by a structural and civil engineer licensed by the State of California, and
retained by the Diamond Bar Village Homeowners Association, inspection by City personnel,
and review by the Building Official, the Property, including all residential units thereon, and the
clubhouse building, have been determined to be substandard within the meaning of the Diamond
Bar Municipal Code, State Housing Laws (California Health & Safety Code (hereinafter “H&S
Code”) Section 17920.3), California Civil Code, California Civil Code of Regulations Title 24,
and/or all Uniform Codes adopted therein, including the 1997 Uniform Housing Code (“UHC”)and
the California Building Code (“CBC”). This determination has been made based on the serious
and dangerous conditions at the Property, including, but not limited to, the following:
1. Those conditions described in the June 15, 2017, and September 22, 2021 reports
and recommendations of structural and civil engineering firm Khatri International,
Inc. which is available upon request;
2. Structural Hazards in all buildings on the Property, including deteriorated or
inadequate foundations, defective or deteriorated flooring and/or floor supports,
members of vertical supports that split, lean, list or buckle due to defective
materials or deterioration, and members of ceilings, roofs, ceiling and roof
supports, or other horizontal members that sag, split, or buckle due to defective
materials or deterioration. (See, H&S Code §17920.3(b); UHC §1001.3)
3. Faulty weather protection in all buildings on the Property including deteriorated,
crumbling or loose plaster, deteriorated or ineffective waterproofing of exterior
walls, roof, foundation, and/or floors, and broken, rotted, split, or buckled exterior
wall or roof coverings. (See, H&S Code §17920.3(g); UHC §1001.8)
4. Faulty Materials in all buildings on the Property caused by failure to maintain
construction materials in good and safe condition. (See, UHC §1001.10)
5. Inadequate sanitation in all buildings on the Property including infestation of
insects (termites), visible mold growth, and general dilapidation or improper
maintenance. (See, H&S Code §17920.3(a))
6. Structures that are unsafe, insanitary, or deficient because of inadequate
maintenance or dangerous to human life. (See CBC §116).
If you choose to repair the structures, prior to any repairs of the structures, you must submit
to the Building Official a detailed rehabilitation plan, which shall include all details of actions to
be taken to repair the Property. You shall submit plans and make repairs as indicated below,
and obtain all necessary permits before commencing work.
To bring the Property into compliance, the following corrective actions must be taken within the
time specified in this Notice and Order:
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1628246.1
ALL UNITS MUST BE VACATED BY OCTOBER 18, 2021. SECOND FLOOR UNITS HAVE
BEEN RED TAGGED AND MAY NOT BE OCCUPIED AND NO PERSON SHALL ENTER
SUCH UNITS EXCEPT TO PERFORM CORRECTIVE WORK PURSUANT TO A DULY
AUTHORIZED PERMIT ISSUED BY THE CITY. FIRST FLOOR UNITS HAVE BEEN YELLOW
TAGGED AND MAY NOT BE OCCUPIED AND NO PERSON SHALL ENTER EXCEPT TO
RETRIEVE PERSONAL BELONGINGS OR TO PERFORM CORRECTIVE WORK
PURSUANT TO A DULY AUTHORIZED PERMIT ISSUED BY THE CITY.
SUBSEQUENT TO ALL UNITS AND STRUCTURES ON THE PROPERTY BEING VACATED,
YOU MUST TAKE THE FOLLOWING ACTION:
A COMPLETE REPORT TO REPAIR THE BUILDINGS TO A SAFE CONDITION FOR
OCCUPANCY MUST BE SUBMITTED TO THE CITY BUILDING OFFICIAL. BASED ON THE
REPORT, A PLAN TO BE PERMITTED THROUGH THE BUILDING DIVISION MUST BE
APPROVED AND PERMITTED PRIOR TO ANY WORK.
FAILURE TO TIMELY VACATE AND REPAIR OR DEMOLISH. If the required repair work
and/or demolition is not commenced or completed within the time specified, the Building
Official will proceed with further legal action, up to and including demolition of the
structures and charging the costs thereof against the Property and/or its owner(s).
As the Homeowners Association, owner(s), or property management of the Property at issue, or
as the individual or entity responsible for vacating the property and the repair work and/or
demolition, you are individually responsible for correcting the violations described herein.
Should the Property not be vacated, and/or the repair work and/or demolition not be commenced
and completed within the time period specified in this notice, local law enforcement may be used
to force the vacation of the Property, and the repair work may be abated by the City through
further administrative proceedings, including, but not limited to, added inspections and directions
to remediate the violations, by judicial process, or by entry upon the Property by City employees
or contractors for purposes of effecting those actions necessary. Alternatively, the City may file
a civil action and seek appointment of a health and safety receiver pursuant to H&S Code
§17980.7. You will be charged a fee equal to the actual costs incurred by the City in obtaining
compliance with this notice, including, but not limited to, subsequent inspection costs, staff time,
overhead and legal expenses, including attorney’s fees.
Notice To Landlord Regarding Your Responsibility To Provide Relocation Benefits:
Pursuant to California Health and Safety Code Section 17975-17975.10, you are responsible for
paying relocation benefits for your tenants because they are required to move out of your building
as a result of an order to vacate issued by the City.
It is your responsibility to make the relocation payments directly to your tenants. If you fail to
provide the appropriate relocation benefits to your tenants, you may be subject to significant
penalties or legal action brought by your tenants. If you have any questions regarding your rights
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1628246.1
and responsibilities, you should contact an attorney as soon as possible. If you wish to contest
the finding that you are responsible for paying relocation benefits, you must file a req uest for
appeal with the City’s Building Official setting forth your grounds for such appeal within 1 0 days
of the date on this Notice and Order.
See Attachment 1 to this Notice and Order for general information regarding your rights and
responsibilities.
Notice To Tenant Regarding Your Right To Relocation Benefits:
Under California Health and Safety Code Sections 17975-17975.10, you are eligible for
relocation benefits because you are required to move out of your building as a result of an order
to vacate issued by the City.
It is your responsibility to collect your relocation payment directly from your landlord or his or her
designated agent. The City has not adopted a policy to advance relocation payments to tenants
and the City is not responsible for paying you any relocation benefits. If you r landlord does not
provide you with relocation benefits, you are still required to vacate the premises on the date
indicated on this notice to vacate. Nothing in this letter shall be construed as giving you more
time to vacate. If you have any questions regarding your legal rights, you should contact an
attorney as soon as possible.
See Attachment 1 to this Notice and Order for general information regarding your rights and
responsibilities.
Notice To Landlord Regarding Retaliation:
Pursuant to California Civil Code Section 1942.5, a landlord may not retaliate against a tenant
who is not in default on his/her rent payments, by increasing rent, decreasing services, causing
a tenant to quit involuntarily, or bringing an action to recover possession or threatening to do any
of these acts for exercising his/her rights under the law.
Notice To Property Owner Regarding Revenue And Taxation Code Deductions:
In accordance with Sections 17274 and 24436.5 of the Revenue and Taxation Code, the owner
of the Property may not be allowed a tax deduction for interests, taxes, depreciation, or
amortization paid or incurred during this taxable year.
City staff is available to meet with you or your representatives to discuss any issues or questions
that may arise regarding this Notice and Order. You may contact Raymond Tao at (909) 839-
7021 or RTao@DiamondBarCA.Gov if you have any questions.
7.1.a
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1628246.1
DATED this 30th day of September, 2021.
______________________________
Raymond Tao
Building Official
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ATTACHMENT 1
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1628246.1
Rights and Responsibilities of Property Owners and Tenants
Pursuant to H&S Code §17925 (Relocation Benefits)
Pursuant to H&S Code §17975 et seq. “Any tenant who is displaced or
subject to displacement from a residential unit as a result of an order to
vacate or an order requiring the vacation of a residential unit by a local
enforcement agency as a result of a violation so extensive and of such a
nature that the immediate health and safety of the resident is endangered,
shall be entitled to relocation benefits from the owner . . . .”
• Payment for relocation benefits by Owner shall include a sum equal to
two months of the established fair market rent for the are a, and an
amount sufficient to cover utility service deposits.
• Payment of relocation benefits is in addition to return of any security
deposit to the tenant as required by law.
• Payment of relocation benefits to tenants must be made within 10 days
of the date that the notice to vacate was posted on the premises and
mailed to the property owner.
• An owner who does not provide relocation benefits as required by law
may be liable to the tenant for an amount equal to 1 ½ times the
relocation benefits allowable under H&S Code §17975.2.
• Owners have a right to appeal the order to pay for tenant relocation
benefits. All such appeals must be made, in writing, to the City’s
Building Official within ten (10) days of the date of posting of the notice
and order to vacate. Appeals shall be based on the criteria set forth in
H&S Code §17975.4 and include all evidence the appealing party
claims supports the appeal. If necessary, the Building Official may
request additional evidence or documentation from the appealing party
or any effected tenant and may hold a hearing regarding the appeal.
Notice of any hearing on an appeal will be provided to the appealing
party and any affected tenant. The Building Official will make a ruling
on the appeal within 10 days of receipt of the appeal or conclusion of
a hearing on the appeal, if any. Decisions of the Building Official on
any appeal are final subject only to the right to seek writ relief pursuant
to California Code of Civil Procedure §1094.5 or 1094.6.
7.1.a
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IMPORTANT UPDATE
The Village at Diamond Bar (23601-23665 Golden Springs Drive)
OCTOBER 11, 2021 - ENFORCEMENT OF ORDER TO VACATE ON HOLD
PENDING FURTHER STRUCTURAL INVESTIGATIONS AND HEARINGS ON
APPEALS, STRUCTURES TO REMAIN RED- AND YELLOW-TAGGED UNTIL
FURTHER NOTICE
The City Clerk’s Office received 63 appeals of the City’s September 30, 2021 Notice and Order
to Vacate all 150 residences comprising The Village at Diamond Bar (“DBV”) condominium
complex. After hearing from several DBV residents and owners, the City determined that the
public’s interests would best be served by delaying the enforcement of the order until after
further structural investigations are conducted, and the appeal hearings are completed.
All 12 DBV buildings continue to be deemed hazardous at this time, and the City’s order to
vacate remains in effect. Although enforcement or rescission of the order will not take place
until after the steps outlined in this Update have been completed, the City considers all persons
residing within the complex to be at serious risk pending further investigation of the structural
condition of the buildings.
Additional Structural Analysis
The Diamond Bar Community Development Department is proceeding with the selection of a
licensed structural engineer to inspect all buildings within the condominium complex. The City
will hire the engineer directly, and work will be performed on the City’s behalf. The inspections
will be conducted to assess the structural condition of each building, and to identify corrective
measures, as warranted, to ensure the safety of its occupants.
The work to be performed will include “destructive testing,” meaning that openings will need
to be cut into the building exteriors and/or interiors. The City will keep the public informed as
to the scope, phasing and scheduling of the structural investigations.
By investigating the structural condition of the various buildings, the City does not assume any
responsibility to repair any of the structures on the Property. The responsibility to repair the
structures remains that of the Diamond Bar Village Homeowners’ Association and/or the
individual owners of the various condominium units within the association.
Receive Updates via Email or Text
All DBV tenants and owners are encouraged to visit the City of Diamond Bar website at
www.diamondbarca.gov/villagecondos to register to receive additional updates and other
important information.
Information Available in Other Languages
如你對本通告有任何問題, 請在辦公時間內至電 City of Diamond Bar (909) 839-7000. 週一至週四, 早
上7:30-下午5:30. 週五辨公至下午4:30.
Si usted habla español y tiene alguna pregunta sobre este aviso, por favor llame al (909) 839-
7000 dentro de las horas de 7:30 a.m. y 5:30 p.m. de lunes a jueves, o de 7:30 a.m. a 4:30 p.m.
el viernes.
본건 관련하여서 한국어 문의를 원하시면 다이아몬드바 시청으로 연락 부탁드립니다.
전화번호: (909) 839 – 7070
업무시간: 7:30 a.m. - 5:30 p.m. (월요일 ~ 목요일), 7:30 a.m. - 4:30 p.m. (금요일)
7.1.b
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Proposal for
Zoning and Code Compliance Hearing Officer Services
for the City of Diamond Bar
Citizens’ Hearings & Appeals Professional Services
John C. Van Doren
Senior Hearing Officer
October 10, 2021
7.1.c
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CHAPS
CHAPS is an acronym for: Citizens’ Hearings & Appeals Professional Services. Operating as a
sole proprietorship, CHAPS has been performing Administrative Hearing Officer services in a
professional manner since March 1, 2002.
Scope of Work
• Conduct Zoning Entitlement, Code Compliance, Nuisance Abatement, and Building &
Safety Appeal Hearings; review documents that may be submitted as evidence, and
objectively consider evidence and the testimony of witnesses, in accordance with
Diamond Bar Municipal Codes, Zoning Codes, General Plan elements, and applicable
state law, including the 1997 Uniform Housing Code.
• The Hearing Officer shall perform all work necessary (including research and site review)
to conduct the Zoning Entitlement, Code Compliance, Nuisance Abatement, and Building
& Safety Appeal Hearings.
• The Hearing Officer shall demonstrate those qualifications, objectivity, and training
necessary to conduct a fair and impartial review.
• Following each Administrative Hearing, the case file, rationale for the finding, and all
documents submitted as evidence, shall be returned to the City.
Training and Qualifications
• 16 years conducting City Council Meetings
• 3 years as Zoning Administrator
• 10 years as Code Enforcement Officer/Supervisor/Manager
• 19 years as an Independent Hearing Officer
• Specific Coursework:
• CPPA-provided Hearing Examiner certification
• Conflict Resolution
• Mediation
• Tentative Map Act
• Zoning law
Experience
• Nineteen years providing hearing officer services to Cities, Counties, and Universities.
• Appeals have primarily covered Animal Control, Zoning, Code Enforcement, Property
Maintenance, Nuisance Abatement, Building & Safety, and Cost Recovery.
• Three years serving as Zoning Administrator (Zoning Entitlement Hearing Officer)
presiding at public hearings and making determinations on minor variances, setback
modifications, lot line adjustments, and Conditional Use Permits.
• Applicable codes include the California Government, Health & Safety, & Vehicle Codes,
and local ordinances.
7.1.c
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Organization
• Owner/operator of Citizens’ Hearings & Appeals Professional Services (CHAPS)
• Sole Hearing Officer
• No sub-contracting is anticipated
• Pasadena Vendor # 14770
• Los Angeles County Vendor # 171712
• State-Certified Small Business # 1789637
My Work Plan
CHAPS proposes to perform the independent contractor work as described in this RFP,
pursuant to an Agreement for Professional Services to be negotiated as directed within the
terms of the RFP. I have read and understood the example agreement included with the RFP,
and have no objections to any of its terms and conditions.
Compensation
My hourly rate shall be $100.00 per hour (four hour minimum per diem), including preparation,
site review where necessary, conduct of Hearings, evaluation of testimony and documentation,
and rendering of decisions.
Conclusion
I am confident I have met the City’s requirements and appreciate being invited to submit my
proposal and to present my qualifications for your consideration.
Thank you!
____________________
John C. Van Doren
Senior Hearing Officer/Owner
Citizens’ Hearings & Appeals Professional Services
jcvandoren@verizon.net
909 226-8051
7.1.c
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1
Kristina Santana
From:LARRY M. BLACK <larrymblack@hotmail.com>
Sent:Monday, November 1, 2021 8:35 PM
To:Kristina Santana
Cc:Christine Schachter; John Yacoub; Josie Taylor; Larry;Black Gmail; Mary Harman;
'bryan@onguardpm.com'; Laura Halverson
Subject:Request for reconsideration of: CITYWIDE BUS SHELTER REPLACEMENT PROGRAM
Follow Up Flag:Follow up
Flag Status:Flagged
CAUTION: This message originated outside of our City of Diamond Bar network.
Diamond Bar City Council
I respectfully request that you vote to reconsider your action of October 19, 2021 (Agenda Item 6.1) -
whereas the Council approved recommendation A. "Non-Advertising shelters". There are, based on City
Staff's report, 32 locations under the Clear Channel Outdoor franchise agreement and routinely
maintained by CCO. These 32 advertising shelters have been an economical source of advertisement for
the local small business community in the area... with many strategic locations having an advertiser
waiting list. In so much as the small business continues the struggle in Diamond Bar, to further reduce
the success & revenue, by removing another economic generator source appears
counterproductive. There is no question the CCO franchise agreement arguably could be renegotiated or
reassigned to achieve a more updated & ecstatically appealing shelter structure.... Yet, let us not forget
that, in part, you must consider your people who make up your city's small business community.
Referring to the staff report of October 19, 2021 - the cost for the advertising shelters is estimated higher,
than the Non-Advertising shelter - yet - in ether construction the cost is to be funded whole or in part by
Metro Prop A. Under Prop A, funding all advertisement revenue must be returned to the Prop A return
account. Under the current CCO contract Diamond Bar receives approximating $2,000 per month. I
respectfully submit to the Council that this is an insignificant advertising loss - and will serve your city far
better by offering your local small businesses an opportunity to economically advertise their services..
As the Clear Channel Outdoor agreement to my understanding does not terminate 2022, your
reconsideration will, at minimum, offer you another opportunity to hear from your community
stakeholders that maybe in support of recommendation B. "Shelters with advertising panels".
Thank you so very much
Larry Black
Larry M. Black, C2EX, PMC
NAR Realtor Emeritus
Heritage Real Estate Group
Diamond Country Escrow, Inc. ‐ Partner
Priority Title Company, C0‐Founder
NMLS #234223
DRE License No. 01508076
DRE License No. 01327527
DRE License No. 00674504
NAR ‐ 2016‐2023 Director
CAR ‐ Director for Life
NAR -Golden R & President's Circle Member, Since 2008.
NAR - RPAC Hall Of Fame Inductee 2015
2
NAR ‐ 2018, Chair of Conventional Finance & Policy Committee
CAR ‐ 2022 Federal Committee, Vice Chair
CAR ‐ Director & 2016 Region 23, 2016 Regional Chair
CAR ‐ 2016 ‐ 2017 & 2017 Vice‐Chair IMPAC Trustee(s)
CAR ‐ 2020 Transaction & Regulatory Committee ‐ Chair
CAR ‐ 2019 CAR/NAR Liaison to NAR Convention Finance & Policy Committee
Member; Southern California Association of Governments -
Global Land Use and Economic Counsel
Regional Chamber Government Affairs Member
Diamond Bar, Ca. General Plan Advisory Committee Member
Direct Line: 951‐312‐4609
Toll-Free: Phone - 888-91-4-SALE, or E-Fax: 866-521-4558
Notice: If you have received this e-mail in error, please immediately notify the sender by e-mail at the address shown. This e-mail transmission may contain
confidential information. This information is intended only for the use of the individual(s) or entity to whom it is intended even if addressed incorrectly. Please delete it
from your files if you are not the intended recipient. "When you send e-mails to the Larry Black, Heritage Realty, or Larry Black on behalf of his Affiliated Companies
you are communicating with us electronically. You consent to receive communications from us electronically. We will communicate with you by e-mail or by posting
notices on this site. You agree that all agreements, notices, disclosures and other communications that we provide to you electronically satisfy any legal requirement
that such communications be in writing."
Yet, your mission is in part to update the city appearance, as you preserve the city's economic viability ...
1
Kristina Santana
From:A K <amna.t.khan@gmail.com>
Sent:Tuesday, November 2, 2021 1:04 PM
To:Kristina Santana
Subject:FOR PUBLIC COMMENT - Meeting on Nov 2
CAUTION: This message originated outside of our City of Diamond Bar network.
Hi,
I am a condo owner and resident at Diamond Bar Village Association. Please see my questions below:
1. What are the findings of the initial visual assessment performed by the city engineer and when will that report be sent
to condo owners?
2. When is the destructive assessment scheduled and should it be performed before the appeal date on Nov 18th? Will
the destructive assessment decide if red/yellow tags can be removed on the condos and be deemed safe to move back
in or will the meeting on Nov 18 still take place without a destructive assessment?
3. What kinds of appeal requests are being considered on Nov 18?
Thank you!
Ms. Amna Khan
Owner, Unit 10B at DBVA
VOLUNTARY REQUEST TO ADDRESS THE CITY COUNCIL
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FROM: p iA 0 '11A COJk3 DATE: 11 (
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TO:
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AGENDA#/SUBJECT:
CLERK 9
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