HomeMy WebLinkAboutRES 2025-10PLANNING COMMISSION
RESOLUTION NO. 2025-10
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND
BAR, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. PL2024-76 TO
OPERATE A 6,000 SQUARE -FOOT BANQUET HALL AT 334 S. DIAMOND BAR
BOULEVARD, DIAMOND BAR, CA (APN 8281-010-062).
A. RECITALS
Property owner, 300 South Diamond Bar Blvd LLC, and applicant, Vincent
Whitley for Blank Canvas South, have filed an application for Conditional Use
Permit No. PL2024-76 to operate a 6,000 square -foot banquet hall to host private
weddings, birthday celebrations, baby showers, workshops, and networking
events, for Blank Canvas South LLC, within an existing building. The project site
is more specifically described as 334 S. Diamond Bar Boulevard, Los Angeles
County, California. Hereinafter in this resolution, the subject Conditional Use
Permit shall collectively be referred to as the "Project" or "Proposed Use."
2. The Project Site is made up of one parcel totaling 0.71 acres. It is located in the
Regional Commercial (C-3) zone with an underlying General Plan land use
designation of Town Center Mixed Use (MU-TC).
3. The legal description of the subject property is Lot 3 of Parcel Map No. 373-53-
56, The Assessor's Parcel Number (APN) is 8281-010-062.
4. On April 11, 2025, notification of the public hearing for this project was published
in the San Gabriel Valley Tribune newspaper. On April 11, 2025, public hearing
notices were mailed to property owners within a 700-foot radius of the Project site
and posted at the City's designated community posting sites.
On April 22, 2025, the Planning Commission of the City of Diamond Bar
conducted a duly noticed public hearing, solicited testimony from all interested
individuals, and concluded said hearing on that date.
B. RESOLUTION
NOW, THEREFORE, it is found, determined and resolved by the Planning Commission
of the City of Diamond Bar as follows:
1. The Planning Commission hereby specifically finds that all of the facts set forth
in the Recitals, Part A, of this Resolution are true and correct.
2. The Planning Commission hereby determines the Project to be Categorically
Exempt from the provisions of the California Environmental Quality Act (CEQA)
pursuant to the provisions of Article 19, Section 15301(a) (Interior alterations
involving partitions and electrical conveyances) of the CEQA Guidelines.
Therefore, no further environmental review is required.
CO FINDINGS OF FACT
Based on the findings and conclusions set forth herein and as prescribed under
Diamond Bar City Code (DBCC) Section 22.58, the Planning Commission hereby finds
and approves as follows:
Conditional Use Permit Review Findings (DBCC Section 22.58)
1. The Proposed Use is allowed within the subject zoning district with the approval
of a conditional use permit and complies with all other applicable provisions of
this Development Code and the City Code.
Pursuant to DBCC Section 22.90.030I Table 2-6, banquet halls are permitted in
the C-3 zoning district with approval of a conditional use permit. The Proposed
Use will be located within an existing building located in a multi -tenant
commercial center. Through compliance with the conditions of approval
stipulating the manner in which the use must be conducted, the Proposed Use
will be compatible with neighboring uses within the building and surrounding
neighborhood.
2. The Proposed Use is consistent with the general plan and any applicable specific
plan.
The Proposed Use is consistent with General Plan Goal ED-G-3: ("Support the
retention, rehabilitation, and/or expansion of existing businesses, and the
attraction of new businesses") in that the Proposed Use is a new business
locating within an existing building that is underutilized.
The Project site is not subject to the provisions of any specific plan.
3. The design, location, size and operating characteristics of the Proposed Use are
compatible with the existing and future land uses in the vicinity.
The Proposed Use will occupy a 6,000 square -foot vacant tenant space within a
106,393-square400t, multi -tenant commercial center. The Proposed Use
complies with the City's Development Code parking requirements, and the
parking demand generated by the Proposed Use is not likely to exceed the
number of on -premise parking spaces available to serve the Proposed Use at
any given time. The Proposed Use will hold most events on Fridays, Saturdays
and Sundays from 3:00 p.m. to 11:00 p.m.
The site is surrounded by commercial shopping centers to the north and west, a
gas station with auto service to the south, and parking lot for a medical office
building to the east. A banquet hall would provide hospitality services for nearby
residents.
Given the proposed hours of operation, the availability of parking, and types of
adjoining uses, it is reasonable to conclude that the Proposed Use will be
compatible with the other uses within the shopping center and surrounding area.
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4. The subject site is physically suitable for the type and density/intensity of use
being proposed, including access, provision of utilities, compatibility with
adjoining land uses, and the absence of physical constraints.
The Proposed Use is physically suitable within the subject site because it will be
located in an existing vacant tenant space within an existing multi -tenant
commercial center, and no additional square footage is being proposed. In
addition, the Proposed Use will be using existing access and parking. The
commercial center provides 419 on -site parking spaces. The parking required for
the current palette of uses minus the Proposed Use is 335 spaces. The Proposed
Use requires 35 spaces based on Development Code requirements. The total
off-street parking requirement for the center would thus be 370 spaces, leaving a
surplus of 49 spaces. The traffic engineer estimates that the peak parking
demand, including the Proposed Use, occurred on Friday at 4:00 p.m., with 169
parking spaces in use. With a total parking supply of 419 spaces, this results in a
surplus of 250 spaces during the Friday peak hour. On Saturday, peak parking
demand was forecast at 157 spaces at 4:00 p.m., leaving a surplus of 262 spaces
under this scenario.
Therefore, the parking supply of 419 spaces will adequately accommodate the
center's weekday and weekend shared parking demand for all existing and future
uses across morning, midday, afternoon and evening hours. The surpluses
identified in the blended survey and shared results indicate sufficient parking
availability even at full center occupancy with the proposed use. The Proposed
Use is physically suitable at the subject site.
5. Granting the conditional use permit will not be detrimental to the public interest,
health, safety, convenience, or welfare, or injurious to persons, property, or
improvements in the vicinity and zoning district in which the property is located.
Prior to the issuance of any city permits, the Project is required to comply with all
conditions of approval within the attached resolution, Building and Safety
Division, and L.A. County Fire Department,
6. The proposed Project has been reviewed in compliance with the provisions of the
California Environmental Quality Act (CEQA).
The proposed use is categorically exempt from the provisions of the California
Environmental Quality Act (CEQA) as set forth under Article 19 Section 15301(a)
(Interior alterations involving partitions and electrical conveyances) of the CEQA
Guidelines.
D. CONDITIONS OF APPROVAL
Based upon the findings and conclusion set forth above, the Planning Commission
hereby approves Conditional Use Permit No. PL2024-76, subject to the following
conditions:
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PC Reso No. 2025-10
1. This approval is for the operation of a 6,000 square -foot banquet hall within an
existing building, as described in the application on file with the Planning Division,
the Planning Commission staff report for Conditional Use Permit No. PL2024-76
dated April 22, 2025, and the Planning Commission minutes pertaining thereto,
hereafter referred to as the "Use."
2. The banquet facility shall operate exclusively as a venue for private, invitation -
only events such as weddings, birthday celebrations, baby showers, workshops,
and professional networking functions. The hosting of any event that resembles
or functions as a rave, pop-up nightclub, warehouse party, or similar high -
occupancy entertainment gathering is strictly prohibited. This includes, but is not
limited to, events that:
Are advertised to the general public through social media, flyers, or online
platforms;
Involve amplified music intended for dancing beyond the scope of private
celebrations;
Extend past 11:00 p.m. without prior written approval from the City;
Charge general admission at the door or promote open access to non -invited
guests; or
Are promoted using phrases such as "secret location," "DM for address," or
other language typical of unregulated pop-up nightlife events.
The applicant shall maintain a reservation log including event type, client name,
number of attendees, and hours of operation, which shall be made available for
inspection by City staff upon request. Violation of this condition may result in
immediate enforcement action, including but not limited to citation, suspension,
or revocation of the Conditional Use Permit.
For the purposes of these Conditions of Approval, the term "applicant" shall refer
to the original applicant who applied for and received approval of the subject
Conditional Use Permit, any individual or entity authorized by the applicant to
implement or comply with these conditions, and any successor in interest to the
permit.
3. The Use shall substantially conform to the approved plans as submitted and
approved by the Planning Commission and on file with the Community
Development Department,
4, This Conditional Use Permit shall be valid only for 334 S. Diamond Bar Blvd., as
depicted on the approved plans on file with the Planning Division. Prior to
relocating or expanding the Use into other tenant spaces, the applicant shall first
apply for and receive approval of an amended Conditional Use Permit.
5. No changes to the approved scope of services comprising the Use shall be
permitted unless the applicant first applies for an amendment to this Conditional
Use Permit, pays all application processing fees and receives approval from the
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Planning Commission, except that the Community Development Director may
administratively approve minor modifications to the use if it is determined.
6. If, at any time, the City finds that the Use is the cause of a parking deficiency,
noise nuisance, or other land use impact, within or beyond the subject property
boundaries, the Community Development Director, after providing the entitlement
holder a reasonable opportunity to mitigate the impact(s) to an acceptable level,
may refer the matter back to the Planning Commission to consider amending or
revoking this Conditional Use Permit to address such impacts. If the impacts are
considered minor as determined by the Community Development Director,
modifications required to mitigate the impact(s) may be reviewed administratively.
7. The maximum number of attendees shall not exceed 125 and 18 staff
members/vendors per event.
8. The facility shall be in full compliance with Chapter 22.28 (noise control) for the
subject zoning district [DBCC Section 22.42.040 (2)(c)].
9. The facility shall abide by the City's live entertainment regulations pursuant to
DBCC Section 22,42,075.
10. The facility shall not book a banquet, party or reception involving live
entertainment for the same person or organization more than once in any 90-day
period [DBCC Section 22.42.075 (b)].
11. All outside vendors shall obtain a City business license City prior to conducting
any business activities related to the Use.
12. The applicant and persons booking the subject premises shall obtain any and all
necessary approvals, permits and licenses from the L.A. County Department of
Public Health and the California Department of Alcoholic Beverage Control to
serve food and alcohol at events.
13. Prior to the installation of signs that are permissible pursuant to DBCC Chapter
22.36, the applicant shall apply for and obtain all required sign, electrical and
building permits.
14. Prior to issuance of a final Certificate of Occupancy, the business operator shall
submit a business license application to the Planning Division.
15. Prior to issuance of a final Certificate of Occupancy, the applicant shall install
drought -tolerant, living plants in the landscape planters adjacent to the building
and adjacent to the nearest driveway, and shall thereafter maintain the plantings
in a healthy condition and trim excess growth.
16. Prior to issuance of a final Certificate of Occupancy, the applicant shall remove
the flood lights that currently exist at the top of the building.
17. Prior to issuance of a final Certificate of Occupancy, the applicant shall repaint
the north, east, and south elevations to match the color scheme on the front
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PC Reso No. 2025-10
(west) elevation of the subject building.
18. Prior to issuance of a final Certificate of Occupancy, the applicant shall implement
a Parking Management Plan with the landlord to establish employee parking and
short-term parking in Zone A, as referenced in the parking study, dated March
24, 2025.
19. Parking areas shall be kept and maintained so as not to detract from the
appearance of adjacent properties and to protect the health, safety and welfare
of the user, occupant and general public. Areas shall be kept in a neat and clean
condition, free of trash, debris or rubbish, and free of potholes, sinkholes,
standing water, cracks and/or broken areas. Parking space and pavement
striping and signs shall be repainted, refurbished and/or replaced when they
become faded, damaged or destroyed to an extent that they are no longer
effective. Parking areas shall be periodically resurfaced or sealed to minimize
seepage of water into the ground below [DBCC Section 22.34.050 (g)].
The Planning Commission shall:
(a) Certify to the adoption of this Resolution; and
(b) Forthwith transmit a certified copy of this Resolution, by certified mail to
the property owner, 300 South Diamond Bar Blvd LLC, 800 West 6th
Street Suite 600, Los Angeles, CA 90017; and applicant, Vincent Whitley
for Blank Canvas South, 4497 Hidden Stone Ave., Las Vegas, NV 89141
APPROVED AND ADOPTED THIS 22ND DAY OF APRIL, 2025, BY THE PLANNING
COMMISSION OF THE CITY OF DIAMOND BAR.
By.
i
Naila Barlas, Chairperson
I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing
Resolution was duly introduced, passed, and adopted, at a regular meeting of the Planning
Commission held on the 22nd day of April, 2025, by the following vote:
AYES: 5 Commissioners: Mehta, Rawlings, Torres, V/C Worthington, C/Barlas
NOES: 0 Commissioners: None
ABSENT: 0 Commissioners: None
ABSTAIN: 0 Commissioners: None
ATTEST:
Greg Gubman, Secretary
6 PC Reso No. 2025-10
COMMUNITY DEVELOPMENT
DEPARTMENT
STANDARD CONDITIONS
USE PERMITS, COMMERCIAL AND RESIDENTIAL
NEW AND REMODELED STRUCTURES
PROJECT #: Conditional Use Permit No. PL2024-76
SUBJECT: To operate a 6,000 square -foot banquet hall to host private weddings,
birthday celebrationss baby showers workshops and networking
events within an existing building
PROPERTY 300 South Diamond Bar Blvd LLC
OWNER(S): 800 West 6th Street Suite 600
Los Angeles, CA 90017
APPLICANT: Vincent Whitley for Blank Canvas South
4497 Hidden Stone Ave.
Las Vegas, NV 89141
LOCATION: 334 S. Diamond Bar Blvd.
Diamond Bar, CA 91765
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-70301 FOR
COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL REQUIREMENTS
The applicant shall defend, indemnify, and hold harmless the City, and its officers,
agents and employees, from any claim, action, or proceeding to attack, set -aside,
void, or annul the approval of Conditional Use Permit No. PL2024-76 brought
within the time period provided by Government Code Section 66499,37. In the
event the city and/or its officers, agents and employees are made a party of any
such action:
PC Reso No. 2025-10
(a) Applicant shall provide a defense to the City defendants or at the City
option reimburse the City its costs of defense, including reasonable
attorney fees, incurred in defense of such claims.
(b) Applicant shall promptly pay any final judgment rendered against the City
defendants. The City shall promptly notify the applicant of any claim,
action of proceeding, and shall cooperate fully in the defense thereof.
2. This approval shall not be effective for any purpose until:
(a) The applicant and property owner have each filed with the Community
Development Department an affidavit stating that they are aware of and
agree to accept all of the conditions of approval contained herein; and
(b) All remaining application processing fees have been paid in full.
The business owners and all designers, architects, engineers, and contractors
associated with this project shall obtain a Diamond Bar Business License for
those businesses located in Diamond Bar.
4. The project site shall
be maintained
and operated in
full compliance with the
conditions of approval
and all laws, or
other applicable
regulations.
5. Approval of this request shall not waive compliance with all sections of the
Development Code, all other applicable City Ordinances, and any applicable
Specific Plan in effect at the time of building permit issuance.
6. To ensure compliance with all conditions of approval and applicable codes, the
Conditional Use Permit shall be subject to periodic review. If non-compliance
with conditions of approval occurs, the Planning Commission may review the
Conditional Use Permit, The Commission may revoke or modify the Conditional
Use Permit.
Property owner/applicant shall remove the public hearing notice board within
three (3) days of this project's approval.
The applicant shall comply with the requirements of City Planning, Building and
Safety Divisions, Public Works Department, and the Fire Department.
B. FEES/DEPOSITS
Applicant shall pay development fees (including but not limited to Planning,
Building and Safety Divisions, and Public Works Department) at the established
rates, prior to issuance of building permits, as required by the City. School fees
as required shall be paid prior to the issuance of building permit. In addition, the
applicant shall pay all remaining prorated City project review and processing fees
prior to issuance of grading or building permit, whichever comes first.
PC Reso No. 2025-10
2. Prior to any plan check, all deposit accounts for the processing of this project
shall have no deficits.
C. TIME LIMITS
1. The approval of Conditional Use Permit No. PL2024-76 shall expire within one
(1) year from the date of approval if the use has not been exercised as defined
pursuant to DBCC Section 22.66.050 (b)(1). The applicant may request in writing
a one-year time extension subject to DBCC Section 22.66.050(c) for Planning
Commission review and approval.
APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
General Conditions:
1. Plans and construction shall conform to current State and Local Building Code
(i.e. 2022 California Building Code series will apply) requirements and all other
applicable construction codes, ordinances and regulations in effect at the time of
permit issuance.
2. Implementation of the CAL Green Code shall be reflected on the plans, and
certification shall be by a third party as required by the Building Division. Specific
water, waste, low VOC, and related conservation measures shall be shown on
plans. Construction shall conform to the current CAL Green Code,
Plan Check — Items to be addressed prior to plan approval:
3. An allowable area analysis shall be provided on the plans per CBC 506. The
allowable area shall include clear indication that the existing demising wall is a
two-hour fire wall/area separation wall.
4. Upgrades for disabled access shall be made that are retroactive in accordance
with CBC 11 B-202. These improvements will include design to ensure the
accessible path of travel has an accessible slope with 5% in the path of travel
and 2% cross -slope.
5. The applicant shall ensure that any plumbing, mechanical, or electrical work
proposed shall be shown on plans with separate plumbing, mechanical, and
electrical plans as they apply.
6. The following statement shall be included on the plans: "Separate permits shall
be required for all building and ground -mounted signs".
7. An exit analysis shall be provided during plan check, showing occupant load for
each space, exit width, exit signs, etc.
8. Number of plumbing fixtures shall be in compliance with CPC T-422. An analysis
9 PC Reso No. 2025-10
shall be provided on the plan for plan check.
9. This project shall comply with the energy conservation requirements of the State
of California Energy Commission. All lighting shall be high efficacy or equivalent
per the current California Energy Code 140.6 to 140.9.
10. Indicate the proposed addition and existing building on the plans. Submit code
analysis and justification showing the following:
a. Each building square footage
b. Each building height
c. Type of construction
d. Sprinkler system
e. Each group occupancy
f. Property line location in relation to each building (side yard)
g. Exit analysis for each building (occupant load/corridor rating/exit width/exit
signs, etc.)
h. Accessibility analysis for the entire site and for each building
i. Shaft rating/ exterior wall construction/ opening protection
11. Fire Department approval shall be required. Fire Department approval is required
for the conversion to an assembly occupancy.
12. CAL Green measures shall be indicated on plans
Permit —Items required prior to building permit issuance:
13. Solid waste management of construction material shall incorporate recycling
material collection per Diamond Bar City Code 8.16 of Title 8. The contractor
shall complete all required forms and pay applicable deposits prior to permit.
14. The applicant shall be responsible for LA County Health and Industrial Waste
clearances as applicable. Where not required, clear notes shall be provided to
ensure that no food is prepared or sold at the facility.
15. AQMD notification is required at least 10 days prior to any demolition. Proof of
notification is required at permit issuance.
16. All workers on the job shall be covered by workers' compensation insurance
under a licensed general contractor. Any changes to the contractor shall be
updated on the building permit.
Construction —Conditions required during construction:
17. Occupancy of the facilities shall not commence until all California Building Code
and State Fire Marshal regulations have been met. The buildings shall be
inspected for compliance prior to occupancy.
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PC Reso No. 2025-10
18. Every permit issued by the Building Official under the provisions of this Code shall
expire and become null and void unless the work authorized by such permit is
commenced within one year after permit issuance, and if a successful inspection
has not been obtained from the building official within one -hundred -eighty (180)
days from the date of permit issuance or the last successful inspection. A
successful inspection shall mean a documented passed inspection by the city
building inspector as outlined in Section 110.6,
19. All structures and property shall be maintained in a safe and clean manner during
construction. The property shall be free of debris, trash, and weeds.
20. All equipment staging areas shall be maintained in an orderly manner and
screened behind a minimum 6' high fence.
21. The project shall be protected by a construction fence to the satisfaction of the
Building Official, and shall comply with the NPDES & BMP requirements (sand
bags, etc.). All fencing shall be view obstructing with opaque surfaces.
22. The applicant shall contact Dig Alert and have underground utility locations
marked by the utility companies prior to any excavation. Contact Dig Alert by
dialing 811 or their website at www.digalert.org.
23. The applicant shall first request and secure approval from the City for any
changes or deviations from approved plans prior to proceeding with any work in
accordance with such changes or deviations.
24. All glazing in hazardous locations shall be labeled as safety glass. The labeling
shall be visible for inspection.
25. All plumbing fixtures, including those in existing areas, shall be low -flow models
consistent with California Civil Code Section 1101.1 to 1101.8.
26. An occupant load sign shall be provided at the main entrance of the facility. The
occupant load shall remain less than 300 at all times.
END
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