HomeMy WebLinkAbout2022.08.11 Agenda Packet - Regular Meeting
City Council Agenda
Special Meeting
Thursday, August 11, 2022
6:30 PM
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 at Windmill Community Room,
Diamond Bar City Hall, 21810 Copley Dr., Diamond Bar, California, 91765 or via teleconference. If
you would like to attend the meeting in person, please note that face coverings are recommended.
How to Observe the Meeting From Home:
The public can observe the meeting by calling +1 (562) 247-8321, Access Code: 457-744-322 OR visit:
https://attendee.gotowebinar.com/register/9025853993883763472.
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/9025853993883763472. 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 will 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.
NANCY A. LYONS
Council Member
STAN LIU
Council Member
STEVE TYE
Council Member
RUTH M. LOW
Mayor
ANDREW CHOU
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/9025853993883763472 AND
ARCHIVED VIEWING ON THE CITY’S WEB SITE AT WWW.DIAMONDBARCA.GOV.
CITY OF DIAMOND BAR
CITY COUNCIL AGENDA
SPECIAL MEETING
August 11, 2022
CALL TO ORDER: 6:30 p.m.
PLEDGE OF ALLEGIANCE: Mayor
ROLL CALL: Liu, Lyons, Tye, Mayor Pro Tem Chou,
Mayor Low
APPROVAL OF AGENDA: Mayor
1. CITY MANAGER REPORTS AND RECOMMENDATIONS:
2. PUBLIC COMMENTS:
This public comment period is for items listed on the Special Meeting Agenda
ONLY. Please complete a Speaker’ Card and give it to the City Clerk (completion
of this form is voluntary). There is a five minute maximum time limit when
addressing the City Council.
3. 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.
3.1 CITY COUNCIL MINUTES OF THE JULY 19, 2022 REGULAR MEETING.
3.1.a July 19, 2022 City Council Minutes
Recommended Action:
Approve the July 19, 2022 Regular City Council meeting minutes.
AUGUST 11, 2022 PAGE 2
Requested by: City Clerk
3.2 RATIFICATION OF CHECK REGISTER DATED JULY 13, 2022
THROUGH JULY 26, 2022 TOTALING $1,083,730.05.
Recommended Action:
Ratify the Check Register.
Requested by: Finance Department
3.3 PROFESSIONAL SERVICES AGREEMENT WITH ABSOLUTE
INTERNATIONAL SECURITY, INC. FOR SECURITY SERVICES
THROUGH JUNE 30, 2023.
Recommended Action:
Approve and authorize the Mayor to sign the Professional Services
Agreement with Absolute International Security Inc. to provide security
services through June 30, 2023.
Requested by: Parks & Recreation Department
4. PUBLIC HEARINGS:
4.1 ADOPTION OF THE SIXTH CYCLE 2021-2029 HOUSING ELEMENT
UPDATE (GPA NO. PL2021-04).
Recommended Action:
A. Receive presentation;
B. Open public hearing to receive testimony, close public hearing;
C. Determine that the attached EIR Addendum demonstrates that
adoption of the Sixth Cycle 2021-2029 Housing Element Update
would not result in any significant environmental impacts that were
not previously evaluated in the General Plan EIR, and therefore, no
subsequent environmental document is required; and
D. Adopt Resolution No. 2022-44 adopting the Sixth Cycle 2021-2029
Housing Element Update (GPA No. 2021-04).
Requested by: Community Development Department
5. COUNCIL CONSIDERATION: NONE.
6. COUNCIL SUB-COMMITTEE REPORTS AND MEETING ATTENDANCE
REPORTS/COUNCIL MEMBER COMMENTS:
7. ADJOURNMENT:
Agenda #: 3.1
Meeting Date: August 11, 2022
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: CITY COUNCIL MINUTES OF THE JULY 19, 2022 REGULAR
MEETING.
STRATEGIC
GOAL:
Open, Engaged & Responsive Government
RECOMMENDATION:
Approve the July 19, 2022 Regular City Council meeting minutes.
FINANCIAL IMPACT:
None.
BACKGROUND/DISCUSSION:
Minutes have been prepared and are being presented for approval.
PREPARED BY:
REVIEWED BY:
3.1
Packet Pg. 5
Attachments:
1. 3.1.a July 19, 2022 City Council Minutes
3.1
Packet Pg. 6
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
JULY 19, 2022
CALL TO ORDER: Mayor Pro Tem Chou called the Regular City Council
meeting to order at 6:30 p.m. in the Diamond Bar City Hall Windmill Community Room,
21810 Copley Drive, Diamond Bar, CA 91765.
MPT/Chou stated that consistent with State Assembly Bill 361, members of the public
were encouraged to participate and address the City Council during the public comment
portion of the meeting via teleconference. City Council Members and staff participated
in person and telephonically.
PLEDGE OF ALLEGIANCE: Council Member Lyons led the Pledge of Allegiance.
INVOCATION: Cantor Paul Buch, Temple of Beth Israel, provided the
invocation.
ROLL CALL: Council Members Stan Liu, Nancy Lyons, Steve Tye,
Mayor Pro Tem Andrew Chou
Absent: Mayor Ruth Low
Staff Present: Dan Fox, City Manager; Ryan McLean, Assistant City
Manager; David DeBerry, City Attorney; Jason Jacobsen, Finance Director; Peter
Samy, Finance Supervisor; David Liu, Public Works Director; Anthony Santos, Assistant
to the City Manager; Joan Cruz, Administrative Coordinator
Staff Present Telephonically: Christy Murphey, Parks & Recreation Superintendent;
Dannette Allen, Senior Management Analyst; Greg Gubman, Community Development
Director; Hal Ghafari, Public Works Manager; Ken Desforges, Information Systems
Director; Kristina Santana, City Clerk
Also Present: Deputy Greg Kerr, Diamond Bar/Walnut Sheriff’s
Station; Leticia Pacillas, Community Services Liaison, LA County Fire Department
APPROVAL OF AGENDA: As presented.
1. SPECIAL PRESENTATIONS, CERTIFICATES, PROCLAMATIONS:
1.1 Business of the Month – Shock Taco Bar
Mayor Pro Tem Chou presented the Business of the Month to Shock Taco
Bar and wished them much success.
2. CITY MANAGER REPORTS AND RECOMMENDATIONS:
2.1 Overview of Online Budget Functionality
3.1.a
Packet Pg. 7
JULY 19, 2022 PAGE 2 CITY COUNCIL
SMA/Allen presented the report.
3. PUBLIC COMMENTS:
Allen Wilson said the City should consider switching to white asphalt because it
reflects the sun and reduces street temperatures and said that Congressman
Jimmy Gomez obtained a million dollar grant for his City to paint its streets.
Jeff Lowe, representing Alchemy Theater Company asked the City to consider
the Shakespeare in the Park performances for inclusion in its 2023 budget along
with Concerts in the Park.
Pui-Ching Ho announced upcoming events at the Diamond Bar Library.
ACM/McLean stated that in addition to speaking this evening Jeff Lowe
submitted an email to Council.
4. SCHEDULE OF FUTURE EVENTS: CM/Fox presented the Calendar of
Future Events.
5. CONSENT CALENDAR: C/Tye moved, C/Liu seconded, to approve the
Consent Calendar as presented. Motion carried 4-0 by the following Roll Call
vote:
AYES: COUNCIL MEMBERS: Liu, Lyons, Tye, MPT/Chou
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: M/Low
5.1 APPROVED CITY COUNCIL MINUTES:
5.1a REGULAR MEETING OF JUNE 21, 2022
5.2 RATIFIED CHECK REGISTER DATED JUNE 15, 2022 THROUGH JULY
12, 2022 TOTALING $1,580,929.60.
5.3 APPROVED TREASURER’S STATEMENTS FOR MAY AND JUNE 2022.
5.4 ADOPTED RESOLUTION NO. 2022-42 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.
5.5 APPROVED AND AUTHORIZED THE CITY MANAGER TO SIGN A
PURCHASE ORDER WITH DIRECT CONNECTION FOR PRINTING
AND MAILING SERVICES FOR THE CITY NEWSLETTER AND
RECREATION BROCHURE THROUGH JUNE 30, 2023 IN A NOT-TO-
3.1.a
Packet Pg. 8
JULY 19, 2022 PAGE 3 CITY COUNCIL
EXCEED AMOUNT OF $79,753.75.
5.6 APPROVED AND AUTHORIZED THE MAYOR TO SIGN THE THIRD
AMENDMENT TO THE CONSULTANT SERVICES AGREEMENT WITH
TENNIS ANYONE, INC. FOR CONTRACT TENNIS INSTRUCTION
SERVICES THROUGH JUNE 30, 2023.
5.7 APPROVED AND AUTHORIZED THE MAYOR TO SIGN THE FIFTH
AMENDMENT TO MAINTENANCE SERVICES AGREEMENT WITH
EXTERIOR PRODUCTS CORPORATION FOR EXTERIOR DÉCOR &
LIGHTING MAINTENACE THROUGH JUNE 30, 2023.
5.8 APPROVED AND AUTHORIZED THE MAYOR TO SIGN THE THIRD
AMENDMENT TO THE MAINTENANCE SERVICES AGREEMENT WITH
TRANE U.S. INC. DBA TRANE FOR MECHANICAL AND BUILDING
AUTOMATION SYSTEM PREVENTATIVE MAINTENANCE AND REPAIR
SERVICES THROUGH JUNE 30, 2023.
6. PUBLIC HEARINGS:
6.1 CITY OF DIAMOND BAR 2022 LOCAL HAZARD MITIGATION PLAN
AtoCM/Santos presented the staff report.
MPT/Chou opened the Public Hearing.
ACM/McLean announced that no emails were submitted on this public
hearing item.
With no one present in person or telephonically wishing to speak on this
matter, MPT/Chou closed the Public Hearing.
C/Lyons asked about the City’s financial participation in the plan.
AtoCM/Santos stated that FEMA pays 75 percent and the City’s 25
percent is $10,000.
C/Lyons moved, C/Tye seconded, to adopt Resolution No. 2022-43
adopting the 2022 City of Diamond Bar Local Hazard Mitigation Plan and
provided the City Manager authorization to sign and submit any additional
documentation required to certify Council action approving the plan.
Motion carried 4-0 by the following Roll Call vote:
AYES: COUNCIL MEMBERS: Liu, Lyons, Tye, MPT/Chou
NOES: COUNCIL MEMBERS: None
ABSENT: COUNCIL MEMBERS: M/Low
3.1.a
Packet Pg. 9
JULY 19, 2022 PAGE 4 CITY COUNCIL
7. COUNCIL CONSIDERATION: None
8. COUNCIL SUBCOMMITTEE REPORTS AND MEETING ATTENDANCE
REPORTS/COUNCIL MEMBER COMMENTS:
C/Liu thanked staff for the detailed presentations, congratulated the Diamond Bar
Girls Softball Team for making it to Nationals, and thanked neighbors and County
Firefighters for a timely response to the fire that broke out. He said residents
close to the area expressed their gratitude that the City had implemented
mitigation measures that reduced the fire risk. He looked forward to seeing
everyone at Concerts in the Park on Wednesday and Shakespeare in the Park
on Sunday as well as, the Town Center Workshop at the Diamond Bar Center on
Thursday.
C/Lyons suggested Council recognize the Girls Softball Team for their
accomplishments at a future meeting, found it exciting to see the holiday lighting
of the Windmill included in the agenda item, and participated along with
colleagues in the Planet Fitness Grand Opening. She reported attending the
recent San Gabriel Valley COG Legislative Networking event where she met with
a number of state legislators including State Senator Bob Archuleta who heard
about Diamond Bar’s need for construction of the Sunset Crossing Park. She
looked forward to a busy week.
C/Tye said it was remarkable to observe the assets that the County Fire
Department utilizes and their timely response to any given situation. He
expressed his appreciation for staff obtaining available grants saving the City
$30,000 in the preparation of the Hazard Mitigation Plan. He also noted the new
online budget functionality features is another great accomplishment by staff and
appears easy to navigate and is greatly appreciated.
MPT/Chou thanked LA County Fire for knocking down the fire so quickly. In
addition to Planet Fitness, he complimented Kamis Sushi and owner Nica on
their one-year anniversary, Koio Cake, CTBC Bank, and Basil and Company on
their Grand Openings, and encouraged everyone to participate in the Diamond
Bar Young Professionals Kiwanis Club’s annual Back-to-School Supply Drive on
Saturday.
ADJOURNMENT: With no further business to conduct, MPT/Chou adjourned
the Regular City Council Meeting at 7:23 p.m.
Respectfully submitted:
__________________________
Kristina Santana, City Clerk
3.1.a
Packet Pg. 10
JULY 19, 2022 PAGE 5 CITY COUNCIL
The foregoing minutes are hereby approved this 11th day of August, 2022.
__________________________
Ruth M. Low, Mayor
3.1.a
Packet Pg. 11
Agenda #: 3.2
Meeting Date: August 11, 2022
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: RATIFICATION OF CHECK REGISTER DATED JULY 13, 2022
THROUGH JULY 26, 2022 TOTALING $1,083,730.05.
STRATEGIC
GOAL:
Responsible Stewardship of Public Resources
RECOMMENDATION:
Ratify the Check Register.
FINANCIAL IMPACT:
Expenditure of $1,083,730.05.
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 July 13, 2022 through July 26,
2022 totaling $1,083,730.05 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:
3.2
Packet Pg. 12
REVIEWED BY:
Attachments:
1. 3.2.a Check Register Affidavit 8-11-2022
2. 3.2.b Check Register 8-11-2022
3.2
Packet Pg. 13
3.2.a
Packet Pg. 14
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
5713 7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
225 21110 $16.44
7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
241 21110 $124.97
7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
239 21110 $133.75
7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
238 21110 $219.74
7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
201 21110 $458.81
7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
106 21110 $549.70
7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
207 21110 $854.21
7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
206 21110 $1,281.45
7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
250 21110 $1,451.62
7/22/2022 CALPERS PENSION CONTRIBUTION 7/2/22-7/15/22
& 7/1-7/31/22
100 21110 $36,224.24
CHECK TOTAL $41,314.93
5714 7/22/2022 TASC FLEX SPENDING MEDICAL/CHILDCARE
07/22/2022
238 21118 $6.01
7/22/2022 TASC FLEX SPENDING MEDICAL/CHILDCARE
07/22/2022
239 21118 $6.01
7/22/2022 TASC FLEX SPENDING MEDICAL/CHILDCARE
07/22/2022
241 21118 $6.01
7/22/2022 TASC FLEX SPENDING MEDICAL/CHILDCARE
07/22/2022
207 21118 $11.05
7/22/2022 TASC FLEX SPENDING MEDICAL/CHILDCARE
07/22/2022
250 21118 $25.56
7/22/2022 TASC FLEX SPENDING MEDICAL/CHILDCARE
07/22/2022
206 21118 $41.18
7/22/2022 TASC FLEX SPENDING MEDICAL/CHILDCARE
07/22/2022
106 21118 $58.77
7/22/2022 TASC FLEX SPENDING MEDICAL/CHILDCARE
07/22/2022
100 21118 $1,101.11
3.2.b
Packet Pg. 15
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $1,255.70
5715 7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
225 21109 $0.17
7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
239 21109 $103.85
7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
241 21109 $103.85
7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
201 21109 $106.53
7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
238 21109 $207.69
7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
106 21109 $236.97
7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
207 21109 $357.98
7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
250 21109 $377.18
7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
206 21109 $618.46
7/22/2022 VANTAGEPOINT TRNSFR AGNTS-
303248
DEFERRED COMP
CONTRIBUTIONS/LOAN PYMTS
07/22/2022
100 21109 $11,647.50
CHECK TOTAL $13,760.18
5716 7/26/2022 AFLAC SUPP INSURANCE PREMIUM JUNE 2022 201 21117 $6.02
7/26/2022 AFLAC SUPP INSURANCE PREMIUM JUNE 2022 250 21117 $63.83
7/26/2022 AFLAC SUPP INSURANCE PREMIUM JUNE 2022 100 21117 $2,279.59
CHECK TOTAL $2,349.44
5717 7/26/2022 ALISHA PATTERSON INSTRUCTOR PAYMENT-ENRICHMENT
CAMP-22 SUM JUNE
100520 55320 $1,638.00
CHECK TOTAL $1,638.00
3.2.b
Packet Pg. 16
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
5718 7/26/2022 BRIAN MARTINEZ PHOTOGRAPHY CONCERTS JUNE 2022 100240 55000 $1,125.00
CHECK TOTAL $1,125.00
5719 7/26/2022 CALIFORNIA JPIA PROPERTY INS TERM – FY 22/23 501220 57202 $52,991.00
7/26/2022 CALIFORNIA JPIA ANNUAL CONTRIBUTION - FY 22/23 100 21112 $150,358.00
7/26/2022 CALIFORNIA JPIA ANNUAL CONTRIBUTION - FY 22/23 501220 57210 $451,903.00
CHECK TOTAL $655,252.00
5720 7/26/2022 COLLEY AUTO CARS INC FLEET VEHICLE MAINTENANCE (PARKS &
FACILITIES)
502630 52312 $4,604.10
CHECK TOTAL $4,604.10
5721 7/26/2022 CONSTRUCTION HARDWARE
COMPANY
TRES HERMANOS (PADLOCKS) - JULY
2022
239639 52320 $176.47
CHECK TOTAL $176.47
5722 7/26/2022 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
JULY 2022
250 21105 $1.03
7/26/2022 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
JULY 2022
106 21105 $5.60
7/26/2022 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
JULY 2022
225 21105 $7.70
7/26/2022 DELTA DENTAL HMO DENTAL INSURANCE PREMIUM
JULY 2022
100 21105 $184.65
CHECK TOTAL $198.98
5723 7/26/2022 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM JULY
2022
239 21105 $19.19
7/26/2022 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM JULY
2022
238 21105 $35.48
7/26/2022 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM JULY
2022
201 21105 $53.53
7/26/2022 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM JULY
2022
106 21105 $59.46
7/26/2022 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM JULY
2022
250 21105 $214.10
7/26/2022 DELTA DENTAL INSURANCE
COMPANY
PPO DENTAL INSURANCE PREMIUM JULY
2022
100 21105 $4,712.67
CHECK TOTAL $5,094.43
5724 7/26/2022 DEPARTMENT OF JUSTICE LIVESCAN FEES - JUNE 2022 100220 52510 $512.00
3.2.b
Packet Pg. 17
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $512.00
5725 7/26/2022 DISCOVERY SCIENCE CENTER OF
ORANGE
TINY TOT ORGANIC ASSEMBLY 7/27 250170 54900 $253.00
7/26/2022 DISCOVERY SCIENCE CENTER OF
ORANGE
TINY TOT ORGANIC ASSEMBLY 7/28 250170 54900 $253.00
CHECK TOTAL $506.00
5726 7/26/2022 DMPR 4 LLC STORAGE UNITS JULY 2022 100130 52302 $617.00
7/26/2022 DMPR 4 LLC STORAGE UNITS AUG. 2022 100130 52302 $989.00
CHECK TOTAL $1,606.00
5727 7/26/2022 DS SERVICES OF AMERICA INC BOTTLED WATER DELIVERY (JUN & JUL) 100630 51200 $336.10
CHECK TOTAL $336.10
5728 7/26/2022 ENVIRONMENTAL SCIENCE
ASSOCIATES
CEQA CONSULTANT SVCS-TTM 54081-
APRIL 2022
100 22107 $7,164.36
CHECK TOTAL $7,164.36
5729 7/26/2022 EXTERIOR PRODUCTS CORP MAINTENANCE (MAPLE HILL PARK) 100630 55505 $795.16
CHECK TOTAL $795.16
5730 7/26/2022 GATEWAY CORP CENTER ASSOC CAPITAL DISTRIBUTION & ASSOC. DUES
(JUL)
100620 52400 $2,488.79
CHECK TOTAL $2,488.79
5731 7/26/2022 GO LIVE TECHNOLOGY INC PROJECT MGMT - LAND MGMT SYSTEM -
JUN 2022
503230 56135 $2,915.00
CHECK TOTAL $2,915.00
5732 7/26/2022 GRAFFITI CONTROL SYSTEMS GRAFFITI ABATEMENT-JUNE 2022 100430 55540 $2,975.00
CHECK TOTAL $2,975.00
5733 7/26/2022 HODGMAN ENTERPRISES TCSP WORKSHOP #1 MAILING 100410 52110 $2,502.78
7/26/2022 HODGMAN ENTERPRISES PRINTING AND MAILING OF JULY
NEWSLETTER- JUNE 2022
100240 52110 $3,241.10
CHECK TOTAL $5,743.88
5734 7/26/2022 HUMANE SOCIETY OF POMONA
VALLEY INC
FY 22/23 SPONSORSHIP - IVHS DOG LEG
CLASSIC
101110 52600 $400.00
CHECK TOTAL $400.00
5735 7/26/2022 ITERIS INC CITY-WIDE TRAFFIC SIGNAL TIMING -
JUN 2022
207650 54410 $6,779.70
3.2.b
Packet Pg. 18
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
CHECK TOTAL $6,779.70
5736 7/26/2022 JACKSON'S AUTO SUPPLY/NAPA PARKS & FACILITIES SUPPLIES 100510 51200 $112.31
CHECK TOTAL $112.31
5737 7/26/2022 JHD PLANNING LLC HOUSING ELEMENT UPDATE FY 2021-
2029-JAN/JUNE 2022
103410 54300 $1,200.00
CHECK TOTAL $1,200.00
5738 7/26/2022 KEVIN D JONES PROFESSIONAL SERVICES JUNE 2022 100615 54400 $4,000.00
CHECK TOTAL $4,000.00
5739 7/26/2022 LA COUNTY ASSESSOR OFFICE SBF ABSTRACT/GIS - JUNE 2022 100230 52314 $50.00
CHECK TOTAL $50.00
5740 7/26/2022 LA COUNTY DEPT OF
AGRICULTURE
WEED ABATEMENT (DIST 38, 39, PARKS)
JUNE 2022
238638 52320 $1,792.00
7/26/2022 LA COUNTY DEPT OF
AGRICULTURE
WEED ABATEMENT (DIST 38, 39, PARKS)
JUNE 2022
100630 52320 $19,608.00
7/26/2022 LA COUNTY DEPT OF
AGRICULTURE
WEED ABATEMENT (DIST 38, 39, PARKS)
JUNE 2022
239639 55526 $21,545.34
7/26/2022 LA COUNTY DEPT OF
AGRICULTURE
COYOTE CONTROL SERVICES JUNE 2022 100340 55410 $94.13
CHECK TOTAL $43,039.47
5741 7/26/2022 LIEBERT CASSIDY WHITMORE EMPLOYMENT RELATIONS CONSORTIUM 100220 54900 $4,020.00
CHECK TOTAL $4,020.00
5742 7/26/2022 LOOMIS COURIER SERVICES - JUNE 2022 100210 54900 $739.82
7/26/2022 LOOMIS COURIER SERVICES - JUNE 2022 100510 54900 $739.82
CHECK TOTAL $1,479.64
5743 7/26/2022 LOS ANGELES COUNTY SHERIFF'S
DEPT
FY2021-22 SHERIFF'S DEPT HELICOPTER
04-2022
100310 55402 $1,187.94
7/26/2022 LOS ANGELES COUNTY SHERIFF'S
DEPT
FY2021-22 SHERIFF'S DEPT STREET SWEEP -
05/2022
100310 55402 $718.41
7/26/2022 LOS ANGELES COUNTY SHERIFF'S
DEPT
FY2021-22 SHERIFF'S DEPT CAVALRY
CHPL - 05/2022
100310 55402 $10,608.03
CHECK TOTAL $12,514.38
5744 7/26/2022 LOWE'S BUSINESS ACCOUNT BUILDING MAINTENANCE (CITY HALL) 100620 52320 $924.51
CHECK TOTAL $924.51
3.2.b
Packet Pg. 19
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
5745 7/26/2022 MANAGED HEALTH NETWORK EMPLOYEE ASSISTANCE PROGRAM
(EAP) PREMIUM JUL 2022
239 21114 $0.36
7/26/2022 MANAGED HEALTH NETWORK EMPLOYEE ASSISTANCE PROGRAM
(EAP) PREMIUM JUL 2022
238 21114 $0.60
7/26/2022 MANAGED HEALTH NETWORK EMPLOYEE ASSISTANCE PROGRAM
(EAP) PREMIUM JUL 2022
225 21114 $1.10
7/26/2022 MANAGED HEALTH NETWORK EMPLOYEE ASSISTANCE PROGRAM
(EAP) PREMIUM JUL 2022
201 21114 $1.40
7/26/2022 MANAGED HEALTH NETWORK EMPLOYEE ASSISTANCE PROGRAM
(EAP) PREMIUM JUL 2022
106 21114 $2.97
7/26/2022 MANAGED HEALTH NETWORK EMPLOYEE ASSISTANCE PROGRAM
(EAP) PREMIUM JUL 2022
250 21114 $4.65
7/26/2022 MANAGED HEALTH NETWORK EMPLOYEE ASSISTANCE PROGRAM
(EAP) PREMIUM JUL 2022
100 21114 $132.92
CHECK TOTAL $144.00
5746 7/26/2022 METROPOLITAN
TRANSPORTATION COMMISSION
ANNUAL MAINTENANCE - STREETSAVER -
FY22-23
207650 52314 $2,000.00
CHECK TOTAL $2,000.00
5747 7/26/2022 NEOGOV ANNUAL SUBSCRIPTION - INSIGHT FY22-
23
100230 52314 $4,525.14
CHECK TOTAL $4,525.14
5748 7/26/2022 NETWORK PARATRANSIT SYSTEMS
INC
DIAMOND RIDE TRANS. SVCS. FY2021-22
06/2022
206650 55560 $13,826.16
CHECK TOTAL $13,826.16
5749 7/26/2022 OFFICE SOLUTIONS OFFICE SUPPLIES - JUNE 2022 100220 51200 $45.72
7/26/2022 OFFICE SOLUTIONS OFFICE SUPPLIES - JUNE 2022 100210 51200 $211.29
7/26/2022 OFFICE SOLUTIONS OFFICE SUPPLIES - JUNE 2022 100510 51200 $245.96
7/26/2022 OFFICE SOLUTIONS OFFICE SUPPLIES - JUNE 2022 100520 51200 $262.91
7/26/2022 OFFICE SOLUTIONS OFFICE SUPPLIES - JUNE 2022 100140 51200 $749.19
7/26/2022 OFFICE SOLUTIONS OFFICE SUPPLIES - JUNE 2022 100630 51200 $2,135.22
7/26/2022 OFFICE SOLUTIONS OFFICE SUPPLIES - JUNE 2022 106130 51200 $2,283.24
CHECK TOTAL $5,933.53
5750 7/26/2022 ONE TIME PAY VENDOR ADELAIDO MENDOZA EVENT REFUND 100 20202 $1,350.00
CHECK TOTAL $1,350.00
3.2.b
Packet Pg. 20
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
5751 7/26/2022 ONE TIME PAY VENDOR AMY ALCALA FACILITIES REFUND 100 20202 $500.00
CHECK TOTAL $500.00
5752 7/26/2022 ONE TIME PAY VENDOR BAPS FACILITY REFUND - JUNE 2022 100 20202 $100.00
CHECK TOTAL $100.00
5753 7/26/2022 ONE TIME PAY VENDOR CATHERINE
WHITEHOUSE
RECREATION CLASS REFUND 100 20202 $275.00
CHECK TOTAL $275.00
5754 7/26/2022 ONE TIME PAY VENDOR CHRIS VARELA EVENT REFUND 100 20202 $1,300.00
CHECK TOTAL $1,300.00
5755 7/26/2022 ONE TIME PAY VENDOR CINDY BOUN FACILITY REFUND - JUNE 2022 100 20202 $2,197.68
CHECK TOTAL $2,197.68
5756 7/26/2022 ONE TIME PAY VENDOR CYNTHIA CHAN PICNIC REFUND JUNE 2022 100 20202 $100.00
CHECK TOTAL $100.00
5757 7/26/2022 ONE TIME PAY VENDOR DIANNE DE JESUS PICNIC REFUND JUNE 2022 100 20202 $100.00
CHECK TOTAL $100.00
5758 7/26/2022 ONE TIME PAY VENDOR DINA ELHAWARY RECREATION CLASS REFUND 100 20202 $270.00
CHECK TOTAL $270.00
5759 7/26/2022 ONE TIME PAY VENDOR DIPAK ROY FACILITY REFUND - JUNE 2022 100 20202 $1,184.66
CHECK TOTAL $1,184.66
5760 7/26/2022 ONE TIME PAY VENDOR DR. SAMIR BATNIJI EVENT REFUND 100 20202 $500.00
CHECK TOTAL $500.00
5761 7/26/2022 ONE TIME PAY VENDOR E-DO KUNG USA CO.
LTD
FACILITY REFUND - MARCH 2022 100 20202 $270.00
CHECK TOTAL $270.00
5762 7/26/2022 ONE TIME PAY VENDOR INSTITUTE OF
KNOWLEDGE
FACILITIES REFUND 100 20202 $825.52
CHECK TOTAL $825.52
5763 7/26/2022 ONE TIME PAY VENDOR JERRY WANG RECREATION PROGRAM REFUND 100 20202 $20.00
CHECK TOTAL $20.00
5764 7/26/2022 ONE TIME PAY VENDOR JESSICA RAMIREZ FACILITIES REFUND 100 20202 $967.34
3.2.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 $967.34
5765 7/26/2022 ONE TIME PAY VENDOR JOSE REGUEIRO SUMMER DAY CAMP REFUND 100 20202 $335.00
CHECK TOTAL $335.00
5766 7/26/2022 ONE TIME PAY VENDOR JOSE REGUEIRO SUMMER DAY CAMP REFUND 100 20202 $685.00
CHECK TOTAL $685.00
5767 7/26/2022 ONE TIME PAY VENDOR KRISHNAMOORTHY
SUDHAKAR
EVENT REFUND 100 20202 $100.00
CHECK TOTAL $100.00
5768 7/26/2022 ONE TIME PAY VENDOR LIZ WHITE EVENT REFUND 100 20202 $100.00
CHECK TOTAL $100.00
5769 7/26/2022 ONE TIME PAY VENDOR MARIE KUSDONO FACILITY REFUND - JUNE 2022 100 20202 $100.00
CHECK TOTAL $100.00
5770 7/26/2022 ONE TIME PAY VENDOR MARYSOL KESSELL DAY CAMP REFUND 100 20202 $665.00
CHECK TOTAL $665.00
5771 7/26/2022 ONE TIME PAY VENDOR MUSIC TEACHERS
ASSOCIATION OF
CALIFORNIA
FACILITY REFUND - FEB 2022 100 20202 $100.00
CHECK TOTAL $100.00
5772 7/26/2022 ONE TIME PAY VENDOR NATALY MELENDEZ FACILITIES REFUND 100 20202 $1,202.50
CHECK TOTAL $1,202.50
5773 7/26/2022 ONE TIME PAY VENDOR NIDAL HAMIDA FACILITIES REFUND 100 20202 $2,533.61
CHECK TOTAL $2,533.61
5774 7/26/2022 ONE TIME PAY VENDOR OLIVIA ZHAO RECREATION PROGRAM REFUND 100 20202 $959.00
CHECK TOTAL $959.00
5775 7/26/2022 ONE TIME PAY VENDOR PAUL WOODWARD RECREATION CLASS REFUND 100 20202 $323.00
CHECK TOTAL $323.00
5776 7/26/2022 ONE TIME PAY VENDOR RENEE ZARAGOZA PICNIC REFUND JUNE 2022 100 20202 $185.00
CHECK TOTAL $185.00
5777 7/26/2022 ONE TIME PAY VENDOR RICARDO VILLEGAS EVENT REFUND 100 20202 $1,250.00
CHECK TOTAL $1,250.00
3.2.b
Packet Pg. 22
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
5778 7/26/2022 ONE TIME PAY VENDOR SANAA A TAMAN SENIOR DANCE REFUND 100 20202 $20.00
CHECK TOTAL $20.00
5779 7/26/2022 ONE TIME PAY VENDOR SANDRA SHENG RECREATION CLASS REFUND 100 20202 $134.00
CHECK TOTAL $134.00
5780 7/26/2022 ONE TIME PAY VENDOR SUBIN NAIR PICNIC REFUND JUNE 2022 100 20202 $100.00
CHECK TOTAL $100.00
5781 7/26/2022 ONE TIME PAY VENDOR SUNSHINE SENIORS
ASSOCIATION
FACILITY REFUND - JUNE 2022 100 20202 $100.00
CHECK TOTAL $100.00
5782 7/26/2022 ONE TIME PAY VENDOR VIRGINIA GARCIA FACILITY REFUND - JUNE 2022 100 20202 $500.00
CHECK TOTAL $500.00
5783 7/26/2022 ONE TIME PAY VENDOR YANLI LIU SUMMER DAY CAMP REFUND 100 20202 $310.00
CHECK TOTAL $310.00
5784 7/26/2022 PYRO COMM SYSTEMS INC HERITAGE PARK FIRE ALARM PROJECT 100630 52320 $4,174.20
CHECK TOTAL $4,174.20
5785 7/26/2022 REGIONAL TAP SERVICE CENTER FOOTHILL/METROL PASSES - JUNE 2022 206650 55620 ($5.40)
7/26/2022 REGIONAL TAP SERVICE CENTER FOOTHILL/METROL PASSES - JUNE 2022 206650 55610 $236.40
7/26/2022 REGIONAL TAP SERVICE CENTER FOOTHILL/METROL PASSES - JUNE 2022 206650 55620 $945.60
CHECK TOTAL $1,176.60
5786 7/26/2022 ROSS CREATIONS SOUND SERVICES FOR CONCERTS IN
THE PARK JULY 2022
100520 55300 $4,050.00
CHECK TOTAL $4,050.00
5787 7/26/2022 SC FUELS FLEET VEHICLE FUEL (JUL PT 2) 502130 52330 $67.23
7/26/2022 SC FUELS FLEET VEHICLE FUEL (JUL PT 2) 502430 52330 $126.78
7/26/2022 SC FUELS FLEET VEHICLE FUEL (JUL PT 2) 502620 52330 $132.01
7/26/2022 SC FUELS FLEET VEHICLE FUEL (JUL PT 2) 502630 52330 $804.23
7/26/2022 SC FUELS FLEET VEHICLE FUEL (JUL PT 2) 502655 52330 $859.51
CHECK TOTAL $1,989.76
5788 7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
239 21107 $2.07
3.2.b
Packet Pg. 23
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
238 21107 $3.45
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
225 21107 $6.29
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
239 21113 $7.17
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
225 21113 $9.99
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
238 21113 $12.37
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
106 21107 $17.11
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
201 21113 $25.41
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
201 21107 $28.22
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
106 21113 $37.72
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
250 21107 $49.60
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
250 21113 $86.15
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
100 21107 $1,486.33
7/26/2022 STANDARD INSURANCE
COMPANY
LIFE/SUPP LIFE/LTD/STD INSURANCE
PREMIUM JULY 2022
100 21113 $2,143.55
CHECK TOTAL $3,915.43
5789 7/26/2022 STAY GREEN INC ADDL' LANDSCAPE MAINT (JUN) 100620 52320 $94.70
7/26/2022 STAY GREEN INC LANDSCAPE MAINTENANCE (JUN) 100620 52320 $656.10
CHECK TOTAL $750.80
5790 7/26/2022 TASC FSA FEES - JUNE 2022 100220 52515 $100.00
CHECK TOTAL $100.00
5791 7/26/2022 THE GAS COMPANY CITY HALL (06.14.22 - 07.14.22) 100620 52215 $248.36
7/26/2022 THE GAS COMPANY HERITAGE COMMUNITY CENTER
(06.15.22 - 07.15.22)
100630 52215 $41.79
7/26/2022 THE GAS COMPANY DIAMOND BAR CENTER (06.16.22 -
07.18.22)
100510 52215 $756.86
3.2.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 $1,047.01
5792 7/26/2022 THE WINDMILL ORGANICS AND PHOTO CONTEST ADS 100240 52160 $800.00
7/26/2022 THE WINDMILL ORGANICS AND PHOTO CONTEST ADS 250170 54900 $800.00
CHECK TOTAL $1,600.00
5793 7/26/2022 TORTI GALLAS AND PARTNERS
INC
TOWN CTR SPECIFIC PLAN
CONSULTANT-JUNE 2022
103410 54900 $16,115.59
CHECK TOTAL $16,115.59
5794 7/26/2022 TRES HERMANOS
CONSERVATION AUTHORITY JPA
THCA ANNUAL MAINTENANCE 248630 52320 $67,037.00
CHECK TOTAL $67,037.00
5795 7/26/2022 TRIPEPI SMITH AND ASSOCIATES
INC
ENVIRONMENTAL SERVICES 250170 54900 $780.00
CHECK TOTAL $780.00
5796 7/26/2022 ULTIMATE ENTERTAINMENT MOVIE EQUIPMENT RENTAL FOR JUNE 15 100520 51200 $825.00
7/26/2022 ULTIMATE ENTERTAINMENT MOVIE RENTAL EQUIPMENT FOR JUNE
2022
100520 51200 $825.00
7/26/2022 ULTIMATE ENTERTAINMENT MOVIE EQUIPMENT RENTAL FOR JUNE
2022
100520 51200 $825.00
7/26/2022 ULTIMATE ENTERTAINMENT MOVIE EQUIPMENT RENTAL FOR 7.06.22 100520 55300 $825.00
CHECK TOTAL $3,300.00
5797 7/26/2022 UNITED RECORDS MANAGEMENT
INC
OFF-SITE BACK-UP TAPE STORAGE - JUN
2022
100230 55000 $594.00
CHECK TOTAL $594.00
5798 7/26/2022 UNITED STATES POSTAL SERVICE POSTAGE TCSP POSTCARD #1 100410 52110 $3,717.09
CHECK TOTAL $3,717.09
5799 7/26/2022 VALLEY VISTA SERVICES , INC. STREET SWEEPING SERVICES (JUN) 100655 55510 $11,638.69
CHECK TOTAL $11,638.69
5800 7/26/2022 VISION SERVICE PLAN VISION INSURANCE PREMIUM JULY 2022 239 21108 $6.61
7/26/2022 VISION SERVICE PLAN VISION INSURANCE PREMIUM JULY 2022 225 21108 $9.78
7/26/2022 VISION SERVICE PLAN VISION INSURANCE PREMIUM JULY 2022 238 21108 $12.16
7/26/2022 VISION SERVICE PLAN VISION INSURANCE PREMIUM JULY 2022 201 21108 $17.83
7/26/2022 VISION SERVICE PLAN VISION INSURANCE PREMIUM JULY 2022 106 21108 $29.59
3.2.b
Packet Pg. 25
City of Diamond Bar Check Register
CHECK #
CHECK DATE
VENDOR NAME
OTP VENDOR NAME
INVOICE DESCRIPTION
ORG
OBJECT
AMOUNT
7/26/2022 VISION SERVICE PLAN VISION INSURANCE PREMIUM JULY 2022 250 21108 $74.08
7/26/2022 VISION SERVICE PLAN VISION INSURANCE PREMIUM JULY 2022 100 21108 $1,819.20
CHECK TOTAL $1,969.25
5801 7/26/2022 WALNUT VALLEY WATER DISTRICT RECYCLED (JUN) 238638 52220 $1,240.59
7/26/2022 WALNUT VALLEY WATER DISTRICT DISTRICT 38 (JUN) 238638 52220 $12,045.51
7/26/2022 WALNUT VALLEY WATER DISTRICT DISTRICT 39 (JUN) 239639 52220 $12,215.54
7/26/2022 WALNUT VALLEY WATER DISTRICT DIAMOND BAR CENTER (JUN) 100510 52220 $555.11
7/26/2022 WALNUT VALLEY WATER DISTRICT CITY HALL (JUN) 100620 52220 $795.22
7/26/2022 WALNUT VALLEY WATER DISTRICT DIST 41 (JUN) 241641 52220 $5,395.85
7/26/2022 WALNUT VALLEY WATER DISTRICT PARKS (JUN) 100630 52220 $36,816.99
CHECK TOTAL $69,064.81
5802 7/26/2022 WEST COAST ARBORISTS INC TREE MAINTENANCE (05.16.22 -
05.31.22)
100645 55522 $2,002.80
7/26/2022 WEST COAST ARBORISTS INC TREE MAINTENANCE (06.01.22 -
06.15.22)
100645 55522 $13,605.60
7/26/2022 WEST COAST ARBORISTS INC TREE MAINT (06.16.22 - 06.30.22) 100645 55522 $945.20
CHECK TOTAL $16,553.60
5803 7/26/2022 YOUTH EVOLUTION ACTIVITIES INSTRUCTOR PAYMENT - SPORTS -
SPRING 22 JUNE
100520 55320 $1,733.55
CHECK TOTAL $1,733.55
GRAND TOTAL $1,083,730.05
3.2.b
Packet Pg. 26
Agenda #: 3.3
Meeting Date: August 11, 2022
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: PROFESSIONAL SERVICES AGREEMENT WITH ABSOLUTE
INTERNATIONAL SECURITY, INC. FOR SECURITY SERVICES
THROUGH JUNE 30, 2023.
STRATEGIC
GOAL:
Responsible Stewardship of Public Resources
RECOMMENDATION:
Approve and authorize the Mayor to sign the Professional Services Agreement with
Absolute International Security Inc. to provide security services through June 30, 2023.
FINANCIAL IMPACT:
The annual contract amount is not-to-exceed $67,800, based on a time and materials
basis for needed security services. These fees are passed directly to the facility user at
no additional cost to the City.
BACKGROUND:
Events that qualify for security guards are outlined in the City of Diamond Bar’s Facility
Use & Rental Policy. Events that serve alcohol and events with a majority of youth
require security. Other events may be deemed by the City to require security, in some
cases, requiring multiple security guards/officers. Additionally, security is required for
special events and late nights at the Diamond Bar Center as needed for building
security and staff safety. Absolute International Security (AIS) has provided quality
security services with the City of Diamond Bar since 2019.
DISCUSSION:
On May 20, 2022 City staff published a Request for Proposal for Security Guard
Services on Planet Bids. The bidding period closed on June 1, 2022 with six proposals
received from Safeguard on Demand, Arya Security, AIS, Direct Guard Services, the
Perfect Event, and Allied Nationwide Security. Hourly rates for standard shifts of 4.5
3.3
Packet Pg. 27
hours or more ranged from $27.00 to $75.00, while hourly holiday rates ranged from
$40.50 to $112.50.
Interviews were conducted on June 15, 2022 and walkthroughs with the top three
candidates were held on June 22, 2022. Staff further conducted telephone reference
checks for each of those companies. Based on the bid, oral interviews, references, and
experience, Absolute International Security, Inc. (AIS) was determined to be the best
overall company to provide the service for the City.
AIS has the built-in staff which are ready to meet the City’s need immediately,
compared to the majority of firms who will need to hire additional staff. AIS has an
exceptional training program for security guards and experienced management team to
best meet Diamond Bar Center events. The AIS hourly rate, which is passed through to
the client, is $30.00 for shifts 4.5 hours or longer and $45.00 on holidays. Staff believes
this rate is appropriate for the level of service and availability of security guards required
for large scale events. It is therefore recommended that the City Council approve a one-
year agreement with AIS for security guard services for the Fiscal Year 2022-2023.
Based on current rental estimates, $67,800 has been budgeted and will be allocated on
guard services for private rentals at the Diamond Bar Center, Heritage Park Community
Center, and some City-wide special events.
LEGAL REVIEW:
City Attorney has reviewed and approved the Agreement as to form.
PREPARED BY:
REVIEWED BY:
Attachments:
1. 3.3.a Professional Services Agreement - Security Guard Services
3.3
Packet Pg. 28
1 Professional Services – Non Design
1450836.1
PROFESSIONAL SERVICES AGREEMENT
SECURITY GUARD SERVICES
THIS AGREEMENT (the "Agreement") is made as of August 2, 2022 by and
between the City of Diamond Bar, a municipal corporation ("City") and Absolute
International Security, Inc. a California corporation ("Contractor").
1.Contractor's Services.
Subject to the terms and conditions set forth in this Agreement Contractor shall
provide to the reasonable satisfaction of the City the security guard services set forth in
the attached Exhibit "A", which is incorporated herein by this reference. As a material
inducement to the City to enter into this Agreement, Contractor represents and warrants
that it has thoroughly investigated the work and fully understands the difficulties and
restrictions in performing the work. Contractor represents that it is fully qualified to
perform such consulting services by virtue of its experience and the training, education
and expertise of its principals and employees.
Crystal Knox, Recreation Supervisor (herein referred to as the “City’s Project
Manager”), shall be the person to whom the Contractor will report for the performance of
services hereunder. It is understood that Contractor shall coordinate its services
hereunder with the City’s Project Manager to the extent required by the City’s Pro ject
Manager, and that all performances required hereunder by Contractor shall be
performed to the satisfaction of the City’s Project Manager and the City Manager
2.Term of Agreement. This Agreement shall take effect August 2, 2022
shall continue until June 30, 2023 ("Term"), unless earlier terminated pursuant to the
provisions herein. The City Manager shall have the option to extend this Agreement for
up to three (3), one (1) year terms, subject to the same terms and conditions contained
herein, by giving Contractor written notice of the exercise of this option at least thirty
(30)days prior to the expiration of the initial Term. In the event the City exercises its
option to extend the Term, Contractor's compensation shall be subject to an adjustment
upon the effective date of extension as follows:
Any increase in compensation will be negotiated between the City and the Contractor,
but in no event shall the increase exceed the amount that the Consumer Price Index
("CPI") for the Los Angeles-Anaheim-Riverside metropolitan area for the month
immediately preceding the Adjustment Date (the "Index Month") as reported by the
Bureau of Labor Statistics of the United States Department of Labor, has increased over
the CPI for the month one year prior to the Index Month.
3.Compensation. City agrees to compensate Contractor for each service
which Contractor performs to the satisfaction of City in compliance with the scope of
services and the rates set forth in the pricing sheet entitled “Unarmed Security Officer
Rates for City of Diamond Bar” set forth in Exhibit “A”. pg. 70 of Contractor’s Proposal.
Payment will be made only after submission of proper invoices in the form specified by
City. Total payment to Contractor pursuant to this Agreement shall not exceed sixty-
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seven thousand, eight hundred dollars ($ 67,800.00) without the prior written
consent of the City. The above not to exceed amount shall include all costs,
including, but not limited to, all clerical, administrative, overhead, telephone, travel and
all related expenses.
4.Payment.
A.As scheduled services are completed, Contractor shall submit to City an
invoice for the services completed, authorized expenses and authorized extra work
actually performed or incurred.
B.All such invoices shall state the basis for the amount invoiced, including
services completed, the number of hours spent and a ny extra work performed.
C.City will pay Contractor the amount invoiced the City will pay Contractor
the amount properly invoiced within 35 days of receipt, but may withhold 30% of any
invoice until all work is completed, which sum shall be paid within 35 days of completion
of the work and receipt of all deliverables.
D.Payment shall constitute payment in full for all services, authorized costs
and authorized extra work covered by that invoice.
5.Change Orders. No payment for extra services caused by a change in
the scope or complexity of work, or for any other reason, shall be made unless and until
such extra services and a price therefore have been previously authorized in writing and
approved by the City Manager or his designee as an amendment to this Agreement.
The amendment shall set forth the changes of work, extension of time, if any, and
adjustment of the fee to be paid by City to Contractor.
6.Priority of Documents. In the event of any inconsistency between the
provisions of this Agreement and any attached exhibits, the provisions of this
Agreement shall control. As between the documents attached as Exhibit “A”, the
following order of precedence shall apply: the document entitled (a) “Diamond Bar
Facilities Security Guard Duties”; (b) “Diamond Bar Security Management Duties”, (c)
“REQUEST FOR PROPOSAL”; (d) Contractor’s proposal, (e) Cost Proposal
Amendment.
7.Status as Independent Contractor.
A.Contractor is, and shall at all times remain as to City, a wholly
independent contractor. Contractor shall have no power to incur any debt, obligation, or
liability on behalf of City or otherwise act on behalf of City as an agent , except as
specifically provided herein. Neither City nor any of its agents shall have control over
the conduct of Contractor or any of Contractor's employees, except as set forth in this
Agreement. Contractor shall not, at any time, or in any manner, represent that it or any
of its agents or employees are in any manner employees of City.
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B.Contractor agrees to pay all required taxes on amounts paid to Contractor
under this Agreement, and to indemnify and hold City harmless from any and all taxes,
assessments, penalties, and interest asserted against City by reason of the
independent contractor relationship created by this Agreement. In the even t that City is
audited by any Federal or State agency regarding the independent contractor status of
Contractor and the audit in any way fails to sustain the validity of a wholly independent
contractor relationship between City and Contractor, then Contractor agrees to
reimburse City for all costs, including accounting and attorney's fees, arising out of such
audit and any appeals relating thereto.
C.Contractor shall fully comply with Workers' Compensation laws regarding
Contractor and Contractor's employees. Contractor further agrees to indemnify and
hold City harmless from any failure of Contractor to comply with applicable Worker's
Compensation laws.
D.Contractor shall, at Contractor’s sole cost and expense fully secure and
comply with all federal, state and local governmental permit or licensing requirements,
including but not limited to the City of Diamond Bar, South Coast Air Quality
Management District, and California Air Resources Board.
E.In addition to any other remedies it may have, City shall have the right to
offset against the amount of any fees due to Contractor under this Agreement any
amount due to City from Contractor as a result of Contractor's failure to promptly pay to
City any reimbursement or indemnification required by this Agreement or for any
amount or penalty levied against the City for Contractor’s failure to comply with this
Section.
8.Standard of Performance. Contractor shall perform all work at the
standard of care and skill ordinarily exercised by members of the p rofession under
similar conditions and represents that it and any subcontractors it may engage, possess
any and all licenses which are required to perform the work contemplated by this
Agreement and shall maintain all appropriate licenses during the perfor mance of the
work.
9. Indemnification. Contractor shall indemnify, defend with counsel
approved by City, and hold harmless City, its officers, officials, employees and
volunteers ("Indemnitees") from and against all liability, loss, damage, expense, cost
(including without limitation reasonable attorneys' fees, expert fees and all other costs
and fees of litigation) of every nature arising out of or in connection with :
(1)Any and all claims under Workers’ Compensation Act and other
employee benefit acts with respect to Contractor’s employees or Contractor’s
employees arising out of Contractor’s work under this Agreement; and
(2)Any and all claims arising out of Contractor's performance of work
hereunder or its failure to comply with any of its obligations contained in this
Agreement, regardless of City’s passive negligence, but excepting such loss or
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damage which is caused by the sole active negligence or willful misconduct of
the City. Should City in its sole discretion find Contractor’s legal counsel
unacceptable, then Contractor shall reimburse the City its costs of defense,
including without limitation reasonable attorneys' fees, expert fees and all other
costs and fees of litigation. The Contractor shall promptly pay any final judgment
rendered against the Indemnitees. It is expressly understood and agreed that
the foregoing provisions are intended to be as broad and inclusive as is permitted
by the law of the State of California and will survive termination of this
Agreement. Except for the Indemnitees, this Agreement shall not be construed
to extend to any third-party indemnification rights of any kind.
(3) The Contractor's obligations to indemnify, defend and hold harmless
the City shall survive termination of this Agreement.
10.Insurance.
A.Contractor shall at all times during the term of this Agreement carry,
maintain, and keep in full force and effect, with an insurance company authorized to do
business in the State of California and approved by the City the followin g insurance:
(1) a policy or policies of broad-form comprehensive general liability
insurance written on an occurrence basis with minimum limits of $1,000,000.00
combined single limit coverage against any injury, death, loss or damage as a
result of wrongful or negligent acts by Contractor, its officers, employees, agents,
and independent contractors in performance of services under this Agreement;
(2) property damage insurance with a minimum limit of $500,000.00 per
occurrence;
(3)Reserved
(4) Worker's Compensation insurance when required by law, with a
minimum limit of $500,000.00 or the amount required by law, whichever is
greater.
B.The City, its officers, employees, agents, and volunteers sh all be named
as additional insureds on the policies as to comprehensive general liability, property
damage, and automotive liability. The policies as to comprehensive general liability,
property damage, and automobile liability shall provide that they are primary, and that
any insurance maintained by the City shall be excess insuran ce only.
C.All insurance policies shall provide that the insurance coverage shall not
be non-renewed, canceled, reduced, or otherwise modified (except through the addition
of additional insureds to the policy) by the insurance carrier without the insurance carrier
giving City at least ten (10) days prior written notice thereof. Contractor agrees that it
will not cancel, reduce or otherwise modify the insurance coverage and in the event of
any of the same by the insurer to immediately notify the City.
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D.All policies of insurance shall cover the obligations of Contractor pursuant
to the terms of this Agreement and shall be issued by an insurance company which is
authorized to do business in the State of California or which is approved in writing by
the City; and shall be placed have a current A.M. Best's rating of no less than A-, VII.
E.Contractor shall submit to City (1) insurance certificates indicating
compliance with the minimum insurance requirements above, and (2) insurance policy
endorsements or a copy of the insurance policy evidencing the additional insured
requirements in this Agreement, in a form acceptable to the City.
F. Self-Insured Retention/Deductibles. All policies required by this
Agreement shall allow City, as additional insured, to satisfy the self-insured retention
(“SIR”) and/or deductible of the policy in lieu of the Contractor (as the named insured)
should Contractor fail to pay the SIR or deductible requirements. The amount of the
SIR or deductible shall be subject to the approval of the City. Contractor understands
and agrees that satisfaction of this requirement is an express condition precedent to the
effectiveness of this Agreement. Failure by Contractor as primary insured to pay its SIR
or deductible constitutes a material breach of this Agreement. Should City pay the SIR
or deductible on Contractor’s due to such failure in order to secure defense and
indemnification as an additional insured under the policy, City may include such
amounts as damages in any action against Contractor for breach of this Agreement in
addition to any other damages incurred by City due to the breach.
G.Subrogation. With respect to any Workers' Compensation Insurance or
Employer's Liability Insurance, the insurer shall waive all rights of subrogation and
contribution it may have against the Indemnitees.
H.Failure to Maintain Insurance. If Contractor fails to keep the insurance
required under this Agreement in full force and effect, City may take out the necessary
insurance and any premiums paid, plus 10% administrative overhead, shall be paid by
Contractor, which amounts may be deducted from any payments due Contractor.
I.Contractor shall include all subcontractors, if any, as insureds under its
policies or shall furnish separate certificates and endorsements for each subcontractor
to the City for review and approval. All insurance for subcontractors shall be subject to
all of the requirements stated herein.
11.Confidentiality. Contractor in the course of its duties may have access to
confidential data of City, private individuals, or employees of the City. Contractor
covenants that all data, documents, discussion, or other information developed or
received by Contractor or provided for performance of this Agreement are deemed
confidential and shall not be disclosed by Contractor without written authorization by
City. City shall grant such authorization if disclosure is required by law. All City data
shall be returned to City upon the termination of this Agreement. Contractor's covenant
under this section shall survive the termination of this Agreement. Notwithstanding the
foregoing, to the extent Contractor prepares reports of a proprietary nature specifically
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for and in connection with certain projects, the City shall not, except with Contractor's
prior written consent, use the same for other unrelated projects.
12. Ownership of Materials. Except as specifically provided in this
Agreement, all materials provided by Contractor in the performance of this Agreement
shall be and remain the property of City without restriction or limitation upon its use or
dissemination by City. Contractor may, however, make and retain such copies of said
documents and materials as Contractor may desire.
13.Maintenance and Inspection of Records. In accordance with generally
accepted accounting principles, Contractor and its subcontractors shall maintain
reasonably full and complete books, documents, papers, accounting records, and other
information (collectively, the “records”) pertaining to the costs of and completion of
services performed under this Agreement. The City and any of their authorized
representatives shall have access to and the right to audit and reproduce any of
Contractor's records regarding the services provided under this Agreement. Contractor
shall maintain all such records for a period of at least three (3) years after termination or
completion of this Agreement. Contractor agrees to make available all such records for
inspection or audit at its offices during normal business hours and upon three (3) days'
notice from the City, and copies thereof shall be furnished if requested.
14.Conflict of Interest.
A.Contractor covenants that it presently has no interest and shall not acquire
any interest, direct or indirect, which may be affected by the services to be performed by
Contractor under this Agreement, or which would conflict in any manner with the
performance of its services hereunder. Contractor further covenants that, in
performance of this Agreement, no person havin g any such interest shall be employed
by it. Furthermore, Contractor shall avoid the appearance of having any interest which
would conflict in any manner with the performance of its services pursuant to this
Agreement.
B.Contractor covenants not to give or receive any compensation, monetary
or otherwise, to or from the ultimate vendor(s) of hardware or software to City as a
result of the performance of this Agreement. Contractor's covenant under this section
shall survive the termination of this Agreement.
15.Termination. The City may terminate this Agreement with or without
cause upon fifteen (15) days' written notice to Contractor. The effective date of
termination shall be upon the date specified in the notice of termination, or, in the event
no date is specified, upon the fifteenth (15th) day following delivery of the notice. In the
event of such termination, City agrees to pay Contractor for services satisfactorily
rendered prior to the effective date of termination. Immediately upon receiving written
notice of termination, Contractor shall discontinue performing services, unless the notice
provides otherwise, except those services reasonably necessary to effectuate the
termination. The City shall be not liable for any claim of lost profits.
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16.Personnel/Designated Person. Contractor represents that it has, or will
secure at its own expense, all personnel required to perform the services under this
Agreement. All of the services required under this Agreement will be performed by
Contractor or under it supervision, and all personnel engaged in the work shall be
qualified to perform such services. Except as provided in this Agreement, Contractor
reserves the right to determine the assignment of its own employees to the performance
of Contractor's services under this Agreement, but City reserves the right in its sole
discretion to require Contractor to exclude any employee from performing services on
City's premises.
17.Non-Discrimination and Equal Employment Opportunity.
A.Contractor shall not discriminate as to race, color, creed, religion, sex,
marital status, national origin, ancestry, age, physical or mental handicap, medical
condition, or sexual orientation, in the performance of its services and duties pursuant to
this Agreement, and will comply with all rules and regulations of City relating thereto.
Such nondiscrimination shall include but not be limited to the following: employment,
upgrading, demotion, transfers, recruitment or recruitment advertising; layoff or
termination; rates of pay or other forms of compensation; and selection for training,
including apprenticeship.
B.Contractor will, in all solicitations or advertisements for employees placed
by or on behalf of Contractor state either that it is an equal opportunity employer or that
all qualified applicants will receive consideration for employment without regard to race,
color, creed, religion, sex, marital status, national origin, ancestry, age, physical or
mental handicap, medical condition, or sexual orientation.
C.Contractor will cause the foregoing provisions to be inserted in all
subcontracts for any work covered by this Agreement except contracts or subcontracts
for standard commercial supplies or raw materials.
18.Time of Completion. Contractor agrees to commence the work provided
for in this Agreement within (5) days of being notified by the City to proceed.
19.Time Is of the Essence. Time is of the essence in this Agreement.
Contractor shall do all things necessary and incidental to the prosecution of Contractor's
work.
20.Reserved.
21.Delays and Extensions of Time. Contractor's sole remedy for delays
outside its control shall be an extension of time. No matter what the cause of the delay,
Contractor must document any delay and request an extension of time in writing at the
time of the delay to the satisfaction of City. Any extensions granted shall be limited to
the length of the delay outside Contractor’s control. If Contractor believes that delays
caused by the City will cause it to incur additional costs, it must specify, in writing, why
the delay has caused additional costs to be incurred and the exact amount of such cost
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within 10 days of the time the delay occurs. No additional costs can be paid that
exceed the not to exceed amount absent a written amendment to this Agreement. In no
event shall the Contractor be entitled to any claim for lost profits due to any delay,
whether caused by the City or due to some other cause.
22. Assignment. Contractor shall not assign or transfer any interest in this
Agreement nor the performance of any of Contractor's obligations hereunder, without
the prior written consent of City, and any attempt by Contractor to so assign this
Agreement or any rights, duties, or obligations arising hereunder shall be void and of no
effect.
23. Compliance with Laws. Contractor shall comply with all applicable laws,
ordinances, codes and regulations of the federal, state, and local governments.
24. Non-Waiver of Terms, Rights and Remedies. Waiver by either party of
any one or more of the conditions of performance under this Agreement shall not be a
waiver of any other condition of performance under this Agreement. In no event shall
the making by City of any payment to Contractor constitute or be construed as a waiver
by City of any breach of covenant, or any default which may then exist on the part of
Contractor, and the making of any such payment by City shall in no way impair or
prejudice any right or remedy available to City with regard to such breach or default.
25. Reserved.
26. Mediation. Any dispute or controversy arising under this Agreement, or in
connection with any of the terms and conditions hereof, which cannot be resolved by
the parties, may be referred by the parties hereto for mediation. A third party, ne utral
mediation service shall be selected, as agreed upon by the parties and the costs and
expenses thereof shall be borne equally by the parties hereto. The parties agree to
utilize their good faith efforts to resolve any such dispute or controversy so s ubmitted to
mediation. It is specifically understood and agreed by the parties hereto that mutual
good faith efforts to resolve the same any dispute or controversy as provided herein,
shall be a condition precedent to the institution of any action or proceeding, whether at
law or in equity with respect to any such dispute or controversy.
27. Notices. Any notices, bills, invoices, or reports required by this
Agreement shall be deemed received on (a) the day of delivery if delivered by hand
during regular business hours or by facsimile before or during regular business hours;
or (b) on the third business day following deposit in the United States mail, postage
prepaid, to the addresses heretofore set forth in the Agreement, or to such other
addresses as the parties may, from time to time, designate in writing pursuant to the
provisions of this section.
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Lucy Lin
President/QM
Lucy Lin
Treasurer
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5.13.22
Diamond Bar Facilities Security Guard Duties
1.Security guards must be properly trained on site by Security Guard Company’s lead
staff before being assigned to a scheduled shift.
2.Guards are to arrive on time and in approved uniform. Upon arrival the assigned
guard(s) will sign in with the onsite supervisor and receive specific instructions for the
event and pick up a radio.
3.The assigned guard(s) shall routinely patrol all grounds (parking lots, patios, restrooms,
and building, grass and trailheads, and lobby areas) every 20 to 30 minutes for graffiti,
trash, and suspicious behaviors. For example, unsupervised minors and individuals
drinking in the parking lot(s).
4.The assigned guard(s) must make sure the customer/renter is in compliance with the
2018 Facility Use and Rental Policy.
a.No open bottles on the tables.
b.No minors are being served.
c.Alcohol is limited to 5 hours of service time.
d.Monitor opening & closing of bar areas, making sure alcohol is locked in kitchen
refrigerator or taken off the premises.
e.Security Guard must be 21 years of age or older.
5.The assigned guard must report suspicious behaviors to onsite supervisor immediately.
Guards may directly contact the local sheriff’s department if there is an immediate threat
of danger/violence. Guards are not expected to become physically involved in any
altercation while on duty.
6.Security guard will work with site personnel in a courteous and professional manner.
7.Security guards will be unarmed at all times. (Including, but not limited to, guns, tasers,
and pepper spray.)
8.Security guards will maintain two-way radio communication with the onsite supervisor or
site personnel at all times.
9.Security guard must check in with the onsite supervisor at a minimum every 30 minutes.
10. Security guards will refrain from any activities which are, or might be distracting from the
proper performance of their assigned duties. For example: reading, smoking,
socializing, and eating.
11. Use of a cell phone for anything other than job related purposes is prohibited.
12. Security guards may not abandon their assigned shifts.
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7.1.22
Diamond Bar Security Management Duties
1.AIS’s lead staff must properly train Security Guards on site, before being guard is
assigned to a scheduled shift.
2.Ensure guard has and wears approved uniform; black pants, black AIS issued button
down shirt, properly displayed identification card is to be properly displayed for clear
identification.
3.AIS supervisors are asked to check in at the front desk with Facility staff when they do
site visits.
4.Call Outs and No Shows – efforts shall be made to replace the guard through AIS’s
Rover Program or with a working supervisor.
5.Security guard will work with site personnel in a courteous and professional manner and
properly perform Guard Duties (Exhibit B). Guards in violation wil l;
a.be given a verbal warning and AIS management informed.
b.be sent home and only paid for service hours complete. AIS management
informed.
c.In the event a guard is continuously in violation and/or in extreme violations, guard
will be sent home without pay. AIS management will be informed immediately and
asked to no longer schedule the guard at Diamond Bar sites.
6.TrackTik;
a.Client Portal access shall be produced to Diamond Bar management.
b.Monthly Sign in/Sign out Reports are to be submitted along with monthly invoicing.
c.Any incident reports with regards to Diamond Bar posts are to be shared with
Diamond Bar management.
7.Quarterly Management Meeting: September, December, March, and June. Scheduled
at agreed upon date, time and location (in-person, by phone or via Zoom).
To keep an open line of communication for needs of improvement, whether
performance, reporting, scheduling, etc. for both parties; what is going well; or discuss
policy updates and ideas.
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REQUEST FOR PROPOSAL
The City of Diamond Bar is currently accepting Proposals for a Provider
of Private Security Services for Events at Diamond Bar Facilities.
Proposals due by Wednesday, June 1, 2022 at 5:00 P.M.
Introduction
The City of Diamond Bar is located in Los Angeles County. Security will be utilized primarily at
the Diamond Bar Center and other assigned City facilities. Highlights of the Diamond Bar
Center’s 22,500 square foot facility include four meeting rooms and a banquet room that will
accommodate up to 438 people for dining. This versatile banquet room is able to handle large
functions such as wedding receptions, banquet dinners, corporate training, and other community
events. Plus, with the use of innovative room dividers, it is possible to host several smaller
events at the same time. The banquet room features a stage area (raised platform) for
presentations and musical performances as well as video and audio capabilities. Other facilities
may include, but are not limited to, the Heritage Community Center, Pantera Activity Room and
other local parks. The City of Diamond Bar is seeking a private security firm to work specific
events as required by the City of Diamond Bar’s Facility Use and Rental Policy (Exhibit A).
Scope of Work
The designated security firm will provide security guard(s)/officer(s) for events that take place at
the Diamond Bar Center and/or other City facilities as assigned. Events that qualify for security
guard(s)/officer(s) are outlined in the City of Diamond Bar’s Facility Use & Rental Policy.
Events that serve alcohol or events with a majority of youth require security. Other events may
be deemed by the City of Diamond Bar to require security. In some cases requiring multiple
security guards/officers (reference Exhibit A).
The security guard(s)/officer(s) will be required to maintain communication with Diamond Bar
City Staff members at all times. The guard(s)/officer(s) must also maintain communication with
the hired firm for emergency purposes. The guard(s)/officer(s) will patrol the assigned City
facility, the surrounding grounds and parking lots. The guard(s)/officer(s) will also be a
RFP Private Security Services
5.17.22 Page 2
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visible presence at the beginning and ending of each event, opening and closing of bars, as well
as, but not limited to patrolling the event itself. If the Diamond Bar City Staff feel it is
necessary, the guard(s)/officer(s) may be asked to state rules of the Facility Use and Rental
Policy upon arrival to visitors and do a plain sight vehicle inspection. Reference attached list of
guard duties. (Exhibit B)
Include price of security guard/officer per hour including;
•Tiered hourly pricing for shifts scheduled 4 hours in length or less, and shifts scheduled
4.5 hours in length or longer.
•Tiered hourly pricing for holiday shifts scheduled 4 hours in length or less, and shifts
scheduled 4.5 hours in length or longer. (For purposes of this RFP, holidays include New
Year’s Day, President’s Day, Memorial Day, Independence Day, Labor Day, Veterans
Day, Thanksgiving Day, Christmas Eve, Christmas Day, and New Year’s Eve.)
•Please include other fees and or restrictions that are specific to your firm with your
proposal.
Scope of Services
The security firm must possess a current Private Patrol Operator License issued by the Bureau of
Security and Investigative Services.
The security firm will provide professional unarmed officer(s)/guard(s), age 21 or older, at all
scheduled events.
Transmit radios for communication must be provided by selected firm.
Diamond Bar staff will collect payment for security firm directly from the Diamond Bar facility
renter. Diamond Bar staff members will forward payment to the hired firm approximately one
month following scheduled events.
Diamond Bar Center Staff will schedule necessary security for events in monthly increments and
reconfirmed on a weekly basis. Requirements may change depending on additional facility
rentals or cancellations.
Agreement for Security Services
Please see the attached draft of the Agreement for Security Services that is utilized by the City of
Diamond Bar. (Exhibit C) Please review the agreement, especially the insurance and
indemnification requirements. Your proposal must include a statement that you have reviewed
the agreement and, if selected, will adhere to all required terms of the agreement.
Selection Process
In reviewing and evaluating the response to this RFP, City staff will be considering the
following:
•Responsiveness and comprehensiveness of the proposal with respect to this Request for
Proposal (RFP).
•Related experience and qualifications of the company. A minimum of three references
are required.
•An interview may be conducted to review the proposal.
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The City reserves the right to reject any or all proposals and may elect to make a decision
without further discussion or negotiation. This solicitation for proposals is not to be construed as
a contract or order of any kind. The City is not liable for any costs or expenses incurred in the
preparation of the proposal.
To be considered in this process, proposals must be submitted to the City of Diamond Bar by
Wednesday, June 1, 2022 at 5:00pm.
Please submit proposal through PlanetBidsTM. All questions about the RFP or the selection
process, please filter through the questions and correspondences feature on PlanetBidsTM.
For more information on how to Register as a Vendor please visit;
https://www.diamondbarca.gov/712/RFP-RFQ-BID-Opportunities
Vendor Category: 561612 | Security Guards and Patrol Service
Buyer: Crystal Knox, Recreation Supervisor | 909.839.7072 | Cknox@DiamondBarCA.Gov
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REQUEST FOR PROPOSALS FOR CITY OF DIAMOND BAR
SECURITY GUARD SERVICES FOR
SPECIAL EVENTS AND PRIVATE RENTALS
BUSINESS PROPOSAL (ELECTRICAL COPY)
To:
City of Diamond Bar
ATTN: Ms. Crystal Knox
Recreation Supervisor
21810 Copley Drive
Diamond Bar, CA 91765-4178
From:
Absolute Security Intl Corp
5155 Irwindale Ave,
Irwindale, CA 91706
Lucy Lin, President/QM
Tel: (626) 858-7188
llin@absolutesecurityintl.com
RFP Due: June 1st, 2022, at 5PM (PST)
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
2
Firm and Team Experience
AIS is a licensed private patrol operator approved through the Bureau of Security and
Investigative Services (BSIS) and has been in business for over 13 years under the present
business name. During the RFP review process, the main contact person to present AIS should be
Lucy Lin. Email address is llin@absolutesecurityintl.com.
AIS currently serves many contract accounts in the immediate Southern California area, including
the greater regions of LA County, Riverside County, Orange County, and San Bernardino County.
Most of the county and city area facilities that AIS provide services included but not limited to City
Hall, Library, Transportation Center, construction site, parks patrol, etc. We currently employ over
400 employees, including highly trained armed, unarmed, and off-duty law enforcement officers
who are tasked to a wide variety of contract requirements including, 24/7 service. All employees
are licensed as mandated by the Bureau of Security and Investigative Services (BSIS). Our clients
may also request that our officers be CPR/AED Certified or certified with any other specialized
training.
AIS purposefully recruits veterans with military and combat experience for its Operations
Management Team. In doing so, our Operations team can use its extensive experience to deploy
qualified officers, preempt potential problems, and fulfill the client’s needs. AIS understands that
by addressing and minimizing common industry issues, we can pass the savings onto the client in
an affordable customized security services package.
AIS has over 70 years of combined security management experience. We specialize in armed and
unarmed security services for government and private contracts and implement multi-level
customized security protection plans for federal, state, and local governments. We offer the
following types of services:
• Armed and unarmed security guards
• Stationary, foot, and vehicle patrols
• Security consulting
• Personal protection
• Loss prevention
• Security and safety training
• Security for workplace violence
• Threat assessment
• Crime and fraud investigation
• Customized security packages
You can find our officers covering sites including:
• Government facilities
• Transit stations
• Banks
• School Districts
• Schools
• Manufacturers
• Construction sites
• Stores
• Shopping centers
• Supermarkets
• Hotels
• Apartments
• Restaurants
• Parking facilities
• Special events
3.3.a
Packet Pg. 45
Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
3
Differentiation
Absolute Security International Corp firmly believes that change is always healthy for an
industry. We are constantly looking for new technologies, methods, and strategies that can make
our services more effective, more efficient, and more inexpensive. The following is a list of focal
points that AIS has determined to set us apart in the security industry.
• Absolute Security International Corp operates a communications hub 24 hours a day,
7 days a week. By not outsourcing our own IN-HOUSE Dispatch Center, AIS
ensures that all operational-critical incidents are relayed directly to AIS headquarters
and to appropriate channels. This ensures real-time responses and updates to our
clients as situations develop.
• AIS has recently acquired a secondary site designated as our In-House, Licensed
Training Center, which is staffed by our BSIS-certified training instructor. This
allows us the unique ability to offer employment to students who excel during the
training courses as well as offer the benefit of advancement opportunities to current
employees who desire additional certifications.
• AIS newly established Attendance Monitoring/Compliance officers team led by
Director of Compliance. The team is primarily not only tracking officer’s attendance,
but also communicating with officers very often to know any questions or concerns
they might have and provide solutions to them.
• AIS provides our officers the opportunity to join the Rover Program, which is a
team of high-quality officers with additional comprehensive training that are
qualified, certified, and prepared to cover any site or position last minute.
• AIS is a Proud Member of CALSAGA, the California Association of Licensed
Security Agencies, Guards & Associates; Proud Member of the NRA, the National
Rifle Association; Proud Member of IACLEA, the International Association of
Campus Law Enforcement Administrators; and Proud Member of ASIS, the
American Society for Industrial Security.
• AIS carries a Comprehensive Insurance Coverage package, which includes Crime
Insurance and Terrorism Risk Insurance, a program within the US Department of
Treasury that specifies the government shares the risk of loss from terrorist attacks.
AIS has acquired very limited policy – Employment Practices Liability Insurance
(EPLI) which covers employers against claims made by employees alleging
discrimination based on sex, race, age, or disability.
3.3.a
Packet Pg. 46
Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
4
• AIS possess a strong Financial Stability, which includes a strong bond ability and
has satisfactory credit lines from multiple reputable banks as well as sufficient cash
flow to support our Operations.
• Our armed officers are trained in Use of Force and Law Enforcement Active
Shooter Emergency Response Training by the US Department of Homeland
Security. They also take supplemental OC pepper spray, baton, and firearm training
beyond the standard BSIS curriculum.
• AIS enforces a company-wide no-smoking policy to protect the client’s property
from cigarette smells and waste, the health of our employees, and the environment.
We believe in a cleaner presentation and image for our officers that the no-smoking
provides.
• Our company upholds a Drug-free Workplace, informing our officers of the
dangers of drug abuse in the workplace, our policy for maintaining a drug-free
workplace, and available drug counseling, rehabilitation, and employee assistance
programs.
• AIS utilizes the newest technology, using TrackTik, a cloud-based security
workforce software that allows for real time notifications, electronic incident
reporting, guard tour management, GPS tracking, and client portals to access guard
performance diagnostics and reports.
• AIS has partnered with U.S. Health Works Medical Group to provide Physical
Abilities Testing (PAT) to determine whether guards can meet the physical
demands and essential functions of the job and drug testing with up to 10 panels.
3.3.a
Packet Pg. 47
Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
5
Key Personnel
Size of Project Team: Our operations team has over 70 years of combined Law Enforcement,
Corporate Security, and Airport Police/Security experience bringing extensive knowledge in the
specific fields of training, mentoring, and customer service to help better serve you. Our
administrative team is more than 40 employees, and we have a security guard team of 350+ people
as support.
President and Qualified Manager, Ms. Lucy Lin graduated with an Executive Master of Business
Administration degree from Claremont College. She has close to 30 years of experience working
with firms that provide private security services. She specializes in working with government
contracts and providing cost-effective custom security programs. Ms. Lin is a certified mediator of
the City of Los Angeles, City Attorney's Office and has vast experience in reaching a resolution for
difficult business issues. All major decisions at AIS are overseen and approved by Ms. Lin. Her
experiences include Human Resources and Administrative Management, Marketing Development,
Operations System Control, and Staffing & Accounts coordination. She is responsible for business
development for all aspects of contracting, marketing, logistics, and operations.
Chief of Operations, Mr. David Reynoso has over 30 years of law enforcement experience as a
Chief of Police overseeing one of the largest police departments in the San Gabriel Valley. He
holds a Bachelor of Science degree in Criminal Justice Supervision, a master’s degree in
organizational leadership from Chapman University, and is an adjunct professor at local colleges
such as the Rio Hondo Police Academy. Mr. Reynoso is a graduate of FBI National Academy and
has proudly served in the United States Marine Corps for over four years prior to joining the
police force. As Chief of Operations for ASI, Chief Reynoso will personally oversee all aspects of
our company’s security services operations, the creation of an elite diplomatic security team, and
the development/implementation of curriculum for our in-house security training school. The
Chief of Operations will oversee all aspects of the Operations Department including managerial
oversight of our guards and their command and support staff; implementation of new and current
policy, command structure, direction, and vision of Operations; and coordination and direction of
this Department with other adjunct Departments within the Company to ensure and grow our
continued success as one of the premiere security firms in Southern California.
Executive of Operations and Training, Mr. Bryan Colindres is responsible for the management
and development of AIS’s Training Center as well as criminal justice/law enforcement background
checking of employees. He has been employed by agencies like the Orange Unified School District
in the City of Orange as a Criminal Justice Instructor, the Los Angeles World Airports Police
Department, and the Los Angeles Police Department for patrol and training. In those departments
he was awarded the position of an FTO (Field Training Officer). His training and experience extend
to a vast number of P.O.S.T. Certified Courses in Law Enforcement. He has acquired the basic
3.3.a
Packet Pg. 48
Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
6
P.O.S.T. certificate from the Commission of Peace Officer Standards and Training with the
Department of Justice. During his 6-year tour in the United States Army, he was deployed in support
of Operation Enduring Freedom as a 19 Delta Cavalry Scout (Reconnaissance) with a rank of
Sergeant. Mr. Colindres ensures that our officers in the field are well-trained and are well-equipped
to fulfill the expectations of our clients. He serves as a project manager for several large municipal
accounts including the Los Angeles Department of Water and Power, LA Housing Authority, City
of Pomona, City of Rancho Cucamonga, and more. Each of these sites retain between 10 and 20
officers, requiring stringent background checks, applicant screening, training, and professionalism.
Regional Manager, Mr. Joe Leal is at the helm of the Operations Department at AIS. He has over
23 years of combined Military, Federal Service, and Corporate Security Management with an
emphasis on training, recruiting, and customer service. He holds significant positions such as
Commissioner for Veterans, Los Angeles County, 1st District and Assistant Director, and Army
Reserve Employer Support of the Guard and Reserve (ESGR). He has managed staff levels of all
sizes and brings an increased level of leadership to the team. He oversees the Operations
Department, but also contributes to a variety of additional support functions including Human
Resources, Marketing/Branding, Recruiting, Risk Management, Business Development, and
Logistics. He has also established National, State and County Veteran collaborative programs
through outreach and engagement with the community. He was awarded the “Call to Service” award
by President Obama.
Director of Human Resources, Ms. Jeanette Ayala is a professional with more than 20 years of
human resources management, business management and teaching experience. The Director of
Human Resources works directly with the compliance department to plan, develop, and deploy
policies applicable to all departments of our organization. Additionally, our HR Director provides
our recruiting department with the necessary human resources input to execute best practices for
hiring and talent management. Ms. Jeanette Ayala serves as a member of the Court Appointed
Special Advocate (CASA) program for children in the foster care system. She has held positions
of increasing responsibility in the Business Management, Human Resources Management and
Staffing functions at several nonprofits and for-profit organizations. Additionally, she joined the
faculty at San Bernardino Community College District, where she has taught a variety of human
resources management class and diversity inclusion courses. She has earned a Doctorate degree in
Organizational Leadership at Brandman University and a master’s degree in Business
Administration (MBA) and in Human Resources Management.
Director of Compliance, Mr. Rogelio Flores is responsible for overseeing AIS’s robust
compliance program. He has over 35 years of security experience and has held several
administrative and operational positions throughout his career. He has extensive knowledge on
physical security systems (such as Network Systems, CCTV, Access Control, Lighting, Fencing,
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Packet Pg. 49
Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
7
Barriers, and Locking Hardware, as well as Integration and Fire-Life Safety Systems). He is also
well-versed in administrative operations, as he has held roles from managing Fleet and Fuel
Programs and a Communications / Dispatch Center, monitoring Electronic Monitoring Systems, to
developing Training modules. He has been certified by Los Angeles Fire Department’s Community
Emergency Response Team and their Urban Search and Rescue Team. He has also been certified
by Texas A&M and TEEX in Weapons of Mass Destruction. The Director of Compliance also
served as a member of the security committee at the Los Angeles Union Station where he evaluated
the security threats of rail systems throughout Los Angeles. He was also a member of the National
Association of Chiefs of Police (NAOCOP) and the Overseas Security Advisory Council (OSAC).
Quality Assurance Manager, Mr. Samuel Santillano is the bridge between our guards, AIS, and
the client. Mr. Santillano routinely inspects guard posts to check the status of their performance and
to get an idea of how they are adapting to their positions. With the guards’ feedback, he can
administer either additional clarification or training. Any needs or concerns from our guards are
addressed to ensure that the guards are working optimally. All client staff will have the QA
Supervisor’s number in case of emergencies or to immediately address complaints. Mr. Santillano
is responsible for conducting initial site threat assessments and developing post orders with the
client. His duty is to also conduct orientation and site-specific training alongside the Executive of
Operations & Training, Mr. Bryan Colindres, to ensure that the officers are knowledgeable in the
Scope of Work.
Training Coordinator, Mr. Larry Morrow has 30 years of training in law enforcement and 17
years of experience in law enforcement. He received his training from the Rio Hondo Police
Academy and is a trainer for BSIS approved training courses. During his time in law enforcement,
he has won medals in the California Olympics and the World Police and fire games. He oversees
the training of security officers and creates avenues to become a field supervisor. He is also
responsible for strengthening client relationships and conducting incident investigations. The
Training Coordinator regularly adapts his classes and training to fit specific job duties set forth by
our clients. He is also responsible for teaching CPR, First Aid, Self Defense and many more
certifications.
Please see attached organization chart and resumes of project team at next page.
3.3.a
Packet Pg. 50
ITOPERATIONS
L. Phan
Controller
G. Jing
Staff Accountant
Lucy Lin
President/QM
A. Fan
IT Administrator
D. Macias
Logistics Assistant
S. Sun
Logistics Manager
D. Chu
Logistics Assistant
Absolute Security Intl Corp
Absolute International Security (DBA AIS)AIS Training Center
M. Gong
Staff Accountant
Y. Sun
Staff Accountant
M. Ma
Administrative
Assistant
O. Du
Payroll
M. Shih
Director of Finance
S. Liu
Administrator
D. Reynoso
Chief of Operations
L. Morrow
Training Coordinator
B. Colindres
Executive of Operations & Training
E. Casas
Operation & Training
Assistant
TRAINING LEGAL HUMAN RESOURCES ACCOUNTING
R. Flores
Director of
Compliance
J. Kim
Compliance
Coordinator
L. Khau
Compliance/HR
Coordinator
S. Castaneda
Senior Recruiter
S. Ladge
Operations Manager
S. Santillano
QA Manager
A. Reyes
Lead Dispatcher
J. Leal
Regional Operations
Manager
C. Herrera
Dispatcher
G. Hernandez
Dispatcher
D. Matson
Lead Dispatch
A. Basford
Field Supervisor
M. Baldwin
Field Supervisor
Post Commander
D. Myers
Field Supervisor
M. Jimenez
Field Supervisor
Post Commander
A. Barajas
Field Supervisor
M. Garcia
Field Supervisor
Post Commander
D. Calderon
Field Supervisor
R. Lesh
Field Supervisor
Post Commander
D. Ward
Field Supervisor
S. Duran
Field Supervisor
Post Commander
J. Ruiz
Field Supervisor
Y. Schrom
Field Supervisor
Post Commander
LOGISTIC
A. Flores
IT Support Specialist
COMPLIANCE
J. Ayala
Director of HR
Dispatch Team/Attendance Team
Y. Zhang
Staff Accountant
A. Jackson
Dispatcher
D. Burris
Dispatcher
E. Mendoza
Dispatcher
I. Arballo
Attendance
Administrator
M. Serrano
Dispatcher
H. Morales
Dispatcher
V. Salazar
Field Supervisor
Post Commander
D. Siegrist
Chief Legal Officer
D. Salcido
Paralegal
A. So
Contract Admin
In-House Counsel
K. Huang
Executive Assistant &
Contract Admin
M. Yang
Executive Assistant &
Contract Admin
W. Finlan
Los Angeles County Lead
Supervisor
CONTRACT ADMIN
Absolute Security Intl Corp Organizational Chart
8
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Packet Pg. 51
LUCY J. LIN
Telephone: (626) 858-7188
Email: llin@absolutesecurityintl.com
PERSONAL QUALIFICATIONS:
Offers more than thirty (30) years in executive management experiences with a comprehensive
background in HR & Administrative management; Marketing Development; Government Contracting;
Operations System control in the private patrol sector, as well as executive management related to HR,
administration, marketing, operations, and legal issues including collections, mediation, conciliations.
•Expert in Executive management & Business Administration
•Extensive Experience in Finances, Marketing, and Operations
•City of Los Angeles Attorney’s office certified Mediator
With experiences in
•Strategic Business Planning and International Business Negotiations
PROFESSIONAL EXPERIENCES:
Ms. Lucy Lin, President and Qualified Manager of Absolute Security International, Inc., a security
services provider for the Southern California region, has over 30 years of experience providing high
quality, low-cost security services for both public and private clients alike. She possesses a wealth of
business ownership, management, contracting, and administration insight that is critical to the company
and its reputation as a prominent provider of security services.
Driven by her desire to provide the best security services at the lowest cost and building upon the
experience gained through her previous endeavor, Odona Central Security, Inc., AIS specializes in
negotiating cost-effective, customized security programs for all clients – public and private alike.
Ms. Lin holds an Executive Masters of Business Administration degree from Claremont College and a
visiting scholar from Cambridge University. She studied under the tutelage of Dr. Peter Drucker, widely
regarded as one of the most influential thinkers of modern management. Ms. Lin is further certified as a
mediator with the City of Los Angeles, City Attorney’s Office. Her background, bolstered by her
experience, allows Ms. Lin has given her the capacity to effectively grow Absolute Security International,
Inc. into a prominent player on the security services stage in Southern California.
Ms. Lin’s mantra for Absolute Security International, Inc. is Your Protection is Our Mission. Your Safety
is Our Goal. Based on that philosophy, as well as her extensive background in handling security services,
Absolute Security sets out to provide the best, uncompromised, and secure security coverage at the lowest
possible cost. All Operations at Absolute Security will first and foremost always fulfill the security needs
of our client before all else.
Ms. Lin is currently the Founder, Owner, President, and QM of Absolute Security International, Inc. She
oversees the Marketing, Operations, Financial, Human Resources, and Legal departments at AIS. At the
helm, Ms. Lin has acquired massive government and corporate contracts in addition to high profile
contracts such as the LADWP, LADOT, HACLA, LACFD, the County of Riverside and various other
municipality and city contracts. As such, under Ms. Lin’s leadership, AIS has increased its annual sales
revenue by more than 35% each year.
Previously, Ms. Lin held the position of Chief Administrative Officer, QM, and Partner at Odona Central
Security, Inc. There, she managed all administrative responsibilities, but also greatly contributed toward
the company’s Operational strategies. At Odona, Ms. Lin oversaw a resurgence of the company from near
bankruptcy to a net worth of over $5M.
9
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Packet Pg. 52
DAVID R. REYNOSO
Professional Experience
Chief of Operations, Absolute International Security (01/2022 – Present)
Chief of Police - City of El Monte Police Department, Director of all police operations and
personnel for Police Department of San Gabriel Valley (04/2015 – 12/2021)
Police Captain Operations Division Commander – Baldwin Park Police Department,
commanding officer of all operations bureaus and personnel (12/2013 – 04/2015)
Police Lieutenant Watch Commander - Baldwin Park Police Department, managed two patrol
shifts, responsible for the approval of all shift police reports and supervision of police sergeants
and offices (07/2013 to 12/2013)
Police Lieutenant Support Services Commander – Baldwin Park Police Department, overall
administrative command of support services bureau, to include general investigations, special
investigation, gang enforcement, records and dispatch management (03/2011 to 07/2013)
Additional Qualifications
Adjunct Staff Westwood College (01/12 to 04/15)
Adjunct Staff Rio Honda College (07/15 to Present)
Core Competencies
Mentoring & Tutoring, Setting School Schedules, Student-Centered Instruction, Curriculum
Development & Implementation, Classroom Management, Instructional Programming &
Brainstorming in the following courses.
Bachelor of Science degree in Criminal Justice Supervision and a Master's Degree in
Organizational Leadership. He is also a graduate of FBI National Academy #244 and completed
the Sherman Block Leadership Institute Class #121. As an educator, the Chief of Operations
continues to work as an adjunct professor at local colleges.
Military
Corporal – United States Marine Corps, acquired supervisory position (6/85 – 8/89)
Honorable Discharge – Active duty
Education
Chapman University – Master of Arts Organization Leadership, March 2011
Union Institute & University – Bachelor of Science Criminal Justice Management, June 2008
Long Beach State University, 2011-2013
10
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Bryan Colindres
Email: bcolindres@absolutesecurityintl.com
OBJECTIVE: I am a certified training instructor, Project Manager for multiple governmental and
municipal contracts, and experienced leader in the private security sector. I have been an instructor
at Orange Unified School District, a police officer (field training officer) with the City of Los Angeles,
and an Army Veteran. I am bilingual in English and Spanish.
4255 Tyler Ave El Monte, CA 91731 (626) 858-7188
10/2014-09/2015 - Orange Unified School District (City of Orange ROP) Criminal Justice/CSI Instructor
1401 N. Hardy St., Orange, CA 92867 (714) 628-4000
09/2013-10/2014 - Southeast ROP (Norwalk-La Mirada Unified School District) CJ/CSI Instructor
12940 Foster Rd, Norwalk, CA 90650 (562) 860-1927
10/2006-03/2010 - L.A. World Airport Police Department, PSS Field Training
6320 W. 96th Street, Los Angeles, CA 90045 (310) 646-0200 Police Officer
03/2003-03/2009 - U.S Army Cavalry Scout (Reconnaissance) Sergeant
950 N. Cucamonga Ave., Ontario, CA 91764
EDUCATION/TRAINING
06/2011-08/2014 - East San Gabriel Valley Regional Occupational Program West Covina, CA
Criminal Justice Associates Degree Program (Associates Degree Awarded)
05/2013 - California Commission on Teacher Credentialing Sacramento, CA
Career Technical Education Teaching Credential (Public Service)
11/2011 - Rio Hondo College Whittier, CA
Peace Officer Standard Training (P.O.S.T. / PAC 43.14 Field Training Officer Course)
(Certified as FTO on 11/07/2008)
06/2007-07/2007 - L.A. World Airport Police Police-Peace Officer Standard Training, Los Angeles, CA
832.1 P.C. Aviation Security Training (Certified on 06/08/2007)
10/2006-05/2007 - Los Angeles Police Department Los Angeles, CA
Los Angeles Police Department Academy (DIPLOMA 05/25/2007)
QUALIFICATIONS
•Excellent customer service skills
•Excellent verbal and written communication skills
•Ability to work independently and in a team-oriented environment
•Ability to organize, plan and coordinate multiple tasks with a high sense of urgency and
follow-through
•Involved in plenty of various investigations and arrest
•Can create curriculum for any environment in designated field
•Ability to work effectively with people from diverse backgrounds
•Trained and protected lower enlisted personnel
•Operated daily in administration environment/ support in field operations
•Veteran of operation enduring freedom
•Willing to travel
***LIST OF AWARDS AVAILABLE UPON REQUEST ****
EMPLOYMENT HISTORY
12/2015-Present - Absolute International Security Inc. Executive of Operations & Training
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Joe Leal, US Army
jleal@absolutesecurityintl.com
Summary of Experience:
Established National, State and County Veteran collaborative programs; through outreach and engagement within the community
recognized lack of consideration given to Veterans and their families in all areas of housing, employment, health and camarad erie. By
establishing and strengthening public/private partnerships, engaging key stakeholders, coordinating activities and leverag ing resources
among collaborative entities to improve and empower Veterans’ community partnerships. Energetically sharing the story of Vet erans,
educating the community and acquiring financial support through public speaking requests for those organizatio ns outside of the
Veteran community. Actively seeks and supports homeless Veterans throughout Southern California via personal connection,
education, resources and solutions. With over 23 years of combined Military and Federal Service, I continue to organi ze and lead
several events to better improve the lives of our brave men and women in uniform including their Families.
Accomplishments:
•Created the Vet Hunters Project; a nationwide Organization for homeless Veterans driven by 100% volunteerism.
•Founded the San Gabriel Valley “Heroes in the Shadows,” homeless Veteran Stand Down. Currently on our 5 th Annual.
•Hand selected for the Steven A. Cohen Military Family Clinic at USC Advisory Board Member. •Two time Recipient of the
former President Obama “Call to Service Award”
•KCET Local Hero Award for my approach to homeless outreach.
•Telemundo National Heroes Award for my dedication to help end and prevent Veteran homelessness.
•Association of the United States Army “Dwight D. Eisenhower” Family Readiness Group Leader Liaison •Employer
Support of the Guard and Reserve “Seven Seals” award.
•Latin Business Association Community Hero of the Year
•Founder of the Los Angeles County Veterans Resource Expo
•Founder of the Los Angeles County Fair Heroes Corner
•Directly involved with LA County Military and Veterans Affairs homelessness program; planned, engaged and participated
•Recognized as Veteran of the Year, 2014 Congresswoman Napolitano and Assembly member Hernandez
Professional Experience
Absolute International Security
Operations Coordinator 2017 - Present
Responsible for the daily operations of a major security corporation. Manage and direct an office staff of 20 to ensure that the
management team exceeds all company expectations. Work closely with Account Managers to train, hire and mentor officers of th e
highest caliber. I work diligently to decrease non billable overtime, raise customer service and increase revenues and profit s. I approve
all weekly schedules, payroll and officer/supervisor reports. Meet regularly with staff to make sure all goals and objectives of the
company are met.
Department of Defense/Department of Army Los Angeles, CA
Soldier and Family Readiness/Military Liaison 2009 - Present
Provide administrative and clerical assistance to the Commander and Family Readiness Group (FRG) Leaders in the area of Famil y
Preparedness during and prior to deployment. Event coordination consisted of scheduling speakers from community based entities that
provide resources to Soldiers, Veterans, and their families. Maintained Family Readiness Group volunteer files and coordinate s
training for interested volunteers. Assists with arranging travel to volunteer trainin gs through Defense Travel System. Contributes to
combat readiness by promoting efficient and effective communication between command, Family Readiness Groups, and family
members of a 4500 (plus) personnel. Performs periodic and special staff visits conduc ting compliance inspections throughout the
command. Collaborates with Army Reserve Ambassadors, other Family Program agencies, and major subordinate commands of
different echelons in order to effectively promote awareness of Soldier and family benefits thr ough reintegration events. Responsible
for scheduling and coordinating various family activities, deployment events, and training for FRG volunteers.
United States Army 1995 - 2004
Infantryman/Ordnance Corps
Trained Soldiers in Water Born and Jungle Operations, Fort Sherman Panama. Trained Bosnian and Hungarian Soldiers in Operatio n
Joint Guard as part of the KFOR Operations. Was also a West Point Military Academy instructor (Camp Buckner) in the Bayonet,
Combat Life Saver and OPFOR training operations. Trained the Iraqi Police force during Operation Iraqi Freedom. Deployed to
Kuwait and Iraq in the initial invasion to help assure safety of U.S. personnel. Conducted combat operations in support of operation
enduring freedom. 15
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JEANETTE AYALA, Ed.D., SPHR – Director of HR
jayala@absolutesecurityintl.com
Strategic and innovative executive who translates business vision into initiatives that excel at
performance, profitability, growth, and employee engagement. Empowering leader and influencer who
thrives on tough challenges and translates visions and strategies into actionable, value-added goals.
•HR Policy, Process & Systems Design • Budget Management •Succession Planning
• Employee Relations & Diversity • Compensation & Benefit Management • Workforce Planning & Development
• Strategic Planning • FMLA, ADA, EEOC Compliance • Leadership, Training and Development
PROFESSIONAL EXPERIENCE
• Council the Chief Operations Mangers on legal and regulatory compliance in areas of employee
relations and workplace policies, Workers’ Compensation, reporting, benefits administration,
compensation and payroll and other Human Resources matters.
• Strategize the design, implementation and ongoing management for HR programs which foster positive
employee relations, high levels of engagement, and mitigate business risk.
• Interpret and implements HR policies, practices, and company philosophy to ensure effective
administration of the same. Maintains current knowledge of state and federal legislation and regulations
and ensures corporate compliance of EEO, ADA, FMLA regulations, and established corporate policies.
• Conduct need analysis to Identify training needs, define program to address the needs, and consult with
leadership on all Training/Development initiatives.
• Establish effective partnerships and communication with all levels of management and Human
Resources staff to ensure programs and processes are delivered and implemented consistently throughout
the organization.
• Lead succession planning for key management roles and execute a strategic staffing strategy to ensure a
robust and diverse pipeline of talent across the organization.
• Design, plan and administer budgets equitable compensation practices consistent with corporate
guidelines.
• Developed and managed budgets for legal counsel, recruitment, temporary staffing, benefits, and other
areas in the human resources.
• Conducted audits, resolved complex issues, and designed recommendations for improvement to existing
processes.
• Effectively executed full scope of human resources management functions, directing departmental staff
and workflow to accomplish goals within strict budget and timeframe constraints.
• Reduced Workers Compensation claims by 40 % by effectively introduced strategic plans, trainings and
staff-development initiatives which generated a cost saving over $100, 000 dollars.
• Created equitable recruitment policies, compensation, strategic hiring, candidate selections,
reassignments, and employee promotions to meet evolving needs of management team and staff.
• Negotiated company healthcare benefits and procured varied business insurance policies to ensure most
favorable benefits packages and within budget. Identified over $120,000 dollars in cost savings through
the audit of insurance benefits plans and by purchasing insurance policies for organization.
EDUCATION
DOCTORATE IN EDUCATION, ORGANIZATIONAL LEADERSHIP 2021
Brandman University, Irvine, CA
MASTER’S IN BUSINESS ADMININSTRATION (MBA) 2012
Keller Graduate School of Management, Long Beach, CA
MASTER’S IN HUMAN RESOURCES MANAGEMENT DEGREE 2010
Keller Graduate School of Management, Long Beach, CA
BACHELOR OF SCIENCE, MAJOR: CRIMINAL JUSTICE 1998
John Jay College, New York, NY
Senior Professional in Human Resources, (SPHR) Certification 2021 16
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ROGELIO FLORES
PHONE:
626-858-7188
EMAIL:
rflores@absolutesecurityintl.com
ADDRESS:
4255 Tyler Ave
El Monte, CA 91731
SKILLS, CERTIFICATION &
TRAINING
•Exceptional Customer Service Skills
(verbal & digital)
•Proficient Bilingual communication
(English &Spanish)
•Excellent problem-solving abilities
•Expert in Security Related Software &
equipment
•Familiarity with both Windows Office
Suite & Google Suite
•High computer Literacy skills
•Extended knowledge of security
electronic equipment
•John E. Reed, Interview
&Interrogation Course
•Certified Emergency First Responder
(EFR)
•WMD, Threat Risk Assessment (DHS-
ODP)
•Overseas Security Advisory Council
(OSAC)
•Workplace Violence, Mail Fraud,
Legislative Trends (ASIS)
•Emergency Response Team (CERT)
Training (LAFD)
•Urban Light Search & Rescue Training
(LAFD)
•Experienced in visual communication
WORK EXPERIENCE
Absolute International Security, Director of Compliance
2020–Present
•Lead and manage all compliance-related projects. Create
and maintain quality assurance and compliance program for
various departments within the company Develop, implement,
and enforce written compliance policies and procedures.
Draft and maintain departmental standard operating
procedures.
•Advise internal management or business partners on
departmental compliance programs.
•Address and respond to any compliance issues identified as
quickly and efficiently as possible.
•Conduct periodic internal monitoring and review. Respond
promptly to external audits and compliance-related questions.
Review and make recommendations as to policies and
procedures improvements.
•Stay up-to-date on regulations and laws impacting the security
guard services industry. Keeping abreast on the industry trends
and best practice.
Superior Protection Services – Security Manager
2018–2020
•Overall management of customer accounts.
•Arranged & attended meetings with customers
•Manage real-time employee reporting systems (TrackTik)
•Daily overview & management of employees
•Weekly visitations to customer sites to stay up to date
•Development of customized security programs for customer
accounts.
•Responded to on-site emergencies as they developed.
American Guard Services - Director of Operations
2011–2018
•Daily management of accounts & branch personnel
•Tasked with the configuration, implementation & managing of
the Real Time Reporting Systems (FFM)
•Developed training material & programs to enhance the value
of service by expanding the guard’s knowledge
•Attended Pre-bid & selection board meetings to assist with
proposals & business development
•Start-up & management of new branches nationwide
American Protective Services – Account and Branch Manager
1989-2018
•Conducted on-site inspections to verify compliance with post
instructions at sites.
•Oversaw the quarterly financial/ billing reconciliation of major
accounts
•Coordinated site visitation and organized meetings with Site
Supervisors
•Assignment of personnel for more than 36,000 hours per week
for contracted security services
•Responsible for on-site compliance of company & client
regulations
•Maintained associated automated systems & data dealing
with officer’s qualifications, site requirements & incident/daily
activity reports
•Assisted in the development & instructor of a regional field
supervisor program
•Processed payroll & billing information
•Responsible for purchasing, assignment & maintenance of
security related equipment including firearms for armed
officers.17
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
20
Security Plan
Operations Chart and Service Procedures
AIS is a full-service security firm that constantly strives for better client satisfaction. We have
streamlined our client feedback process to ensure better communication between our clients and
the relevant AIS department. We have included our operations chart detailing how the different
departments of Absolute Security International Corp will operate.
Tracking & Report System
Compliance Director: Rogelio Flores
POST/WORK ORDER
Executive of Operations: Bryan Colinders
SCHEDULE ARRANGEMENT
Operations Scheduling Manager: Sandy LadgeSchedulers: Dispatch Team
IN-HOUSE
TRAINING CENTER
Training Instructor:
Larry Morrow
City of Diamond Bar
THREAT ASSESSMENT
QA Manager: Samuel Santillano
FINANCIAL/ACCOUNTING
Fanancial Manager: Martin ShihController: Lisa Phan
IN-HOUSE DISPATCH CENTER
Lead Dispatch: Daniel Matson
CONTRACT ADMINISTRATION
Mia Yang
ACTION TAKING
Chief Operations: David Reynoso
SUPERVISION
Supervisors Team and QA Managers
HUMAN RESOURCES
Director of HR: Jeanette AyalaDirector of Compliance: Rogelio Flores
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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Response to Scope of Services
AIS fully understand the Scope of Service of the RPF of private security guard services for events
at facilities in the City of Diamond Bar and comply the scope of work stated as below:
AIS will provide security officers for events that take place at the Diamond Bar Center and other
City facilities as assigned. Events that qualify for security guards are outlined in the City of
Diamond Bar’s Facility Use & Rental Policy. Events that serve alcohol or events with most of the
youth require security. AIS will also provide services when the City of Diamond Bar may deem
other activities to require security or when multiple security personnel are required.
The security officers of AIS will be always in constant contact with Diamond Bar City Staff
members and with the hired firm for emergency purposes. Our guards will patrol the designated
City facility, the surrounding grounds and parking lots. They will also be a visible presence at the
beginning and ending of each event, opening, and closing of bars, as well as, but not limited to
patrolling the event itself. If the Diamond Bar City Staff feel it is necessary, we can consider
having our guards to explain the rules of the Facility Use and Rental Policy upon arrival to
visitors and conduct a plain sight vehicle inspection. AIS will fulfill the list of guard duties of
Exhibit B - Guard Duties May 2022.
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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AIS is committed to providing professional security service within the Scope of Work and
hereby takes the following approach to enhance all the Statement of Works:
1. Quality Assurance
Training
AIS has its own State Licensed Training Facility and State Licensed Trainer. We handle our
training in-house by running a full operational training facility at our corporate headquarters. Our
Trainer, Mr. Larry Morrow has extensive training experience. Sample of training topics as
following.
Basic Training
1.All training other than 832PC for all new hires:
All Absolute International Security (AIS) officers’ and new hires are required to have
completed upon application with AIS state mandated and certified training with the Bureau
of Security and Investigative Services (B.S.I.S.) regulations.
2. On the job training:
All Absolute International Security employees working in a security officer capacity are
provided with weekly in-service field and scenario-based training in any of the above stated
topics as on the job continuing education, and before each officer is assigned to a jobsite
they will receive training in conjunction with specific Post Order and/or Scope of Work for
each individual site. The Post Order and/or Scope of Work will be modified periodically.
3.Perishable skills training that is provided intermittently:
Other than weekly on the job training in the previous mentioned topics, sensitive use of
force perishable skills and topics such as:
•Firearms Training and Certification (year-round training and re-certification)
•Baton Training and Certification (year-round training and re-certification)
•Chemical Agents (OC Pepper Spray) Training and Certification
•Arrest Tactics
•Self-Defense
4. Training provided to guards：
•Sexual Harassment Training •Crowd Control of Large Groups
•Crime Prevention and Response
•Dealing with Aggressive Behavior
•Interpersonal Communication
•Managing Conflict
•Teamwork
•BSIS Guard Card Training
•Firearm Training
•Terrorism Awareness Training
•Legal Powers and Limitations of
Security Officers
•Preventing Discrimination and
Harassment
•Workplace Safety Training
•Ethical Conduct
•Negotiation Skills
•OSHA Training
•Driver Safety Training
•Observation and Documentation
Training
•Crisis Response
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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BPPE Approved Training Facility: AIS’ training is approved to operate as a Post-secondary
School by the California Bureau of Private Post-secondary Education (BPPE). It is one of only 200
vocational schools approved by the Department of Consumer Affairs with strict guidelines for
training instructor credentials, class curriculum, and success of enrolled students.
AIS Training Sector
AIS launched our new Training Sector in April 2010, offering training classes to in-house guards
as well as for all those who are considering a career in security service.
The training sector has the following responsibilities:
•Responsible for all aspects of corporate training policies, objectives, and initiatives. Directs
the design, planning, and implementation of corporate training programs and procedures.
Plans and directs new training techniques and suggests enhancements to existing training
programs. Ensures that the training programs meet federal, state, and local regulations.
Measures the impact of programs and learning activities.
•Responsible for the overall satisfaction of customers. Plans and directs all aspects of training
sector's staff and service functions. Develops and oversees training sector’s staff and service
policies, objectives, and initiatives. Demonstrates expertise in a variety of the field's
concepts, practices, and procedures.
•Familiar with a variety of the field's concepts, practices, and procedures. Relies on extensive
experience and judgment to plan and accomplish goals. Performs a variety of tasks. Leads
and directs the work of others. A wide degree of creativity and latitude is expected.
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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We are currently offering training classes on the following subjects:
1. Power to Arrest (Module A – D) (4 hours)
2. Exposed Firearms Permit (8 hours)
3. Guard Card (40 hour)
4. Loss Prevention
5. Arrest & Control Techniques
6.De-Escalation of Force
7.Tear Gas & Pepper Spray
8.Exposed Firearms Permit
9.Taser Certification of Force
10. C-TPAT Inspection Compliance Training
11.Security & Safety Training
12.CAL-OSHA Regulation
13. Professional Security Consultation
14.CPR & First Aid
15. Emergency Onsite Training
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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2. Orientation Program
All guards are required to finish an orientation program outlined by our Training Manager Mr.
Bryan Colindres that is site specific. If the staff of Foothill Transit allows, this training program
will be a joint effort to prepare guards with a curriculum to deal with all common occurrences,
emergency protocols, and lay out daily responsibilities. This allows our guards to be prepared for
the scope of work at the start of the contract and be familiar with evacuation, fire, lock-down, active
shooter, biohazards, earthquake, and other drill procedures set by authorities.
Continued training every quarter is essential for our officers to retain high standards. This retention
training will highlight areas of improvement and clarify any questions on the scope of duty. At the
client’s request, AIS shall conduct additional retention training sessions.
Site Specific Training Courses:
All AIS security guards must successfully complete before commencing patrol duties, a basic
training course which provides the subject matter, class time, and topics described below.
Duties and Functions of Security Guards (3 hours)
•Public Relations
•Appearance
•Observe and report
•Note-taking and reporting
•Legal powers and limitations
•Prevention
•Use of force only when life is being threatened
•Search and seizure
•Arrest powers
Prevention and Protection (3 hours)
•Patrols
•Checking for hazards
•Access control
•Department’s rules and regulations
•Inspections
•Safety
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
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Enforcement (3 hours)
•Observation and description
•Preservation of evidence
•Criminal and civil law
•Crimes in progress
•Unruly persons
•Defensive tactics
•Procedures for bomb threats
•Procedures during fires, explosions, floods, and demonstrations
Special Problems (2 hours)
•Vandalism
•Arson
•Burglary
•Robbery
•Theft
•Loitering
•Drugs and alcohol
•Terrorism
General Emergency Services (2 hours)
•Communications
•Crowd control
•Fire control systems and fire prevention
•First Aid/CPR
•Safeguarding District Property
•Law enforcement and private security relationships
•Responding to alarms
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
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3. Documentation Methods
Monitoring Method Action Taken for Client
Check in and Check out System Check-in/out times Emailed Weekly
Sign-in Sheets Attached with Billing Invoice
Electronic Sign-in Sheets Emailed Weekly
Supervisor Post Checks Emailed Weekly
Documentation & Equipment Daily Activity Reports Emailed Weekly
Daily Report Log Emailed Weekly
Supervisor Activity Reports Emailed Weekly
Individual Guard GPS Tracking Available 24/7
Checkpoint Tracking Available Daily
Patrol Vehicle GPS Tracking Emailed Twice a Week
Vehicle Inspection Emailed Weekly
Monthly Incident Reports Emailed Monthly
Monthly Reports Emailed Monthly
E-Verify BSIS Guard Card Expiration Quarterly Reports
BSIS Exposed Firearm Permit
Expiration Quarterly Reports
BSIS Baton Permit Expiration Quarterly Reports
School Security SB 1626
Expiration Quarterly Reports
CPR/First Aid Expiration Quarterly Reports
OC Pepper Spray Certification
Expiration Quarterly Reports
Samples Forms for Monitoring
•Daily Activity Report
•Incident Report
•Supervisor Daily Report
•Disciplinary Action Notice
•Quality Assurance Inspection Report
•Guard Timesheet
•Guard Sign In/Out Sheet
•Parking Violation Warning
•Emergency Action Plan
•Fire Watch
•Bomb Threat Receive Form
•Daily Vehicle Inspection
•Patrol Tag
(Please see attached for sample forms)
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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4. Emergency Response Protocols
All officers assigned to the City must clearly understand Emergency Response Protocols. Each
Security Officer must use good common sense and follow through with a clear mind and complete
respect for personal safety. The lives of our officers as well as the lives of others are of the highest
priority. In addition to AIS emergency training, guards will follow evacuation and emergency
procedures. This shall be completed as a part of the orientation and site-specific training program.
TYPES OF EMERGENCIES:
1. Man Made
Fires (Arson)
Accident/Injuries (Train, Bus, or Car)
Bomb Threats
Blackouts
Terrorist Activities
Robberies (Armed)
Active Shooter
Riots
2. Natural
Earthquakes
Storms
Floods, etc.
Universal Emergency Response Procedures are a set of standard, clear directives that may be
implemented across a variety of emergency situations. When an emergency begins, guards are to
decide which procedure to implement, based on the situation.
UNIVERSAL EMERGENCY RESPONSES:
1. Procedures
Alert Status
Alarms
Evacuation
Lockdowns
2.Emergencies
Workplace Violence
Chemical Spills (HAZMAT)
Psychiatric Crisis
Medical
Severe Weather
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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ACTIVE SHOOTER EMERGENCY RESPONSE
First and foremost, the guard must ensure the safety of his or her life. Once the threat of one’s life
is past, the officer must contact the client to determine the course of action to be taken. Once the
authorities have been informed, it is the officer’s duty to preserve the life of those around him. This
includes keeping calm and directing staff away from the direction of activity. The guard should be
familiar with the authority’s evacuation and lock-down drills.
Communication
Essential information that should be relayed to the command post include:
•Status of crisis site (secure or unsecure)
•Status of law enforcement personnel (number injured, killed, or wounded)
•Status of criminal or terrorist subjects (killed, wounded, or captured)
•Status of other occupants (killed, wounded, or in custody)
•Current actions in progress
•Location, description, and status of any IEDs
•Follow-up needs such as EOD, emergency medical services (EMS), or other
As an initial responder, AIS guards will be responsible for rapid deployment of subsequent
responders to the crisis site. AIS guards shall be reinforced in all training and understood by all
members of potential responding agencies. This is to prevent our guards from being vulnerable to
misidentification by responding parties.
Evacuation
Because of the nature of an active shooter incident, officers may not be able to begin automatically
evacuating others prior to securing the threat. Rescue operations should begin once the threat is
neutralized. Several factors need to be considered when evaluating the evacuation of wounded and
non-wounded individuals:
•If wounded persons need to be evacuated, they should be moved to the established
evacuation exit point
•Evacuation of wounded persons should begin as soon as practical
•Security outside the crisis site will dictate the timing of the evacuation
Evacuation shall only be conducted if sufficient safeguards are in place to provide for safe
movement.
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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BOMB THREAT RESPONSE PROCEDURE
If a bomb threat is received, either by phone or other means, the person receiving the call should
remain calm and attempt to get as much of the following information as possible on a bomb threat
report form. If the caller wishes to talk, or answer questions, use open-ended questions and let the
caller talk.
DO NOT CUT THE CALLER’S ANSWERS OFF. The longer the caller talks, the greater the
possibility of obtaining valuable information.
Time the device is set to go off.
Location of the device.
Type of device and description.
Reason for setting the device.
Notify authorities immediately as well as your facility supervisor, manager, operator, or
administrator. If possible, signal or pass a note to other staff to listen and help notify authorities.
Wrote down as much information as possible that will aid investigators: Caller ID Number, exact
wording of threat, type of voice or behavior, etc. Record the call, if possible.
If a package that appears suspicious is received or found within the Sites, the guard will notify City
officials and the Los Angeles Police Department. The guard shall not handle the package and will
clear the immediate area of staff. If the package appears suspicious to officials, he or she will ask
the designated staff representative to send for the police and bomb squad. When reporting to 9-1-1
and the local law enforcement, explain why the item looks suspicious and follow their further
instructions. Law enforcement will assess the situation and provide guidance regarding shelter-in-
place or evacuation. If no guidance is provided and you feel you are in immediate danger, calmly
evacuate the area. Distance and protective cover are the best ways to reduce injury from a bomb.
The guard is to keep the area clear until the police or bomb squad arrives and completes its
inspection. Emergency Evacuation Procedures will be conducted by the guard who will be
notified whether or not only a single area will be evacuated or if there will be a general evacuation
ordered. Every situation is unique and should be handled in the context of the facility or
environment in which it occurs. Facility supervisors and law enforcement will be in the best
position to determine if a real risk is posed and how to respond.
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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TELEPHONE BOMB THREAT CHECKLIST
INSTRUCTIONS: BE CALM, BE COURTEOUS. LISTEN. DO NOT INTERRUPT THE CALLER.
YOUR NAME: __________________________ TIME: _____________ DATE: ________________
CALLER'S IDENTITY SEX: Male _____ Female ____ Adult ____ Juvenile ____ APPROXIMATE AGE: _____
ORIGIN OF CALL: Local __________ Long Distance ___________ Telephone Booth __________
VOICE CHARACTERISTICS SPEECH LANGUAGE
___ Loud
___ High Pitch
___ Raspy
___ Intoxicated
___ Soft
___ Deep
___ Pleasant
____________
Other
___ Fast
___ Distinct
___ Stutter
___ Slurred
___ Slow
___ Distorted
___ Nasal
____________
Other
___ Excellent
___ Fair
___ Foul
___ Good
___ Poor
__________
Other
ACCENT MANNER BACKGROUND NOISES
___ Local
___ Foreign
___ Race
___ Not Local
___ Region
___ Calm
___ Rational
___ Coherent
___ Deliberate
___ Righteous
___ Angry
___ Irrational
___ Incoherent
___ Emotional
___ Laughing
___ Factory
___ Machines
___ Music
___ Office
___ Machines
___ Street
___ Traffic
___ Trains
___ Animals
___ Quiet
___ Voices
___ Airplanes
___ Party
___ Atmosphere
BOMB FACTS
PRETEND DIFFICULTY HEARING - KEEP CALLER TALKING - IF CALLER SEEMS AGREEABLE
TO FURTHER CONVERSATION, ASK QUESTIONS LIKE:
When will it go off? Certain Hour ____ Time Remaining
Where is it located? Building Area
What kind of bomb? ___________________
What kind of package? ______________
How do you know so much about the bomb?
What is your name and address?
If building is occupied, inform caller that detonation could cause injury or death.
Activate malicious call trace: Hang up phone and do not answer another line. Choose same line and dial
*57 (if your phone system has this capability). Listen for the confirmation announcement and hang up.
Call Security at 911 and relay information about call.
Did the caller appear familiar with plant or building (by his/her description of the bomb location)? Write out
the message in its entirety and any other comments on a separate sheet of paper and attach to this checklist.
Notify your supervisor immediately.
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Proposal for RFP – The City of Diamond Bar RFP Private Security Services
5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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CHEMICAL RESPONSE PROCEDURE
Chemical spills can occur within or outside of the facility. When a chemical spill happens, it may
not be readily apparent as a hazardous materials incident. You will not necessarily see the spill or
smell chemical fumes before it affects you or others around you.
Typically, the first signs that a chemical spill has occurred will be reports of dizziness, fatigue, or
nausea by two or more persons within a specific area. If you become aware of two or more people
reporting feelings of illness when exposed to a specific area, do not attempt to investigate the
suspected area yourself. Notify Absolute International Security Post Commander and/or
management immediately.
When a chemical spill is suspected or confirmed, the first priority shall be the safe and immediate
evacuation of all persons from the affected area. Security personnel shall be utilized to search for
and evacuate persons from the affected areas only if the circumstances show that such an action
does not pose undue hazard to Security personnel.
Security personnel shall notify local emergency services (i.e. police and fire), explain the
circumstances, and await emergency response.
Security personnel shall contain the affected area and not permit any patrons or employee’s access
until the situation has been successfully resolved.
If a chemical spill occurs outside of the building, it may involve a container marked with an
identification placard. Security personnel shall determine, from a safe distance, if an identification
placard is visible on the involved container(s). They shall note the placard’s number, color code,
and symbol(s) and be able to provide this information to responding Emergency Services personnel.
See attachment # 2 for samples.
Precautionary Measures
Do not assume gases or vapors are harmless due to lack of odor.
Do not walk through, touch, or come into contact with any type of spilled materials.
Remain at a safe distance from the location so as to avoid inhaling fumes, smoke, or vapors
from any spilled materials.
Remain alert for the possibility of fire within the containment area.
Notify all department managers/supervisors of the affected area and instruct them to ensure
that no employees inadvertently enter the containment area.
Any reports of exposure to chemicals by employees or patrons shall be immediately reported to the
on-duty supervisor for proper treatment and documentation.
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ROBBERY REPORT SYSTEM
Ensure Staff Safety
When Safe, Call 911
Notify Field Supervisor
Field Supervisor Will Notify AIS Project Manager
Mr. Bryan Colindres
Cell: (626) 848-7406
AIS Will Notify the Client
Remember what the robber looks like & provide the best description possible
Don't touch anything until Police arrive
Wait for Further Instructions from the Police Department
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5155 Irwindale Ave, Irwindale, CA 91706 Telephone: (626) 858-7188 Facsimile: (626) 858-2882
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FIRE EMERGENCY RESPONSE PROCEDURE
The surest way in which to control a fire is to prevent it from happening in the first place. All
Security personnel are responsible for remaining alert for any circumstances within their area of
responsibility which could result in or increases the chance of a fire. The following are examples
of what each officer should consider basic prevention measures:
Always be on the lookout for combustibles. Flammable liquids such as gasoline are not to
be used for cleaning purposes. Liquids not contained in their original containers are to be
removed from public areas.
Refuse must always be placed in proper containers and disposed of in a timely manner.
Be aware of maintenance work in your area of responsibility, particularly welding or
electrical work. Check the work area thoroughly for “hot spots”.
If Fire is detected:
Although it is impossible to determine to what extent a fire represents a hazard, the following
procedures are a guideline for Security personnel:
Notify staff, by radio or telephone, of any report (or personal observation) of smoke or
flames.
Clear/evacuate the immediate area of patrons and employees.
If the fire is accessible, attempt to extinguish it. If the fire cannot be extinguished, close
any doors in the area in order to help contain the blaze.
Stay in the immediate vicinity, if safe to do so, until assistance has arrived.
If the fire is large or appears to be out of control, immediately notify emergency services (i.e. police
and fire) and contact all department managers on property and forewarn them to prepare for
implementing the Evacuation Procedures.
If any fire is detected in any location on the jobsite, the first thing to do is summon the local Fire
Department. Officers must be prepared to provide the exact address of the location. Then, officers
must immediately notify their supervisor as well as the Client.
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FIRE EMERGENCY REPORT SYSTEM
Fire Emergency
Identify What Class of Fire- A, B, or C
Use of Fire Extinguisher if the fire is small & contained
Do not attempt to fight any fire that is large and obviously out-of-control
Never cut off your escape route to safety
Your next top priority must be the protection of lives.
Activate or sound the fire alarm. Then coordinate an evacuation with the proper authorities.
Call 911
Call the Fire Department
Notify Field Supervisor
Field Supervisor Will Notify AIS Operations Manager and Officials
Mr. Bryan Colindres
Cell: (626) 848-7406
AIS Will Notify the Client
Wait for the Fire Department
Check that the Fire Department has quick and easy access to the location of the fire.
Unlock and open gates and doors.
Do not permit patrons to depart in vehicles
Clear all access routes for emergency vehicles and equipment.
Position yourself beside the street where you can easily be seen
Direct the Fire Department to the affected area.
Avoid having people walking or running around on the external perimeters of the location
Once the Fire Department has arrived, the Captain/Chief will be in charge
Control emergency access routes clear by keeping all unauthorized persons away from the
emergency area
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FIRE EXTINGUISHER USE & CARE
1. Types of Fire Extinguishers
There are four fire classifications and specific types of extinguishers are used for each, as described
below. If you have not been trained in fire suppression, or proper use of a fire extinguisher, please
do not attempt to combat a fire. Call for assistance and attempt to confine the fire to the smallest
area possible.
Class A: The types of fires can be put out with water include wood, paper, rubber, plastics, and
fabric (ordinary solid materials). Water acts as a cooling agent, thus reducing the heat of the fire.
After a Class A fire is put out, it must be “overhauled”. This means that the material must be broken
up to ensure all embers are smothered. A Class A fire extinguisher can be a silver container filled
with water and a special “wetting” agent. This type of extinguisher can shoot an approximate 5’ to
40’ stream of water. It can be a red container filled with a foam that removes the air and heat of a
fire or dry chemical or halon that breaks the chain reaction of a fire.
Class B: Fires from vapors formed above flammable liquids, such as gasoline, tar, cleaning fluids,
and grease, where the vapors mix with the air. These fires are put out by dry chemical, or halon, as
well as well as by an extinguisher that contains a special foam or carbon dioxide (CO2). These
types of smothering agent break up the chain reaction between oxygen and vapors, and they are
considered most effective for putting out this type of fire.
Class C: Class C fires are those found with electrical equipment. At first knowledge of an electrical
fire. TURN OFF the electricity. The fire then becomes a Class A fire and can be treated as Class A
fire. When treating a Class A fire, a carbon dioxide, dry chemical, or halon extinguisher can be
used. If the electricity cannot be turned off at once, be sure to use a chemical extinguisher, NOT
water. If water is released upon this type of fire, the electricity may travel up the stream of water
through the extinguisher.
Class D: A Class D fire refers to combustible metal fire, such as the magnesium metal sometimes
found in certain automobile engines. These can only be put out by a Class D fire extinguisher.
Water will only feed the fire: it would take a tremendous amount of water to put out this type of
fire.
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2. Use and Care of Fire Extinguishers
Extinguisher (carbon dioxide, dry chemical, or halon) should be serviced once a month by inverting
the extinguisher and shaking it. Once a year, an authorized service should inspect and recharge the
extinguisher. Once an extinguisher is used, never place it back in its original place; be sure it is
recharged immediately by and authorized service company. To use a fire extinguisher, the acronym
“P.A.S.S.” is the basic operation.
•Pull the ring pin
•Aim the nozzle at the base of the fire
•Squeeze the handle
•Sweep the handle
•Sweep the nozzle from the side to side
If the extinguisher has an insulated, be sure to hold the handle, not the hose. As carbon dioxide is
discharged, it creates static electricity that can shock you.
3. Keys to Combating A Fire
•Use the appropriate fire extinguisher to combat the fire. The type of fie the extinguisher was
made for is labeled on the container. Most of the building extinguishers are of the ABC type,
which can be used on most types of fires.
•When at all possible, two or more people should fight a fire. Never enter a room alone,
unless a person’s life is in danger.
•Feel the doorknob for heat before entering the room. If the door or doorknob is hot to the
touch, do not enter. This indicates the room is engulfed in flames and opening the door will
cause the fire to spread rapidly. If you determine it is safe to enter the room, close doors to
prevent any fire from spreading.
•Fire, gases and smoke will rise: therefore, if you must enter a room to save a life, crawl on
your hands and knees along the floor.
•Do not touch electrical wiring or television sets.
•Caution is advised when using fire hoses, which could result in water damage.
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MEDICAL EMERGENCY RESPONSE PROCEDURE
In instances of serious injury or illness, the following steps shall be taken:
Notify emergency services and provide the exact location of the victim and describe the
medical problem/symptoms.
Keep the victim still.
Security personnel shall attempt to obtain detailed information about the incident. Security
personnel shall ask the victim (if conscious) about their condition, and/or interview any
available witnesses. Security personnel shall remain with the victim until relieved by
Emergency Medical Services (EMS) personnel.
The decision of whether or not to administer First Aid at the scene of an accident/injury is a personal
one. The Good Samaritan law protects people who choose to perform First Aid, as long as the
action taken is reasonable under the circumstances.
Automatic External Defibrillator & CPR (AED) if applicable
Certified personnel may authorize the use of the AED and CPR in accordance with the training
received when the person is unconscious.
Bloodborne Pathogens
Employees or patrons may be exposed to blood while rendering first aid, cleaning up spills,
cut/punctured by a potentially contaminated sharp object(s), or other contaminating activities. If
this occurs, the following steps must be taken:
Ensure that other employees or patrons are not exposed unless properly protected (i.e. gloves,
goggles, etc.)
Obtain all available information on the person who was the source of the blood.
Notify Absolute International Security Post Commander and/or Management.
Security personnel shall ensure the proper handling of the exposure, including all required
documentation and notifications, as required by the Blood-borne Pathogens procedures.
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AIS COVID-19 Safety Policy
At Absolute International Security (the “Company”), the health and safety of our employees is
our top priority. With the spread of the COVID-19, the Company must remain vigilant in
mitigating the outbreak and spread of the virus. In order to be safe and maintain operations, the
Company has developed this COVID- 19 Prevention, Preparedness, and Response Policy (the
“Policy”) to be implemented, to the extent feasible and appropriate, throughout the Company and
our worksites. This Policy is based on information available from the CDC, OSHA, and state and
local Health Department officials, at the time of its development, and is subject to change based
on further information provided by those officials. The Company may also amend this Policy
based on operational needs.
I.AUTHORITY AND RESPONSIBILITY
A.Responsibilities of Employees
The Company is asking every one of our employees to help with our prevention efforts while at
work. In order to minimize the spread of COVID-19 at our worksites, everyone must play their
part. As set forth below, the Company has instituted various housekeeping, social distancing, and
other best practices at our worksites. All employees are responsible for following these
guidelines, using safe work practices, following all directives, policies, and procedures, and
assisting in maintaining a safe work environment. In addition, employees are expected to report to
their managers or supervisors if they are experiencing signs or symptoms of COVID-19, as
described below, or if they become aware of any COVID-19 hazards. It is the Company’s policy
to ensure that employees can report COVID-19 symptoms and hazards without fear of reprisal.
Employees may inform their managers or supervisors of any COVID-19 hazards identified by
notifying them in writing by describing the hazard in detail.
B.Training and Instruction
The Company will provide effective training and instruction for employees, which includes:
• COVID-19 policies and procedures to protect employees from COVID-19 hazards and how to
participate in the identification and evaluation of COVID-19 hazards under the Identifying and
Evaluating COVID-19 Hazards section of this Policy.
II.GENERAL SAFETY POLICIES AND MANAGING COVID-19 HAZARDS
A.Identifying and Evaluating COVID-19 Hazards
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The Company continues to monitor the applicable orders and general and industry-specific
guidance from the State of California, Cal/OSHA, and local health departments related to
COVID- 19 hazards and prevention at the workplace. In order to identify and evaluate potential
COVID-19 hazards, the Company will conduct workplace-specific evaluations, from time to time,
in order to evaluate existing COVID-19 prevention controls, identify the need for different or
additional controls, and correct any potential COVID-19 workplace hazards.
B.Health Screenings
The Company expects that employees will evaluate their own health and symptoms before
reporting to work. All employees will be asked to complete a Notice of Collection of Employee
COVID-19 Health Information before entering the physical work location. If screenings are
conducted at the workplace, both screeners and employees will wear face coverings during the
screening. Any employee who has a temperature of 100.4 degrees or higher and/or answers “Yes”
to any exposure or symptom questions, will be asked to leave the worksite and return home. The
temperature of each employee will be taken with a non-contact thermometer.
All visitors, clients, and vendors will be required to complete a Health Questionnaire and Liability
Waiver to assess exposure to COVID-19 and will be asked to leave the premises if exposure or
symptoms are determined.
C.Staying Home When Sick
Employees must familiarize themselves with the symptoms of COVID-19, which include, but are
not limited to, cough, shortness of breath or difficulty breathing, fever or chills, fatigue, muscle or
body aches, headache, sore throat, new loss of taste or smell, congestion or runny nose, nausea,
vomiting, or diarrhea. If an employee has any of the following, they should seek medical care
right away: trouble breathing, persistent pain or pressure in the chest, new confusion, inability to
wake or stay awake, bluish lips or face. Please note this list is not all possible emergency
symptoms and it is possible that an infectious person may have no symptoms. Employees should
call their medical provider for any other symptoms that are severe or concerning to them.
If an employee develops any of the symptoms above, especially fever and symptoms of
respiratory illness, such as cough or shortness of breath, the employee SHOULD NOT GO TO
WORK and immediately notify their supervisor and healthcare provider. Likewise, if an
employee comes into Close Contact with someone showing these symptoms, they should call
their supervisor and healthcare provider right away. Employees should wait until they have been
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cleared by a healthcare provider before returning to work. If an employee shows symptoms of
acute respiratory illness and/or COVID-19 at work, they will be sent home immediately.
D.Notice of Absences
Employees who will be absent from work should generally follow the Company’s regular
procedures for notifying the Company of the need for time off.
If an employee is out sick or shows symptoms of being ill, it may become necessary to request
information from the employee and/or their healthcare provider, subject to applicable laws. In
general, the Company may request medical certification to confirm an employee’s need to be
absent and to confirm that it is appropriate for the employee to return to work. The Company will
comply with all applicable statutes, laws, and regulations that protect the privacy of persons who
have a communicable disease.
E.Employee Accommodations
In accordance with applicable state and federal law protecting qualified individuals with medical
or other conditions that put them at increased risk of severe COVID-19 illness, the Company will
attempt to reasonably accommodate those individuals unless doing so would create an undue
hardship on the Company. The Company is committed to complying with all applicable state and
federal laws, including the Americans with Disabilities Act, the Americans with Disabilities Act
Amendments Act, and the Fair Employment and Housing Act. Further, the Company will not
retaliate or otherwise discriminate against an individual for requesting such an accommodation in
good faith.
If an employee believes they require an accommodation from the Company, they should contact
their supervisor or Human Resources Director to request such an accommodation. The Company
will engage in the interactive process with the individual to determine if there is a reasonable
accommodation that may be provided. The employee should specify what accommodation the
employee needs to enable them to perform the essential functions of their job, preferably in
writing.
F.No Retaliation or Discrimination
The Company will not retaliate or discriminate against any job applicant or employee for
reporting or disclosing a position.
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5. Staffing Capabilities
AIS currently services the Counties of Los Angeles, Orange, Riverside, and San Bernardino. This
includes municipal, government, and private contracts in both armed and unarmed positions. AIS
is currently expanding company operations by partnering with local workforce agencies such as
Goodwill, Vet Hunters, and America’s Job Centers. This allows our company to meet specific
officer requirements from our clients including bilingual in Spanish, experience working with law
enforcement, and officers with proven history of high-caliber security training.
a. Staffing Plan
We will staff your location as indicated in RFP with officer(s) who have been highly trained in their
security responsibilities as well as customer service. We will utilize officers who have been trained
for the specific details and scope of work at your sites and we will train another two officers for
backup. This will ensure that there is a consistent presence with officers who are familiar with the
post assignments, employees, vendors and guests. Additionally, we will also have our Field
Supervisors trained for the specifications of your post and be ready to deploy at a moment’s notice.
We will never send out an officer who does not understand the scope of work or what your
expectations are. This ensures that you will always have highly trained personnel on site at any time.
For whatever reason, if the usual officer is unable to work, we will deploy a replacement that is also
trained and has knowledge of all aspects of this post. Once on post, the replacement officer will be
required to perform the same duties, tasks and assignment to those of the regularly scheduled
officers.
b.Security Guard Absences
As with any human capital industry, the security service industry has known attendance issues
including tardiness and last-minute call offs. Absolute International Security has implemented
many steps to minimize this issue. The first step is to ensure clear communications between
scheduling, communications, quality assurance, and operations departments to ensure that a clear
schedule is produced with officers who are qualified and happy with the sites that they are assigned
to, thereby minimizing attendance mishaps as much as possible. Secondly, we implement a pool of
rover/Quality Assurance officers who are trained for the Foothill Transit sites to allow us to fill
vacant spots on a moment’s notice to ensure that the client never ends up with an unprotected site.
c. Emergency Requests
AIS has a 24/7 Call Center for our clients to immediately speak to a communications
officer/Dispatch regarding any additional service needs, suggestions, questions, concerns, or
complaints. Any emergency requests will be directed to AIS management who will contact the
client with a plan of action. AIS will fulfill requests to the best of our ability, including using site-
trained supervisors for emergency coverage if needed. Any emergencies will have AIS management
contact the client with the event briefings and if necessary, pursue an in-person meeting to address
the situation. Our clients will have the emails and phone numbers to our management team.
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6. Electronic Monitoring Methods
Check in and Check Out System
When a security officer begins his shift, he reports directly to the post (job location) and calls our
24-hour IN-HOUSE dispatch center to check in. The dispatch center keeps track of the check in
and check out times computerized for every guard and every shift for all Absolute International
Security Customers.
Sign-in Sheets
In addition to calling in and out, we also implement sign in and sign out sheets at each job site. The
sign in sheets are collected by one of our field supervisors and are turned in to our headquarters.
The sign in sheets are then compared with the call in and call out log for each employee. Once this
is completed, the time sheets are checked against the post schedule to ensure that the correct
employee is checking in and out and that there is no unnecessary overtime being worked and there
is full coverage of the post. If there are any changes in the schedule or hours worked, it is updated
on our weekly schedule. All sign in sheets and call in and out logs should match the schedule for a
particular jobsite at this point. If the post does not require a sign in and out sheet, dispatch matches
all time sheets to the call in and out logs to ensure the hours of work are accurate.
Electronic Sign-In Equipment/Method
AIS utilizes software to keep track of work schedules and check in/out times. Guards can clock-in
from their phone and the client can verify the guards’ time and location when reviewing timesheets.
Geofencing the work site means guards can only clock in with the app when they are actually within
the perimeters of the client’s site. Timesheet summaries breakdown hours in a pay period and allows
for easy export of timesheet reports. Spot overages allow clients to easily see the differences
between scheduled vs. worked hours. Upon request, AIS can provide a work tablet for each site for
employees to clock-in without using a GPS-enabled device.
Track Tik Tracking
AIS uses a mobile, web-based software solution called TrackTik. TrackTik is specifically designed
for security companies that want real time oversight at their sites. This program can allow the client
to see real time reports, GPS, and incident reports. Our guards are instructed to write hourly activity
reports using a mobile phone that is provided by AIS. One key feature that we use is the scanning
of NFC checkpoints. These checkpoints can be placed at an area of importance which will
physically force the guard to scan this checkpoint on an hourly basis. Once scanned, the phone can
provide a follow up prompt of the clients choosing. This can be a reminder to the guards to shut
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any open doors, or to make sure certain places are secure and locked. TrackTik can be accessed
through any mobile device. This includes tablets, phones, and computers. The client can monitor
the guard’s live GPS location which updates every few minutes. This can give peace of mind to the
client knowing that the guard is on site and patrolling. Reporting an incident through TrackTik is
very easy. The report can include any pictures of the incident, a detailed report of the incident and
any follow-up procedures as well. Overall, TrackTik is a great tool that we use to monitor and
supervise the guards.
Reports
•In the reports page, Users will be able to see hourly activity reports.
•User can see the Report type, date, who reported it, and the account name.
•User can click on the box with “With Incident Flags Only” to only see Incident reports.
Documents
•In the Documents page, User must choose a specific site to see the
documents related to that specific site.
•User can download these documents with the green download button that is labeled
“Download”.
GPS Tracks
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•The GPS Tracks uses the GPS location of the phone to determine the position of the guard.
•The Green bars on the bottom signal movement and GPS activity.
•The Red Dots symbolize individual scans, reports, Geofence movement and TrackTik
Activity.
•To see the timeline of the GPS, drag the timeline to User preferred time
or use the drop-down menu for more precise times and dates.
•In the white box on the map, User can see details such as the phone
number, the guard’s name, the time and date, and the accuracy of the
GPS location.
•The little picture of the guard on the map indicates the location of the guard at that time.
Checkpoint Scan Logs
•Users can see in live time which points the guard has scanned.
•This list can help visualize the route the guard is taking
•Quick summary of scans without needing to open the full report
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7.Hiring and Background Checks
Our Officers are our most important asset, they represent AIS and you, the client. Therefore,
AIS management considers many different components when hiring a security guard. We will
only recruit applicants who we deem worthy of wearing our badge and uniform. We seek to hire
personnel that not only have experience, but also have “mentality fit for a guard”. Our
commitment to recruiting and hiring quality officers ensures that we retain a professional team to
minimalize turnover and provide better client satisfaction.
•We recruit applicants through several resources- advertising through local newspapers
and our website, job fairs, and government agencies. The majority of our New Hires,
however, come from word of mouth, recommended from our current staff. We give special
attention to former Police Officers and Military Veterans in particular because they have
already established the disciplined qualities we are seeking. Many of our officers are
veterans who were introduced to us through Work Source, a job placement agency for
veterans. In addition, we have hired officers from EDD, L.A. County Department of
Education, L.A. Puente Adult School, and several more.
•Diversity is an asset we look for in an Officer. We look for professional personnel that
can bring more to the table, especially here in Southern California where we are known to
be a diverse state. Bi/Multi-Lingual Officers are a great advantage when working with the
public. Our current staff speaks several languages: English, Spanish, Cantonese, Chinese,
Mandarin, and Vietnamese as well as many others.
•Application Process. Each applicant is required to fill out our detailed application AIS
corporate offices to confirm that the candidate has the ability to communicate, read
instructions, and most importantly, write legibly and intelligibly. Legible handwriting
comes in handy when trying to read an Officer’s detailed report of an important incident.
•Certification & Training Requirements. New Recruits must have a valid guard card
issued by the State of California Consumer Affairs and the Bureau of Security &
Investigative Services (BSIS). We confirm this by checking the current status of the
candidates’ guard card number thru our contacts at BSIS and their website. We request
copies of any and all certifications they may have obtained to confirm that the guard cards
are up to date. Officers must also possess the PR-24 baton card to carry a baton. Additionally,
First Aid or EMT-I certification, a Cardiopulmonary Resuscitation (CPR) card, and a valid
California Driver's License are required.
•Physical Abilities. Even though we are an equal opportunity employer, most posts require
a certain baseline of physical abilities that require us to take into account past injuries or
current disabilities to provide you with the best service we can provide. This would be
limited if our officers were not able to stand at a post for periods of time or walk around at
a service location.
•Contact References. AIS management will also review and contact the applicant's job
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references to ensure the character being presented on paper matches the candidate’s actual
in-field work quality or experience. Sometimes, the applicants will embellish their
descriptions of actual work performed. We want to reassure beforehand so that we do not
make somebody else’s old problem our new problem.
•Work Abilities & Experience. We also look for past experiences in similar types of
environments. By doing so, we ensure that the applicant will have some knowledge of the
work they will be required to perform. For example, in filling posts for Pomona City Hall,
we would prefer an experienced, professional individual with the physical abilities to move
swiftly, lift up to 50 lbs, and respond to the needs of the staff and visitors.
•Background Check or Verification. All personnel hired by AIS is screened through
Megan's Law sex offender registry and verified to have a clean record, free from any
criminal activity. If a client requires further investigation before an Officer is considered to
serve at a particular location, we utilize HireRight to conduct a more in depth investigative
background check.
•Picture Identification. All Officers will be photographed and issued a picture identification
card which they will carry at all times. This identification card is to be properly displayed
while on duty. It is typically worn on the lapel of the uniform shirt or clipped onto the front
pocket for clear identification.
•Drug Testing. Upon request from the client, AIS will have officers complete and pass a
drug screening, a finger printing process, and a medical examination to determine fitness to
perform assigned duties
•LiveScan. All officers are required to undergo federal LiveScan with the Department of
Justice (DOJ). The purpose for these background checks is to evaluate criminal backgrounds
prior to employment, licensure, or certification. Candidate background reports are provided
to the client to be approved before being placed on the staffing plan.
•Zero Tolerance. All officers are required to be up to date with any Local or State mandated
requirements. If made aware, we will promptly notify our Officers when they need to take
care of any issues. If an Officer refuses to adhere to the request, he will be replaced from
the location immediately until he has fulfilled the requirements.
AIS recruits officers through the efforts of Local Work Source Agencies as well as online
advertisements and word of mouth. All applicants must complete an application package that AIS
Human Resources Department provides. If qualified, the applicant is then interviewed by the
Operations supervisor. If the applicant passes the interview process, our HR department will then
have the applicant fill out a questionnaire to process a background check. The HR department will
also conduct Social Security screening, BSIS certification, and e-verification as needed.
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Insurance Policy
Absolute Security International Corp maintains a comprehensive, specific insurance program for
its various public and private security contracts. This coverage includes Commercial General
Liability, Commercial Auto, Workers Compensation, Employer Liability and Terrorism Protection
Plan.
Commercial General Liability:
$1,000,000 for bodily injury and property damage on an “occurrence” basis
$2,000,000 for general aggregate
Includes Completed Operations, Professional Liability (i.e., errors & omissions), theft
extension, and lost key coverage
Personal and advertising injury of any one person or organization
Includes consequential bodily injury arising out of false arrest, malicious prosecution,
slander and libel, and violation of right of privacy
Product/Completed Agg
Fire Damage
Medical Expense
Umbrella Liability:
Each accident limit: $10,000,000 and up
Aggregate: $10,000,000 and up
Disease Policy Limit: $1,000,000 and up
Disease Each Employee: $1,000,000 and up
Terrorism
Foreign Terrorism Protection Plan
Workers Compensation
General Liability/Errors & Omissions
Crime
Employee Dishonesty
Employer Practices Liability Insurance
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Provides coverage to employers against claims made by employees alleging
discrimination, wrongful termination, harassment, failure to promote and other
employment-related issues
Each Incident Limit: $500,000
Workers’ Compensation and Employer’s Liability:
Each Accident Limit: $1,000,000
Disease Policy Limit: $1,000,00
Each Occurrence: $1,000,000
Endorsements
Error and Omissions
Assault and Battery
Lost Keys
Commercial Auto Liability:
Liability: $1,000,000
o Comprehensive
o Collision
Hired Auto: $1,000,000
o Comprehensive
o Collision
Non-Owned Auto: $1,000,000
Excess Insurance:
For clients that require an extra level of insurance due to high risk, we can procure a per project
“excess” policy that is in addition to the coverage of an underlying policy category (i.e. general
liability, auto, crime). AIS will also provide updates on our insurance coverage throughout the term
of the Contract to ensure that there is no break in coverage during the period of the Contract. We
will provide a thirty (30) day written notice prior to the cancellation or changes of any insurance
policy.
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References
County of Riverside Department of Public Social Services
Name: Guillermo (Will) Hernandez, Administrative Services Analyst
Address: 1400 W. Minthorn Street, Lake Elsinore, CA 92530
Tel: (951) 358-3006
Email: GThernan@RIVCO.ORG
Term: 04/09/2019 – 06/30/2023
Type of Service: unarmed and armed security guard service
Brief Service Description: AIS provides unarmed security guards at 33 various locations for County of
Riverside Department of Public Social Services. Our guards are responsible to maintain a safe environment
and a favorable image for all employees and the public. AIS’s security officers’ main duties are lawfully
prevented unauthorized access and secure areas within the County facilities, possess and exercise strong
personal interactive skills in dealing with the public, to always display a professional image and manner
while on duty.
City of Rancho Cucamonga
Name: Neil Plummer, Facilities Superintendent
Address: 10500 Civic Center Dr, Rancho Cucamonga, CA 91730
Tel: (909) 774-4092
Email: Neil.Plummer@cityofrc.us
Term: 07/01/2018 – 06/30/2023
11 months, option to renew in one-year increments to a total of five years
Type of Service: unarmed security guard services
Brief Project Description: AIS provides unarmed security guard services for City owned parks, community
centers for special events, transit stations, and government facilities. At Transit Station, AIS is to provide
standing Security Guard services for Metrolink train station and adjoining parking lots. Services include
platform security, patrol routes and parking lot surveillance. AIS provides security officers with electronic
patrol tour verification device at this location. They serve as a visual and physical deterrent to crime. Their
primary role is to protect the people and the property of the City from potential crime or vandalism, report
any illegal activity to the Police Department, and provide a security presence to ensure protection in the area.
We also use individual guard tracking and provide complete tour reports for the City.
County of Los Angeles Fire Department
Name: David Breen, Section Manager/Building Crafts Superintendent
Address: 1320 North Eastern Ave, Los Angeles, CA 90063
Tel: (213) 434-5874
Email: David.Breen@fire.lacounty.gov
Term: 07/01/2019-06/30/2024
Type of Service: armed security guard service
Brief Service Description: AIS provides armed officers for three sites in Los Angeles Headquarters, Pacoima,
and Del Valle Regional Training Center. The screening process includes the Federal LiveScan, physical/drug
screening, and certification/licenses check. The certification and permits required include the BSIS Guard
Card, exposed firearm permit, baton permit, and CPR/126First Aid. At the Los Angeles Headquarters office,
there are two positions including one entry access officer who logs visitors in and out of the facility after
checking for valid County employee badges and a lobby officer who makes periodic patrols and oversees
the CCTV system. The Pacoima and Castaic sites require 1 vehicle per site which are used for an 8 hour and
24/7-hour patrol respectively. Every site has 24/7 coverage every day of the year including federal holidays.
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61
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62
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63
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5155 Irwindale Ave, Irwindale, California 91706
Telephone: (626) 858-7188 Facsimile (626) 858-2882 Toll Free (866) 969-7188
REQUEST FOR PROPOSALS FOR CITY OF DIAMOND BAR
SECURITY GUARD SERVICES FOR
SPECIAL EVENTS
COST PROPOSAL AMENDMENT
To:
City of Diamond Bar
ATTN: Ms. Crystal Knox
Recreation Supervisor
21810 Copley Drive
Diamond Bar, CA 91765-4178
From:
Absolute Security Intl Corp
5155 Irwindale Ave,
Irwindale, CA 91706
Lucy Lin, President/QM
Tel: (626) 858-7188
llin@absolutesecurityintl.com
July 14th, 2022
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5155 Irwindale Ave, Irwindale, California 91706
Telephone: (626) 858-7188 Facsimile (626) 858-2882 Toll Free (866) 969-7188
SERVICE FEE
Unarmed Security Officer Rates for City of Diamond Bar
Unarmed Security Guard Hourly Rate: $30.00/hour per officer
Holiday/Overtime Rates: $45.00/Hour per officer
* For all the events equal to or less than 4 hours, the price is the same as $120.00
Notes:
1. The proposed service rates are valid until Jun 30th, 2023.
2. Overtime Rates will be applied as incurred by client, as follows:
a. Any hours worked in excess of 8 hours per day, billable at 1.5 times the regular rate
for the first 4 hours of overtime, and any hours worked in excess of 12 hours per
shift, billable at 2 times the regular rate.
b. Any hours worked in excess of 40 hours per week, billable at 1.5 times the regular
rate.
3. AIS observes six (6) annual holidays, New Year's Day, Memorial Day, Independence Day, Labor
Day, Thanksgiving Day, and Christmas day. Worked performed on these days is billable at 1.5
times the regular rate. The customer can add additional holidays to be paid and billed at the
holiday rates.
4. Every shift over 6 hours, security officer(s) must take 0.5-hour meal break between the 5th-6th
hours. This meal break will be non-paid and non-billed unless S/O does not receive the meal
break. If the missed break is caused by client, client’s employees or by an incident or situation
related to the client’s scope of work, S/O is required to be paid for the 0.5 hour worked, plus a 1.0-
hour premium pay, both which will be billable to the customer.
5. All rates are acknowledged to be fully burdened to include all direct and indirect costs, overhead,
profit and shall remain fixed.
6. Notwithstanding anything to the contrary herein, in the event the direct labor cost of Absolute
International Security (AIS) is increased by virtue of any increase in state or federal minimum
work rates, other legislation, regulation or taxes, AIS may increase its rates appropriately to
reflect such increase. In addition, the rates may be increased in the event of any strike or
emergency conditions which render the services more difficult to provide.
Item Num Item Description Unit of Measure Unit Price
1 Hourly Rate for shifts scheduled 4 hours or less Hourly *Fix Price: $120.00
2 Hourly Rate for shifts scheduled 4.5 hours or more Hourly $30.00/hr
3 Hourly Rate for holiday shifts scheduled 4 hours or more Hourly $45.00/hr
4 Hourly Rate for holiday shifts scheduled 4.5 hours or more Hourly $45.00/hr
5 Other Fees and or restrictions that are specific to your firm Each $45.00/hr
City of Diamond Bar
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Agenda #: 4.1
Meeting Date: August 11, 2022
TO: Honorable Mayor and Members of the City Council
FROM: Daniel Fox, City Manager
TITLE: ADOPTION OF THE SIXTH CYCLE 2021-2029 HOUSING ELEMENT
UPDATE (GPA NO. PL2021-04).
STRATEGIC
GOAL:
Open, Engaged & Responsive Government
RECOMMENDATION:
A. Receive presentation;
B. Open public hearing to receive testimony, close public hearing;
C. Determine that the attached EIR Addendum demonstrates that adoption of the
Sixth Cycle 2021-2029 Housing Element Update would not result in any
significant environmental impacts that were not previously evaluated in the
General Plan EIR, and therefore, no subsequent environmental document is
required; and
D. Adopt Resolution No. 2022-44 adopting the Sixth Cycle 2021-2029 Housing
Element Update (GPA No. 2021-04).
FINANCIAL IMPACT:
The City’s administrative cost and consultant fees for the Housing Element update are
being reimbursed through State grant funds.
BACKGROUND:
State law establishes requirements for cities to adopt and periodically update their
General Plans. One of the mandatory General Plan elements is the Housing Element,
and State Housing Element requirements are far more extensive than for other General
Plan elements. Unlike many other General Plan elements, Housing Elements must be
updated on a schedule established by State law. For cities in the Southern California
Association of Governments (“SCAG”) region, the 6th cycle Housing Element update
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covers the 2021-2029 period.
One of the most important differences between Housing Elements and other General
Plan elements is the extent of State oversight. The State Legislature has delegated
authority to the California Department of Housing and Community Development (“HCD”)
to review Housing Elements and issue opinions regarding their compliance with State
law. When HCD issues an opinion that a Housing Element is in substantial compliance
with State law it is referred to as “certification” of the Housing Element. Certification is
important for maximizing city eligibility for State grants, and cities that do not obtain
certification may be subject to litigation, fines, and loss of local control over land use
decisions.
The State Legislature has declared that a housing crisis exists in California, and local
government regulations and procedures are seen as a major cause of high housing cost
and insufficient housing supply. Obtaining State certification in this cycle has been far
more challenging than in previous Housing Element cycles. Of the 197 jurisdictions in
the SCAG region, none obtained certification by the October 15, 2021 statutory due
date and only 19 had received State certification at the time this report was prepared.
Three main reasons have been identified as to why so few jurisdictions have obtained
Housing Element certification: 1) Many new housing laws and requirements adopted by
the State Legislature in the past few years to address the “housing crisis,” which the
State believes has been caused in large part by overly restrictive local housing
regulations; 2) RHNA allocations that in most cities are far higher than the previous
cycle, resulting in a mandate for cities to adopt major land use policy changes to allow
higher housing densities; and 3) far more detailed scrutiny of Housing Elements by HCD
coupled with vague requirements for analysis without clear guidance on what
specifically is required to comply with the law.
DIAMOND BAR HOUSING ELEMENT STATUS:
On November 2, 2021, the City Council adopted the Housing Element, which was then
submitted to HCD for review. On February 2, 2022, HCD issued a letter (Attachment 6)
stating that while the adopted element addresses some statutory requirements,
revisions will be necessary to comply with State Housing Element Law. Therefore,
Diamond Bar’s Housing Element is currently out of compliance with State law (as are
more than 90% of jurisdictions in the SCAG region).
HCD COMMENTS AND PROPOSED RESPONSES:
Attachment 2 provides a summary of HCD comments and proposed Housing Element
revisions to address those comments. Most of HCD’s comments require additional data
or clarification, while a few comments have been addressed by substantive revisions to
some of the programs in Section 9.5 (Housing Action Plan). Proposed Housing Element
revisions involving changes to current City policy are outlined below.
Program H-8. Land Use Element and Development Regulations
This program includes a commitment to amend development regulations to ensure the
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availability of adequate sites to accommodate the RHNA as required by State law.
Appendix B provides a parcel-specific inventory of sites where additional housing
development is expected – primarily in the Town Center, Neighborhood Mixed Use, and
Transit-Oriented Mixed Use focus areas. The 2019 General Plan established broad
standards for future mixed-use development in these areas; however, development
regulations have not yet been updated to reflect the new General Plan policy for the
focus areas. Program H-8 describes proposed zoning amendments, such as the new
Town Center Specific Plan, that will ensure consistency between the General Plan and
Development Code in these areas. The General Plan identifies maximum residential
densities of 30 units/acre for the Neighborhood Mixed Use and Transit-Oriented Mixed
Use focus areas and a maximum density of 20 units/acre in the Town Center. To
comply with State RHNA requirements, the Housing Element has been revised to reflect
an allowable density of 30 units/acre in all of the focus areas, including the Town
Center. Adoption of the Housing Element would not change any development
regulations. Detailed development standards will be established as part of new specific
plans for the focus areas.
Program H-11. Housing for Persons with Special Needs
This program includes a commitment to update City regulations for housing for persons
with special needs to comply with recent changes to State law. In its review letters, HCD
stated that the conditional use permit requirement for residential care facilities serving 7
or more persons is a potential barrier to persons with disabilities. To address this
comment, Program 11 has been revised to include a Development Code amendment to
replace or modify the CUP requirement to provide greater objectivity and development
certainty for residential care facilities serving 7 or more persons.
Program H-13. Efficient Project Processing
While the intent of the City’s development review process is to ensure that new projects
comply with all policies and regulations, HCD has noted that the time required for
project review has the effect of adding to the overall cost of housing. For some housing
projects, cities are limited to ministerial (“by-right”) permit review based on objective
standards in order to minimize processing time. To address HCD concerns, Program H-
13 has been revised to commit to improvements to development review procedures as
part of the comprehensive Development Code update, such as through the use of
objective standards and/or administrative review, in order to reduce processing time and
increase development certainty for housing development projects, particularly those that
include units affordable to low- and moderate-income households.
Program H-14. Affirmatively Furthering Fair Housing
Affirmatively furthering fair housing (“AFFH”) is a new requirement for the 6th Housing
Element cycle, and extensive additional analysis of fair housing issues is provided in
Appendix D. To address HCD comments, Program H-14 has been expanded to include
the following additional fair housing objectives:
• Continue directing fair housing inquiries to the Housing Rights Center;
• Continue to support the provision of housing for persons with disabilities;
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• Post information regarding fair housing and facilitate a presentation every two
years about services available through the County Community Development
Authority (LACDA), Housing Rights Center and the City;
• In cooperation with the Housing Rights Center, contact low-income apartment
complexes to provide education and materials about the Section 8 program
including multi-lingual materials; and
• Publish links to fair housing information on the City website and via social media.
Program H-15. Reasonable Accommodation for Persons with Disabilities
State law requires cities to allow reasonable modifications to planning and building
regulations when necessary to accommodate the needs of persons with disabilities. The
City has adopted procedures for reviewing and approving such requests (Municipal
Code §22.02.060). In its review, HCD stated that some of the City’s criteria for
approving a reasonable accommodation are subjective and could act as a constraint to
persons with disabilities. To address this comment, Program H-15 includes an
amendment to the criteria for approval of requests for reasonable accommodations to
provide greater objectivity and certainty.
It is staff’s opinion that with the proposed revisions, the Housing Element would
substantially comply with the requirements of State housing law.
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.”
Pursuant to CEQA Guidelines Section 15164, the City has prepared an Addendum to
the General Plan EIR (Attachment 7). The EIR Addendum 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 Town Center Specific Plan, which is currently under preparation, will include
subsequent CEQA analysis of potential environmental impacts that may occur as a
result of changes to land use regulations.
PUBLIC PARTICIPATION:
Public participation is a required component of the Housing Element update process,
and residents and other interested stakeholders were provided numerous opportunities
to offer comments and recommendations since the project was begun. Early in the
update process a Housing Element web page was created on the City website
(www.diamondbarca.gov/963/Housing-Element-Update) and a Housing Element
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Frequently Asked Questions was prepared and posted on the City’s website. Public
notices, 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 directly to housing
advocates and 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.
PLANNING COMMISSION REVIEW:
On July 27, 2022, the Planning Commission conducted a public hearing to review the
revised Housing Element. Public comments submitted at the Planning Commission
hearing included Diamond Bar resident Mr. Paul Deibel who expressed his support for
City policies to encourage affordable housing so that young families can remain in
Diamond Bar. He also expressed support for higher densities in the Town Center and
affordability requirements on new housing development.
At the conclusion of the hearing, the Commission adopted a Resolution (Attachment 5)
by unanimous vote recommending City Council approval of the revised Housing
Element.
NEXT STEPS:
If adopted by the City Council, the revised Housing Element must be submitted to HCD
for 60-day review. The programs described in Housing Element Section 9.5 will be
implemented over the next several years according to the timeframes described in each
program. Required amendments to other elements of the General Plan or the
Development Code as well as new specific plans will include their own public review
processes, including public hearings by the Planning Commission and City Council. No
specific development projects or changes to land use regulations would be approved as
part of this Housing Element amendment.
LEGAL REVIEW:
The City Attorney has reviewed and approved the Resolution as to form.
PREPARED BY:
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REVIEWED BY:
Attachments:
1. 4.1.a Resolution No. 2022-44; Housing Element
2. 4.1.b Exhibit A: Summary of HCD Comments and Proposed Responses
3. 4.1.c Exhibit B: Revised Draft 2021-2029 Housing Element
4. 4.1.d Revised Draft 2021-2029 Housing Element (tracked changes)
5. 4.1.e Planning Commission Resolution No. 2022-12
6. 4.1.f HCD Review Letter Dated February 2, 2022
7. 4.1.g EIR Addendum
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RESOLUTION NO. 2022-44
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DIAMOND
BAR ADOPTING GENERAL PLAN AMENDMENT NO. PL2021-04 FOR
THE SIXTH 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. Pursuant to Government Code Section 65585(b), 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 issued a letter finding that the draft element
addresses many statutory requirements; however, revisions were
necessary to comply with State Housing Element Law.
8. Pursuant to Government Code Section 65585(f), the City prepared a
revised draft Housing Element addressing each comment in HCD’s letter of
June 3, 2021 as described in the Planning Commission staff report of
October 13, 2021.
9. On October 13, 2021 the Planning Commission held a duly noticed public
hearing to review the revised draft 2021-2029 Housing Element
incorporating revisions to address HCD’s June 3, 2021 comments. At that
hearing all interested persons were provided an opportunity to offer
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Resolution No. 2022-44
Housing Element 2021-2029
2
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’s June 3, 2021 comments.
10. On November 2, 2021 the City Council held a duly noticed public hearing to
review the revised draft 2021-2029 Housing Element incorporating
revisions to address HCD’s June 3, 2021 comments. At that hearing all
interested persons were provided an opportunity to offer comments on the
revised draft Housing Element. At the conclusion of the public hearing the
City Council adopted Resolution No. 2021-51 making findings and
approving the 2021-2029 Housing Element.
11. Pursuant to Government Code Section 65585(g), the City submitted the
adopted 2021-2029 Housing Element to the HCD for review on November
4, 2021.
12. On February 2, 2022 HCD issue a letter finding that the adopted element
addresses some statutory requirements; however, revisions will be
necessary to comply with State Housing Element Law.
13. Pursuant to Government Code Section 65585(f), the City prepared a
revised Housing Element addressing each comment in HCD’s letter of
February 2, 2022 to substantially comply with the requirements of State law
as described in Exhibit “B”, attached hereto.
14. On July 27, 2022 the Planning Commission held a duly noticed public
hearing to review the revised 2021-2029 Housing Element incorporating
revisions addressing HCD’s February 2, 2022 comments. At that hearing all
interested persons were provided an opportunity to offer comments on the
revised 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.
15. On August 11, 2022 the City Council held a duly noticed public hearing to
review the revised 2021-2029 Housing Element incorporating revisions to
address HCD’s comments. At that hearing all interested persons were
provided an opportunity to offer comments on the revised draft Housing
Element.
16. 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 prepared an
Addendum to the General Plan EIR, which demonstrates that the 2021-
2029 Housing Element would not result in any significant environmental
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Resolution No. 2022-44
Housing Element 2021-2029
3
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 August 11, 2022 City Council Staff Report and
is incorporated herein by reference.
17. The 2040 General Plan remains properly integrated and internally
consistent as required by California Government Code Section 65300.5.
18. 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 August 1, 2022 in a legal advertisement. Also, three
other public places were posted.
19. 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 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, the record of proceedings, and the City Council’s
deliberations, determines that the 2021-2029 Housing Element, as revised
to address HCD’s comments as summarized in Exhibit "A" of this
Resolution, implements the goals of the City and substantially complies with
all of the requirements of State law.
4. Pursuant to Government Code Section 65583.2(g) the City Council finds
that the Housing Element’s analysis of underutilized sites is based upon
substantial evidence that existing uses do not constitute an impediment to
additional residential development during the planning period.
5. Pursuant to Government Code Section 65585(f) the City Council finds that
the 2021-2029 Housing Element has been revised to address HCD’s
comments of June 3, 2021 and February 2, 2022 as described in the
Planning Commission staff reports dated October 13, 2021 and July 27,
2022, in substantial compliance with State law.
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Resolution No. 2022-44
Housing Element 2021-2029
4
6. The City Council hereby adopts General Plan Amendment Planning Case
No. PL2021-004 for the Diamond Bar 2021-2029 Housing Element,
attached hereto as Exhibit “B” and incorporated herein by reference.
7. The City Council finds and determines that General Plan Amendment
Planning Case 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 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 11th day of August, 2022, by the City
Council of the City of Diamond Bar.
CITY OF DIAMOND BAR
_______________________________
Ruth Low, 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 special meeting held on the 11th day of August, 2022, 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. 2022-44
Housing Element 2021-2029
5
EXHIBIT “A”
SUMMARY OF HCD COMMENTS AND RESPONSES
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Resolution No. 2022-44
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6
EXHIBIT “B”
REVISED 2021-2029 DIAMOND BAR HOUSING ELEMENT
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HCD Comments and Responses -1- July 27, 2022
HCD Comments and Responses
Diamond Bar 2021-2029 Housing Element
HCD Comment
(Letter of 2/2/2022)
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 and whether programs should be revised to be more effective
in addressing those needs.
B.1 Affirmatively Furthering Fair
Housing
Appendix D
9-72
The element has been revised to include additional analysis of AFFH,
including 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 has been expanded to describe
additional actions the City will take to affirmatively further fair housing during
the planning period.
B.2 Extremely-low-income
households
9-6 to 9-11 The Needs Assessment includes analysis of ELI households by race/ethnicity
and tenure (Table 9-4) as well as cost burden by tenure and income
category (Table 9-11). The element also describes programs the City intends
to implement to address the needs of ELI households. Additional analysis of
the issues faced by ELI households has been provided.
B.3 Land Inventory Appendix B Sites inventory. The sites inventory (Tables B-3 through B-5) has been revised to
provide additional analysis including age of structures, improvement to land
value ratios, site conditions and expressed development interest.
Electronic inventory. An electronic copy of the sites inventory has been
submitted to HCD with the adopted element.
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.
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City of Diamond Bar 2021-2029 Housing Element
HCD Comments and Responses -2- July 27, 2022
HCD Comment
(Letter of 2/2/2022)
Housing Element
Page No. Response/Revision
9-49
9-69/70
Water & Sewer Priority. The element notes 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. In
addition, Program H-8 has been expanded to include notification of this
requirement to water and sewer providers.
B.4 Governmental Constraints 9-46/47
9-69
Fees and exactions. The draft element has been revised to include a
complete analysis of fees. In addition, Program H-8 has been expanded to
include posting and annually updating all fees on the City website in
compliance with transparency requirements.
9-42 to 46
9-68 to 70
Local processing and permit procedures. The element has been revised to
include additional analysis of permit processing. In addition, Program H-8 has
been expanded to include posting and annually updating all regulations
and fees on the City website in compliance with transparency requirements.
9-34
9-36
9-71
9-74
Persons with disabilities. Additional analysis of the City’s regulations for large
residential care facilities and reasonable accommodation procedures has
been provided. In addition, Programs H-11 and H-15 have been revised to
address these issues.
B.5 Non-governmental Constraints 9-45 Requests for Lower Density and Approval to Building Permit Times: The
element has been revised to include additional analysis of the length of time
from project approval to building permit application.
C.1 Identify actions that will be
taken to make sites available.
9-68 Program H-8, Land Use Element and Development Regulations. has been
revised to commit to accommodate 100 percent of the shortfall of sites
necessary to accommodate the remaining housing need, including for
lower-income households, including a specific commitment to the shortfall of
sites, minimum acreages to be rezoned, allowable densities and anticipated
development standards to encourage maximum allowable densities.
C.2 Programs to assist in the
development of adequate housing
to meet the needs of extremely
low-, very low-, low- and moderate-
income households.
9-65/66 Program H-7, Senior and Workforce Housing Development has been
expanded to include a commitment to proactively reach out to developers
of affordable housing annually.
C.3 Programs to remove constraints The element has been revised to address this comment as described above.
4.1.b
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City of Diamond Bar 2021-2029 Housing Element
HCD Comments and Responses -3- July 27, 2022
HCD Comment
(Letter of 2/2/2022)
Housing Element
Page No. Response/Revision
C.4 Programs to affirmatively further
fair housing.
Appendix D
9-72
The element has been revised to address this comment as noted in Finding
B.1, above, and Program H-14 has been revised to include additional actions
to affirmatively further fair housing.
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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1
9.0 HOUSING
ELEMENT
2021-2029
Adopted ______________
Resolution No. _________
9.0
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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 ............................................................................................ 9-12
Special Needs....................................................................................................................... 9-14
Assisted Housing at Risk of Conversion .............................................................................. 9-21
Future Growth Needs .......................................................................................................... 9-22
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
Non-Governmental Constraints ......................................................................................... 9-47
9.5 Housing Action Plan ...................................................................................................... 9-52
Goals and Policies ................................................................................................................ 9-52
Housing Programs ................................................................................................................ 9-54
Appendix A – Evaluation of the Prior Housing Element
Appendix B – Residential Sites Inventory
Appendix C – Public Participation Summary
Appendix D – Fair Housing Assessment
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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 ................................................... 9-6
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 .............................................. 9-8
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 .. 9-9
Table 9-9 : Monthly Mortgage Cost, Diamond Bar and SCAG Region ..................................... 9-9
Table 9-10 : Monthly Mortgage Cost by Income Category, Diamond Bar ............................ 9-10
Table 9-11 : Overpayment by Income Category, Diamond Bar ............................................. 9-10
Table 9-12 : Employment by Industry, Diamond Bar .................................................................. 9-11
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 ........................................ 9-13
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 ..................................... 9-14
Table 9-19 : Disabilities by Type, Diamond Bar ........................................................................... 9-15
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 .................................. 9-18
Table 9-23 : Household Size by Tenure, Diamond Bar ............................................................... 9-19
Table 9-24 : Household Type by Tenure, Diamond Bar.............................................................. 9-19
Table 9-25 : Poverty Status for Female-Headed Households, Diamond Bar ........................... 9-20
Table 9-26 : Employment in the Agricultural Industry, Diamond Bar........................................ 9-20
Table 9-27 : 2021-2029 Regional Housing Growth Needs, Diamond Bar ................................. 9-22
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 ........................................................................... 9-37
Table 9-32 : Review Authority for Residential Development ..................................................... 9-41
Table 9-33 : Planning and Development Fees ........................................................................... 9-46
Table 9-34 : Road Improvement Standards ................................................................................ 9-46
Table 9-35 : Quantified Objectives 2021-2029, Diamond Bar ................................................... 9-66
List of Figures
Figure 9-1 Regional Location, Diamond Bar ............................................................................. 9-2
Figure 9-2 Seismic Hazard Zones ............................................................................................... 9-48
Figure 9-3 Fire Hazard Zones ...................................................................................................... 9-49
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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 compre-
hensive 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 Employ-
ment 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). ELI households
are more likely to be affected by cost
burden (overpayment) and over-
crowding due to insufficient income to
afford a large enough unit. City
programs described in Section 9.5 -
Housing Action Plan that will help to
address the housing problems faced by
ELI households include H-3 (Section 8
Rental Assistance), H-4 (Preservation of
Assisted Housing), H-7 (Senior and
Workforce Housing Development), H-9
(Mixed-Use Development), H-12
(Affordable Housing Incentives/Density
Bonus), and H-14 (Affirmatively
Furthering Fair Housing).
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
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(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
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 Housing
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
1 The SCAG region includes Los Angeles, Orange, Riverside, San Bernardino, Imperial and
Ventura counties.
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).
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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
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
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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
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
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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).
Table 9-11: Overpayment by Income Category, Diamond Bar
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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
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
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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).
Table 9-14: Housing by Type, Diamond Bar and SCAG Region
Table 9-15: Housing by Tenure, Diamond Bar and SCAG Region
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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
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
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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
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 circum-
stances 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.
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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
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
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Developmental Disabilities
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
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
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The California Department of Develop-
mental 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 above). 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
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.
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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 house-
holds 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).
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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).
Table 9-24: Household Type by Tenure, Diamond Bar
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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-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
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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
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
originally financed under the Los
Angeles County Multi-family Mortgage
Revenue Bond program. The project
2 https://www.lahsa.org/data?id=42-2020-homeless-count-by-service-planning-area
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.
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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
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 under-
utilized 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 establish-
ment 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 improvements and for
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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
in December of 2034, all units will be
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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)
program 3 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
5 https://singlefamily.fanniemae.com/originating-underwriting/mortgage-products/shared-
equity-homebuyer-assistance-programs
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 – SCHFA 4 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 Develop-
ment 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.
Fannie Mae Down Payment Assistance
Program5 – The Federal National
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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
ensure renewable resources are
6 California Energy Commission (https://www.energy.ca.gov/programs-and-
topics/programs/building-energy-efficiency-standards)
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
through the plan check and building
inspection processes.
In addition to State energy regulations,
the City encourages energy efficiency
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through its Climate Action Plan 7 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 update 8
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
southern portion is envisioned to
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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 develop-
ment 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 acre 9. 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. In its review of the
Housing Element the Department of
Housing and Community Development
stated that current City requirements
for large residential care facilities are a
potential barrier to persons with
disabilities; therefore, Program H-11 is
included in the Housing Plan to address
this issue.
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
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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.
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
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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.
In its review of the Housing Element the
Department of Housing and
Community Development stated that
some of these criteria act as constraints
on persons with disabilities. Program H-
15 is included in the Housing Plan to
address this issue.
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 require-
ments 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
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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 four
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 amend-
ment 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
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conditionally permitted in the Light
Industrial District pursuant to Section
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 require-
ments are summarized in Table 9-31.
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
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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 manage-
ment 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 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 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
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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.
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 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
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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
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.
Small projects such as residential
additions require only Zoning
Clearance to confirm that the project
complies with objective standards.
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 6 months 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.
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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.
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 Depart-
ment. 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. This pre-
application review helps to
expedite the permit process and
reduce development cost by
resolving issues early on and
minimizing the need for plan
revisions.
After submittal, applications are
reviewed for completeness within
30 days as required by State law
and applicants are promptly
notified if any additional
information is required.
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
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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.
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. Required findings for
Development Review approval
are as follows:
(1) The design and layout of the
proposed development are
consistent with the general
plan, development standards
of the applicable district,
design guidelines, and
architectural criteria for
special areas (e.g., theme
areas, specific plans,
community plans, boulevards
or planned developments);
(2) The design and layout of the
proposed development will
not interfere with the use and
enjoyment of neighboring
existing or future develop-
ments, and will not create
traffic or pedestrian hazards;
(3) The architectural design of the
proposed development is
compatible with the
character of the surrounding
neighborhood and will
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maintain and enhance the
harmonious, orderly and
attractive development
contemplated by this
chapter, the general plan, or
any applicable specific plan;
(4) The design of the proposed
development will provide a
desirable environment for its
occupants and visiting public
as well as its neighbors
through good aesthetic use of
materials, texture and color,
and will remain aesthetically
appealing;
(5) The proposed development
will not be detrimental to the
public health, safety or
welfare or materially injurious
(e.g., negative effect on
property values or resale(s) of
property) to the properties or
improvements in the vicinity;
(6) The proposed project has
been reviewed in compliance
with the provisions of the
California Environmental
Quality Act (CEQA);
(7) For projects utilizing the
affordable housing density
bonus provisions in section
22.18.010, the proposed
project meets the
requirements of section
22.18.010.
• 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 administra-
tive 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
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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.
• Notice and Hearings. An
application for a development
review or administrative develop-
ment 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. Typical permit review times
are 7 to 10 days for single-family
developments and 2 weeks for multi-
family developments. Typical time from
entitlement to building permit
application ranges from 3 months to a
year depending on the complexity of
the project (such as custom homes on
hillside lots).
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.
While the intent of the City’s
development review process is to
ensure that new projects comply with
policies and regulations, the time
required for project review has the
effect of adding to the overall cost of
housing. For some housing projects,
cities are limited to ministerial permit
review based on objective standards in
order to minimize processing time. As
part of the comprehensive Develop-
ment Code update (Program H-8) the
City will implement improvements to
development review procedures, such
as through the use of objective
standards and/or administrative review,
in order to reduce processing time and
increasing development certainty for
housing development projects,
particularly those that include units
affordable to low- and moderate-
income households.
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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.
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 improve-
ments is coordinated with private
development.
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.
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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 (not under City control) $4.08/sq.ft.
Drainage Facilities None
Traffic Facilities (d)
Public Facilities None
Fire Facilities None
Park Facilities (e)
Water/Sewer Connection (not under City control) (d)
Total estimated fees (SF/MF)
Estimated percentage of total development cost
$8,000/$3,600
1%
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 depending on CEQA requirements
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
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
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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 California 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.
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.
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Figure 9-2 Seismic Hazard Zones
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Figure 9-3 Fire Hazard Zones
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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.
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 per
square foot or more, and values can
vary widely depending on site
conditions.
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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 approxi-
mately $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.
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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 Assistance 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
• Annual outreach to solicit interest from affordable housing developers
• 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, solicit
interest from affordable housing developers annually 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
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production during the 2021-2029 planning period are described in Table
9-35.
Responsible agency: Community Development Department
Timeline: Annual outreach to affordable housing developers;
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.
Zoning amendments for sites listed in Appendix B will accommodate 100
percent of the shortfall of sites necessary to accommodate the remaining
housing need, including a minimum of 107.7 acres allowing densities of at
least 30 units/acre with appropriate development standards to encourage
maximum allowable densities. Zoning will comply with the following
requirements pursuant to Government Code §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
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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, and all
regulations and fees will continue to be posted on the City website and
updated continuously in compliance with transparency requirements.
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.
As part of the new specific plans for the Town Center, Neighborhood Mixed
Use and Transit-Oriented Mixed Use focus areas the City will evaluate the
feasibility of establishing affordability requirements in exchange for
development incentives.
Development on any site listed in Appendix B that proposes to demolish
existing housing units shall be subject to a policy requiring the replacement
of affordable units as a condition of any development on the site pursuant to
Government Code §65583.2(g)(3). Replacement requirements shall be
consistent with those set forth in §65915(c)(3).
State law (Government Code, §65589.7) requires water and sewer service
providers to establish specific procedures to grant priority water and sewer
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service to developments with units affordable to lower-income households.
The City will immediately deliver the adopted housing element to water and
sewer service providers with a cover memo describing the City’s housing
element, including the City’s housing needs and regional housing need.
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
Development Code amendments to provide adequate sites to
accommodate the RHNA. Update all regulations and fees on the City
website annually throughout the planning period. Notify water and
sewer providers immediately upon adoption of the Housing Element.
Responsible agency: Community Development Department
Timeline: Development Code amendments by October 2024
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
• 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
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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.
Program H-11. Housing for Persons with Special Needs
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 and to replace or modify the CUP requirement to provide greater
objectivity and development certainty for residential care facilities serving 7
or more persons.
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.
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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, low barrier navigation centers and large
residential care facilities 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 develop-
ments 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
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
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identifying issues early in the process before extensive engineering and
architectural design work has been done.
While the intent of the City’s development review process is to ensure that
new projects comply with policies and regulations, the time required for
project review has the effect of adding to the overall cost of housing. For
some housing projects, cities are limited to ministerial permit review based on
objective standards to minimize processing time. As part of the
comprehensive Development Code update (see also Program H-8) the City
will implement improvements to development review procedures, such as
through the use of objective standards and/or administrative review, in order
to reduce processing time and increasing development certainty for housing
development projects, particularly those that include units affordable to low-
and moderate-income households.
Consistent with new transparency laws, zoning, development standards and
fees will also 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 continue to
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; comprehensive
Development Code update by October 2024.
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.
Eight-year objectives:
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• Continue directing fair housing inquiries to the Housing Rights Center.
• Continue to support the provision of housing for persons with
disabilities.
• Post information regarding fair housing and facilitate a presentation
every two years about services available through the County CDC,
Housing Rights Center and the City.
• In cooperation with the Housing Rights Center, contact low-income
apartment complexes to provide education and materials about the
Section 8 program including multi-lingual materials.
• Publish links to fair housing information on the City website and via
social media.
• 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.
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
has adopted procedures for reviewing and approving requests for
reasonable housing accommodations pursuant to State law. To ensure that
these procedures do not inadvertently act as a constraint on persons with
disabilities, the City will revise the criteria for approval of requests for
reasonable accommodations to provide greater objectivity and certainty.
Eight-year objective: Revise reasonable accommodation procedures
for persons with disabilities in compliance with State law in 2022.
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Responsible agency: Community Development Department
Timeline: Code amendment in 2022
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 Time Frame 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. Code enforcement cases have increased in number and
complexity during the 2013-2021 planning period due to factors including aging housing
stock and the declining financial resources of longtime residents. Staff presented these
findings to the Neighborhood Improvement Committee (a subcommittee of the City
Council) during the planning period, which eventually led to funding for a new, fulltime
code enforcement officer position as part of the FY 2022/23 City budget. The code
enforcement officers and building inspectors are typically the first public officials to learn
which homeowners lack the financial resources to correct property maintenance
violations, and in the process, become aware of other deferred maintenance issues. The
officers carry copies of the City’s Home Improvement Program (HIP) brochures and
inform homeowners potentially in need of assistance that the City offers no-interest,
deferred loans for essential home repairs.
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 City allocates at least $100,000 of its annual CDBG award to the Home
Improvement Program. The HIP provides zero-interest loans of up to $20,000 to low- and
very-low-income homeowners, which do not need to be repaid unless the home is sold or
refinanced. There is a waiting list of pre-screened applicants, and HIP loans are
processed in the order received. During the previous planning period, $848,685 in CDBG
funding was allocated to the HIP, of which $536,766 was used to issue 27 loans. 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. Handouts are
available at the public counter and contact information is regularly provided to
requestors. 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. Two mobile
home parks are located near the Transit Oriented Mixed Use Focus Area, and during the
2019 General Plan update these communities were excluded from the focus area to
facilitate their preservation. 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 These programs help expand home ownership and the City will continue to provide
information on this County program on the City website and at public offices.
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Housing Program Program Objectives Time Frame Implementation Status and Future Actions
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. The City is a member of the San Gabriel Valley Regional Housing Trust
(SGVRHT), which is a joint powers authority. SGVRHT’s focus is primarily on providing
fundings assistance in the planning and construction of new homeless and affordable
housing. The Trust provides funding and loans to help bridge funding gaps for affordable
housing projects. Land Use Policies 10 and 28, which were adopted in the 2019 General
Plan Update, also encourage the production of senior and workforce housing.
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 appropriate for mixed-use development will be initiated by
2015 as part of a comprehensive General Plan update.
Ongoing In December 2019, the City adopted the Comprehensive General Plan Update that
created community visions and blueprint for growth and development in the City through
2040. One of the key features of the new General Plan was the establishment of three
new Focus Areas where substantial land use changes are planned as part of a strategy
to provide walkable mixed-use activity centers. Goals and policies to promote mixed use
developments are as follows: Land Use Goals 12, 14, 15, 16, 18, 19, 22, 24, 26, Land
Use Policies 15, 16, 21, 23, 27, 28, 29, 35, 45; Community Character and Placemaking
Goals 7, 8, 14, 17; and Circulation Goal 4.
In May 2022, the City initiated preparation of the Town Center Specific Plan (TSCP),
which will provide detailed zoning and development standards to facilitate residential and
mixed-use development. 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.
During 2017-2021 the City approved 34 ADUs and the pace of ADU production
continues to accelerate, with an additional 29 ADUs in the first half of 2022. The updated
ADU Ordinance has been effective in supporting the production of ADUs and provides
affordable rents to low- and moderate-income households. 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. In May
2022, the City initiated preparation of the Town Center Specific Plan (TSCP), which will
provide detailed zoning and development standards to facilitate residential and mixed-
use development. Most of the existing development in the TCSP area consists of
suburban-style single-story buildings used for retail and service commercial businesses
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with large parking lots, several vacancies, and most buildings more than 30 years old.
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. City staff discusses opportunities for affordable housing and density bonuses
with developers for housing projects. The most recent discussion has been for a senior
condominium project in the proposed Town Center Specific Plan area. The applicant is
proposing to incorporate 35% affordable units and applied for density bonus. The density
bonus program is among several tools the City utilizes to facilitate affordable housing.
The City is also a member of the San Gabriel Valley Regional Housing Trust (SGVRHT),
which is a joint powers authority. SGVRHT’s focus is primarily on providing fundings
assistance in the planning and construction of new homeless and affordable housing.
The Trust provides funding and loans to help bridge funding gaps for affordable housing
projects.
Land Use Goal 7 and Land Use Policy 10.adopted in the 2019 General Plan Update
encourage the production of affordable housing.
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. As a small city, staff is able to
work closely with applicants through the review and approval process, thereby helping to
expedite the entitlement process to issuance of building and zoning permits. In addition,
the City has several procedures in place to minimize project review times, which include
concurrent processing, pre-application reviews, and recently adopted General Plan EIR,
which allows for individual projects that fall within the scope of the EIR to utilize this as
environmental clearance under CEQA.
Practices to streamline the issuances for residential projects such as room additions and
ADUs have been implemented to eliminate the need to submit a separate application for
Planning prior to applying for building permits. The pandemic accelerated implementation
of online permit services, and by June 2020, applicants were able to submit applications,
plans and payments entirely online. In 2022, the City received six proposals in response
to an RFP for a new Enterprise Land Management system. Staff anticipates executing a
Purchase and License Agreement with the most qualified vendor in the fall of 2022. This
program is appropriate and will be further 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
Ongoing This program is being continued and expanded to reflect new requirements to
affirmatively further fair housing. The City continues to distribute fair housing information
at the public counter through brochures, and refers fair housing related complaints to the
Housing Rights Center.
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Housing Program Program Objectives Time Frame Implementation Status and Future Actions
dialogue with the Foundation regarding the nature of
complaints received.
17. Reasonable Accommodation for
Persons with Disabilities
Continue to implement reasonable accommodation
procedures for persons with disabilities in compliance with
SB520.
Ongoing The City supports the provision of housing for disabled persons through zoning
opportunities for transitional housing, reasonable accommodation procedures, and
programs to facilitate affordable housing. In 2010, the City adopted an ordinance to
facilitate reasonable accommodations. 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 and revised to include additional amendments to City regulations to
incorporate recent changes to State law.
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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) 0 0 0 12 12
Town Center Mixed Use Sites to be Rezoned (Table B-3) 303 157 247 363 1,070
Neighborhood Mixed Use Sites to be Rezoned (Table B-4) 278 139 139 168 725
Transit-Oriented Mixed Use Sites to be Rezoned (Table B-5) 286 143 53 307 790
Potential ADUs (Table B-6) 16 31 1 20 68
Total sites inventory 883 470 440 870 2,665
RHNA 2021-2029 842 433 436 805 2,516
Adequate Sites? Yes Yes Yes Yes Yes
Source: City of Diamond Bar, 2021
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.
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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 multi-family
development at lower densities were assigned to the moderate or above-
moderate income categories. Parcels smaller than one-half acre were
conservatively assigned to the above-moderate category even when those
parcels could be consolidated with adjacent parcels into larger building sites.
In the Focus Areas where mixed-use development is encouraged, development
intensity is also regulated by floor area ratio as described in the following chart.
Focus Areas. As described in Section 9.4, Constraints, the City adopted a comprehensive
General Plan update 10 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
10 https://www.diamondbarca.gov/961/General-Plan-2040
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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, comprising approximately 45 acres located along
both sides of 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 currently establishes a maximum
residential density of 20.0 dwelling units per acre and a maximum 1.5 FAR for this
Focus Area. However, as described below and in Program H-8, these standards
will be revised as part of the Town Center Specific Plan to ensure that they
facilitate residential development at the higher densities assumed in the sites
inventory.
In April 2021, the City
enlisted the assistance
of the Urban Land
Institute-Los Angeles
(ULI-LA) to convene a
technical assistance
panel (TAP) to gain a
better understanding of
the market possibilities,
implementation
strategies, and design
frameworks for the Town
Center. The vision for
the Town Center
considered the
challenges and benefits
to the community of a
project of this scope
and cost. The ULI
presentation at a
special joint meeting of
the City Council and
the Planning
Commission and the ULI
Town Center Report
can be viewed on the City’s website at
https://www.diamondbarca.gov/1065/Town-Center-Development.
In May 2022 the City initiated the preparation of the Town Center Specific Plan
(TCSP), which will provide detailed development standards, infrastructure
requirements and implementation measures for the Town Center. Program H-8
describes specific provisions that will be included in the TCSP to facilitate
additional housing development consistent with the requirements of State law
and the assumptions in the sites inventory (Table B-3).
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Most of the existing development in the TCSP area consists of suburban-style
single-story buildings used for retail and service commercial businesses with large
parking lots, several vacancies, and most buildings more than 30 years old. The
average building FAR in this area is only 0.36. The City’s economic advisors
noted that the high cost of housing in the San Gabriel Valley combined with
proximity to transportation and low site utilization make this area ripe for new
housing development. The City is not aware of any existing leases that would
prevent development during the planning period.
City staff have had several recent development inquiries from property owners
in the TCSP area. The largest landowner in the Town Center has indicated its
desire to redevelop existing strip commercial buildings for mixed-use
development with ground floor retail. The developer has retained an architect
and is working closely with the City on the TCSP. Another property owner is
working closely with City staff regarding a mixed-use redevelopment project on
a parcel currently occupied by a two-story office building and strip commercial.
Another property owner has submitted preliminary plans for a residential project
at a proposed density of 39 units/acre.
Because this area is designated for mixed-use development, the sites inventory
conservatively assumes an average density of only 24 units/acre to provide
excess capacity as compared to the RHNA allocation. The TCSP will establish
detailed development standards and implementation procedures to facilitate
new housing and mixed-use development consistent with the assumptions in the
sites inventory (Table B-3). Based on factors including development trends,
property owner interest, structure age, property valuation, development
capacity and high resource TCAC opportunity rating,the existing uses on the
sites identified in this Focus Area to accommodate the lower-income RHNA do
not constitute an impediment to additional residential development during the
planning period.
• The Neighborhood Mixed Use Focus Area encompasses approximately 30 acres
and 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 a TCAC high resource rating as well as potential to
benefit from its proximity to Mt. San Antonio College and Cal Poly Pomona.
Excellent access to
regional transportation
is available, including
the SR-60 and SR-57
freeways, bus routes
and the Industry
Metrolink Station. The
General Plan land use
designation has an
allowable residential
density of up to 30.0
dwelling units per acre
and a maximum FAR
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of 1.25 (Table B-4). A new specific plan will provide detailed development
standards and implementation procedures for this focus area consistent with the
assumptions in the sites inventory (Table B-4).
Most of the existing
development in the
Neighborhood Mixed
Use focus area
consists of low-density
single-story buildings
used for offices and
commercial
businesses with large
parking lots, several
vacancies, and most
buildings more than 30 years old. The average building FAR in this area is only
0.29. The high cost of housing in the San Gabriel Valley combined with proximity
to transportation and low site utilization makes this area ripe for new housing
development. The City is not aware of any existing leases that would prevent
development during the planning period, and the City has had recent
development inquiries from property owners in this area. Because this area is
designated for mixed-use development, the site inventory conservatively
assumes an average density of only 24 units/acre to account for properties that
may not be redeveloped to their full residential potential. A specific plan will be
prepared for this area to establish detailed development standards and
implementation procedures to facilitate new housing and mixed-use
development consistent with the assumptions in the sites inventory. Based on
factors including development trends, property owner interest, structure age,
property valuation, development capacity and high TCAC opportunity
rating,the existing uses on the sites identified in this Focus Area to
accommodate the lower-income RHNA do not constitute an impediment to
additional residential development during the planning period.
• The Transit-Oriented Mixed Use Focus Area encompasses approximately 33
acres and leverages underutilized sites adjacent to the City of Industry
Metrolink commuter rail station to provide for higher-density housing, offices,
and supporting commercial uses close to high-quality regional transit. This
area encourages new employment and housing development in a key
location that
emphasizes multi-modal
transportation options.
The General Plan allows
residential develop-
ment at a density of
20.0 to 30.0 dwelling
units per acre and a
maximum FAR of 1.5.
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Most of the existing
development in this
area consists of low-
density single-story
buildings used for light
manufacturing and
other commercial
businesses with
several vacancies,
and most buildings
are over 30 years old.
The average building
FAR in this area is only 0.47. The high cost of housing in the San Gabriel Valley
combined with proximity to commuter rail service and low site utilization
makes this area ripe for new housing development. The City is not aware of
any existing leases that would prevent development during the planning
period, and the City has had recent development inquiries from property
owners in this area. Because this area is designated for mixed-use
development, the site inventory conservatively assumes an average density of
only 24 units/acre to account for properties that may not be redeveloped to
their full residential potential. A specific plan will be prepared for this area to
establish detailed development standards and implementation procedures to
facilitate new housing and mixed-use development consistent with the
assumptions in the sites inventory (Table B-5). Based on factors including
development trends, property owner interest, structure age, property
valuation, development capacity and high TCAC opportunity rating,the
existing uses on the sites identified in this Focus Area to accommodate the
lower-income RHNA do not constitute an impediment to additional residential
development during the planning period.
Realistic Capacity and Suitability of Non-Vacant Sites. Since the General Plan
designation for the Focus Areas is mixed use, the capacity for new housing is
conservatively estimated as only 80% of potential units on each parcel based on the
allowable density. . Even with these conservative assumptions a surplus of development
opportunities will be available throughout the planning period as compared to the RHNA
allocation consistent with no net loss requirements and HCD recommendations.
Because non-vacant sites comprise more than half of the lower-income sites inventory,
Government Code §65583.2(g)(2) requires that the City analyze the extent to which
existing uses may constitute an impediment to additional residential development, past
experience in converting existing uses to higher density residential development, market
trends and conditions, and regulatory or other incentives to encourage redevelopment.
As part of the 2019 General Plan update, the three Focus Areas were selected based on
a combination of factors indicating the likelihood of future housing development. These
factors include physical underutilization; economic obsolescence of existing uses as
indicated by vacancies or an improvement-to-land (I/L) value ratio less than 1.0;
developer and/or property owner interest in residential or mixed-use development;
avoidance of existing residential neighborhoods that could lead to displacement; and
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site proximity to various resources and opportunities. These conditions are documented in
the previous analysis for each Focus Area and in the sites inventory tables provided
below. On the basis of all of these factors, the existing uses do not constitute an
impediment to development and are likely to be discontinued during the planning
period.
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Table B-3
Town Center Mixed Use Sites to be Rezoned
AIN Address
Parcel
Size
Existing
Zoning
Max
Density
Realistic
Density Existing Use
Year
Built FAR
I/L
Ratio VL Low Mod Above Total
8281010027 23555 GOLDEN SPRINGS DR 0.53 C-2 30 24 Office Buildings 1986 0.50 2.7 4 3 3 4 13
8281010047 23525 GOLDEN SPRINGS DR 0.91 C-2 30 24 Professional Buildings 1967 0.19 2.1 7 4 4 7 22
8281010049 206 S DIAMOND BAR BLVD 0.54 C-3 30 24 Service Stations 1971 0.08 0.7 4 3 3 4 13
8281010050 218 S DIAMOND BAR BLVD 1.23 C-3 30 24 Shopping Centers (Regional) 1971 0.59 0.6 9 6 6 9 30
8281010051 240 S DIAMOND BAR BLVD 2.4 C-3 30 24 Shopping Centers (Neighborhood, community) 1970 0.63 1.5 17 12 12 17 58
8281010054 350 S DIAMOND BAR BLVD 0.56 C-3 30 24 Service Stations 1971 0.07 0.0 4 3 3 4 13
8281010057 300 S DIAMOND BAR BLVD 1.16 C-3 30 24 Shopping Centers (Neighborhood, community) 1970 1.01 7.8 8 6 6 8 28
8281010060 2.16 C-3 30 24 Parking Lots (Commercial Use Properties) 1970 1.01 0.0 16 10 10 16 52
8281010061 324 S DIAMOND BAR BLVD 0.4 C-3 30 24 Stores 1970 0.31 1.0 10 10
8281010062 334 S DIAMOND BAR BLVD 0.7 C-3 30 24 Banks Savings & Loan 1971 0.2 0.9 5 3 3 5 17
8281024052 150 S DIAMOND BAR BLVD 0.86 C-3 30 24 Service Stations 1987 0.03 0.1 6 4 4 6 21
8281024053 23525 PALOMINO DR 45E 3.24 C-2 30 24 Stores 1980 0.55 1.0 23 16 16 23 78
8717008001 121 S DIAMOND BAR BLVD 0.25 C-3 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1975 0.65 2.8 6 6
8717008002 121 S DIAMOND BAR BLVD 0.16 C-3 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1975 1.02 0.7 4 4
8717008003 141 S DIAMOND BAR BLVD 0.39 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.54 1.7 9 9
8717008004 141 S DIAMOND BAR BLVD 0.33 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.55 1.9 8 8
8717008005 205 S DIAMOND BAR BLVD 0.46 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.57 6.8 11 11
8717008006 205 S DIAMOND BAR BLVD 0.21 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.63 3.8 5 5
8717008010 0.06 C-3 30 24 Parking Lots (Commercial Use Properties) 0 0.0 1 1
8717008019 249 S DIAMOND BAR BLVD 7.24 C-3 30 24 Shopping Centers (Neighborhood, community) 1975 0.3 1.5 52 70 52 174
8717008020 235 S DIAMOND BAR BLVD 0.87 C-3 30 24 Shopping Centers (Neighborhood, community) 2017 0.11 2.3 6 4 4 6 21
8717008026 301 S DIAMOND BAR BLVD 0.18 C-3 30 24 Service Stations 1978 0.04 0.2 4 4
8717008027 301 S DIAMOND BAR BLVD 0.07 C-3 30 24 Service Stations 1978 0.09 0.1 2 2
8717008028 315 S DIAMOND BAR BLVD 0.6 C-3 30 24 Shopping Centers (Neighborhood, community) 1979 0.3 1.1 4 3 3 4 14
8717008029 303 S DIAMOND BAR BLVD 3.96 C-3 30 24 Shopping Centers (Neighborhood, community) 1979 0.17 0.8 29 9 29 29 95
8717008032 23341 GOLDEN SPRINGS DR 0.66 C-2 30 24 Office Buildings 0 0.38 1.9 5 3 3 5 16
8717008033 23347 GOLDEN SPRINGS DR 2.46 C-2 30 24 Stores 1977 0.19 0.5 18 12 12 18 59
8717008034 414 S PROSPECTORS RD 1.01 C-2 30 24 Professional Buildings 1977 0.25 1.6 7 5 5 7 24
8717008038 225 GENTLE SPRINGS LN 0.65 C-3 30 24 Restaurants, Cocktail Lounges 1979 0.15 1.1 5 3 3 5 16
8717008039 233 GENTLE SPRINGS LN 0.62 C-3 30 24 Restaurants, Cocktail Lounges 1979 0.08 0.8 4 3 3 4 15
8717008185 325 S DIAMOND BAR BLVD 4.2 C-2 30 24 Shopping Centers (Neighborhood, community) 1977 0.33 0.9 30 20 20 30 101
8717008186 379 S DIAMOND BAR BLVD 0.53 C-2 30 24 Banks Savings & Loan 1976 0.33 0.5 4 3 3 4 13
8717008187 245 GENTLE SPRINGS LN 1.33 C-3 30 24 Restaurants, Cocktail Lounges 1989 0.15 1.3 10 6 6 10 32
8717008188 259 GENTLE SPRINGS LN 2.71 C-3 30 24 Hotel & Motels 1988 0.46 2.0 20 13 13 20 65
8717008189 0.96 C-3 30 24 Commercial 0 0.0 7 5 5 7 23
Totals 44.6 303 157 247 363 1,070
Notes:
General Plan designation for all parcels is Town Center Mixed Use
Proposed zoning for all parcels is Specific Plan
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Table B-4
Neighborhood Mixed Use Sites to be Rezoned
AIN Address Parcel
Size
Existing
Zoning
Max
Density
Realistic
Density Existing Use Year
Built FAR I/L
Ratio VL Low Mod Above Total
8706001001 574 N DIAMOND BAR BLVD 0.8 OP 30 24 Store Combination 1968 0.08 2.0 8 4 4 4 19
8706001003 542 N DIAMOND BAR BLVD 0.3 OP 30 24 Restaurants, Cocktail Lounges 1974 0.17 1.2 7 7
8706001004 530 N DIAMOND BAR BLVD 0.4 OP 30 24 Stores 1968 0.17 0.7 10 10
8706001007 504 N DIAMOND BAR BLVD 0.5 OP 30 24 Service Stations 1986 0.05 0.1 5 2 2 2 12
8706001008 23425 SUNSET CROSSING 1.2 OP 30 24 Churches 1979 0.3 1.2 12 6 6 6 29
8706001013 554 N DIAMOND BAR BLVD 0.5 OP 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1986 0.19 0.5 5 2 2 2 12
8706001014 556 N DIAMOND BAR BLVD 2.8 OP 30 24 Office Buildings 1987 0.39 1.7 27 13 13 13 67
8706001015 520 N DIAMOND BAR BLVD 0.4 OP 30 24 Restaurants, Cocktail Lounges 1973 0.09 0.8 10 10
8706001016 506 N DIAMOND BAR BLVD 0.8 OP 30 24 Stores 1973 0.2 2.5 8 4 4 4 19
8706001800 544 N. DIAMOND BAR BLVD 0.1 OP 30 24 Industrial 0 0.0 2 2
8706002012 732 N DIAMOND BAR BLVD 1.1 OP 30 24 Office Buildings 1987 0.35 3.6 11 5 5 5 26
8706002015 780 N DIAMOND BAR BLVD 1 OP 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1986 0.32 0.9 10 5 5 5 24
8706002016 796 N DIAMOND BAR BLVD 1.1 OP 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1986 0.3 0.8 11 5 5 5 26
8706002021 900 N DIAMOND BAR BLVD 4.3 OP 30 24 Shopping Centers (Neighborhood, community) 1980 0.73 0.2 41 21 21 21 103
8706002022 990 N DIAMOND BAR BLVD 0.9 OP 30 24 Stores 1980 0.96 0.5 9 4 4 4 22
8706002027 600-730 N DIAMOND BAR BL 5.1 OP 30 24 Office Buildings 1982 0.01 1.5 49 24 24 24 122
8706002055 750 N DIAMOND BAR BLVD 2.1 OP 30 24 Professional Buildings 1981 0.4 0.7 20 10 10 10 50
8706002056 800 N DIAMOND BAR BLVD 5.4 OP 30 24 Shopping Center 1982 0.72 0.7 52 26 26 26 130
8706002058 660 N DIAMOND BAR BLVD 1.4 OP 30 24 Office Buildings 1982 0.02 1.0 13 7 7 7 34
30.2 278 139 139 168 725
Notes:
The General Plan designation for all parcels is Neighborhood Mixed Use
Proposed zoning is Specific Plan
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Transit-Oriented Mixed-Use Sites to be Rezoned
AIN Address Parcel
Size
Max
Density
Realistic
Density Existing Use Year
Built FAR I/L
Ratio VL Low Mod Above Total
8719010009 21035 Washington Ave 3.5 30 24 Warehousing, Distribution, Storage 1986 0.2 0.7 34 17 17 17 84
8719010023 680 Brea Canyon Rd 0.9 30 24 Office Buildings 2015 0.05 8.3 9 4 4 4 22
8719010035 618 Brea Canyon Rd 1.7 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1986 0.04 3.0 16 8 8 8 41
8760021005 655 Brea Canyon Rd 18.7 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1969 0.01 12.4 180 90 180 449
8760027001 20955 Lycoming St 1 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.12 0.4 10 5 5 5 24
8760027002 20955 Lycoming St 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.78 1.3 10 10
8760027003 780 Pinefalls Ave 0.5 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.47 1.2 5 2 2 2 12
8760027004 760 Pinefalls Ave 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.52 1.3 10 10
8760027005 750 Pinefalls Ave 0.6 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.43 2.4 6 3 3 3 14
8760027006 755 Pinefalls Ave 0.8 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.34 2.2 8 4 4 4 19
8760027007 761 Pinefalls Ave 0.3 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.52 6.7 7 7
8760027008 773 Pinefalls Ave 0.1 30 24 Warehousing, Distribution, Storage 1981 1.47 2.7 2 2
8760027009 773 Pinefalls Ave 0.2 30 24 Warehousing, Distribution, Storage 1981 0.07 2.0 5 5
8760027010 787 Pinefalls Ave 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.45 1.5 10 10
8760027011 770 Penarth Ave 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.43 1.9 10 10
8760027012 766 Penarth Ave 0.3 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.45 1.6 7 7
8760027013 750 Penarth Ave 0.8 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.35 1.5 8 4 4 4 19
8760027014 751 Penarth Ave 0.8 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.33 2.8 8 4 4 4 19
8760027015 761 Penarth Ave 0.2 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.49 1.0 5 5
8760027016 767 Penarth Ave 0.1 30 24 Warehousing, Distribution, Storage 1981 2.35 0.2 2 2
8760027017 767 Penarth Ave 0.3 30 24 Warehousing, Distribution, Storage 1981 0.03 1.2 7 7
8760027018 771 Penarth Ave 0.5 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.43 1.9 5 2 2 2 12
Totals 32.9 286 143 53 307 790
Notes:
The General Plan designation for all parcels is Transit Oriented Mixed Use
Current zoning designation for all parcels is Light Industrial
Proposed zoning is Specific Plan
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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 2018-2021 in Diamond Bar. The average
rate of ADU permits over this 4-year period is 8.25 units per year. At that rate, it is
estimated that approximately 68 additional ADUs will be permitted during the 2021-
2029 planning period. Based on recent analysis conducted by SCAG 11 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
2021 17
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.
Housing Element website and FAQ. Early in the update process a Housing Element
web page was created on the City website 12 and a Housing Element Frequently
Asked Questions was prepared (Figure C-1) and posted on the website.
Stakeholder notification list. A stakeholder list was also compiled including persons
and organizations representing the interests of lower-income households and
persons with disabilities and other special needs (see Table C-1).
Housing opinion survey. A public opinion survey on housing issues was conducted to
solicit public comments on housing issues. The survey was provided both online and
at Concerts in the Park events and was available in English, Chinese and Korean.
The most common survey responses included housing affordability in general, a
need for more affordable senior housing and small units young families and single
people can afford, and the need for better property maintenance in some single-
family neighborhoods. Online survey results are summarized in Figure C-2.
Public meetings. A total of seven public
meetings were held to discuss the
Housing Element over the course of the
update. Public notices, 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
the stakeholder list, which included
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.
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
12 https://www.diamondbarca.gov/963/Housing-Element-Update
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speakers. Transcribed minutes were made available by the City and may also be
easily translated into other languages via free web applications such as
Translate.Google.com. Real-time transcription of the meetings was available using
web applications such as Live Transcribe or Live Caption.
The initial public meeting for the Housing Element update was a joint study session
conducted by the City Council and the Planning Commission on January 26, 2021.
The purpose of the meeting was to introduce the Housing Element update process
to the community and City decision-makers. The presentation included State
requirements, an overview of the Housing Element update process, key housing
issues to be addressed, current housing needs, the Regional Housing Needs
Assessment, potential constraints to housing, and opportunities for public
participation. Comments during the study session included the high cost of housing
and the difficulty of young people who grew up in Diamond Bar to be able to
afford housing and stay in the community, the importance of affordable housing for
essential workers who serve the community, and the importance of higher density
to encourage a variety of housing.
The initial draft Housing Element was then prepared and posted for public review
on March 18, 2021. The draft element was reviewed by the Planning Commission at
a public meeting on March 23, 2021 and by the City Council at a public meeting
on April 6, 2021. Public comments at those meetings mentioned the problems
caused by the high cost of housing, questions of whether streets and other
infrastructure can accommodate the amount of additional housing development
called for in the RHNA, the effects on housing prices caused by forces beyond the
control of city government such as housing investors, and support for mixed use
development and inclusionary requirements.
The draft Housing Element was submitted to the Department of Housing and
Community Development (HCD) for review on April 8, 2021 and HCD’s comments
were provided on June 3, 2021.
After receiving comments on the draft Housing Element from HCD, a revised draft
Housing Element was prepared and posted for public review on October 6, 2021. A
public hearing was conducted by the Planning Commission on October 13, 2021 to
review the revised draft Housing Element and solicit public comments. The staff
report for the Planning Commission hearing included HCD’s comments on the draft
Housing Element and a summary of the City’s responses to HCD comments, which
were posted for public review prior to the hearing. At the conclusion of the hearing
the Planning Commission adopted a recommendation for City Council approval of
the Housing Element.
The City Council conducted a public hearing on November 2, 2021 to review HCD
comments and the revised draft Housing Element. At the conclusion of the hearing
the City Council adopted a resolution approving the Housing Element.
Public comments made during the Planning Commission and City Council hearings
included concerns for the high cost of housing and the importance of encouraging
a variety of housing to allow the next generation to live in Diamond Bar. A summary
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of public comments and responses is provided in Table C-2. Comments were
incorporated into the draft Housing Element where appropriate, as indicated in
Table C-2.
During the Housing Element update process the City received written comments
from Abundant Housing LA, the Los Angeles County Sanitation District, Responsible
Land Use, Mitchell Tsai, an attorney representing the Southwest Regional Council of
Carpenters, and California YIMBY. Copies of those letters are provided below.
As noted in Appendix B (Sites Inventory), one of the most important Housing
Element implementation actions is the preparation of a Specific Plan for the Town
Center focus area. Work on the Town Center Specific Plan began in April 2021
when the Urban Land Institute-Los Angeles (ULI-LA) convened a technical
assistance panel (TAP) to explore market possibilities, implementation strategies,
and design frameworks for the Diamond Bar Town Center. The vision presented
included the challenges and benefits to the community of a project of this scope
and cost. The ULI presentation at a special joint meeting of the City Council and the
Planning Commission and the ULI Town Center Report can be viewed on the City’s
website at https://www.diamondbarca.gov/1065/Town-Center-Development.
After the completion of the ULI study the City initiated preparation of the Town
Center Specific Plan (TCSP), which will provide detailed development standards
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and implementation procedures for the Town Center. A robust public participation
process was initiated with a community workshop held on July 21, 2022. This Specific
Plan process is seen as an extension of the Housing Element update due to its
importance in creating the regulatory framework to encourage additional housing
production over the next 8 years. A website has been established to enable
interested persons to review materials and provide comments throughout the
specific plan process. A week-long Community Charrette is scheduled for August
22-26 to allow residents, property owners and other stakeholders to explore design
and development options for the area.
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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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Figure C-2
Summary of Online Survey Responses
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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 programs contained
in this Housing Element are intended to address the
housing crisis to the extent the City has the ability to
do so.
The housing market is strongly influenced by
investors
Yes, many factors contribute to housing problems
that are beyond the City’s control, such as housing
speculators and investors, State environmental
regulations, private business decisions, and the cost
of labor and materials.
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. Programs H-7, H-8 and H-9 include
the preparation of new specific plans in three focus
areas to create opportunities for additional housing
development, including condos and apartments, and
many other actions to facilitate affordable housing
development.
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
among experts for and against such policies, and
each city must evaluate whether inclusionary
requirements are appropriate. Program H-8 includes
a commitment to evaluate the feasibility of
establishing affordability requirements in exchange
for development incentives.
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. As part of future specific
plans (see Program H-8) transportation and other
public infrastructure needs will be addressed.
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 (see
Programs H-8 and H-9).
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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Comment Response
The sites inventory should Include the HCD-
recommended buffer of at least 15-30% extra
capacity in order to avoid violating the No Net Loss
requirement
As noted in Appendix B, the sites inventory
conservatively assumes only 80% of the number of
allowable units in the focus areas to ensure a buffer
as compared to the RHNA.
Lower-income sites should be located in high
opportunity areas to affirmatively further fair housing.
As noted in Appendix B and Appendix D, all of the
sites are located in areas identified by TCAC as high
or moderate resource.
Housing element updates should use an HCD-
recommended “safe harbor” methodology for
forecasting future ADU production.
The ADU estimate in the sites inventory (Appendix
B) is based on HCD methodology.
The Southwest Regional Council of Carpenters
recommends that the City require housing projects
to require local hire and use of a skilled and trained
workforce to build such projects.
The City understands SRCC’s desire to maximize
the use of union labor in housing developments and
the potential air quality benefits of local hire policies.
While such requirements would benefit SRCC’s
members, such requirements would also increase
the cost of housing.
Development should not permanently displace
current residents. Housing replacement programs,
temporary housing vouchers, right of return, and
demolition controls will create stability for renters
while allowing new homes to be built for new
households and to accommodate the growth
associated with RHNA. In your sites inventory and
rezoning programs, you should prioritize develop-
ment on sites with owner-occupied housing &
commercial uses over those with existing rent-
controlled apartments or other rental housing with
lower income residents.
As noted in Appendix B (Sites Inventory) none of the
sites identified for future housing development are
occupied by residential uses; therefore, no
displacement of existing residents will occur.
The housing element should identify opportunities to
create a variety of for-sale housing types and create
programs to facilitate property ownership among
excluded groups.
The Housing Element supports home ownership
through first-time homebuyer programs (Program
H-6) as well as through the expansion of housing
and mixed-use development opportunities
(Programs H-7, H-8 and H-9).
Ensure that a site’s density will accommodate the
number of homes that are projected to be built. In
addition, make sure height limits, setback
requirements, FAR, and other controls allow for
adequate density and the ability to achieve a site’s
realistic capacity. This density should be
emphasized around jobs and transit and should go
beyond the Mullin density in those areas.
As described in Appendix B (Sites Inventory) the
City is preparing new specific plans for focus areas
where higher-density development is proposed. The
specific plans will include development standards
such as height and FAR to facilitate development at
the densities assumed in the sites inventory
(Programs H-7, H-8 and H-9).
Allow residential to be built in areas that are zoned
for commercial use.
As described in Appendix B (Sites Inventory) the
City is preparing new specific plans for focus areas
where higher-density residential development is
proposed. These focus areas are currently zoned for
commercial use (Programs H-8 and H-9).
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Appendix D
Fair Housing Assessment
O verview
Assembly Bill 686, signed in 2018, establishes a statewide framework to affirmatively
further fair housing (AFFH) with the goal of achieving better economic and health
outcomes for all Californians through equitable housing policies. AB 686 requires
cities and counties to take deliberate actions to foster inclusive communities,
advance fair and equal housing choice, and address racial and economic
disparities through local policies and programs. Housing elements are now required
to address the following five components:
• Inclusive and Equitable Outreach: A summary of fair housing outreach and
capacity that includes all economic segments of the community.
• Assessment of Fair Housing: An assessment of fair housing issues, including
integration and segregation patterns, racially or ethnically concentrated areas of
poverty, disparities in access to opportunity, and disproportionate housing needs.
• Analysis of Sites Inventory: An evaluation of whether the sites inventory improve or
exacerbate conditions for fair housing.
• Identification of Contributing Factors: The identification and prioritization of
contributing factors related to fair housing issue.
• Priorities, Goals, and Actions to AFFH: The identification of fair housing goals and
actions that directly address the contributing factors outlined above. The housing
element should include metrics and milestones for evaluating progress and fair
housing results.
Outreach
The City of Diamond Bar is a participating city in the Los Angeles County
Community Development Block Grant (CDBG) Program. As part of the CDBG
program, Los Angeles County and the Housing Authority of the County of Los
Angeles (HACoLA) prepared an Analysis of Impediments to Fair Housing Choice (AI)
in 2018. The AI utilized a variety of community participation tools to evaluate fair
housing issues including interviews, focus groups, community meetings and a fair
housing survey. Issues addressed in the outreach efforts included disabilities and
access, education, employment, transportation, and healthy neighborhoods.
Findings from this outreach program are incorporated into the analysis of fair
housing issues, contributing factors and recommended actions discussed below.
As discussed in Appendix C, the City held a series of public meetings during the
Housing Element update in an effort to include all segments of the community.
Meetings included informal workshops as well as public hearings. 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
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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. To expand access to persons who are not fluent in
English, the City website offers a Spanish translation option and translation to other
languages is available through online translation tools.
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 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
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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:
• Continue directing fair housing inquiries to the Housing Rights Center.
• Continue to support the provision of housing for persons with disabilities.
• Post information regarding fair housing and facilitate a presentation every two
years about services available through the County CDC, Housing Rights
Center and the City.
• In cooperation with the Housing Rights Center, contact low-income
apartment complexes to provide education and materials about the Section
8 program including multi-lingual materials.
• Publish links to fair housing information on the City website and via social
media.
• 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.
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• Encourage community and stakeholder engagement during development
decisions.
Assessment of Fair Housing
This section provides an assessment of fair housing issues in Diamond Bar including
fair housing enforcement and outreach capacity, patterns of integration and
segregation, racial or ethnic patterns of concentration, disparities in access to
opportunities, and disproportionate housing needs, including displacement risk.
A. Fair Housing Enforcement and Outreach Capacity
Fair housing complaints can be an indicator of housing discrimination. Fair housing
issues can arise through discrimination against an individual based on disability,
race, national origin, familial status, disability, religion, or sex when renting or selling
a dwelling unit.
The U.S. Department of Housing and Urban Development’s (HUD) Office of Fair
Housing and Equal Opportunity (FHEO) is the federal agency responsible for
eliminating housing discrimination, promote economic opportunity, and achieve
diverse, inclusive communities. FHEO services and activities include investigating fair
housing complaints, conducting compliance reviews, ensuring civil rights in HUD
programs, and managing fair housing grants.
Locally, the City partners with the Housing Rights Center (HRC) to investigate fair
housing complaints. HRC is a non-profit, approved by HUD, that works with local
government offices to ensure Fair Housing laws are upheld. HRC provides various
services to Los Angeles County stakeholders, including tenant/landlord mediation,
credit counseling, and fair housing training and workshops.
The City does not have any pending lawsuits, enforcement actions, judgements,
settlements, or findings related to fair housing and civil rights. The City does not
have any local fair housing laws.
The City provides residents with fair housing information by posting links to fair
housing organizations on the City’s website.
HCD AFFH data reported a Fair Housing Enforcement and Outreach (FHEO) inquiry
rate of less than 0.25 per 1,000 persons for the 2013-2021 period in Diamond Bar.
The Constraints section of this Housing Element describes ways that the City works to
address potential impediments to fair housing choice. The City continues to work
cooperatively with the HRC to implement the regional Fair Housing Plan (AI) and to
offer fair housing services and tenant/landlord counseling to residents. Program H-
14 in the Housing Plan includes a commitment to continue to ensure that fair
housing information and links to service providers are available through the City’s
website, as well as the City’s promotion and distribution of fair housing and anti-
displacement resources to residents, especially those at-risk of displacement.
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B. Patterns of Integration and Segregation
1) Race and Ethnicity
As seen in Figure D-1, the percentage of non-White population in Diamond Bar
ranges between 40% and 80% and is similar to most of the surrounding areas. Racial
characteristics for the larger San Gabriel Valley area are illustrated in Figure D-2.
These maps indicate that there are no significant non-White population
concentrations in Diamond Bar.
Figure D-1
Racial Demographics – Diamond Bar
Figure D-2
Racial Demographics – San Gabriel Valley Area
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2) Persons with Disabilities
As shown in Figure D-3, disability rates in most areas of Diamond Bar are less than
10%. In the northern portion of the city, north of the SR-60 freeway, disability rates
are slightly higher (10% to 20%). These disability rates are similar to the surrounding
areas with the exception of a small area in Pomona immediately north of Diamond
Bar that is part of the Cal Poly Pomona campus (formerly the Lanterman
Developmental Center). Disability data for the larger San Gabriel Valley area are
shown in Figure D-4.
Additional information regarding persons with disabilities by disability type in
Diamond Bar is provided in Table 9-19, Table 9-20 and Table 9-21 of the Housing
Needs Assessment. Some individuals may experience more than one disability, and
some disability types are not recorded for children below a certain age. The
California Department of Developmental Services (DDS) estimates that there are
approximately 925 persons with developmental disabilities within Diamond Bar.
Figure D-3
Population with a Disability – Diamond Bar
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Figure D-4
Population with a Disability – San Gabriel Valley
The housing needs of persons with disabilities vary, but generally include accessible
and affordable housing, and access to supportive services. More severely disabled
individuals may require a group living environment where supervision is provided,
and the most severely affected individuals may require an institutional environment
where medical attention and physical therapy are provided. The City of Diamond
Bar facilitates housing for persons with disabilities through programs to provide
reasonable accommodation and regulations to encourage production of
supportive housing and residential care facilities.
3) Familial Status
Familial status refers to the presence of children under the age of 18, whether the
child is biologically related to the head of household, and the martial status of the
head of households. Families with children may face housing discrimination by
landlords who fear that children will cause property damage. Some landlords may
have cultural biases against children of the opposite sex sharing a bedroom.
Differential treatments such as limiting the number of children in a complex or
confining children to a specific location are also fair housing concerns.
Single-parent households are also protected by fair housing law. Female-headed
households with children require special consideration and assistance because of
their greater need for affordable housing and accessible day care, health care,
and other supportive services. As discussed in the Housing Needs Assessment,
approximately 13% of Diamond Bar households are female-headed (compared to
14% in the SCAG region), 4% are female-headed and with children (compared to
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7% in the SCAG region), and 0.3% are female-headed and with children under 6
(compared to 1% in the SCAG region).
Figure D-5 shows the percentage of children living in married couple households in
Diamond Bar while Figure D-6 shows similar data for the San Gabriel Valley region as
a whole. In most areas of Diamond Bar, more than 80% of children live in married
couple families, although within the area north of Grand Avenue, east of Diamond
Bar Boulevard and south of SR-60 that proportion is 60% to 80%. These percentages
are similar to the region as a whole and do not indicate any concentrations
according to familial status.
Figure D-5
Percentage of Children in Married Couple Families – Diamond Bar
Figure D-6
Percentage of Children in Married Couple Families – San Gabriel Valley
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4) Income
Identifying low/moderate-income (LMI) areas is an important aspect in understanding
patterns of segregation. HUD defines a LMI area as a Census tract or block group
where over 51 percent of the population is LMI (based on HUD income definition of up
to 80 percent of the AMI). Figure D-7 shows that the highest concentrations of LMI
households (50-75%) are found in the central area of the city along Diamond Bar
Boulevard and north of SR-60. There are no tracts where the LMI percentage is higher
than 75%. For the larger San Gabriel Valley area, higher LMI concentrations are
generally located in the western part of the valley and in Pomona (Figure D-8).
Figure D-7
Low to Moderate Income Population – Diamond Bar
Figure D-8
Low to Moderate Income Population – San Gabriel Valley
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Figure D-9
Percentage of Population Below Poverty Level – Diamond Bar
Figure D-10
Percentage of Population Below Poverty Level – San Gabriel Valley
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As seen in Figure D-9, the percentage of the Diamond Bar population below the
poverty level is less than 10% in all areas except a small area near SR-60 in the
western portion of the city. Poverty characteristics in Diamond Bar are similar to the
San Gabriel Valley area as a whole (Figure D-10).
Programs in the Housing Plan that specifically target assistance for households with
lower incomes include H-2 Home Improvement, H-3 Section 8 Rental Assistance, H-4
Preservation of Assisted Housing, H-5 Mobile Home Park Preservation, H-7 Senior and
Workforce Housing Development, H-8 Land Use Element and Development
Regulations, H-10 Accessory Dwelling Units, H-11 Housing for Persons with Special
Needs, H-12 Affordable Housing Incentives/Density Bonus, and H-14 Affirmatively
Furthering Fair Housing.
C. Racially/Ethnically Concentrated Areas
1) Racially/Ethnically Concentrated Areas of Poverty
According to HUD, a racially or ethnically concentrated area of poverty (R/ECAP) is
an area in which 50 percent or more of the population identifies as non-White and
40 percent or more of residents are living in poverty. As shown in Figure D-11, there
are no designated R/ECAP areas in Diamond Bar. The nearest R/ECAP areas to
Diamond Bar is located in Pomona to the north. R/ECAP areas in the larger San
Gabriel Valley area are illustrated in Figure D-12.
Figure D-11
Racially or Ethnically Concentrated Areas of Poverty – Diamond Bar
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Figure D-12
Racially or Ethnically Concentrated Areas of Poverty– San Gabriel Valley
2) Racially/Ethnically Concentrated Areas of Affluence
According to the Housing and Community Development AFFH Guidance Memo,
“segregation is a continuum, with polarity between race, poverty, and affluence,
which can be a direct product of the same policies and practices.” Therefore, both
sides of the continuum must be examined. According to the HCD Data Viewer
there are no racially/ethnically concentrated areas of affluence (RCAAs) in
Diamond Bar. The nearest RCAA areas are located in Chino Hills to the southeast
and La Habra Heights to the west.
D. Disparities in Access to Opportunity
1) Overview
California housing law requires cities to analyze disparities in access to opportunity
as part of the fair housing assessment. The California Tax Allocation Committee
(TCAC) and the California Department of Housing and Community Development
(HCD) have developed maps showing access to various types of opportunities such
as education, economic, transportation, and environmental indicators.
2) Educational Opportunity
Diamond Bar is divided between the Pomona Unified School District and the Walnut
Valley Unified School District. As shown in Figure D-13, TCAC educational
opportunity scores are high in the southern portions of the city (>0.75) and
somewhat lower in the northern portion of the city.
Figure D-14 shows educational opportunity scores in Diamond Bar in the context of
the larger San Gabriel Valley area. The County AI describes overall school
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proficiency in the Urban County Area in relation to race and ethnicity. White and
Asian residents generally have greater access to proficient schools, particularly in
Santa Monica and Glendora, while Black and Hispanic residents living in Palmdale,
Inglewood, and Montebello lived among schools with the lowest levels of
proficiency within the Urban County area. The largest concentration of low scores
are found near Downtown Los Angeles.
Figure D-13
TCAC Education Opportunity Areas – Diamond Bar
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Figure D-14
TCAC Education Opportunity Areas – San Gabriel Valley
3) Economic Opportunity
Two factors in measuring the Economic Opportunity Score are job proximity and
labor market engagement. In Diamond Bar, economic opportunity scores are high
in most portions of the city with the highest scores (>0.75) found in the southern
portions of the city. A small area in the eastern portion of the city adjacent to SR-60
shows somewhat lower scores (Figure D-15).
The County AI reported that economic opportunity scores for the Urban County
area were similar for Whites, Black, and Asian/Pacific Islander while the score for
Hispanics was slightly lower. However, labor market engagement index values were
significantly higher for Whites and Asian/Pacific Islanders compared to African
Americans and Hispanics. Figure D-16 shows economic opportunity scores in
Diamond Bar in the context of the larger San Gabriel Valley area.
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Figure D-15
TCAC Economic Opportunity Areas – Diamond Bar
Figure D-16
TCAC Economic Opportunity Areas – San Gabriel Valley
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4) Transportation Opportunity
Public transportation access in the San Gabriel Valley area is shown in Figure D-17.
In addition to bus routes, rail service is available on the western edge of Diamond
Bar at the City of Industry Metrolink Station. As discussed in Appendix B (Sites
Inventory) the TOD Focus Area immediately adjacent to the Industry Metrolink
Station encourages high-density residential and mixed-use development in this
area to promote the use of public transportation.
Figure D-17
San Gabriel Valley Transit Service Map
According to the County AI, the transit trip index for the Urban County area shows
little disparity among the racial or ethnic classes.
5) Environmental Opportunities
Environmental opportunity scores are related to potential exposure to harmful toxins
and are based on EPA estimates of air quality carcinogenic, respiratory and
neurological toxins. Higher index value means less exposure to toxins.
In Diamond Bar, the highest environmental opportunity scores are found in the
southern and eastern portions of the city (Figure D-18) while neighborhoods in the
northern portions of the city show lower scores. Environmental opportunity in
Diamond Bar in the context of the larger San Gabriel Valley area is shown in Figure
D-19.
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Figure D-18
TCAC Environmental Opportunity Areas – Diamond Bar
Figure D-19
TCAC Environmental Opportunity Areas – San Gabriel Valley
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6) Disadvantaged Communities
Senate Bill 1000 (SB 1000) requires cities with identified disadvantaged communities
(DACs) to include environmental justice goals and policies in the General Plan. Per
SB 1000, the California EPA uses CalEnviroScreen, a mapping tool to identify
disadvantaged communities. CalEnviroScreen examines various indicators to
characterize pollution and socioeconomic factors. As seen in Figure D-20 below,
there are no areas classified as a disadvantaged community in Diamond Bar. The
nearest disadvantaged communities are located in Pomona to the northeast and
Industry to the west (Figure D-21).
Figure D-20
Disadvantaged Community Areas – Diamond Bar
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Figure D-21
Disadvantaged Community Areas – San Gabriel Valley
E. Disproportionate Housing Needs and Displacement Risk
The AFFH Rule Guidebook (24 C.F.R. § 5.152) defines “disproportionate housing
needs” as “a condition in which there are significant disparities in the proportion of
members of a protected class experiencing a category of housing needs when
compared to the proportion of a member of any other relevant groups or the total
population experiencing the category of housing need in the applicable
geographic area.” The analysis is completed by assessing cost burden, over-
crowding, and substandard housing. In addition, this analysis examines
homelessness and displacement risk.
1) Cost Burden (Overpayment)
A household is considered cost-burdened if it spends more than 30 percent of its
income in housing costs, including utilities. Reducing housing cost burden can also
help foster more inclusive communities and increase access to opportunities for
persons of color, persons with disabilities, and other protected classes.
Recent estimates for overpayment by tenure and income category for Diamond
Bar residents (Figure D-22) show that overpayment is much more frequent for
households at the extremely-low and very-low income levels than those households
in higher income categories. The impact of housing overpayment on lower-income
households is particularly significant for special needs populations – seniors, persons
with disabilities, and female-headed households with children.
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Figure D-22
Cost Burden by Tenure and Income – Diamond Bar
As shown in Figure D-23, overpayment among renters is most prevalent in the
northern and west-central portions of the city where 60% to 80% of renters are
overpaying for housing. Overpayment among Diamond Bar renters in the context
of the larger San Gabriel Valley area is shown in Figure D-24.
Figure D-23
Overpayment by Renters – Diamond Bar
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Figure D-24
Overpayment by Renters – San Gabriel Valley
Overpayment rates among Diamond Bar homeowners ranges from 20% to 60%,
although higher overpayment rates (over 40%) are generally found in the eastern
and southern portions of the city (Figure D-25). Rates of overpayment among
homeowners in Diamond Bar are shown in the context of the larger San Gabriel
Valley in Figure D-26.
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Figure D-25
Overpayment by Owners – Diamond Bar
Figure D-26
Overpayment by Owners – San Gabriel Valley
Programs in the Housing Plan that address the problems of overpayment include
H-3 Section 8 Rental Assistance, H-4 Preservation of Assisted Housing, H-5 Mobile
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Home Park Preservation, H-7 Senior and Workforce Housing Development, H-8 Land
Use Element and Development Regulations, H-10 Accessory Dwelling Units, H-11
Housing for Persons with Special Needs, H-12 Affordable Housing Incentives/Density
Bonus, and H-14 Affirmatively Furthering Fair Housing.
2) Overcrowding
“Overcrowding” is defined as a housing unit occupied by more than 1.01 persons
per room (excluding kitchens, porches, and hallways). A unit with more than 1.51
occupants per room is considered “severely overcrowded.” The incidence of
overcrowded housing is a general measure of whether there is an available supply
of adequately sized housing units. Overcrowding is also related to overpayment,
because households may not be able to afford a large enough home to
accommodate their needs. Overcrowding can lead to a variety of other problems
such as lower educational performance among children, psychological stress and
adverse health impacts.
There are no areas in Diamond Bar where the incidence of overcrowding is above
the statewide average of 8.2% (Figure D-27). When viewed in the context of the
larger San Gabriel Valley area, higher rates of overcrowding are seen in areas
further to the west as well as in the Pomona area to the northeast (Figure D-28).
Figure D-27
Overcrowding – Diamond Bar
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Figure D-28
Overcrowding – San Gabriel Valley
Programs in the Housing Plan that address the problems of overcrowding include
H-3 Section 8 Rental Assistance, H-4 Preservation of Assisted Housing, H-5 Mobile
Home Park Preservation, H-7 Senior and Workforce Housing Development, H-8 Land
Use Element and Development Regulations, H-10 Accessory Dwelling Units, H-11
Housing for Persons with Special Needs, H-12 Affordable Housing Incentives/Density
Bonus, and H-14 Affirmatively Furthering Fair Housing.
3) Substandard Housing
The age of a housing unit is often an indicator of housing conditions. Housing units
without proper maintenance can deteriorate over time. Housing units built before
1970 are the most likely to need rehabilitation and to have lead-based paint in
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.
Housing over 50 years old is considered aged and is more likely to exhibit a need for
major repairs. Additionally, older units may not be built to current building standards
for fire and earthquake safety. The age of housing units in Diamond Bar compared
to the SCAG region as a whole is shown in Figure D-29. This table indicates that only
about 22% of housing units in Diamond were constructed before 1970. This suggests
that the need for housing rehabilitation is likely less than in many cities in Los
Angeles County. For older homes in need of rehabilitation, Program H-2 Home
Improvement offers funding assistance to low- to moderate-income homeowners
for home repairs.
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Figure D-29
Age of Housing Units – Diamond Bar vs. SCAG Region
4) Homelessness
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.
In 1995 the San Gabriel Valley Consortium on Homelessness was created to help the
region develop a strong regional response to the needs of the growing homeless
population. The Consortium has a focus on facilitating partnerships, educating the
community and member agencies, and advocating for appropriate services. In
2019, the Consortium reset its direction to a more concentrated effort to support
and build capacity for local service providers. The San Gabriel Valley Council of
Governments (COG) is another regional agency that also addresses regional
homelessness issues. As a member agency in the San Gabriel Valley COG,
Diamond Bar cooperates with its sister cities to address the issue of homelessness.
The City of Diamond Bar 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 (Housing for Persons with Special Needs) describes
specific City actions to address the issue of homelessness.
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5) Displacement Risk
In 2016, the Urban Displacement Project 13 team developed a neighborhood
change database to help stakeholders better understand where neighborhood
transformations are occurring and to identify areas that are vulnerable to
gentrification and displacement in Southern California. The database includes Los
Angeles, Orange, and San Diego counties, with gentrification and
sociodemographic indicators based on data from the Census Bureau American
Community Survey and shows whether each Census tract gentrified between 1990
and 2000; gentrified between 2000 and 2015; gentrified during both of these
periods; or exhibited characteristics of a “disadvantaged” tract that did not
gentrify between 1990 and 2015.
Based on this neighborhood change database, the team found that the areas
most susceptible to displacement in the San Gabriel Valley are portions of
Pasadena, Altadena, Monrovia and Duarte, as well as the cities in the southern
portion of the Valley.
Figure D-30 shows the displacement typology levels for Diamond Bar and
surrounding areas. Substantial portions of the eastern and southern areas of the city
are characterized as Stable/Advanced Exclusive while other portions of the city are
characterized as Stable Moderate/Mixed Income or At Risk of Becoming Exclusive.
Figure D-30
Displacement Typology – Diamond Bar
13 https://www.urbandisplacement.org/maps/los-angeles-gentrification-and-displacement/
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To reduce the displacement 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 to 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 public
hearing.
In addition, Program H-8 Land Use Element and Development Regulations includes
a commitment to ensure compliance with legal protections and replacement
housing requirements as set forth in Government Code §65915(c)(3) for existing
tenants who may be displaced by new developments.
As discussed in the Housing Needs Assessment, there are no assisted low-income
rental housing developments in Diamond Bar that are at risk of conversion to
market rate in the next 10 years.
F. Sites Inventory Analysis
The City’s inventory of sites for potential housing is presented in Appendix B. The
inventory is comprised of approved or pending projects, vacant or non-vacant
underutilized sites in three designated Focus Areas, and future ADUs. As with most
cities in the metro areas of Southern California, vacant developable land is very
rare, and underutilized sites – particularly commercially-zoned land – provide the
majority of future housing development capacity.
As shown in Appendix B, the largest component of the sites inventory is located
within three General Plan Focus Areas.
• The Town Center Focus Area comprises approximately 45 acres of land located
along Diamond Bar Boulevard between SR-60 and Golden Springs Drive. The
area is currently developed with suburban-style commercial uses, and is
envisioned as a higher-density mixed-use area to provide housing, entertain-
ment and retail opportunities and community gathering spaces in a walkable
environment. As seen in Figure D-31, this area is designated High Resource in the
HCD/TCAC composite opportunity map and would provide significant housing
opportunities to facilitate economic and social mobility.
Shortly after completion of the General Plan update, the City began work to
implement the General Plan vision for the Town Center. In April 2021, the City
enlisted the assistance of the Urban Land Institute-Los Angeles (ULI-LA) to
commence a technical assistance panel (TAP) to gain a better understanding
of the market possibilities, implementation strategies, and design frameworks to
consider as it plans the Diamond Bar Town Center.
Following completion of the ULI study the City initiated the preparation of a
specific plan, which will provide detailed development regulations,
infrastructure plans and implementation procedures to encourage and
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facilitate housing and mixed-use development in the Town Center during the
planning period.
• The Neighborhood Mixed Use Focus Area is located on the east side of
Diamond Bar Boulevard between the SR-60 interchange and Highland Valley
Road approximately one mile north of the Town Center Focus Area. This area is
currently developed with low-density commercial and office uses and is
envisioned as a higher-intensity combination of residential and ancillary
neighborhood-serving retail and service uses. This neighborhood is designated
High Resource in the TCAC/HCD composite opportunity map and is enhanced
by its proximity to Mt. San Antonio College and Cal Poly Pomona.
• The Transit-Oriented Mixed Use Focus Area is currently developed with low-
density underutilized commercial and light industrial uses adjacent to the
Industry Metrolink commuter rail station and is intended to provide higher-
density housing, offices, and supporting commercial uses close to multi-modal
transit opportunities.
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.
Figure D-31
TCAC Opportunity Areas Composite Score – Diamond Bar
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While former commercial and light industrial areas provide the largest component
of the potential residential inventory, it is important to recognize that existing
residential neighborhoods also provide substantial potential for new housing in
areas of higher opportunity through ADUs and SB 9 urban lot splits.
4. Contributing Factors, Goals, Policies and Actions
The Housing Element AFFH analysis must include an identification and prioritization
of significant contributing factors to segregation, racially or ethnically concentrated
areas of poverty, disparities in access to opportunity, and disproportionate housing
needs. “Fair housing contributing factor” means a factor that creates, contributes
to, perpetuates, or increases the severity of one or more fair housing issues.
Contributing factors should be based on all the prior efforts and analyses: outreach,
assessment of fair housing, and site inventory. Contributing factors must also be
prioritized in terms of needed impact on fair housing choice and strongly connect
to goals and actions.
The City of Diamond Bar was a participating city with the County of Los Angeles in
the preparation of the 2018 Analysis of Impediments to Fair Housing Choice (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. The fair
housing assessment prepared as part of this Housing Element update considers the
findings of the AI as well as other issues described above, and the City has
identified fair housing issues and contributing factors as well as meaningful actions
to address those issues as described in Table D-1 below. Program H 14 in Section 9.5
describes meaningful actions the City will take to affirmatively further fair housing
during the planning period.
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Table D-2
Fair Housing Issues, Contributing Factors and Meaningful Actions
Fair Housing Issue Contributing Factor Priority Meaningful Action
Fair Housing
Outreach
Some residents who are in need of
fair housing resources, including low-
income households, persons with
disabilities, racial/ethnic minorities
and other protected classes, may be
unaware of the fair housing resources
that are available. Although
information about fair housing
services is posted on the City website
and in public offices, more could be
done to make this information
available.
High • Continue directing fair housing inquiries to the Housing Rights
Center.
• Continue to support the provision of housing for persons with
disabilities.
• Post information regarding fair housing and conduct a
presentation every two years about services available
through the County CDC, Housing Rights Center and the City.
• In cooperation with the Housing Rights Center, contact low-
income apartment complexes to provide education and
materials about the Section 8 program including multi-lingual
materials.
• Publish links to fair housing information on the City website
and via social media.
Access to
Opportunity
Lack of access to opportunity due to
high housing costs is a significant
contributing factor to fair housing
throughout the San Gabriel Valley
area. Most areas of Diamond Bar are
rated “High” or “Highest” resource.
Increasing housing opportunities in
areas with good opportunity make it
easier for lower-income households
to access the types of services and
amenities that further social mobility.
High Several programs in the Housing Plan are intended to improve
access to opportunity, including:
• Programs H-3: Section 8 Rental Assistance, H-4: Preservation
of Assisted Housing and H-5: Mobile Home Park
Preservation improve the ability of lower-income
households to afford suitable housing in areas with better
access to opportunity.
• Programs H-7: Senior and Workforce Housing Development,
H-8: Land Use Element and Development Regulations, and
H-9: Mixed Use Development will expand housing
opportunities by encouraging new housing in high-
opportunity areas.
• Program H-6: First-Time Homebuyer Assistance will provide
financial assistance to households wishing to purchase their
first home in areas of higher opportunity.
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9.0 HOUSING
ELEMENT
2021 -2029
Adopted November 2, 2021
Resolution No. 2021-51
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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 ............................................................................................ 9-12
Special Needs....................................................................................................................... 9-15
Assisted Housing at Risk of Conversion .............................................................................. 9-21
Future Growth Needs........................................................................................................... 9-22
9.3 Resources and Opportunities ....................................................................................... 9-24
Land Resources .................................................................................................................... 9-24
Financial and Administrative Resources ........................................................................... 9-24
Energy Conservation Opportunities ................................................................................... 9-27
9.4 Constraints ...................................................................................................................... 9-29
Governmental Constraints .................................................................................................. 9-29
Non-Governmental Constraints ......................................................................................... 9-48
9.5 Housing Action Plan ...................................................................................................... 9-61
Goals and Policies ................................................................................................................ 9-61
Housing Programs ................................................................................................................ 9-63
Appendix A – Evaluation of the Prior Housing Element
Appendix B – Residential Sites Inventory
Appendix C – Public Participation Summary
Appendix D – Fair Housing Assessment
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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 ................................................... 9-6
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 .............................................. 9-8
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 .. 9-9
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 Income Category, Diamond Bar ............................................. 9-11
Table 9-12 : Employment by Industry, Diamond Bar .................................................................. 9-11
Table 9-13 : Employment by Occupation – Diamond Bar vs. SCAG Region ......................... 9-12
Table 9-14 : Housing by Type, Diamond Bar and SCAG Region .............................................. 9-13
Table 9-15 : Housing by Tenure, Diamond Bar and SCAG Region........................................... 9-13
Table 9-16 : Housing Tenure by Age of Householder, Diamond Bar ........................................ 9-13
Table 9-17 : Vacant Units by Type, Diamond Bar and SCAG R egion ...................................... 9-14
Table 9-18 : Age of Housing Stock, Diamond Bar and SCAG Region ..................................... 9-14
Table 9-19 : Disabilities by Type, Diamond Bar ........................................................................... 9-15
Table 9-20 : Disabilities by Type for Seniors 65+, Diamond Bar and SCAG Region ................ 9-16
Table 9-21 : Developmental Disabilities by Residence and Age, Diamond Bar .................... 9-17
Table 9-22 : Elderly Households by Income and Tenure, Diamond Bar................................... 9-18
Table 9-23 : Household Size by Tenure, Diamond Bar ............................................................... 9-19
Table 9-24 : Household Type by Tenure, Diamond Bar.............................................................. 9-20
Table 9-25 : Poverty Status for Female-Headed Households, Diamond Bar ........................... 9-20
Table 9-26 : Employment in the Agricultural Industry, Diamond Bar........................................ 9-21
Table 9-27 : 2021-2029 Regional Housing Growth Needs, Diamond Bar ................................. 9-22
Table 9-28 : Land Use Categories, Diamond Bar 2040 General Plan ...................................... 9-30
Table 9-29 : Residential Development Standards ...................................................................... 9-32
Table 9-30 : Permitted Residential Development by Zoning District ........................................ 9-33
Table 9-31 : Residential Parking Requirements ........................................................................... 9-40
Table 9-32 : Review Authority for Residential Development ..................................................... 9-42
Table 9-33 : Planning and Development Fees ........................................................................... 9-47
Table 9-34 : Road Improvement Standards ................................................................................ 9-48
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 ............................................................................................... 9-56
Figure 9-3 Fire Hazard Zones ...................................................................................................... 9-57
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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
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).
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). ELI households
are more likely to be affected by cost
burden (overpayment) and
overcrowding due to insufficient
income to afford a large enough unit.
City programs described in Section 9.5 -
Housing Action Plan that will help to
address the housing problems faced by
ELI households include H-3 (Section 8
Rental Assistance), H-4 (Preservation of
Assisted Housing), H-7 (Senior and
Workforce Housing Development), H-9
(Mixed-Use Development), H-12
(Affordable Housing Incentives/ Density
Bonus), and H-14 (Affirmatively
Furthering Fair Housing).
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
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(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
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
1 The SCAG region includes Los Angeles, Orange, Riverside, San Bernardino, Imperial and
Ventura counties.
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).
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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
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.
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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.In its
review of the Housing Element the
Department of Housing and
Community Development stated that
current City requirements for large
residential care facilities are a potential
barrier to persons with disabilities;
therefore, Program H-11 is included in
the Housing Plan to address this issue.
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-
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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.
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.
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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.
In its review of the Housing Element the
Department of Housing and
Community Development stated that
some of these criteria act as constraints
on persons with disabilities. Program H-
15 is included in the Housing Plan to
address this issue.
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
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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
(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
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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
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
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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 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.
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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 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.
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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.
Small projects such as residential
additions require only Zoning
Clearance to confirm that the project
complies with objective standards.
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 6 months 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.
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
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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. This pre-
application review helps to
expedite the permit process and
reduce development cost by
resolving issues early on and
minimizing the need for plan
revisions.
After submittal, applications are
reviewed for completeness within
30 days as required by State law
and applicants are promptly
notified if any additional
information is required.
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.
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
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• 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. Required findings for
Development Review approval
are as follows:
(1) The design and layout of the
proposed development are
consistent with the general plan,
development standards of the
applicable district, design
guidelines, and architectural
criteria for special areas (e.g.,
theme areas, specific plans,
community plans, boulevards or
planned developments);
(2) The design and layout of the
proposed development will not
interfere with the use and
enjoyment of neighboring existing
or future developments, and will
not create traffic or pedestrian
hazards;
(3) The architectural design of the
proposed development is
compatible with the character of
the surrounding neighborhood
and will maintain and enhance
the harmonious, orderly and
attractive development
contemplated by this chapter, the
general plan, or any applicable
specific plan;
(4) The design of the proposed
development will provide a
desirable environment for its
occupants and visiting public as
well as its neighbors through good
aesthetic use of materials, texture
and color, and will remain
aesthetically appealing;
(5) The proposed development will
not be detrimental to the public
health, safety or welfare or
materially injurious (e.g., negative
effect on property values or
resale(s) of property) to the
properties or improvements in the
vicinity;
(6) The proposed project has been
reviewed in compliance with the
provisions of the California
Environmental Quality Act (CEQA);
(7) For projects utilizing the
affordable housing density bonus
provisions in section 22.18.010, the
proposed project meets the
requirements of section 22.18.010.
• 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
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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.
• 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. Typical permit review times
are 7 to 10 days for single-family
developments and 2 weeks for multi-
family developments. Typical time from
entitlement to building permit
application ranges from 3 months to a
year depending on the complexity of
the project (such as custom homes on
hillside lots).
Due to high property values and the
shortage of vacant residential land,
development proposals typically seek
to maximize allowable densities unlike
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areas further inland where more vacant
land is available.
While the intent of the City’s
development review process is to
ensure that new projects comply with
policies and regulations, the time
required for project review has the
effect of adding to the overall cost of
housing. For some housing projects,
cities are limited to ministerial permit
review based on objective standards in
order to minimize processing time. As
part of the comprehensive
Development Code update (Program
H-8) the City will implement
improvements to development review
procedures, such as through the use of
objective standards and/or
administrative review, in order to
reduce processing time and increasing
development certainty for housing
development projects, particularly
those that include units affordable to
low- and moderate-income
households.
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 (not under City control) $4.08/sq.ft.
Drainage Facilities None
Traffic Facilities (d)
Public Facilities None
Fire Facilities None
Park Facilities (e)
Water/Sewer Connection (not under City control) (d)
Total estimated fees (SF/MF)
Estimated percentage of total development cost
$8,000/$3,600
1%
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 depending on CEQA requirements
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.
(Note: The following section has been expanded and moved to Appendix D)
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
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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)
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 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 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 Assistance 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
with these institutions to identify potential partnership opportunities for
affordable faculty/staff housing.
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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
• Annual outreach to solicit interest from affordable housing developers
• 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, solicit
interest from affordable housing developers annually 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
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Timeline: Continuously Annual outreach to affordable housing
developers; 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
Zoning amendments for sites listed in Appendix B will accommodate 100
percent of the shortfall of sites necessary to accommodate the remaining
housing need, including a minimum of 107.7 acres allowing densities of at
least 30 units/acre with appropriate development standards to encourage
maximum allowable densities. Zoning will 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
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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, and all
regulations and fees will continue to be posted on the City website and
updated continuously in compliance with transparency requirements.
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.
As part of the new specific plans for the Town Center, Neighborhood Mixed
Use and Transit-Oriented Mixed Use focus areas the City will evaluate the
feasibility of establishing affordability requirements in exchange for
development incentives.
Development on any site listed in Appendix B that proposes to demolish
existing housing units shall be subject to a policy requiring the replacement
of affordable units as a condition of any development on the site pursuant to
Government Code §65583.2(g)(3). Replacement requirements shall be
consistent with those set forth in §65915(c)(3).
State law (Gov. Code, § 65589.7) requires water and sewer service providers
to establish specific procedures to grant priority water and sewer service to
developments with units affordable to lower-income households. The City will
immediately deliver the adopted housing element to water and sewer
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service providers with a cover memo describing the City’s housing element,
including the City’s housing needs and regional housing need.
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 amendments within three years of Housing Element
adoption to provide adequate sites to accommodate the RHNA.
update land use regulations consistent with the 2040 General Plan.
Update all regulations and fees on the City website annually throughout
the planning period. Notify water and sewer providers immediately
upon adoption of the Housing Element.
Responsible agency: Community Development Department
Timeline: Development Code amendments within three years of
Housing Element adoptionby October 2024
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
• 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
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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.
Program H -11. Emergency Shelters, Low Barrier Navigation Centers and
Transitional/Suppor tive Housing for Persons with Special Needs
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 and to replace or modify the CUP requirement to provide greater
objectivity and development certainty for residential care facilities serving 7
or more persons.
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.
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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 and
large residential care facilities 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
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
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identifying issues early in the process before extensive engineering and
architectural design work has been done.
While the intent of the City’s development review process is to ensure that
new projects comply with policies and regulations, the time required for
project review has the effect of adding to the overall cost of housing. For
some housing projects, cities are limited to ministerial permit review based on
objective standards in order to minimize processing time. As part of the
comprehensive Development Code update (see also Program H-8) the City
will implement improvements to development review procedures, such as
through the use of objective standards and/or administrative review, in order
to reduce processing time and increasing development certainty for housing
development projects, particularly those that include units affordable to low-
and moderate-income households.
Consistent with new transparency laws, zoning, development standards and
fees will also 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 continue to
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; comprehensive
Development Code update by October 2024.
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.
Eight-year objectives:
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• Continue directing fair housing inquiries to the Housing Rights Center.
• Continue to support the provision of housing for persons with
disabilities.
• Post information regarding fair housing and facilitate a presentation
every two years about services available through the County CDC,
Housing Rights Center and the City.
• In cooperation with the Housing Rights Center, contact low-income
apartment complexes to provide education and materials about the
Section 8 program including multi-lingual materials.
• Publish links to fair housing information on the City website and via
social media.
• 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 implementhas adopted procedures for reviewing and
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approving requests for reasonable housing accommodations pursuant to
State law. To ensure that these procedures do not inadvertently act as a
constraint on persons with disabilities, the City will revise the criteria for
approval of requests for reasonable accommodations to provide greater
objectivity and certainty.
Eight-year objective: The City will continue to implementRevise
reasonable accommodation procedures for persons with disabilities in
compliance with State law in 2022.
Responsible agency: Community Development Department
Timeline: Code amendment in 2022Throughout 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. Code enforcement cases have increased in
number and complexity during the 2013-2021 planning
period due to factors including aging housing stock
and the declining financial resources of longtime
residents. Staff presented these findings to the
Neighborhood Improvement Committee (a
subcommittee of the City Council) during the planning
period, which eventually led to funding for a new,
fulltime code enforcement officer position as part of
the FY 2022/23 City budget. The code enforcement
officers and building inspectors are typically the first
public officials to learn which homeowners lack the
financial resources to correct property maintenance
violations, and in the process, become aware of other
deferred maintenance issues. The officers carry
copies of the City’s Home Improvement Program (HIP)
brochures and inform homeowners potentially in need
of assistance that the City offers no-interest, deferred
loans for essential home repairs.
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 City allocates at least $100,000 of its annual
CDBG award to the Home Improvement Program. The
HIP provides zero-interest loans of up to $20,000 to
low- and very-low-income homeowners, which do not
need to be repaid unless the home is sold or
refinanced. There is a waiting list of pre-screened
applicants, and HIP loans are processed in the order
received. During the previous planning period,
$848,685 in CDBG funding was allocated to the HIP,
of which $536,766 was used to issue 27 loans. 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.
Handouts are available at the public counter and
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contact information is regularly provided to requestors.
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. Two mobile home parks are located near
the Transit Oriented Mixed Use Focus Area, and
during the 2019 General Plan update these
communities were excluded from the focus area to
facilitate their preservation. 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 Theseis programs helps expand home ownership and
the City will continue to provide information on this
County program on the City website and at public
offices.
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. The
City is a member of the San Gabriel Valley Regional
Housing Trust (SGVRHT), which is a joint powers
authority. SGVRHT’s focus is primarily on providing
fundings assistance in the planning and construction
of new homeless and affordable housing. The Trust
provides funding and loans to help bridge funding
gaps for affordable housing projects. Land Use
Policies 10 and 28, which were adopted in the 2019
General Plan Update, also encourage the production
of senior and workforce housing.
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
appropriate for mixed-use development will be initiated by 2015 as part of a
comprehensive General Plan update.
Ongoing In December 2019, the City adopted the
Comprehensive General Plan Update that created
community visions and blueprint for growth and
development in the City through 2040. One of the key
features of the new General Plan was the
establishment of three new Focus Areas where
substantial land use changes are planned as part of a
strategy to provide walkable mixed-use activity
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Housing Program Program Objectives Timeframe Implementation Status and Future Actions
centers. Goals and policies to promote mixed use
developments are as follows: Land Use Goals 12, 14,
15, 16, 18, 19, 22, 24, 26, Land Use Policies 15, 16,
21, 23, 27, 28, 29, 35, 45; Community Character and
Placemaking Goals 7, 8, 14, 17; and Circulation Goal
4.
In May 2022, the City initiated preparation of the Town
Center Specific Plan (TSCP), which will provide
detailed zoning and development standards to
facilitate residential and mixed-use development. 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. During 2017-2021 the City approved 34 ADUs
and the pace of ADU production continues to
accelerate, with an additional 29 ADUs in the first half
of 2022. The updated ADU Ordinance has been
effective in supporting the production of ADUs and
provides affordable rents to low- and moderate-income
households. 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. In May 2022, the
City initiated preparation of the Town Center Specific
Plan (TSCP), which will provide detailed zoning and
development standards to facilitate residential and
mixed-use development. Most of the existing
development in the TCSP area consists of suburban-
style single-story buildings used for retail and service
commercial businesses with large parking lots, several
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vacancies, and most buildings more than 30 years old.
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. City staff
discusses opportunities for affordable housing and
density bonuses with developers for housing projects.
The most recent discussion has been for a senior
condominium project in the proposed Town Center
Specific Plan area. The applicant is proposing to
incorporate 35% affordable units and applied for
density bonus. The density bonus program is among
several tools the City utilizes to facilitate affordable
housing.
The City is also a member of the San Gabriel Valley
Regional Housing Trust (SGVRHT), which is a joint
powers authority. SGVRHT’s focus is primarily on
providing fundings assistance in the planning and
construction of new homeless and affordable housing.
The Trust provides funding and loans to help bridge
funding gaps for affordable housing projects.
Land Use Goal 7 and Land Use Policy 10.adopted in
the 2019 General Plan Update encourage the
production of affordable housing.
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.
As a small city, staff is able to work closely with
applicants through the review and approval process,
thereby helping to expedite the entitlement process to
issuance of building and zoning permits. In addition,
the City has several procedures in place to minimize
project review times, which include concurrent
processing, pre-application reviews, and recently
adopted General Plan EIR, which allows for individual
projects that fall within the scope of the EIR to utilize
this as environmental clearance under CEQA.
Practices to streamline the issuances for residential
projects such as room additions and ADUs have been
implemented to eliminate the need to submit a
separate application for Planning prior to applying for
building permits. The pandemic accelerated
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Housing Program Program Objectives Timeframe Implementation Status and Future Actions
implementation of online permit services, and by June
2020, applicants were able to submit applications,
plans and payments entirely online. In 2022, the City
received six proposals in response to an RFP for a
new Enterprise Land Management system. Staff
anticipates executing a Purchase and License
Agreement with the most qualified vendor in the fall of
2022. This program is appropriate and will be further
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. The City continues to distribute fair housing
information at the public counter through brochures,
and refers fair housing related complaints to the
Housing Rights Center.
17. Reasonable Accommodation for Persons with
Disabilities
Continue to implement reasonable accommodation procedures for persons with
disabilities in compliance with SB520.
Ongoing The City supports the provision of housing for disabled
persons through zoning opportunities for transitional
housing, reasonable accommodation procedures, and
programs to facilitate affordable housing. In 2010, the
City adopted an ordinance to facilitate reasonable
accommodations. 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 and revised to include additional
amendments to City regulations to incorporate recent
changes to State law.
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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) 0 0 0 12 12
Town Center Mixed Use Sites to be Rezoned (Table B-3) 303 157 247 363 1,070
Neighborhood Mixed Use Sites to be Rezoned (Table B-4) 278 139 139 168 725
Transit-Oriented Mixed Use Sites to be Rezoned (Table B-5) 286 143 53 307 790
Potential ADUs (Table B-6) 16 31 1 20 68
Total sites inventory 883 470 440 870 2,665
RHNA 2021-2029 842 433 436 805 2,516
Adequate Sites? Yes Yes Yes Yes Yes
Source: City of Diamond Bar, 2021
Site Category
Income Category
VL Low Mod
Above
Mod Total
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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
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 multi-family
development at lower densitiesup to 20 units per acre were assigned to the
moderate or above-moderate income categories. Parcels smaller than one-half
acre were conservatively assigned to the above-moderate category even when
those parcels could be consolidated with adjacent parcels into larger building sites.
In the Focus Areas where mixed-use development is encouraged, development
intensity is also 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, comprising approximately 45 acres located along
both sides of 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 currently establishes a maximum
residential density of 20.0 dwelling units per acre and a maximum 1.5 FAR for this
Focus Area. However, as described below and in Program H-8, these standards
will be revised as part of the Town Center Specific Plan to ensure that they
facilitate residential development at the higher densities assumed in the sites
inventory.
10 https://www.diamondbarca.gov/961/General-Plan-2040
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In April 2021, the City
enlisted the assistance
of the Urban Land
Institute-Los Angeles
(ULI-LA) to convene a
technical assistance
panel (TAP) to gain a
better understanding
of the market
possibilities,
implementation
strategies, and design
frameworks for the
Town Center. The
vision for the Town
Center considered the
challenges and
benefits to the
community of a
project of this scope
and cost. The ULI
presentation at a
special joint meeting
of the City Council
and the Planning
Commission and the ULI Town Center Report can be viewed on the City’s
website at https://www.diamondbarca.gov/1065/Town-Center-Development.
In May 2022 the City initiated the preparation of the Town Center Specific Plan
(TCSP), which will provide detailed development standards, infrastructure
requirements and implementation measures for the Town Center. Program H-8
describes specific provisions that will be included in the TCSP to facilitate
additional housing development consistent with the requirements of State law
and the assumptions in the sites inventory (Table B-3).
Most of the existing development in the TCSP area consists of suburban-style
single-story buildings used for retail and service commercial businesses with large
parking lots, several vacancies, and most buildings more than 30 years old. The
average building FAR in this area is only 0.36. The City’s economic advisors
noted that the high cost of housing in the San Gabriel Valley combined with
proximity to transportation and low site utilization make this area ripe for new
housing development. The City is not aware of any existing leases that would
prevent development during the planning period.
City staff have had several recent development inquiries from property owners
in the TCSP area. The largest landowner in the Town Center has indicated its
desire to redevelop existing strip commercial buildings for mixed-use
development with ground floor retail. The developer has retained an architect
and is working closely with the City on the TCSP. Another property owner is
working closely with City staff regarding a mixed-use redevelopment project on
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a parcel currently occupied by a two-story office building and strip commercial.
Another property owner has submitted preliminary plans for a residential project
at a proposed density of 39 units/acre.
Because this area is designated for mixed-use development, the sites inventory
conservatively assumes an average density of only 24 units/acre to provide
excess capacity as compared to the RHNA allocation. The TCSP will establish
detailed development standards and implementation procedures to facilitate
new housing and mixed-use development consistent with the assumptions in the
sites inventory (Table B-3). Based on factors including development trends,
property owner interest, structure age, property valuation, development
capacity and high resource TCAC opportunity rating,the existing uses on the
sites identified in this Focus Area to accommodate the lower-income RHNA do
not constitute an impediment to additional residential development during the
planning period.
• The Neighborhood Mixed Use Focus Area encompasses approximately 30 acres
and 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 a TCAC high resource rating as well as potential to
benefit from its proximity to Mt. San Antonio College and Cal Poly Pomona.
Excellent access to regional transportation is available, including the SR-60 and
SR-57 freeways, bus routes and the Industry Metrolink Station. The 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). A new
specific plan will
provide detailed
development
standards and
implementation
procedures for this
focus area consistent
with the assumptions in
the sites inventory
(Table B-4).
Most of the existing
development in the
Neighborhood
Mixed Use focus
area consists of
low-density single-
story buildings used
for offices and
commercial
businesses with
large parking lots,
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several vacancies, and most buildings more than 30 years old. The average
building FAR in this area is only 0.29. The high cost of housing in the San Gabriel
Valley combined with proximity to transportation and low site utilization makes
this area ripe for new housing development. The City is not aware of any existing
leases that would prevent development during the planning period, and the
City has had recent development inquiries from property owners in this area.
Because this area is designated for mixed-use development, the site inventory
conservatively assumes an average density of only 24 units/acre to account for
properties that may not be redeveloped to their full residential potential. A
specific plan will be prepared for this area to establish detailed development
standards and implementation procedures to facilitate new housing and mixed-
use development consistent with the assumptions in the sites inventory. Based on
factors including development trends, property owner interest, structure age,
property valuation, development capacity and high TCAC opportunity
rating,the existing uses on the sites identified in this Focus Area to
accommodate the lower-income RHNA do not constitute an impediment to
additional residential development during the planning period.
• The Transit-Oriented Mixed Use Focus Area encompasses approximately 33
acres and leverages underutilized sites adjacent to the City of Industry
Metrolink commuter rail station to provide for higher-density housing, offices,
and supporting commercial uses close to high-quality regional transit. This
area encourages new
employment and
housing development
in a key location that
emphasizes multi-
modal transportation
options. The General
Plan allows residential
development at a
density of 20.0 to 30.0
dwelling units per acre
and a maximum FAR of
1.5. Most of the existing
development in this
area consists of low-
density single-story
buildings used for light
manufacturing and
other commercial
businesses with several
vacancies, and most
buildings are over 30
years old. The average building FAR in this area is only 0.47. The high cost of
housing in the San Gabriel Valley combined with proximity to commuter rail
service and low site utilization makes this area ripe for new housing
development. The City is not aware of any existing leases that would prevent
development during the planning period, and the City has had recent
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development inquiries from property owners in this area. Because this area is
designated for mixed-use development, the site inventory conservatively
assumes an average density of only 24 units/acre to account for properties
that may not be redeveloped to their full residential potential. A specific plan
will be prepared for this area to establish detailed development standards
and implementation procedures to facilitate new housing and mixed-use
development consistent with the assumptions in the sites inventory (Table B-5).
Based on factors including development trends, property owner interest,
structure age, property valuation, development capacity and high TCAC
opportunity rating,the existing uses on the sites identified in this Focus Area to
accommodate the lower-income RHNA do not constitute an impediment to
additional residential development during the planning period.
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
conservatively estimated as only 8050% of the total potential allowable number of units
on each parcel based on the allowable density. 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). Even with these conservative assumptions a surplus
of development opportunities will be available throughout the planning period as
compared to the RHNA allocation consistent with no net loss requirements and HCD
recommendations. 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.
Because non-vacant sites comprise more than half of the lower-income sites inventory,
Government Code Section 65583.2(g)(2) requires that the City analyze the extent to
which existing uses may constitute an impediment to additional residential development,
past experience in converting existing uses to higher density residential development,
market trends and conditions, and regulatory or other incentives to encourage
redevelopment.
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As part of the 2019 General Plan update, the three Focus Areas were selected based on
a combination of factors indicating the likelihood of future housing development. These
factors include physical underutilization; economic obsolescence of existing uses as
indicated by vacancies or an improvement-to-land (I/L) value ratio less than 1.0;
developer and/or property owner interest in residential or mixed-use development;
avoidance of existing residential neighborhoods that could lead to displacement; and
site proximity to various resources and opportunities. These conditions are documented in
the previous analysis for each Focus Area and in the sites inventory tables provided
below. On the basis of all of these factors, the existing uses do not constitute an
impediment to development and are likely to be discontinued during the planning
period.
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.
4.1.d
Packet Pg. 408
HOUSING ELEMENT
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-91
9.0
Table B-3
Town Center Mixed Use Sites to be Rezoned
AIN Address
Parcel
Size
Existing
Zoning
Max
Density
Realistic
Density Existing Use
Year
Built FAR
I/L
Ratio VL Low Mod Above Total
8281010027 23555 GOLDEN SPRINGS DR 0.53 C-2 30 24 Office Buildings 1986 0.50 2.7 4 3 3 4 13
8281010047 23525 GOLDEN SPRINGS DR 0.91 C-2 30 24 Professional Buildings 1967 0.19 2.1 7 4 4 7 22
8281010049 206 S DIAMOND BAR BLVD 0.54 C-3 30 24 Service Stations 1971 0.08 0.7 4 3 3 4 13
8281010050 218 S DIAMOND BAR BLVD 1.23 C-3 30 24 Shopping Centers (Regional) 1971 0.59 0.6 9 6 6 9 30
8281010051 240 S DIAMOND BAR BLVD 2.4 C-3 30 24 Shopping Centers (Neighborhood, community) 1970 0.63 1.5 17 12 12 17 58
8281010054 350 S DIAMOND BAR BLVD 0.56 C-3 30 24 Service Stations 1971 0.07 0.0 4 3 3 4 13
8281010057 300 S DIAMOND BAR BLVD 1.16 C-3 30 24 Shopping Centers (Neighborhood, community) 1970 1.01 7.8 8 6 6 8 28
8281010060 2.16 C-3 30 24 Parking Lots (Commercial Use Properties) 1970 1.01 0.0 16 10 10 16 52
8281010061 324 S DIAMOND BAR BLVD 0.4 C-3 30 24 Stores 1970 0.31 1.0 10 10
8281010062 334 S DIAMOND BAR BLVD 0.7 C-3 30 24 Banks Savings & Loan 1971 0.2 0.9 5 3 3 5 17
8281024052 150 S DIAMOND BAR BLVD 0.86 C-3 30 24 Service Stations 1987 0.03 0.1 6 4 4 6 21
8281024053 23525 PALOMINO DR 45E 3.24 C-2 30 24 Stores 1980 0.55 1.0 23 16 16 23 78
8717008001 121 S DIAMOND BAR BLVD 0.25 C-3 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1975 0.65 2.8 6 6
8717008002 121 S DIAMOND BAR BLVD 0.16 C-3 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1975 1.02 0.7 4 4
8717008003 141 S DIAMOND BAR BLVD 0.39 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.54 1.7 9 9
8717008004 141 S DIAMOND BAR BLVD 0.33 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.55 1.9 8 8
8717008005 205 S DIAMOND BAR BLVD 0.46 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.57 6.8 11 11
8717008006 205 S DIAMOND BAR BLVD 0.21 C-3 30 24 Restaurants, Cocktail Lounges 1975 0.63 3.8 5 5
8717008010 0.06 C-3 30 24 Parking Lots (Commercial Use Properties) 0 0.0 1 1
8717008019 249 S DIAMOND BAR BLVD 7.24 C-3 30 24 Shopping Centers (Neighborhood, community) 1975 0.3 1.5 52 70 52 174
8717008020 235 S DIAMOND BAR BLVD 0.87 C-3 30 24 Shopping Centers (Neighborhood, community) 2017 0.11 2.3 6 4 4 6 21
8717008026 301 S DIAMOND BAR BLVD 0.18 C-3 30 24 Service Stations 1978 0.04 0.2 4 4
8717008027 301 S DIAMOND BAR BLVD 0.07 C-3 30 24 Service Stations 1978 0.09 0.1 2 2
8717008028 315 S DIAMOND BAR BLVD 0.6 C-3 30 24 Shopping Centers (Neighborhood, community) 1979 0.3 1.1 4 3 3 4 14
8717008029 303 S DIAMOND BAR BLVD 3.96 C-3 30 24 Shopping Centers (Neighborhood, community) 1979 0.17 0.8 29 9 29 29 95
8717008032 23341 GOLDEN SPRINGS DR 0.66 C-2 30 24 Office Buildings 0 0.38 1.9 5 3 3 5 16
8717008033 23347 GOLDEN SPRINGS DR 2.46 C-2 30 24 Stores 1977 0.19 0.5 18 12 12 18 59
8717008034 414 S PROSPECTORS RD 1.01 C-2 30 24 Professional Buildings 1977 0.25 1.6 7 5 5 7 24
8717008038 225 GENTLE SPRINGS LN 0.65 C-3 30 24 Restaurants, Cocktail Lounges 1979 0.15 1.1 5 3 3 5 16
8717008039 233 GENTLE SPRINGS LN 0.62 C-3 30 24 Restaurants, Cocktail Lounges 1979 0.08 0.8 4 3 3 4 15
8717008185 325 S DIAMOND BAR BLVD 4.2 C-2 30 24 Shopping Centers (Neighborhood, community) 1977 0.33 0.9 30 20 20 30 101
8717008186 379 S DIAMOND BAR BLVD 0.53 C-2 30 24 Banks Savings & Loan 1976 0.33 0.5 4 3 3 4 13
8717008187 245 GENTLE SPRINGS LN 1.33 C-3 30 24 Restaurants, Cocktail Lounges 1989 0.15 1.3 10 6 6 10 32
8717008188 259 GENTLE SPRINGS LN 2.71 C-3 30 24 Hotel & Motels 1988 0.46 2.0 20 13 13 20 65
8717008189 0.96 C-3 30 24 Commercial 0 0.0 7 5 5 7 23
Totals 44.6 303 157 247 363 1,070
Notes:
General Plan designation for all parcels is Town Center Mixed Use
Proposed zoning for all parcels is Specific Plan
4.1.d
Packet Pg. 409
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-92
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
4.1. Total capacity estimated as 50% of allowable residential units
4.1.d
Packet Pg. 410
HOUSING ELEMENT
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-93
9.0
Table B-4
Neighborhood Mixed Use Sites to be Rezoned
AIN Address Parcel
Size
Existing
Zoning
Max
Density
Realistic
Density Existing Use Year
Built FAR I/L
Ratio VL Low Mod Above Total
8706001001 574 N DIAMOND BAR BLVD 0.8 OP 30 24 Store Combination 1968 0.08 2.0 8 4 4 4 19
8706001003 542 N DIAMOND BAR BLVD 0.3 OP 30 24 Restaurants, Cocktail Lounges 1974 0.17 1.2 7 7
8706001004 530 N DIAMOND BAR BLVD 0.4 OP 30 24 Stores 1968 0.17 0.7 10 10
8706001007 504 N DIAMOND BAR BLVD 0.5 OP 30 24 Service Stations 1986 0.05 0.1 5 2 2 2 12
8706001008 23425 SUNSET CROSSING 1.2 OP 30 24 Churches 1979 0.3 1.2 12 6 6 6 29
8706001013 554 N DIAMOND BAR BLVD 0.5 OP 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1986 0.19 0.5 5 2 2 2 12
8706001014 556 N DIAMOND BAR BLVD 2.8 OP 30 24 Office Buildings 1987 0.39 1.7 27 13 13 13 67
8706001015 520 N DIAMOND BAR BLVD 0.4 OP 30 24 Restaurants, Cocktail Lounges 1973 0.09 0.8 10 10
8706001016 506 N DIAMOND BAR BLVD 0.8 OP 30 24 Stores 1973 0.2 2.5 8 4 4 4 19
8706001800 544 N. DIAMOND BAR BLVD 0.1 OP 30 24 Industrial 0 0.0 2 2
8706002012 732 N DIAMOND BAR BLVD 1.1 OP 30 24 Office Buildings 1987 0.35 3.6 11 5 5 5 26
8706002015 780 N DIAMOND BAR BLVD 1 OP 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1986 0.32 0.9 10 5 5 5 24
8706002016 796 N DIAMOND BAR BLVD 1.1 OP 30 24 Auto, Recreation EQPT, Construction EQPT, Sales & Svc 1986 0.3 0.8 11 5 5 5 26
8706002021 900 N DIAMOND BAR BLVD 4.3 OP 30 24 Shopping Centers (Neighborhood, community) 1980 0.73 0.2 41 21 21 21 103
8706002022 990 N DIAMOND BAR BLVD 0.9 OP 30 24 Stores 1980 0.96 0.5 9 4 4 4 22
8706002027 600-730 N DIAMOND BAR BL 5.1 OP 30 24 Office Buildings 1982 0.01 1.5 49 24 24 24 122
8706002055 750 N DIAMOND BAR BLVD 2.1 OP 30 24 Professional Buildings 1981 0.4 0.7 20 10 10 10 50
8706002056 800 N DIAMOND BAR BLVD 5.4 OP 30 24 Shopping Center 1982 0.72 0.7 52 26 26 26 130
8706002058 660 N DIAMOND BAR BLVD 1.4 OP 30 24 Office Buildings 1982 0.02 1.0 13 7 7 7 34
30.2 278 139 139 168 725
Notes:
The General Plan designation for all parcels is Neighborhood Mixed Use
Proposed zoning is Specific Plan
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
4.1.d
Packet Pg. 411
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-94
Address APN Existing
Zoning Acres Allowable
Density Existing Use Existing
FAR
Publicly
Owned? Lower Mod Above Mod Estimated
Total Units4
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
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
4.1.d
Packet Pg. 412
HOUSING ELEMENT
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-95
9.0
Address APN Existing
Zoning Acres Allowable
Density Existing Use Existing
FAR
Publicly
Owned? Lower Mod Above Mod Estimated
Total Units4
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
4.1. Site capacity estimated as 50% of allowable residential units
4.1.d
Packet Pg. 413
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-96
Table B-5
Transit-Oriented Mixed-Use Sites to be Rezoned
AIN Address Parcel
Size
Max
Density
Realistic
Density Existing Use Year
Built FAR I/L
Ratio VL Low Mod Above Total
8719010009 21035 WASHINGTON AVE 3.5 30 24 Warehousing, Distribution, Storage 1986 0.2 0.7 34 17 17 17 84
8719010023 680 BREA CANYON RD 0.9 30 24 Office Buildings 2015 0.05 8.3 9 4 4 4 22
8719010035 618 BREA CANYON RD 1.7 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1986 0.04 3.0 16 8 8 8 41
8760021005 655 BREA CANYON RD 18.7 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1969 0.01 12.4 180 90 180 449
8760027001 20955 LYCOMING ST 1 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.12 0.4 10 5 5 5 24
8760027002 20955 LYCOMING ST 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.78 1.3 10 10
8760027003 780 PINEFALLS AVE 0.5 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.47 1.2 5 2 2 2 12
8760027004 760 PINEFALLS AVE 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.52 1.3 10 10
8760027005 750 PINEFALLS AVE 0.6 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.43 2.4 6 3 3 3 14
8760027006 755 PINEFALLS AVE 0.8 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.34 2.2 8 4 4 4 19
8760027007 761 PINEFALLS AVE 0.3 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.52 6.7 7 7
8760027008 773 PINEFALLS AVE 0.1 30 24 Warehousing, Distribution, Storage 1981 1.47 2.7 2 2
8760027009 773 PINEFALLS AVE 0.2 30 24 Warehousing, Distribution, Storage 1981 0.07 2.0 5 5
8760027010 787 PINEFALLS AVE 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.45 1.5 10 10
8760027011 770 PENARTH AVE 0.4 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.43 1.9 10 10
8760027012 766 PENARTH AVE 0.3 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.45 1.6 7 7
8760027013 750 PENARTH AVE 0.8 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.35 1.5 8 4 4 4 19
8760027014 751 PENARTH AVE 0.8 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.33 2.8 8 4 4 4 19
8760027015 761 PENARTH AVE 0.2 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.49 1.0 5 5
8760027016 767 PENARTH AVE 0.1 30 24 Warehousing, Distribution, Storage 1981 2.35 0.2 2 2
8760027017 767 PENARTH AVE 0.3 30 24 Warehousing, Distribution, Storage 1981 0.03 1.2 7 7
8760027018 771 PENARTH AVE 0.5 30 24 Lgt Manf.Sm. EQPT. Manuf Sm.Shps Instr.Manuf. Prnt Plnts 1981 0.43 1.9 5 2 2 2 12
Totals 32.9 286 143 53 307 790
Notes:
The General Plan designation for all parcels is Transit Oriented Mixed Use
Current zoning designation for all parcels is Light Industrial
Proposed zoning is Specific Plan
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
4.1.d
Packet Pg. 414
HOUSING ELEMENT
Diamond Bar General Plan 2040 │ HOUSING ELEMENT 2021-2029 9-97
9.0
Address APN Existing Zoning Acres Allowable
Density Existing Use Existing
FAR
Publicly
Owned? Lower Mod Above
Mod
Estimated
Total Units
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
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
4.1. 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 2018-20212020 in Diamond Bar. The
average rate of ADU permits over this 43-year period is 8.255.3 units per year. At
that rate, it is estimated that approximately 6842 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
2021 17
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.
Housing Element website and FAQ. 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.
Stakeholder notification list. A stakeholder list was also compiled including persons
and organizations representing the interests of lower-income households and
persons with disabilities and other special needs (see Table C-1).
Housing opinion survey. A public opinion survey on housing issues was conducted to
solicit public comments on housing issues. The survey was provided both online and
at Concerts in the Park events and was available in English, Chinese and Korean.
The most common survey responses included housing affordability in general, a
need for more affordable senior housing and small units young families and single
people can afford, and the need for better property maintenance in some single-
family neighborhoods. Online survey results are summarized in Figure C-2.
Public meetings. A total of seven public
meetings were held to discuss the
Housing Element over the course of the
update. Public notices, 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
the stakeholder list, which included
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.
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
12 https://www.diamondbarca.gov/963/Housing-Element-Update
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speakers. Transcribed minutes were made available by the City and may also be
easily translated into other languages via free web applications such as
Translate.Google.com. Real-time transcription of the meetings was available using
web applications such as Live Transcribe or Live Caption.
The initial public meeting for the Housing Element update was a joint study session
conducted by the City Council and the Planning Commission on January 26, 2021.
The purpose of the meeting was to introduce the Housing Element update process
to the community and City decision-makers. The presentation included State
requirements, an overview of the Housing Element update process, key housing
issues to be addressed, current housing needs, the Regional Housing Needs
Assessment, potential constraints to housing, and opportunities for public
participation. Comments during the study session included the high cost of housing
and the difficulty of young people who grew up in Diamond Bar to be able to
afford housing and stay in the community, the importance of affordable housing for
essential workers who serve the community, and the importance of higher density
to encourage a variety of housing.
The initial draft Housing Element was then prepared and posted for public review
on March 18, 2021. The draft element was reviewed by the Planning Commission at
a public meeting on March 23, 2021 and by the City Council at a public meeting
on April 6, 2021. Public comments at those meetings mentioned the problems
caused by the high cost of housing, questions of whether streets and other
infrastructure can accommodate the amount of additional housing development
called for in the RHNA, the effects on housing prices caused by forces beyond the
control of city government such as housing investors, and support for mixed use
development and inclusionary requirements.
The draft Housing Element was submitted to the Department of Housing and
Community Development (HCD) for review on April 8, 2021 and HCD’s comments
were provided on June 3, 2021.
After receiving comments on the draft Housing Element from the State Housing and
Community Development DepartmentHCD, a revised draft Housing Element was
prepared and posted for public review on October 6, 2021. A public hearing was
conducted by the Planning Commission on October 13, 2021 to review the revised
draft Housing Element and solicit public comments. The staff report for the Planning
Commission hearing included HCD’s comments on the draft Housing Element and a
summary of the City’s responses to HCD comments, which were posted for public
review prior to the hearing. At the conclusion of the hearing the Planning
Commission adopted a recommendation for City Council approval of the Housing
Element.
The City Council conducted a public hearing on November 2, 2021 to review HCD
comments and the revised draft Housing Element. At the conclusion of the hearing
the City Council adopted a resolution approving the Housing Element.
Public comments made during the Planning Commission and City Council hearings
included concerns for the high cost of housing and the importance of encouraging
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a variety of housing to allow the next generation to live in Diamond Bar. A summary
of public comments and responses is provided in Table C-2. Comments were
incorporated into the draft Housing Element where appropriate, as indicated in
Table C-2.
During the Housing Element update process the City received written comments
from Abundant Housing LA, the Los Angeles County Sanitation District, Responsible
Land Use, Mitchell Tsai, an attorney representing the Southwest Regional Council of
Carpenters, and California YIMBY. Copies of those letters are provided below.
As noted in Appendix B (Sites Inventory), one of the most important Housing
Element implementation actions is the preparation of a Specific Plan for the Town
Center focus area. Work on the Town Center Specific Plan began in April 2021
when the Urban Land Institute-Los Angeles (ULI-LA) convened a technical
assistance panel (TAP) to explore market possibilities, implementation strategies,
and design frameworks for the Diamond Bar Town Center. The vision presented
included the challenges and benefits to the community of a project of this scope
and cost. The ULI presentation at a special joint meeting of the City Council and the
Planning Commission and the ULI Town Center Report can be viewed on the City’s
website at https://www.diamondbarca.gov/1065/Town-Center-Development.
After the completion of the ULI study the City initiated preparation of the Town
Center Specific Plan (TCSP), which will provide detailed development standards
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and implementation procedures for the Town Center. A robust public participation
process was initiated with a community workshop held on July 21, 2022. This Specific
Plan process is seen as an extension of the Housing Element update due to its
importance in creating the regulatory framework to encourage additional housing
production over the next 8 years. A website has been established to enable
interested persons to review materials and provide comments throughout the
specific plan process. A week-long Community Charrette is scheduled for August
22-26 to allow residents, property owners and other stakeholders to explore design
and development options for the area.
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.
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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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Figure C-2
Summary of Online Survey Responses
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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 programs contained
in this Housing Element are intended to address the
housing crisis to the extent the City has the ability to
do so.
The housing market is strongly influenced by
investors
Yes, many factors contribute to housing problems
that are beyond the City’s control, such as housing
speculators and investors, State environmental
regulations, private business decisions, and the cost
of labor and materials.
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. Programs H-7, H-8 and H-9 include
the preparation of new specific plans in three focus
areas to create opportunities for additional housing
development, including condos and apartments, and
many other actions to facilitate affordable housing
development.
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
among experts for and against such policies, and
each city must evaluate whether inclusionary
requirements are appropriate. Program H-8 includes
a commitment to evaluate the feasibility of
establishing affordability requirements in exchange
for development incentives.
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. As part of future specific
plans (see Program H-8) transportation and other
public infrastructure needs will be addressed.
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 (see
Programs H-8 and H-9).
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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Comment Response
The sites inventory should Include the HCD-
recommended buffer of at least 15-30% extra
capacity in order to avoid violating the No Net Loss
requirement
As noted in Appendix B, the sites inventory
conservatively assumes only 80% of the number of
allowable units in the focus areas to ensure a buffer
as compared to the RHNA.
Lower-income sites should be located in high
opportunity areas to affirmatively further fair housing.
As noted in Appendix B and Appendix D, all of the
sites are located in areas identified by TCAC as high
or moderate resource.
Housing element updates should use an HCD-
recommended “safe harbor” methodology for
forecasting future ADU production.
The ADU estimate in the sites inventory (Appendix
B) is based on HCD methodology.
The Southwest Regional Council of Carpenters
recommends that the City require housing projects
to require local hire and use of a skilled and trained
workforce to build such projects.
The City understands SRCC’s desire to maximize
the use of union labor in housing developments and
the potential air quality benefits of local hire policies.
While such requirements would benefit SRCC’s
members, such requirements would also increase
the cost of housing.
Development should not permanently displace
current residents. Housing replacement programs,
temporary housing vouchers, right of return, and
demolition controls will create stability for renters
while allowing new homes to be built for new
households and to accommodate the growth
associated with RHNA. In your sites inventory and
rezoning programs, you should prioritize
development on sites with owner-occupied housing
& commercial uses over those with existing rent-
controlled apartments or other rental housing with
lower income residents.
As noted in Appendix B (Sites Inventory) none of the
sites identified for future housing development are
occupied by residential uses; therefore, no
displacement of existing residents will occur.
The housing element should identify opportunities to
create a variety of for-sale housing types and create
programs to facilitate property ownership among
excluded groups.
The Housing Element supports home ownership
through first-time homebuyer programs (Program H-
6) as well as through the expansion of housing and
mixed-use development opportunities (Programs H-
7, H-8 and H-9).
Ensure that a site’s density will accommodate the
number of homes that are projected to be built. In
addition, make sure height limits, setback
requirements, FAR, and other controls allow for
adequate density and the ability to achieve a site’s
realistic capacity. This density should be
emphasized around jobs and transit and should go
beyond the Mullin density in those areas.
As described in Appendix B (Sites Inventory) the
City is preparing new specific plans for focus areas
where higher-density development is proposed. The
specific plans will include development standards
such as height and FAR to facilitate development at
the densities assumed in the sites inventory
(Programs H-7, H-8 and H-9).
Allow residential to be built in areas that are zoned
for commercial use.
As described in Appendix B (Sites Inventory) the
City is preparing new specific plans for focus areas
where higher-density residential development is
proposed. These focus areas are currently zoned for
commercial use (Programs H-8 and H-9).
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Appendix D
Fair Housing Assessment
O verview
Assembly Bill 686, signed in 2018, establishes a statewide framework to affirmatively
further fair housing (AFFH) with the goal of achieving better economic and health
outcomes for all Californians through equitable housing policies. AB 686 requires
cities and counties to take deliberate actions to foster inclusive communities,
advance fair and equal housing choice, and address racial and economic
disparities through local policies and programs. Housing elements are now required
to address the following five components:
• Inclusive and Equitable Outreach: A summary of fair housing outreach and
capacity that includes all economic segments of the community.
• Assessment of Fair Housing: An assessment of fair housing issues, including
integration and segregation patterns, racially or ethnically concentrated areas of
poverty, disparities in access to opportunity, and disproportionate housing needs.
• Analysis of Sites Inventory: An evaluation of whether the sites inventory improve or
exacerbate conditions for fair housing.
• Identification of Contributing Factors: The identification and prioritization of
contributing factors related to fair housing issue.
• Priorities, Goals, and Actions to AFFH: The identification of fair housing goals and
actions that directly address the contributing factors outlined above. The housing
element should include metrics and milestones for evaluating progress and fair
housing results.
Outreach
The City of Diamond Bar is a participating city in the Los Angeles County
Community Development Block Grant (CDBG) Program. As part of the CDBG
program, Los Angeles County and the Housing Authority of the County of Los
Angeles (HACoLA) prepared an Analysis of Impediments to Fair Housing Choice (AI)
in 2018. The AI utilized a variety of community participation tools to evaluate fair
housing issues including interviews, focus groups, community meetings and a fair
housing survey. Issues addressed in the outreach efforts included disabilities and
access, education, employment, transportation, and healthy neighborhoods.
Findings from this outreach program are incorporated into the analysis of fair
housing issues, contributing factors and recommended actions discussed below.
As discussed in Appendix C, the City held a total of fiveseries of public meetings
during the Housing Element update in an effort to include all segments of the
community. Meetings included informal workshops as well as in addition to the
standard public hearings process. Notices prior to each meeting were sent directly
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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. To expand access to persons who are not fluent in
English, the City website offers a Spanish translation option and translation to other
languages is available through online translation tools.
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 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
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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:
• Continue directing fair housing inquiries to the Housing Rights Center.
• Continue to support the provision of housing for persons with disabilities.
• Post information regarding fair housing and facilitate a presentation every two
years about services available through the County CDC, Housing Rights
Center and the City.
• In cooperation with the Housing Rights Center, contact low-income
apartment complexes to provide education and materials about the Section
8 program including multi-lingual materials.
• Publish links to fair housing information on the City website and via social
media.
• 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
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interpretation and translation services when requested at public meetings
when feasible.
• Encourage community and stakeholder engagement during development
decisions.
Assessment of Fair Housing
This section provides an assessment of fair housing issues in Diamond Bar including
fair housing enforcement and outreach capacity, patterns of integration and
segregation, racial or ethnic patterns of concentration, disparities in access to
opportunities, and disproportionate housing needs, including displacement risk.
A. Fair Housing Enforcement and Outreach Capacity
Fair housing complaints can be an indicator of housing discrimination. Fair housing
issues can arise through discrimination against an individual based on disability,
race, national origin, familial status, disability, religion, or sex when renting or selling
a dwelling unit.
The U.S. Department of Housing and Urban Development’s (HUD) Office of Fair
Housing and Equal Opportunity (FHEO) is the federal agency responsible for
eliminating housing discrimination, promote economic opportunity, and achieve
diverse, inclusive communities. FHEO services and activities include investigating fair
housing complaints, conducting compliance reviews, ensuring civil rights in HUD
programs, and managing fair housing grants.
Locally, the City partners with the Housing Rights Center (HRC) to investigate fair
housing complaints. HRC is a non-profit, approved by HUD, that works with local
government offices to ensure Fair Housing laws are upheld. HRC provides various
services to Los Angeles County stakeholders, including tenant/landlord mediation,
credit counseling, and fair housing training and workshops.
The City does not have any pending lawsuits, enforcement actions, judgements,
settlements, or findings related to fair housing and civil rights. The City does not
have any local fair housing laws.
The City provides residents with fair housing information by posting links to fair
housing organizations on the City’s website.
HCD AFFH data reported a Fair Housing Enforcement and Outreach (FHEO) inquiry
rate of less than 0.25 per 1,000 persons for the 2013-2021 period in Diamond Bar.
The Constraints section of this Housing Element describes ways that the City works to
address potential impediments to fair housing choice. The City continues to work
cooperatively with the HRC to implement the regional Fair Housing Plan (AI) and to
offer fair housing services and tenant/landlord counseling to residents. Program H-
14 in the Housing Plan includes a commitment to continue to ensure that fair
housing information and links to service providers are available through the City’s
website, as well as the City’s promotion and distribution of fair housing and anti-
displacement resources to residents, especially those at-risk of displacement.
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B. Patterns of Integration and Segregation
1) Race and Ethnicity
As seen in Figure D-1, the percentage of non-White population in Diamond Bar
ranges between 40% and 80% and is similar to most of the surrounding areas. Racial
characteristics for the larger San Gabriel Valley area are illustrated in Figure D-2.
These maps indicate that there are no significant non-White population
concentrations in Diamond Bar.
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Figure D-1
Racial Demographics – Diamond Bar
Figure D-2
Racial Demographics – San Gabriel Valley Area
2) Persons with Disabilities
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As shown in Figure D-3, disability rates in most areas of Diamond Bar are less than
10%. In the northern portion of the city, north of the SR-60 freeway, disability rates
are slightly higher (10% to 20%). These disability rates are similar to the surrounding
areas with the exception of a small area in Pomona immediately north of Diamond
Bar that is part of the Cal Poly Pomona campus (formerly the Lanterman
Developmental Center). Disability data for the larger San Gabriel Valley area are
shown in Figure D-4.
Additional information regarding persons with disabilities by disability type in
Diamond Bar is provided in Table 9-19, Table 9-20 and Table 9-21 of the Housing
Needs Assessment. Some individuals may experience more than one disability, and
some disability types are not recorded for children below a certain age. The
California Department of Developmental Services (DDS) estimates that there are
approximately 925 persons with developmental disabilities within Diamond Bar.
Figure D-3
Population with a Disability – Diamond Bar
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Figure D-4
Population with a Disability – San Gabriel Valley
The housing needs of persons with disabilities vary, but generally include accessible
and affordable housing, and access to supportive services. More severely disabled
individuals may require a group living environment where supervision is provided,
and the most severely affected individuals may require an institutional environment
where medical attention and physical therapy are provided. The City of Diamond
Bar facilitates housing for persons with disabilities through programs to provide
reasonable accommodation and regulations to encourage production of
supportive housing and residential care facilities.
3) Familial Status
Familial status refers to the presence of children under the age of 18, whether the
child is biologically related to the head of household, and the martial status of the
head of households. Families with children may face housing discrimination by
landlords who fear that children will cause property damage. Some landlords may
have cultural biases against children of the opposite sex sharing a bedroom.
Differential treatments such as limiting the number of children in a complex or
confining children to a specific location are also fair housing concerns.
Single-parent households are also protected by fair housing law. Female-headed
households with children require special consideration and assistance because of
their greater need for affordable housing and accessible day care, health care,
and other supportive services. As discussed in the Housing Needs Assessment,
approximately 13% of Diamond Bar households are female-headed (compared to
14% in the SCAG region), 4% are female-headed and with children (compared to
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7% in the SCAG region), and 0.3% are female-headed and with children under 6
(compared to 1% in the SCAG region).
Figure D-5 shows the percentage of children living in married couple households in
Diamond Bar while Figure D-6 shows similar data for the San Gabriel Valley region as
a whole. In most areas of Diamond Bar, more than 80% of children live in married
couple families, although within the area north of Grand Avenue, east of Diamond
Bar Boulevard and south of SR-60 that proportion is 60% to 80%. These percentages
are similar to the region as a whole and do not indicate any concentrations
according to familial status.
Figure D-5
Percentage of Children in Married Couple Families – Diamond Bar
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Figure D-6
Percentage of Children in Married Couple Families – San Gabriel Valley
4) Income
Identifying low/moderate-income (LMI) areas is an important aspect in
understanding patterns of segregation. HUD defines a LMI area as a Census tract or
block group where over 51 percent of the population is LMI (based on HUD income
definition of up to 80 percent of the AMI). Figure D-7 shows that the highest
concentrations of LMI households (50-75%) are found in the central area of the city
along Diamond Bar Boulevard and north of SR-60. There are no tracts where the LMI
percentage is higher than 75%. For the larger San Gabriel Valley area, higher LMI
concentrations are generally located in the western part of the valley and in
Pomona (Figure D-8).
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Figure D-7
Low to Moderate Income Population – Diamond Bar
Figure D-8
Low to Moderate Income Population – San Gabriel Valley
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Figure D-9
Percentage of Population Below Poverty Level – Diamond Bar
Figure D-10
Percentage of Population Below Poverty Level – San Gabriel Valley
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As seen in Figure D-9, the percentage of the Diamond Bar population below the
poverty level is less than 10% in all areas except a small area near SR-60 in the
western portion of the city. Poverty characteristics in Diamond Bar are similar to the
San Gabriel Valley area as a whole (Figure D-10).
Programs in the Housing Plan that specifically target assistance for households with
lower incomes include H-2 Home Improvement, H-3 Section 8 Rental Assistance, H-4
Preservation of Assisted Housing, H-5 Mobile Home Park Preservation, H-7 Senior and
Workforce Housing Development, H-8 Land Use Element and Development
Regulations, H-10 Accessory Dwelling Units, H-11 Housing for Persons with Special
Needs, H-12 Affordable Housing Incentives/Density Bonus, and H-14 Affirmatively
Furthering Fair Housing.
C. Racially/Ethnically Concentrated Areas
1) Racially/Ethnically Concentrated Areas of Poverty
According to HUD, a racially or ethnically concentrated area of poverty (R/ECAP) is
an area in which 50 percent or more of the population identifies as non-White and
40 percent or more of residents are living in poverty. As shown in Figure D-11, there
are no designated R/ECAP areas in Diamond Bar. The nearest R/ECAP areas to
Diamond Bar is located in Pomona to the north. R/ECAP areas in the larger San
Gabriel Valley area are illustrated in Figure D-12.
Figure D-11
Racially or Ethnically Concentrated Areas of Poverty – Diamond Bar
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Figure D-12
Racially or Ethnically Concentrated Areas of Poverty– San Gabriel Valley
2) Racially/Ethnically Concentrated Areas of Affluence
According to the Housing and Community Development AFFH Guidance Memo,
“segregation is a continuum, with polarity between race, poverty, and affluence,
which can be a direct product of the same policies and practices.” Therefore, both
sides of the continuum must be examined. According to the HCD Data Viewer
there are no racially/ethnically concentrated areas of affluence (RCAAs) in
Diamond Bar. The nearest RCAA areas are located in Chino Hills to the southeast
and La Habra Heights to the west.
D. Disparities in Access to Opportunity
1) Overview
California housing law requires cities to analyze disparities in access to opportunity
as part of the fair housing assessment. The California Tax Allocation Committee
(TCAC) and the California Department of Housing and Community Development
(HCD) have developed maps showing access to various types of opportunities such
as education, economic, transportation, and environmental indicators.
2) Educational Opportunity
Diamond Bar is divided between the Pomona Unified School District and the Walnut
Valley Unified School District. As shown in Figure D-13, TCAC educational
opportunity scores are high in the southern portions of the city (>0.75) and
somewhat lower in the northern portion of the city.
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Figure D-14 shows educational opportunity scores in Diamond Bar in the context of
the larger San Gabriel Valley area. The County AI describes overall school
proficiency in the Urban County Area in relation to race and ethnicity. White and
Asian residents generally have greater access to proficient schools, particularly in
Santa Monica and Glendora, while Black and Hispanic residents living in Palmdale,
Inglewood, and Montebello lived among schools with the lowest levels of
proficiency within the Urban County area. The largest concentration of low scores
are found near Downtown Los Angeles.
Figure D-13
TCAC Education Opportunity Areas – Diamond Bar
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Figure D-14
TCAC Education Opportunity Areas – San Gabriel Valley
3) Economic Opportunity
Two factors in measuring the Economic Opportunity Score are job proximity and
labor market engagement. In Diamond Bar, economic opportunity scores are high
in most portions of the city with the highest scores (>0.75) found in the southern
portions of the city. A small area in the eastern portion of the city adjacent to SR-60
shows somewhat lower scores (Figure D-15).
The County AI reported that economic opportunity scores for the Urban County
area were similar for Whites, Black, and Asian/Pacific Islander while the score for
Hispanics was slightly lower. However, labor market engagement index values were
significantly higher for Whites and Asian/Pacific Islanders compared to African
Americans and Hispanics. Figure D-16 shows economic opportunity scores in
Diamond Bar in the context of the larger San Gabriel Valley area.
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Figure D-15
TCAC Economic Opportunity Areas – Diamond Bar
Figure D-16
TCAC Economic Opportunity Areas – San Gabriel Valley
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4) Transportation Opportunity
Public transportation access in the San Gabriel Valley area is shown in Figure D-17.
In addition to bus routes, rail service is available on the western edge of Diamond
Bar at the City of Industry Metrolink Station. As discussed in Appendix B (Sites
Inventory) the TOD Focus Area immediately adjacent to the Industry Metrolink
Station encourages high-density residential and mixed-use development in this
area to promote the use of public transportation.
Figure D-17
San Gabriel Valley Transit Service Map
According to the County AI, the transit trip index for the Urban County area shows
little disparity among the racial or ethnic classes.
5) Environmental Opportunities
Environmental opportunity scores are related to potential exposure to harmful toxins
and are based on EPA estimates of air quality carcinogenic, respiratory and
neurological toxins. Higher index value means less exposure to toxins.
In Diamond Bar, the highest environmental opportunity scores are found in the
southern and eastern portions of the city (Figure D-18) while neighborhoods in the
northern portions of the city show lower scores. Environmental opportunity in
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Diamond Bar in the context of the larger San Gabriel Valley area is shown in Figure
D-19.
Figure D-18
TCAC Environmental Opportunity Areas – Diamond Bar
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Figure D-19
TCAC Environmental Opportunity Areas – San Gabriel Valley
6) Disadvantaged Communities
Senate Bill 1000 (SB 1000) requires cities with identified disadvantaged communities
(DACs) to include environmental justice goals and policies in the General Plan. Per
SB 1000, the California EPA uses CalEnviroScreen, a mapping tool to identify
disadvantaged communities. CalEnviroScreen examines various indicators to
characterize pollution and socioeconomic factors. As seen in Figure D-20 below,
there are no areas classified as a disadvantaged community in Diamond Bar. The
nearest disadvantaged communities are located in Pomona to the northeast and
Industry to the west (Figure D-21).
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Figure D-20
Disadvantaged Community Areas – Diamond Bar
Figure D-21
Disadvantaged Community Areas – San Gabriel Valley
E. Disproportionate Housing Needs and Displacement Risk
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The AFFH Rule Guidebook (24 C.F.R. § 5.152) defines “disproportionate housing
needs” as “a condition in which there are significant disparities in the proportion of
members of a protected class experiencing a category of housing needs when
compared to the proportion of a member of any other relevant groups or the total
population experiencing the category of housing need in the applicable
geographic area.” The analysis is completed by assessing cost burden,
overcrowding, and substandard housing. In addition, this analysis examines
homelessness and displacement risk.
1) Cost Burden (Overpayment)
A household is considered cost-burdened if it spends more than 30 percent of its
income in housing costs, including utilities. Reducing housing cost burden can also
help foster more inclusive communities and increase access to opportunities for
persons of color, persons with disabilities, and other protected classes.
Recent estimates for overpayment by tenure and income category for Diamond
Bar residents (Figure D-22) show that overpayment is much more frequent for
households at the extremely-low and very-low income levels than those households
in higher income categories. The impact of housing overpayment on lower-income
households is particularly significant for special needs populations – seniors, persons
with disabilities, and female-headed households with children.
Figure D-22
Cost Burden by Tenure and Income – Diamond Bar
As shown in Figure D-23, overpayment among renters is most prevalent in the
northern and west-central portions of the city where 60% to 80% of renters are
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overpaying for housing. Overpayment among Diamond Bar renters in the context
of the larger San Gabriel Valley area is shown in Figure D-24.
Figure D-23
Overpayment by Renters – Diamond Bar
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Figure D-24
Overpayment by Renters – San Gabriel Valley
Overpayment rates among Diamond Bar homeowners ranges from 20% to 60%,
although higher overpayment rates (over 40%) are generally found in the eastern
and southern portions of the city (Figure D-25). Rates of overpayment among
homeowners in Diamond Bar are shown in the context of the larger San Gabriel
Valley in Figure D-26.
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Figure D-25
Overpayment by Owners – Diamond Bar
Figure D-26
Overpayment by Owners – San Gabriel Valley
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Programs in the Housing Plan that address the problems of overpayment include H-
3 Section 8 Rental Assistance, H-4 Preservation of Assisted Housing, H-5 Mobile Home
Park Preservation, H-7 Senior and Workforce Housing Development, H-8 Land Use
Element and Development Regulations, H-10 Accessory Dwelling Units, H-11 Housing
for Persons with Special Needs, H-12 Affordable Housing Incentives/Density Bonus,
and H-14 Affirmatively Furthering Fair Housing.
2) Overcrowding
“Overcrowding” is defined as a housing unit occupied by more than 1.01 persons
per room (excluding kitchens, porches, and hallways). A unit with more than 1.51
occupants per room is considered “severely overcrowded.” The incidence of
overcrowded housing is a general measure of whether there is an available supply
of adequately sized housing units. Overcrowding is also related to overpayment,
because households may not be able to afford a large enough home to
accommodate their needs. Overcrowding can lead to a variety of other problems
such as lower educational performance among children, psychological stress and
adverse health impacts.
There are no areas in Diamond Bar where the incidence of overcrowding is above
the statewide average of 8.2% (Figure D-27). When viewed in the context of the
larger San Gabriel Valley area, higher rates of overcrowding are seen in areas
further to the west as well as in the Pomona area to the northeast (Figure D-28).
Figure D-27
Overcrowding – Diamond Bar
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Figure D-28
Overcrowding – San Gabriel Valley
Programs in the Housing Plan that address the problems of overcrowding include H-
3 Section 8 Rental Assistance, H-4 Preservation of Assisted Housing, H-5 Mobile Home
Park Preservation, H-7 Senior and Workforce Housing Development, H-8 Land Use
Element and Development Regulations, H-10 Accessory Dwelling Units, H-11 Housing
for Persons with Special Needs, H-12 Affordable Housing Incentives/Density Bonus,
and H-14 Affirmatively Furthering Fair Housing.
3) Substandard Housing
The age of a housing unit is often an indicator of housing conditions. Housing units
without proper maintenance can deteriorate over time. Housing units built before
1970 are the most likely to need rehabilitation and to have lead-based paint in
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.
Housing over 50 years old is considered aged and is more likely to exhibit a need for
major repairs. Additionally, older units may not be built to current building standards
for fire and earthquake safety. The age of housing units in Diamond Bar compared
to the SCAG region as a whole is shown in Figure D-29. This table indicates that only
about 22% of housing units in Diamond were constructed before 1970. This suggests
that the need for housing rehabilitation is likely less than in many cities in Los
Angeles County. For older homes in need of rehabilitation, Program H-2 Home
Improvement offers funding assistance to low- to moderate-income homeowners
for home repairs.
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Figure D-29
Age of Housing Units – Diamond Bar vs. SCAG Region
4) Homelessness
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.
In 1995 the San Gabriel Valley Consortium on Homelessness was created to help the
region develop a strong regional response to the needs of the growing homeless
population. The Consortium has a focus on facilitating partnerships, educating the
community and member agencies, and advocating for appropriate services. In
2019, the Consortium reset its direction to a more concentrated effort to support
and build capacity for local service providers. The San Gabriel Valley Council of
Governments (COG) is another regional agency that also addresses regional
homelessness issues. As a member agency in the San Gabriel Valley COG,
Diamond Bar cooperates with its sister cities to address the issue of homelessness.
The City of Diamond Bar 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 (Housing for Persons with Special Needs) describes
specific City actions to address the issue of homelessness.
5) Displacement Risk
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In 2016, the Urban Displacement Project13 team developed a neighborhood
change database to help stakeholders better understand where neighborhood
transformations are occurring and to identify areas that are vulnerable to
gentrification and displacement in Southern California. The database includes Los
Angeles, Orange, and San Diego counties, with gentrification and
sociodemographic indicators based on data from the Census Bureau American
Community Survey and shows whether each Census tract gentrified between 1990
and 2000; gentrified between 2000 and 2015; gentrified during both of these
periods; or exhibited characteristics of a “disadvantaged” tract that did not
gentrify between 1990 and 2015.
Based on this neighborhood change database, the team found that the areas
most susceptible to displacement in the San Gabriel Valley are portions of
Pasadena, Altadena, Monrovia and Duarte, as well as the cities in the southern
portion of the Valley.
Figure D-30 shows the displacement typology levels for Diamond Bar and
surrounding areas. Substantial portions of the eastern and southern areas of the city
are characterized as Stable/Advanced Exclusive while other portions of the city are
characterized as Stable Moderate/Mixed Income or At Risk of Becoming Exclusive.
Figure D-30
Displacement Typology – Diamond Bar
In order to reduce the displacement 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
13 https://www.urbandisplacement.org/maps/los-angeles-gentrification-and-displacement/
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condo conversions, the applicant must propose a relocation assistance program to
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 public
hearing.
In addition, Program H-8 Land Use Element and Development Regulations includes
a commitment to ensure compliance with legal protections and replacement
housing requirements as set forth in Government Code §65915(c)(3) for existing
tenants who may be displaced by new developments.
As discussed in the Housing Needs Assessment, there are no assisted low-income
rental housing developments in Diamond Bar that are at risk of conversion to
market rate in the next 10 years.
F. Sites Inventory Analysis
The City’s inventory of sites for potential housing is presented in Appendix B. The
inventory is comprised of approved or pending projects, vacant or non-vacant
underutilized sites in three designated Focus Areas, and future ADUs. As with most
cities in the metro areas of Southern California, vacant developable land is very
rare, and underutilized sites – particularly commercially-zoned land – provide the
majority of future housing development capacity.
As shown in Appendix B, the largest component of the sites inventory is located
within three General Plan Focus Areas.
• The Town Center Focus Area comprises approximately 45 acres of land located
along Diamond Bar Boulevard between SR-60 and Golden Springs Drive. The
area is currently developed with suburban-style commercial uses, and is
envisioned as a higher-density mixed-use area to provide housing,
entertainment and retail opportunities and community gathering spaces in a
walkable environment. As seen in Figure D-31, this area is designated High
Resource in the HCD/TCAC composite opportunity map and would provide
significant housing opportunities to facilitate economic and social mobility.
Shortly after completion of the General Plan update, the City began work to
implement the General Plan vision for the Town Center. In April 2021, the City
enlisted the assistance of the Urban Land Institute-Los Angeles (ULI-LA) to
commence a technical assistance panel (TAP) to gain a better understanding
of the market possibilities, implementation strategies, and design frameworks to
consider as it plans the Diamond Bar Town Center.
Following completion of the ULI study the City initiated the preparation of a
specific plan, which will provide detailed development regulations,
infrastructure plans and implementation procedures to encourage and
facilitate housing and mixed-use development in the Town Center during the
planning period.
• The Neighborhood Mixed Use Focus Area is located on the east side of
Diamond Bar Boulevard between the SR-60 interchange and Highland Valley
Road approximately one mile north of the Town Center Focus Area. This area is
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currently developed with low-density commercial and office uses and is
envisioned as a higher-intensity combination of residential and ancillary
neighborhood-serving retail and service uses. This neighborhood is designated
High Resource in the TCAC/HCD composite opportunity map and is enhanced
by its proximity to Mt. San Antonio College and Cal Poly Pomona.
• The Transit-Oriented Mixed Use Focus Area is currently developed with low-
density underutilized commercial and light industrial uses adjacent to the
Industry Metrolink commuter rail station and is intended to provide higher-
density housing, offices, and supporting commercial uses close to multi-modal
transit opportunities.
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.
Figure D-31
TCAC Opportunity Areas Composite Score – Diamond Bar
While former commercial and light industrial areas provide the largest component
of the potential residential inventory, it is important to recognize that existing
residential neighborhoods also provide substantial potential for new housing in
areas of higher opportunity through ADUs and SB 9 urban lot splits.
4. Contributing Factors, Goals, Policies and Actions
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The Housing Element AFFH analysis must include an identification and prioritization
of significant contributing factors to segregation, racially or ethnically concentrated
areas of poverty, disparities in access to opportunity, and disproportionate housing
needs. “Fair housing contributing factor” means a factor that creates, contributes
to, perpetuates, or increases the severity of one or more fair housing issues.
Contributing factors should be based on all the prior efforts and analyses: outreach,
assessment of fair housing, and site inventory. Contributing factors must also be
prioritized in terms of needed impact on fair housing choice and strongly connect
to goals and actions.
The City of Diamond Bar was a participating city with the County of Los Angeles in
the preparation of the 2018 Analysis of Impediments to Fair Housing Choice (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. The fair
housing assessment prepared as part of this Housing Element update considers the
findings of the AI as well as other issues described above, and the City has
identified fair housing issues and contributing factors as well as meaningful actions
to address those issues as described in Table D-1 below. Program H 14 in Section 9.5
describes meaningful actions the City will take to affirmatively further fair housing
during the planning period.
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Table D-2
Fair Housing Issues, Contributing Factors and Meaningful Actions
Fair Housing Issue Contributing Factor Priority Meaningful Action
Fair Housing
Outreach
Some residents who are in need of fair housing
resources, including low-income households,
persons with disabilities, racial/ethnic minorities and
other protected classes, may be unaware of the fair
housing resources that are available. Although
information about fair housing services is posted on
the City website and in public offices, more could
be done to make this information available.
High • Continue directing fair housing inquiries to the
Housing Rights Center.
• Continue to support the provision of housing for
persons with disabilities.
• Post information regarding fair housing and
conduct a presentation every two years about
services available through the County CDC,
Housing Rights Center and the City.
• In cooperation with the Housing Rights Center,
contact low-income apartment complexes to
provide education and materials about the
Section 8 program including multi-lingual materials.
• Publish links to fair housing information on the City
website and via social media.
Access to
Opportunity
Lack of access to opportunity due to high housing
costs is a significant contributing factor to fair
housing throughout the San Gabriel Valley area.
Most areas of Diamond Bar are rated “High” or
“Highest” resource. Increasing housing opportunities
in areas with good opportunity make it easier for
lower-income households to access the types of
services and amenities that further social mobility.
High Several programs in the Housing Plan are intended
to improve access to opportunity, including:
• Programs H-3: Section 8 Rental Assistance,
H-4: Preservation of Assisted Housing and H-
5: Mobile Home Park Preservation improve
the ability of lower-income households to
afford suitable housing in areas with better
access to opportunity.
• Programs H-7: Senior and Workforce
Housing Development, H-8: Land Use
Element and Development Regulations,
and H-9: Mixed Use Development will
expand housing opportunities by
encouraging new housing in high-
opportunity areas.
• Program H-6: First-Time Homebuyer
Assistance will provide financial assistance
to households wishing to purchase their first
home in areas of higher opportunity.
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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
February 2, 2022
Greg Gubman, 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) Adopted Housing Element
Thank you for submitting the City of Diamond Bar’s (City) housing element adopted on
November 2, 2021 and received for review on November 4, 2021. Pursuant to
Government Code section 65585, subdivision (h), the California Department of Housing
and Community Development (HCD) is reporting the results of its review.
The adopted element addresses some statutory requirements described in HCD’s
June 3, 2021 review; however, revisions will be necessary to comply with State
Housing Element Law (Article 10.6 of the Gov. Code). The enclosed Appendix
describes the revisions needed to comply with State Housing Element Law.
As a reminder, the City’s 6th cycle housing element was due October 15, 2021. As of
today, the City has not completed the housing element process for the 6th cycle. The
City’s 5th cycle housing element no longer satisfies statutory requirements. HCD
encourages the City to revise the element as described above, adopt, and submit to
HCD to regain housing element compliance.
For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if
a local government fails to adopt a compliant housing element within 120 days of this
statutory deadline, then any rezoning to accommodate the regional housing needs
allocation (RHNA), including for lower-income households, shall be completed no later
than one year from the statutory deadline. Otherwise, the local government’s housing
element will no longer comply with State Housing Element Law, and HCD may revoke
its finding of substantial compliance pursuant to Government Code section 65585,
subdivision (i).
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, 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 will meet housing element requirements for these and other funding
sources.
We are committed to assist the City in addressing all statutory requirements of State
Housing Element Law. If you have any questions or need additional technical
assistance, please contact me at paul.mcdougall@hcd.ca.gov.
Sincerely,
Senior Program Manager
Enclosure
Paul McDougall
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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).)
While the element includes some brief discussion of program objectives and in some
cases, whether a program was successful, as noted in HCD’s prior review, it still must
discuss outcomes or actual results and evaluate the effectiveness of program to evaluate
appropriateness of programs in the current planning period. Please see HCD’s prior review
for additional information.
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).)
The element now includes some brief and general discussion of public comments,
poverty and introductions of some of the components of an assessment of fair housing
(e.g., segregation and integration and disparities in access to opportunity). However, the
element generally was not revised to address this requirement. Please see HCD’s prior
review and HCD’s Guidance Memo and Data Viewer at
https://www.hcd.ca.gov/community-development/affh/index.shtml. In addition, HCD will
send examples under separate cover.
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).)
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The element now lists some programs that could assist in addressing the housing
needs of extremely low-income (ELI) households. However, the element generally was
not revised with an analysis of the housing needs of ELI households. This is particularly
important given the unique and disproportionate needs of ELI households. For example,
the element should analyze tenure, cost burden and other household characteristics
and consider trends and available resources to better understand the magnitude of the
housing need and formulate appropriate policies and programs.
3. 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).)
Sites Inventory: While the element now lists sites by floor area ratio, it should consider
additional information to facilitate an analysis of the potential for additional development.
For example, the element could list the age of the structure, improvement to land ratio
and any indicators of property turnover such as the use is vacant, structural conditions,
lack of improvements or has recently changed use and any expressed interest in
additional residential development.
In addition, as noted in the prior review, pursuant to Government Code section 65583.3,
subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD
when preparing the sites inventory and submit an electronic version of the sites inventory.
To date, HCD has not received an electronic version of the sites inventory in the adopted
forms. Any future re-adopted versions of the element must submit the electronic version of
the sites inventory.
Suitability of Nonvacant Sites: The element now includes some information on floor area
ratios (FAR) and concludes the potential increase in development creates an incentive
for redevelopment. However, the element should evaluate the differences between
existing and allowable FAR, including what threshold was utilized and support these
assumptions based on market conditions, development trends and recent experience in
additional higher density residential development. The element should also include
additional factors and analysis to demonstrate existing uses do not impede additional
development. For example, for each of the future growth areas (e.g., Town Center
Mixed Use, Neighborhood Mixed Use and Transit Oriented Mixed use), the element
could discuss existing uses based on additional factors that indicate potential turnover
of uses as described above.
In addition, as noted in the prior review, 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. While the City’s adopted resolution notes substantial evidence, the element
lacks substantial evidence and, with any future re-adoption of the housing element, the
resolution should explicitly describe the substantial evidence to draw a nexus between
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the resolution and analysis in the housing element. HCD will send examples under
separate cover.
Water and Sewer Priority: As noted in the prior review, local governments are required
to immediately deliver the housing element to water and sewer service providers and
should coordinate with providers to assure priority is granted to developments with units
affordable to lower income households. The element should describe compliance with
these requirements or add or modify programs, if necessary.
4. 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…(Gov. Code, § 65583, subd.
(a)(5)).
Fees and Exactions: The element generally was not revised to address this
requirement. Please see HCD’s prior review.
Local Processing and Permit Procedures: The element includes some brief information
related to the timing and density of development. However, the element generally was
not revised to address this requirement. Please see HCD’s prior review.
Housing for Persons with Disabilities: While the element now lists findings and decision-
making criteria for the reasonable accommodation procedures, it must still analyze
these findings and criteria for any constraints on housing for persons with disabilities.
For example, several criteria appear to be constraints such as criteria related to altering
the character of the neighborhood. The element should specifically evaluate these
findings and constraints and add or modify programs to address constraints.
In addition, the element generally was not revised to address barriers on residential
care facilities. Pleas see HCD’s prior review for additional information.
5. An analysis of potential and actual nongovernmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including… …requests to
develop housing at densities below those anticipated in the analysis required by
subdivision (c) of Government Code section 65583.2... (Gov. Code, § 65583,
subd. (a)(6)).
Requests for Lower Density and Approval to Building Permit Times: The element now
generally states times between project approval and building permits vary but should
include some discussion and analysis of the actual length of time.
C. Housing Programs
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1. 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 B3, 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.
In addition, while Program H-8 was revised to address various requirements pursuant to
Government Code sections 65583.2, subdivisions (h) and (i), it must still commit to
accommodate 100 percent of the shortfall of sites necessary to accommodate the
remaining housing need, including for lower-income households. Specifically, the
Program should include specific commitment to the shortfall of sites, minimum acreages
to be rezoned, allowable densities and anticipated development standards to encourage
maximum allowable densities.
2. 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).)
Extremely Low-income (ELI) Households: The element includes Program H-7 (Senior
and Workforce Housing Development) to assist in the development of housing,
including extremely low-income households. However, the Program should include
specific commitment to proactively reach out to developers of affordable housing with
discrete timelines (e.g., annually).
3. 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 Findings B4 and B5, the element requires a complete analysis of potential
governmental and nongovernmental 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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4. 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... (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.
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).)
The element now describes the City developed a website and provides reasonable
accommodation for participation in meetings. However, the element must still demonstrate
diligent efforts were made to involve all economic segments of the community in the
development of the housing element. Moving forward, the City should employ additional
methods for public outreach, particularly to include lower-income and special needs
households and neighborhoods with higher concentrations of lower-income households.
For example, the City could conduct targeted stakeholder interviews or establish a
committee representative of lower-income households in future public outreach efforts. In
addition, while the element includes a summary of comments and responses, comments
appear to be minimal and how the element was revised is not apparent. Future versions
should continue to summarize comments and revise the element as appropriate in
response to comments.
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Addendum to the
Certified Final Program EIR
for the
City of Diamond Bar 2040 General Plan
July 2022
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);
• A description of opportunities for stakeholders to participate in the preparation of the Housing
Element (Appendix C); and
• An assessment of fair housing issues (Appendix D).
ENVIRONMENTAL ANALYSIS
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 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 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.
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Regional Housing Needs Assessment. The Regional Housing Needs Assessment (“RHNA”) is
the process established in State law by which housing needs are determined for each city. On
March 4, 2021 SCAG adopted the final RHNA Plan, which assigns Diamond Bar the following
housing needs for the 2021-2029 planning period.
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
existing and projected 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. State law establishes an allowable density of 30 units/acre that is assumed to facilitate
development of housing affordable to lower-income households.
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 amount of additional
housing development anticipated in the General Plan and analyzed in the General Plan Program
EIR exceeds the RHNA allocation of 2,521 units by approximately 49%. While the total additional
housing development anticipated in the Housing Element is less that the level of development
assumed in the General Plan, the Housing Element sites inventory assumes an allowable density
of 30 units per acre and a realistic density of 24 units per acre in the Town Center Focus Area as
compared to the General Plan policy of 20 units/acre for the Town Center. It is important to note
that the Housing Element is a policy document and no specific housing project would be approved
and no development regulations would be changed by adoption of the Housing Element;
therefore, no direct environmental impacts would be caused by adoption of the Housing Element.
Program H-8 includes a commitment to adopt revised land use regulations for the focus areas to
establish detailed development standards, and the City has initiated preparation of a specific plan
for the Town Center area. Once specific development standards such as height limits and
allowable building floor area have been identified as part of the specific plan process, additional
CEQA analysis will be conducted to evaluate whether any new environmental impacts would be
expected to occur that were not analyzed in the General Plan Program EIR. A similar CEQA
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review will also be conducted in connection with the preparation of new development regulations
for the other focus areas.
CONCLUSION
The 2040 General Plan Program EIR evaluated potential environmental impacts that would be
expected to occur as a result of future development consistent with the General Plan. Since the
amount of new residential development assumed in the 2021-2029 Housing Element does not
exceed General Plan assumptions, no new significant effects would occur that were not previously
analyzed in the General Plan EIR. No specific development project would be approved as part of
the Housing Element, and 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.
On the basis of the foregoing analysis the City has determined that 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 at this time.
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