HomeMy WebLinkAbout09-23-2025City of Diamond Bar
Planning Commission
Agenda
Naila Barlas, Chair
Brian Worthington, Vice Chair
Surendra Mehta, Commissioner
Ruben Torres, Commissioner
William Rawlings, Commissioner
Meeting Date: Tuesday, September 23, 2025
Regular Meeting 6:30 p.m.
Diamond Bar City Hall - Windmill Community Room
21810 Copley Drive, Diamond Bar CA 91765
WELCOME TO A MEETING OF THE DIAMOND BAR PLANNING COMMISSION
Meetings are open to the public, and you are invited to attend and participate.
Agendas for regular Planning Commission meetings are available 72 hours prior to the meeting and
are posted in the City's regular posting locations and on the City's website. The Planning Commission
may take action on any item listed on the agenda.
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RESOURCES
Copies of agendas and agenda packets are on file and available for public inspection in the
Planning Division of the Community Development Department at 21810 Copley Drive, Diamond Bar,
CA 91765 or online at www.diamondbarca.gov/agendas. For more information about the agendas
or rules of the Planning Commission, please email the Community Development Department
(commdev@diamondbarca.gov) or call 909-839-7030.
AMERICANS WITH DISABILITY ACT ACCOMMODATION
In compliance with the Americans with Disabilities Act, if you need special assistance, a disability -
related modification or accommodation, agenda materials in an alternative format, or auxiliary aids
to participate in this meeting, please email the Community Development Department
(commdev@diamondbarca.gov) or call 909-839-7030 as soon as possible. Providing at least 72 hours'
notice will help ensure that reasonable arrangements can be made.
PUBLIC INPUT
The public may provide public comment by attending the meeting in person, by sending an email, or
by logging into the teleconference. Please email the Community Development Department
(commdev@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 Planning Commission
Member and noted for the record at the meeting. Please note that the meeting will proceed at
City of Diamond Bar Planning Commission
Page 1 of 57
Diamond Bar Planning Commission Agenda September 23, 2025
Diamond Bar City Hall - Windmill Community Room should comments by teleconferencing become
infeasible due to an internet or power outage or due to technical problems outside the City's control.
If you wish to make certain that your comments are heard, please attend the meeting in person or
send an email by 4:00 p.m. on the day of the meeting/hearing.
Speakers are limited to five (5) minutes per agenda item, unless the Chairperson determines
otherwise. The Chairperson 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 Planning Commission only once on an agenda item,
except during public hearings, when the applicant/appellant may be afforded a rebuttal. Any
material to be submitted to the Planning Commission at the meeting should be submitted through
the Administrative Coordinator.
Public comments must be directed to the Planning Commission. A person who disrupts the orderly
conduct of the meeting after being warned by the Chairperson or the Chairperson's designee that
their behavior is disrupting the meeting may result in the person being removed from the meeting.
City of Diamond Bar Planning Commission
Page 2 of 57
Diamond Bar Planning Commission Agenda September 23, 2025
1. CALL TO ORDER: 6:30 p.m., Windmill Room
PLEDGE OF ALLEGIANCE:
ROLL CALL: Commissioners Torres, Rawlings, Mehta, Vice Chair Worthington, Chair Barlas
APPROVAL OF AGENDA: Chair
2. PUBLIC COMMENTS:
"Public Comments" is the time reserved on each regular meeting agenda to provide an
opportunity for members of the public to directly address the Planning Commission on Consent
Calendar items or other matters of interest not on the agenda that are within the subject matter
jurisdiction of the Planning Commission. Although the Planning Commission values your
comments, pursuant to the Brown Act, members of the Planning Commission may briefly
respond to public comments if necessary, but no extended discussion and no action on such
matters may take place. There is a five-minute maximum time limit when addressing the
Planning Commission.
3. CONSENT CALENDAR:
All items listed on the Consent Calendar are considered by the Planning Commission to be
routine and will be acted on by a single motion unless a Planning Commission Member or
member of the public request otherwise, in which case, the item will be removed for separate
consideration.
3.1 August 12, 2025 Planning Commission Meeting Minutes
Recommended Action:
Staff recommends that the Planning Commission approve the August 12, 2025, Planning
Commission meeting minutes.
4. OLD BUSINESS:
5. NEW BUSINESS:
6. PUBLIC HEARINGS:
6.1 Development Review and Minor Conditional Use Permit No. PL2025-17: Under the authority
of DBCC Section 22.48, 22.56 and 22.68, the property owner, Vishal Kaushal, and applicant,
Pete Volbeda, are requesting Development Review approval to remodel and expand an
existing 5,071 square -foot two-story single-family residence on a 1.89-acre lot. The project
includes first- and second -level additions, construction of a new third level and interior
renovations. A Minor Conditional Use Permit is also requested to continue an existing
nonconforming front setback of 20 feet 5 inches, where 30 feet is required. The subject
property is zoned Rural Residential (RR) with an underlying General Plan land use
designation of Rural Residential.
PROJECT ADDRESS: 2151 Derringer Lane
Diamond Bar, CA 91765
APN: 8713-034-028
City of Diamond Bar Planning Commission
Page 3 of 57
Diamond Bar Planning Commission Agenda September 23, 2025
APPLICANT: Pete Volbeda
215 N. 2nd Avenue, Suite B
Upland, CA 91786
PROPERTY OWNER: Vishal Kaushal
2151 Derringer Lane
Diamond Bar, CA 91765
Environmental Assessment:
This project has been reviewed for compliance with the California Environmental Quality
Act (CEQA). Based on that assessment, the City has determined the project to be
Categorically Exempt from the provisions of CEQA pursuant to the provisions of Article 19
Section 15301(e) (additions to existing structures) of the CEQA Guidelines. No further
environmental review is required.
Recommended Action:
Adopt the attached Resolution (Attachment A) approving Development Review and
Minor Conditional Use Permit No. PL2025-17, based on the findings of Diamond Bar City
Code (DBCC) Sections 22.48, 22.56 and 22.68, subject to conditions.
7. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
8. STAFF COMMENTS/INFORMATIONAL ITEMS:
8.1 Project Status Report
Recommended Action:
Staff recommends the Planning Commission receive and file the Project Status Report
dated September 23, 2025.
9. SCHEDULE OF FUTURE EVENTS:
9.1 City Council Meeting - October 7, 2025 - 6:30 p.m., online teleconference and SCAQMD
Main Auditorium, 21865 Copley Dr.
9.2 Planning Commission Meeting - October 14, 2025 - 6:30 p.m., online teleconference and
City Hall Windmill Room, 21810 Copley Dr.
9.3 City Council Meeting - October 21, 2025 - 6:30 p.m., online teleconference and SCAQMD
Main Auditorium, 21865 Copley Dr.
9.4 Planning Commission Meeting - October 28, 2025 - 6:30 p.m., online teleconference and
City Hall Windmill Room, 21810 Copley Dr. (Cancelled)
10. ADJOURNMENT:
City of Diamond Bar Planning Commission
Page 4 of 57
Diamond Bar Planning Commission Agenda September 23, 2025
CERTIFICATION
I, Arlene Laviera, Administrative Coordinator, City of Diamond Bar, hereby certify, under penalty of perjury under the laws of
the State of California that the foregoing notice was posted pursuant to Government Code Section 54950 Et. Seq., not less
than 72 hours prior to the meeting, at the following locations: Diamond Bar City Hall Kiosk, Diamond Bar City Hall Bulletin
Board, City website: www.diamondbarca.gov, and Diamond Bar Library.
Arlene Laviera
Administrative Coordinator
Date Posted: September 18, 2025
City of Diamond Bar Planning Commission
Page 5 of 57
Agenda Item #: 3.1
Meeting Date: September 23, 2025
PLANNING COMMISSION AGENDA
REPORT
TO: Chair and Members of the Planning Commission
FROM: Greg Gubman, Community Development Director
SUBJECT: August 12, 2025 Planning Commission Meeting Minutes
RECOMMENDATION:
Staff recommends that the Planning Commission approve the August 12, 2025, Planning Commission meeting
minutes.
BACKGROUND/DISCUSSION:
Minutes have been prepared and are being presented for approval.
PREPARED BY:
Arlene Laviera, Administrative Coordinator, Community Development
ATTACHMENTS:
08-12-25 pcmin
Page 6 of 57
MINUTES OF THE CITY OF DIAMOND BAR
REGULAR MEETING OF THE PLANNING COMMISSION
August 12, 2025
CALL TO ORDER:
C/Barlas called the meeting to order at 6.31 p.m. in the Windmill Community Room, 21810
Copley Drive, Diamond Bar, CA 91765.
PLEDGE OF ALLEGIANCE:
1. ROLL CALL:
ABSENT:
Commissioner Torres
Mehta, Rawlings, Torres, C/Barlas
V/C Worthington
STAFF PRESENT: Greg Gubman, Community Development Director, Rudy
Lopez, Assistant Planner; Marcy Hilario, Administrative
Coordinator; and James H. Eggart, City Attorney
3. PUBLIC COMMENTS: None.
4. CONSENT CALENDAR:
4.1 MINUTES OF THE PLANNING COMMISSION REGULAR MEETING — July 8,
2025.
Rawlings moved, and Torres seconded to approve consent calendar. Motion carried
4-0-0-1 by the following Roll Call vote:
AYES: 4 COMMISSIONERS: Mehta, Rawlings, Torres, C/Barlas
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: V/C Worthington
5. OLD BUSINESS:
6. NEW BUSINESS:
7. PUBLIC HEARING:
Development Review PL2024-82: Under the authority of DBCC Section 22.48, the
property owner, William and Renjielyn Lu, and applicant, Samuel Chen, are
requesting Development Review approval for the construction of a new 8,143 square -
foot, three-story, single-family residence with a 1,699 square -foot garage, 805 square
feet of balcony area, 648 square feet of covered patio area, 110 square feet of porch
area, swimming pool and rear yard improvements on a 57,060 gross square -foot
(1.31 gross acre) undeveloped lot.
Page 7 of 57
AUGUST 12, 2025 PAGE 2 PLANNING COMMISSION
PROJECT ADDRESS: 2234 Indian Creek Road, Diamond Bar, CA 91765
(APN:8713-040-029)
APPLICANT: Samuel Chen, 424 32nd Street, Suite F, Newport
Beach, CA 92263
PROPERTY OWNER: William and Renjielyn Lu, 2234 Indian Creek Road,
Diamond Bar, CA 91765
ENVIRONMENTAL DETERMINATION: This project has been reviewed for compliance
with the California Environmental Quality Act (CEQA). Based on that assessment, the
City has determined the project to be Categorically Exempt from the provisions of CEQA
pursuant to the provisions of Article 19 Section 15303(a) (construction of a new single-
family residence) of the CEQA Guidelines. No further environmental review is required.
The Commission and staff discussed maintenance of the rear slope and any view
impact to neighbors. The landscape plan was also discussed, as well as any future
plans to build on additional land at the rear of the structure.
Rawlings moved, and Torres seconded to adopt Resolution No. 2025-14 to approve
Development Review PL2024-82 subject to the conditions of approval. Motion carried
4-0-0-1 by the following Roll Call vote:
AYES: 4 COMMISSIONERS: Rawlings, Torres, Mehta, Barlas
NOES: 0 COMMISSIONERS: None
ABSTAIN: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Worthington
8. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS:
9. STAFF COMMENTS/INFORMATIONAL ITEMS:
CDD/Gubman informed the Commission that the Town Center Specific Plan/EIR will
be ready for public review on August 25, 2025. There will be a 45-day review period,
any comments must be received in writing.
As noted in the agenda.
ADJOURNMENT: With no further business before the Planning Commission, C/Barlas
adjourned the Regular Planning Commission meeting at 6:51 p.m. to the regularly scheduled
Page 8 of 57
AUGUST 12, 2025 PAGE 3 PLANNING COMMISSION
meeting on Tuesday, September 9, 2025.
The foregoing minutes are hereby approved this 23rd day of September, 2025.
Naila Barlas, Chair
Attest:
Respectfully Submitted,
Greg Gubman, Community Development Director
Page 9 of 57
Agenda Item #: 6.1
Meeting Date: September 23, 2025
PLANNING COMMISSION AGENDA
REPORT
CASE/FILE NUMBER: Development Review and Minor Conditional Use Permit No. 2025-
17
PROJECT LOCATION: 2151 Derringer Lane
Diamond Bar, CA 91765
A P N : 8713-034-028
GENERAL PLAN DESIGNATION: Rural Residential (RR)
ZONING DISTRICT: Rural Residential (RR)
PROPERTY OWNER: Vishal Kaushal
2151 Derringer Lane
Diamond Bar, CA 91765
APPLICANT: Pete Volbeda
215 North 2nd Avenue Suite B
Upland, CA 91786
SUMMARY:
The matter was originally scheduled for hearing on September 9, 2025. However, due to a lack of quorum, the
meeting was adjourned pursuant to Government Code Sections 54955 and 54955.1, and all business items
were rescheduled to September 23, 2025.
The applicant is requesting Development Review (DR) approval to remodel the exterior and construct a 437
square -foot addition to the first level, a 1,190 square -foot addition to the second level, a new 1,039 square -foot
third level, a 1,377 square -foot first -level patio cover, 1,190 square feet of balcony area, and an interior
remodel to an existing 5,071 square -foot two-story single-family residence on a 1.89 gross acre lot. A Minor
Conditional Use Permit is requested to allow the continuation of an existing nonconforming structure with a 20'-
5" front setback (where 30 feet is required).
RECOMMENDATION:
Adopt the attached Resolution (Attachment A) approving Development Review and Minor Conditional Use
Permit No. PL2025-17, based on the findings of Diamond Bar City Code (DBCC) Sections 22.48, 22.56 and 22.68,
subject to conditions.
BACKGROUND:
The project site is located in the Diamond Bar Country Estates (The Country), on the west side of Derringer
Page 10 of 57
Agenda Item #: 6.1
Meeting Date: September 23, 2025
Lane, north of Indian Creek Road and south of Lodge Pole Road. The property was developed in 1977 with a
3,508 square -foot two-story home and an attached 652 square -foot three -car garage. On November 9, 2004,
the Planning Commission approved a Development Review and Minor Conditional Use Permit application to
expand into a 5,071 square -foot, two-story home and an attached 1,200 square -foot three -car garage. There
are no protected trees onsite.
The property is legally described as Lot 54 of Tract No. 23483, and the Assessor's Parcel Number (APN) is 8713-
034-028.
Site and Surroundina General Plan, Zoning and Land Uses
The image below highlights the subject property:
Site (Plan View) Aerial
Page 11 of 57
Project Site
Adjacent Property to the North
Agenda Item #: 6.1
Meeting Date: September 23, 2025
Page 12 of 57
Agenda Item #: 6.1
Meeting Date: September 23, 2025
Adjacent Property to the South
The following table summarizes the land use status of the subject property and its surroundings:
General Designation
Zoning.
-
Site
Rural Residential
RR
Single -Family Residential
North
Rural Residential
RR
Single -Family Residential
South
Rural Residential
RR
Single -Family Residential
East
Rural Residential
RR
Single -Family Residential
West
Rural Residential
RR
Park & Single -Family Residential
Project Description
Site Plan
The property's gross lot area is 82,328 square feet (1.89 acres), which includes a 32-foot-wide private street
easement along the frontage of Derringer Lane. The property is an irregular -shaped lot with a net buildable
area (i.e., minus the private street easement) of 78,844 square feet (1.81 acres). The property is a hillside
property with a descending slope at 18.7 percent that starts from the private street easement to the rear
property line.
The proposed house is situated 20'-5" from the edge of the private street easement line along Indian Creek
Road. The entrance to the residence faces Derringer Lane and a circular driveway provides access to a three -
car garage.
Page 13 of 57
Agenda Item #: 6.1
Meeting Date: September 23, 2025
The addition will be built directly above and extend the existing footprint of the house towards the rear of the
property. The existing residence has a nonconforming front setback of 21'-5" (where 30 feet is required).
Because the addition is located at the rear and directly above the existing footprint, and does not extend
toward the front of the structure, the front setback will remain unchanged. As the front setback does not
comply with current development standards, the residence is classified as a "nonconforming structure"
pursuant to DBCC Section 22.68.030.
Gradina Plan
As previously noted, the existing residence is a two-story structure. The proposed three -level addition will be
built directly above and extend the building's footprint toward the rear of the property while maintaining a
minimum rear yard setback of 25 feet. Minimal grading will be required, limited to excavation for footings and
foundation work, as the addition will be constructed entirely on the existing building pad.
Architecture
The architectural style of the existing home is a Mediterranean design with a balanced facade, low-pitched
tiled roof, corbels beneath the eave, arched entryway, recessed windows, decorative wrought -iron railings,
and decorative trim surrounding the doors and windows. Building materials consist of clay S-tile roofing, smooth
stucco walls, decorative stucco trim and corbels, wrought -iron details for balcony railings and ornamental
grilles, and vinyl windows with metal frames that provide articulation and depth across the facade. The palette
of exterior finish materials are earth -toned shades to preserve the hillside's aesthetic.
The applicant is still in the process of obtaining approval from The Diamond Bar Country Estates Association.
Proposed Northwest (Front) Elevation
The proposed remodel and addition are comprised of the following components:
• First (Lower) Level - Extension of the existing recreation room with a storage closet, game room with a
bathroom, laundry room, and storage closet (three -car garage, walk-in linen room, and two bedrooms
with walk-in closets and one bathroom that are existing will remain).
• Second (Street) Level - New common areas (dining room, living room, family room, kitchen, pantry
room, puja room, laundry room, office, two storage closets and a powder room), new master suite with
a bathroom and walk-in closet, and a new bedroom with a bathroom and walk-in closets.
• Third Level - New loft and two bedrooms with a bathroom and walk-in closets.
• Balcony/covered patio areas totaling 2,567 square feet are proposed throughout the three levels of
the residence.
The floor area distribution is summarized below:
PROJECT SUMMARY (square footage)
Page 14 of 57
Living Area
1,833
1. First (Lower) Level (Existing) 437
2. First (Lower) Level (Proposed) 3,238
3. Second (Street) Level (Existing) 1,190
4. Second (Street) Level (Proposed) 1,204
5. Third Level (Proposed)
Agenda Item #: 6.1
Meeting Date: September 23, 2025
7,902
Non -Livable Area 1 3,767
1. Garage (Existing) 1,200
2. Balconies (Proposed) 1,190
3. Covered Patios Proposed 1,377
TOTAL FLOOR AREA 11,669
The height of the building is 33 feet and four inches, measured from the finished grade to the highest point of
the roofline.
Landscape Plan
As aforementioned, there are no protected trees on site. In addition, there is no new landscaping being
proposed. All existing landscaping currently on site will remain.
ANALYSIS:
Review Authority
The proposed project requires Planning Commission review and approval of two entitlement applications:
Development Review (DR) and Minor Conditional Use Permit (MCUP). The analysis that follows provides the
basis for staff's recommendation to approve the DR and MCUP applications.
Development Review (DBCC Chapter 22.48)
Additions which are equal to or greater than 50 percent of the existing habitable floor area of all existing
structures on site, or substantially change the appearance of an existing residence require Planning
Commission approval of a DR application. Development Review approval is required to ensure compliance
with the City's General Plan policies and design guidelines, and to minimize adverse effects of the proposed
project upon the surrounding properties and the City in general.
As stated in Section 22.48.010 of the Development Code, the Development Review process was established to
ensure that new development and additions to existing development are consistent with the General Plan
"through the promotion of high functional and aesthetic standards to complement and add to the economic,
physical, and social character" of Diamond Bar.
Development Standards: The following table compares the proposed project with the City's development
standards for residential development in the RR zone:
Page 15 of 57
Agenda Item #: 6.1
Meeting Date: September 23, 2025
50'-7" - north side
50'-7" - north side
25 feet
200 feet - south side
200 feet - south side
Yes
- • - • • 25 feet
149'-1 1 "
138'-5"
Yes
• _ • • Maximum of 30%
4.7%
6.6%
Yes
• - 35 feet
25'-3"
33'-4"
Yes
• 2-car garage
3-car garage
3-car garage
Yes
- 4-foot exposed
4-foot exposed
- (supporting fill)
(supporting fill)
None
Yes
*Minor Conditional Use Permit is requested to allow the expansion of a nonconforming structure. See MCUP
discussion below.
Minor Conditional Use Permit (DBCC Chapter 22.56)
An MCUP is required if a change or expansion of a nonconforming structure is greater than 50 percent of the
existing square footage of all structures on site, or if the addition is not limited to the ground floor. As stated, the
existing residence has the following nonconforming setbacks:
• 20'-5" front setback (where 30 feet is required).
The proposed addition will be built directly above and extend the existing footprint of the house towards the
rear of the property and does not further encroach into the nonconforming front setback.
The City supports homeowners' efforts to make appropriate improvements to their properties, and recognizes
that reasonable accommodations should be made to permit additions and alterations to nonconforming
structures. The MCUP process is the tool used to consider such accommodations, subject to the findings set
forth in the Development Code.
MCUPs are normally subject to approval of the City's Hearing Officer (typically the Community Development
Director). However, because this MCUP is being reviewed as part of a DR application, both land use
entitlements are subject to review and approval of the Planning Commission.
Staff believes that approving the MCUP as described above is appropriate and compatible with other
residences in the neighborhood, based on the following facts and observations:
• The existing dwelling was built in 1977, prior to the incorporation of the City of Diamond Bar;
• An MCUP was approved by the Planning Commission on November 9, 2004, to allow the continuation
of the nonconforming front setback in conjunction with a two -level addition;
• The proposed addition complies with the required rear setbacks, side setbacks and distances to the
adjacent properties, and does not further encroach into the existing nonconforming front setback;
• The proposed addition is located throughout the existing footprint and along the rear of the house; and
• Neighboring properties have similar nonconforming front setbacks, so the proposed project will remain
consistent with other homes within the neighborhood.
Compliance with Hillside Management Ordinance MCC Section 22.22)
The proposed project was reviewed for compliance with the City's Hillside Management Design Guidelines
and regulations. The project complies with all of the regulations and guidelines to ensure that development
will complement the character and topography of hillside areas set forth in the Development Code, and
Page 16 of 57
Agenda Item #: 6.1
Meeting Date: September 23, 2025
incorporates the following features:
• The maximum building height is 33'-4", where 35 feet is allowed;
• Architectural treatment is provided on all sides of the building with varying setbacks and projections;
• Earth tone building materials and color schemes are used that blend in with the natural landscape.
The project complies with all of the regulations and guidelines to ensure that development will complement
the character and topography of hillside areas set forth in the Development Code.
Compatibility with Neighborhood
The existing house is located on an existing flat pad and the addition will be built directly above and extend
the existing footprint of the house towards the rear of the property. The project site is located between two,
multi -story homes. The proposed addition will not be intrusive to neighboring homes since the proposed
addition will not block existing views from adjacent properties. The property to the north will continue to have
views of the vista from their rear yard to the west. The property to the south will continue to have views of the
vista from their rear yard to the northwest. All properties to the east, which are directly across the street from
the subject property, will continue to have views of the vista from their rear yard to the east.
/ J • . �ti ya
Aerial View of Project Site and Adjacent Properties
With respect to privacy, the proposed third -level will not be intrusive to neighboring properties (2250 Indian
Creek Road & 2137 Derringer Lane) for the following reasons:
• 2205 Indian Creek Road: The proposed third level is located approximately 200 feet from 2205 Indian
Creek Road. There are existing dense tall trees and 2205 Indian Creek Road is situated on a higher
elevation than the subject property which prevents any direct line of sight from the addition on the
third level (see the image on the following page for reference); and
Page 17 of 57
Agenda Item #: 6.7
Meeting Date: September 2J\2O25
-
2151 Derringer Lane
(Project Location)
Ji
xisting Trees
2205 Ind ian Creek Road
Aerial View qf Project Site from 3206 Indian Creek Rood
* 2l37Derringer Lone:Theon|yporUonofthethird|eve|visib|ehnm2l37DeningerLonebtheproposed
third -level balcony. The proposed balcony on the third level is oriented predominantly west, toward the
vista. Additionally, there is an existing balcony onthe second level atanapproximately identical
location (see the image onthe following page for nafenance).Therefore, the proposed balcony onthe
third level will not have greater impacts for privacy than what currently exists.
Aerial View of 2137 Derringer Lane from Project Site
Page 18 of 57
Agenda Item #: 6.1
Meeting Date: September 23, 2025
The proposed addition is comparable in mass and scale to existing homes on similar lots in The Country. The
architecture in The Country is eclectic, and includes a variety of architectural designs. The scale and
proportions of the proposed home are well balanced and appropriate for the site. In sum, the proposed
project has been carefully designed to maintain neighborhood scale and character, and minimize any
adverse effects on adjacent residences.
The project also incorporates the principles of the City's Residential Design Guidelines as follows:
• The proposed addition will conform to all development standards, including building height, lot
coverage and setbacks (with the exception of the existing nonconforming front setback of 20'-5",
which is consistent with other homes near the subject property);
• A gradual transition between the project and adjacent uses is achieved through appropriate setbacks,
building height, landscaping, and window and door placement;
• The proposed remodel and addition are appropriate in mass and scale to the site;
• Elevations are treated with detailed architectural elements;
• The exterior finish materials and colors blend with the natural environment;
• The proposed addition will not obstruct views of the vista or create a privacy concern for nearby
properties.
Additional Review
The Public Works Department and Building and Safety Division reviewed this project, and their comments are
included in the attached resolution as conditions of approval.
NOTICE OF PUBLIC HEARING:
On August 29, 2025, public hearing notices were mailed to property owners within a 1,000-foot radius of the
project site. The notice was submitted to the Son Gabriel Valley Tribune newspaper for publication on August
29, 2025. A notice display board was posted at the site, and a copy of the notice was posted at the City's
designated community posting sites.
PUBLIC COMMENTS RECEIVED:
No comments have been recieved as of the publication date of this report.
ENVIRONMENTAL ASSESSMENT:
This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based
on that assessment, the City has determined the project to be Categorically Exempt from the provisions of
CEQA pursuant to the provisions of Article 19 Section 15301(e) (additions to existing structures) of the CEQA
Guidelines. No further environmental review is required.
PREPARED BY:
Rudy Lopez, Assistant Planner, Planning
ATTACHMENTS:
Draft Resolution No. 2025-XX
Site Plan, Floor Plan, Elevation, and Roof Plan
Page 19 of 57
PLANNING COMMISSION
RESOLUTION NO. 2025-XX
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND
BAR, CALIFORNIA, APPROVING DEVELOPMENT REVIEW PLANNING CASE
NO. PL2025-17 TO REMODEL THE EXTERIOR AND CONSTRUCT A 437
SQUARE -FOOT ADDITION TO THE FIRST LEVEL, A 1,190 SQUARE -FOOT
ADDITION TO THE SECOND LEVEL, A NEW 1,039 SQUARE -FOOT THIRD
LEVEL, A 1,377 SQUARE -FOOT FIRST -LEVEL PATIO COVER, 1,190 SQUARE
FEET OF BALCONY AREA, AND AN INTERIOR REMODEL TO AN EXISTING
5,071 SQUARE -FOOT TWO-STORY SINGLE-FAMILY RESIDENCE ON A 1.89
GROSS ACRE (82,328 GROSS SQUARE -FOOT) LOT LOCATED AT 2151
DERRINGER LANE, DIAMOND BAR, CA 91765 (APN 8713-034-028).
A. RECITALS
1. The property owner, Vishal Kaushal, and applicant, Pete Volbeda, have filed an
application for Development Review and Minor Conditional Use Permit
No. PL2025-17 for a property located at 2151 Derringer Lane, Diamond Bar,
County of Los Angeles, California.
2. The following approvals are requested from the Planning Commission:
(a) Development Review to remodel the exterior and construct a 437 square -
foot addition to the first level, a 1,190 square -foot addition to the second
level, a new 1,039 square -foot third level, a 1,377 square -foot first -level
patio cover, 1,190 square feet of balcony area, and an interior remodel
to an existing 5,071 square -foot two-story single-family residence on a
1.89 gross acre lot.
(b) Minor Conditional Use Permit to allow the continuation of an existing
nonconforming structure with a 20'-5" front setback (where 30 feet is
required).
Hereinafter in this Resolution, the subject Development Review and Minor
Conditional Use Permit shall be referred to as the "Proposed Project."
3. The subject property is made up of one parcel totaling 82,328 gross square feet
(1.89 gross acres). It is located in the Rural Residential (RR) zone with an
underlying General Plan land use designation of Rural Residential.
4. The legal description of the subject property is Lot 54 of Tract No. 23483, and
the Assessor's Parcel Number (APN) is 8713-034-028.
5. On August 29, 2025, public hearing notices were mailed to property owners
within a 1,000-foot radius of the Project site. The notice was submitted to the
San Gabriel Valley Tribune newspaper for publication on August 29, 2025. Also,
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public notices were posted at the project site and the City's designated
community posting sites.
6. On September 9, 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:
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; and
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(e) (additions to existing
structures) of the CEQA Guidelines. Therefore, no further environmental review
is required.
C. FINDINGS OF FACT
Based on the findings and conclusions set forth herein and as prescribed under
Diamond Bar City Code (DBCC) Sections 22.48, 22.56 and 22.68, this Planning
Commission hereby finds as follows:
Development Review Findinas (DBCC Section 22.48.040)
The design and layout of the proposed development is consistent with the
applicable elements of the City's General Plan, City Design Guidelines, and
development standards of the applicable district, design guidelines, and
architectural criteria for special areas (e.g., theme areas, specific plans,
community plans, boulevards or planned developments):
The design of the Project is consistent with the applicable elements of the City's
General Plan, City Design Guidelines and development standards. The City's
General Plan Policy LU-P-56 requires that development on privately -owned,
residentially designated land in hillside areas shall be compatible with the
surrounding natural areas promoting design principles such as minimizing
grading, preserving existing vistas, incorporate site and architectural design that
is sensitive to the hillsides, and require fuel modification. The proposed addition
is concentrated above and along the rear of the existing footprint of the house
and the new balcony areas will not require any grading or excavation. No new
retaining walls are proposed. The Project will also be required to implement fuel
modification.
A gradual transition between the project and adjacent uses is achieved through
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appropriate setbacks, building height, and window and door placement.
Additionally, the design includes balcony/covered patio areas throughout the
three levels of the home. All elevations are architecturally treated and strongly
articulated through projections along the visible fagade [City's Design
Guidelines B. Architecture (3)].
The Project complies with all development standards of the Rural Residential
zoning district by complying with all development standards such as required
setbacks (with the exception of the existing nonconforming front setback of 20'-
5'), building height, and lot coverage. The project site is not part of any theme
area, specific plan, community plan, boulevard or planned development.
2. The design and layout of the proposed development will not interfere with the
use and enjoyment of neighboring existing or future developments, and will not
create traffic or pedestrian hazards;
The proposed addition house will not interfere with the use and enjoyment of
neighboring existing or future developments because the use of the project site
is designed for a single-family home and the surrounding uses are also single-
family homes. The proposed addition will not be intrusive to neighboring homes
since the proposed addition will not block existing views from adjacent
properties. The property to the north will continue to have views of the vista from
their rear yard to the west and the property to the south will continue to have
views of the vista from their rear yard to the northwest. All properties to the east
will have views of the vista from their rear yard to the east.
With respect to privacy, the proposed third -level will not be intrusive to
neighboring properties for the following reasons:
2205 Indian Creek Road is approximately 200 feet from the proposed
addition, there are existing dense tall trees, and the property sits at a higher
elevation which prevents direct line of sight from the third level addition; and
• The proposed third level balcony, the only portion of the third -level addition
visible from 2137 Derringer Lane, is oriented predominantly west and will not
have greater impacts for privacy than the existing second level balcony.
The proposed single-family house will not interfere with vehicular or pedestrian
movements, such as access or other functional requirements of a single-family
home because it complies with the requirements for driveway widths and
exceeds the minimum number of required off-street parking spaces.
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
Chapter 22.48: Development Review Standards, the City's Design Guidelines,
the City's General Plan, or any applicable specific plan;
Page 22 of 57
The City's General Plan Policy LU-P-56 requires that residential development
be compatible with the prevailing character of the surrounding neighborhood in
terms of building scale, density, massing, and design. The City's General Plan
Goal CC-G-4 also requires the preservation of the scale and character of
existing residential neighborhoods and ensure sensitive transitions between
densities and uses. The City's Design Guidelines Architecture (1) requires
compatibility with the surrounding character including harmonious building style,
form, size, color, material and roofline.
The scale and proportions of the proposed addition are well balanced and
appropriate for the 1.89 gross -acre site. The Mediterranean architectural style
is compatible with other homes in the neighborhood since the architecture in
The Country is eclectic, and includes a variety of architectural designs. The
Project minimizes negative impacts on surrounding uses since the house will
not block existing views from adjacent properties. In sum, the Project fits the
character of the neighborhood on which it is proposed.
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, color, and will remain aesthetically
appealing;
The applicant is proposing to remodel the entire house, add throughout the two
levels of the house, and introduce a third level. The architectural style of the
existing home is a Mediterranean design with a balanced fagade, low-pitched
tiled roof, corbels beneath the eave, arched entryway, recessed windows,
decorative wrought -iron railings, and decorative trim surrounding the doors and
windows. Building materials consist of clay S-tile roofing, smooth stucco walls,
decorative stucco trim and corbels, wrought -iron details for balcony railings and
ornamental grilles, and vinyl windows with metal frames that provide articulation
and depth across the fagade.
Through the use of quality materials with texture and color, the proposed
residence will not be intrusive to neighboring homes. The scale and proportions
of the proposed remodel and addition are well-balanced and appropriate for the
site.
5. The proposed development will not be detrimental to 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; and
Before the issuance of any City permits, the proposed project is required to
comply with all conditions within the approved resolution, and the Building and
Safety Division and Public Works Departments requirements.
Through the permit and inspection process, the referenced agencies will ensure
that the proposed project is not detrimental to the public health, safety or welfare
or materially injurious to the properties or improvements in the vicinity.
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6. The proposed project has been reviewed in compliance with the provisions of
the California Environmental Quality Act (CEQA).
The proposed project is categorically exempt from the provisions of the
California Environmental Quality Act (CEQA) as set forth under Article 19
Section 15301(e) (additions to existing structures) of the CEQA Guidelines.
Minor Conditional Use Permit Findings (DBCC Section 22.56.040)
The proposed use is allowed within the subject zoning district with the approval
of a Minor Conditional Use Permit and complies with all other applicable
provisions of this Development Code and the City Code.
The existing single-family dwelling is a permitted use in the RR zone. A Minor
Conditional Use Permit (MCUP) is requested to allow the continuation of an
existing nonconforming structure with a preexisting nonconforming 20'-5" front
setback (where 30 feet is required).
The pre-existing substandard front setback renders the project nonconforming.
The addition to a nonconforming structure requires approval of a Minor
Conditional Use Permit because the addition is not limited to the ground floor.
The 437 square -foot addition to the first level, 1,190 square -foot addition to the
second level, new 1,039 square -foot third level, 1,377 square -foot first -level
patio cover, and 1,190 square feet of balcony area complies with the
development standards of the RR zone and will not further encroach into the
nonconforming front setback.
2. The proposed use is consistent with the general plan and any applicable specific
plan.
The proposed addition to an existing single-family dwelling unit is consistent with
the City's adopted General Plan. The site is not subject to the provisions of any
specific plan.
3. The design, location, size and operating characteristics of the proposed use are
compatible with the existing and future land uses in the vicinity.
The exterior remodel and the construction of a 437 square -foot addition to the
first level, a 1,190 square -foot addition to the second level, a new 1,039 square -
foot third level, a 1,377 square -foot first -level patio cover, 1,190 square feet of
balcony area will not further encroach into the existing nonconforming 20'-5"
front setback. The Mediterranean architectural design of the remodeled home
is compatible with other homes in the neighborhood, as the architecture in The
Country is eclectic and includes a variety of architectural styles. The Project also
minimizes negative impacts on surrounding uses, as the house will not block
existing views from adjacent properties or result in potential privacy impacts.
Therefore, the Project is compatible with the existing and future land uses in the
vicinity.
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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 subject site is physically suitable for the existing single-family residential
dwelling and the proposed addition. The existing and proposed use of land is
consistent with the surrounding land uses. The proposed addition is consistent
with the development standards for the RR zone and will not further encroach
into the existing nonconforming front and rear setbacks.
5. Granting the Minor Conditional Use Permit will not be detrimental to the public
interest, health, safety, convenience or welfare, or materially injurious to
persons, property or improvements in the vicinity and zoning district in which the
property is located.
The granting of the Minor Conditional Use Permit will allow the addition of the
existing single-family dwelling unit in a manner similar with existing dwelling
units located in the surrounding neighborhood. The proposed expansion of the
dwelling unit will not negatively impact the public interest, health, safety,
convenience or welfare.
6. The proposed project has been reviewed in compliance with the provisions of
the California Environmental Quality Act (CEQA).
The proposed project is categorically exempt from the provisions of the
California Environmental Quality Act (CEQA) as set forth under Article 19
Section 15301 (e) (additions to existing structure) of the CEQA Guidelines.
Non-Conformina Structures Findinas (DBCC Section 22.68.030
The addition, enlargement, extension, reconstruction, relocation or structural alteration
of the nonconforming structure would not result in the structure becoming:
Incompatible with other structures in the neighborhood.
The proposed addition of floor area is consistent with the development
standards for the RR zone. The Project will comply with current development
standards and not further encroach into the existing nonconforming 20'-5" front
setback. The existing and proposed land use is consistent with the surrounding
land uses and structures in the neighborhood. Additionally, the neighboring
properties also have nonconforming front setbacks, so the proposed project will
remain consistent with other homes within the neighborhood.
2. Inconsistent with the general plan or any applicable specific plan.
The proposed addition to a single-family dwelling unit is consistent with the
City's adopted General Plan. The site is not subject to the provisions of any
specific plan.
3. A restriction to the eventual/future compliance with the applicable regulations of
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this Development Code.
The existing and proposed land use is consistent with the surrounding land uses
with similar front and rear setbacks. The proposed addition of floor area is
consistent with the development standards for the RR zone and will not
encroach into the existing nonconforming front setback.
4. Detrimental to the health, safety and general welfare of persons residing in the
neighborhood.
Before the issuance of any City permits, the proposed project is required to
comply with all conditions within the approved resolution, and the Building and
Safety Division and Public Works/Engineering Departments requirements.
Through the permit and inspection process, the referenced agencies will ensure
that the proposed project is not detrimental to the public health, safety or welfare
or materially injurious to the properties or improvements in the vicinity.
5. Detrimental and/or injurious to property and improvements in the neighborhood.
The addition to the existing single-family dwelling unit will be constructed in a
manner similar with existing dwelling units located in the surrounding community
and will not be detrimental and/or injurious to property and improvements in the
neighborhood
Based upon the findings and conclusion set forth above, the Planning Commission hereby
approves this Application, subject to the following conditions:
Development shall substantially comply with the plans and documents
presented to the Planning Commission at the public hearing.
2. Standard Conditions. The applicant shall comply with the standard
development conditions attached hereto.
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, Vishal Kaushal, 2151 Derringer Lane Diamond Bar,
CA 91765, and applicant, Pete Volbeda, 215 North 2nd Avenue Suite B,
Upland, CA 91786.
APPROVED AND ADOPTED THIS 9TH DAY OF SEPTEMBER, 2025, BY THE PLANNING
COMMISSION OF THE CITY OF DIAMOND BAR.
IN
Nalia Barlas, Chairperson
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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 9th day of September, 2025, by the following vote:
AYES:
COMMISSIONERS:
NOES:
COMMISSIONERS:
ABSENT:
COMMISSIONERS:
ABSTAIN:
COMMISSIONERS:
ATTEST:
Greg Gubman, Secretary
Page 27 of 57
_T
I COMMUNITY DEVELOPMENT DEPARTMENT
l2i SFp�
STANDARD CONDITIONS
USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND
REMODELED STRUCTURES
PROJECT #: Development Review and Minor Conditional Use Permit No.
PL2025-17
SUBJECT: To remodel the exterior and construct a 437 square -foot
addition to the first level, a 1,190 square -foot addition to the
second level, a new 1,039 square -foot third level, a 1,377 square -
foot first -level patio cover, 1,190 square feet of balcony area,
and an interior remodel to an existing 5,071 square -foot two-
story single-family residence on a 1.89 gross acre lot. A Minor
Conditional Use Permit is requested to allow the continuation
of an existing nonconforming structure with a 20'-5" front
setback (where 30 feet is required).
PROPERTY
OWNER: Vishal Kaushal, 2151 Derringer Lane, Diamond Bar, CA 91765
APPLICANT: Pete Volbeda, 215 North 2nd Avenue Suite B, Upland, CA 91786
LOCATION: 2151 Derringer Lane, Diamond Bar, CA 91765
ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT.
I. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030,
FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL REQUIREMENTS
1. The applicant shall defend, indemnify, and hold harmless the City,
and its officers, agents and employees, from any claim, action, or
proceeding to attack, set -aside, void or annul, the approval of
Development Review and Minor Conditional Use Permit
No. PL2025-17 brought within the time period provided by
9 PC RESO 2025-XX
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Government Code Section 66499.37. In the event the city and/or its
officers, agents and employees are made a party of any such action:
(a) Applicant shall provide a defense to the City defendants or at
the City's option reimburse the City its costs of defense,
including reasonable attorneys' fees, incurred in defense of
such claims.
(b) Applicant shall promptly pay any final judgment rendered
against the City defendants. The City shall promptly notify the
applicant of any claim, action of proceeding, and shall
cooperate fully in the defense thereof.
2. This approval shall not be effective for any purpose until the applicant
and owner of the property involved have filed, within twenty-one
(21) days of approval of this Development Review and Minor
Conditional Use Permit No. PL2025-17, at the City of Diamond Bar
Community Development Department, their affidavit stating that they
are aware of and agree to accept all the conditions of this approval.
Further, this approval shall not be effective until the applicants pay
remaining City processing fees, school fees and fees for the review
of submitted reports.
3. All designers, architects, engineers, and contractors associated with
this project shall obtain a Diamond Bar Business License; and a
zoning approval for those businesses located in Diamond Bar.
4. Signed copies of Planning Commission Resolution No. 2025-XX,
Standard Conditions, and all conditions of approval shall be included
on the plans (full size). The sheet(s) are for information only to all
parties involved in the construction/grading activities and are not
required to be wet sealed/stamped by a licensed Engineer/Architect.
5. Prior to the plan check, revised site plans and building elevations
incorporating all Conditions of Approval shall be submitted for
Planning Division review and approval.
6. Prior to any use of the project site or business activity being
commenced thereon, all conditions of approval shall be completed.
7. The project site shall be maintained and operated in full compliance
with the conditions of approval and all laws, or other applicable
regulations.
8. Approval of this request shall not waive compliance with all sections
of the Development Code, all other applicable City Ordinances, and
10 PC RESO 2025-XX
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any applicable Specific Plan in effect at the time of building permit
issuance.
9. All site, grading, landscape/irrigation, and roof plans, and elevation
plans shall be coordinated for consistency prior to issuance of City
permits (such as grading, tree removal, encroachment, building,
etc.,) or approved use has commenced, whichever comes first.
10. The hours during which construction activities causing the operation
of any tools or equipment used in construction, drilling, repair,
alteration, or demolition work are limited to Monday through
Saturday, between the hours of 7:00 a.m. and 7:00 p.m., and are not
allowed at any time on Sundays or holidays.
11. The property owner/applicant shall remove the public hearing notice
board within three days of this project's approval.
12. The applicant shall comply with the requirements of City Planning,
Building and Safety Divisions, Public Works Department, and the
Fire Department.
13. Prior to issuance of building permits, the applicant shall record, and
provide the City with a conformed recorded copy of, a Covenant and
Agreement or similar document in a form approved by the City
Attorney, which restricts the rental of rooms or other portions of the
property under two or more separate agreements and prohibits use
of the property as a boarding or rooming house, except to the extent
otherwise permitted by the Diamond Bar City Code or applicable
state or federal law.
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 or
grading permit (whichever comes first), as required by the City.
School fees as required shall be paid prior to the issuance of building
permit. In addition, the applicant shall pay all remaining prorated City
project review and processing fees prior to issuance of grading or
building permit, whichever comes first.
2. Prior to any plan check, all deposit accounts for the processing of
this project shall have no deficits.
C. TIME LIMITS
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PC RESO 2025-XX
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1. The approval of Development Review and Minor Conditional Use
Permit No. PL2025-17 expires within two years from the date of
approval if the use has
not been exercised as defined per Diamond Bar City
Code (DBCC) Section 22.66.050 (b)(1). In accordance with DBCC
Section 22.60.050(c), the applicant may request, in writing, a one-
year time extension for Planning Commission consideration. Such a
request must be submitted to the Planning Division prior to the
expiration date and be accompanied by the review fee in accordance
with the fee schedule in effect at the time of submittal.
D. SITE DEVELOPMENT
1. This approval is remodel the exterior and construct a 437 square -
foot addition to the first level, a 1,190 square -foot addition to the
second level, a new 1,039 square -foot third level, a 1,377 square -
foot first -level patio cover, 1,190 square feet of balcony area, and an
interior remodel to an existing 5,071 square -foot two-story single-
family residence at 2151 Derringer Lane, as described in the staff
report and depicted on the approved plans on file with the Planning
Division, subject to the conditions listed below.
2. The construction documents submitted for plan check shall be in
substantial compliance with the architectural plans approved by the
Planning Commission, as modified pursuant to the conditions below.
If the plan check submittal is not in substantial compliance with the
approved Development Review submittal, the plans may require
further staff review and re -notification of the surrounding property
owners, which may delay the project and entail additional fees.
3. To ensure compliance with the provisions of the Planning
Commission approval, a final inspection is required from the
Planning Division when work for any phase of the project has been
completed. The applicant shall inform the Planning Division and
schedule an appointment for such an inspection.
4. The above conditions shall run with the land and shall be binding
upon all future owners, operators, or successors thereto of the
property. Non-compliance with any condition of approval or
mitigation measure imposed as a condition of the approval shall
constitute a violation of the City's Development Code. Violations may
be enforced in accordance with the provisions of the Development
Code.
5. Failure to comply with any of the conditions set forth above or as
subsequently amended in writing by the City, may result in failure to
12 PC RESO 2025-XX
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obtain a building final and/or a certificate of occupancy until full
compliance is reached. The City's requirement for full compliance
may require minor corrections and/or complete demolition of a non-
compliant improvement, regardless of costs incurred where the
project does not comply with design requirements and approvals that
the applicant agreed to when permits were pulled to construct the
project.
6. The project site shall be developed and maintained in substantial
conformance with the approved plans submitted to, approved, and
amended herein by the Planning Commission, on file with the
Planning Division, the conditions contained herein, and the
Development Code regulations.
7. All roof- or ground -mounted mechanical equipment (e.g., air
conditioning, heating, ventilation ducts and exhaust, water heaters,
etc.), waste and storage areas, and utility services shall be screened
from public view from abutting public streets and rights -of -way, and
abutting area(s) zoned for residential or open space uses, including
views from above the subject project. The method of screening shall
be architecturally compatible with other site development in terms of
colors, materials, and architectural style subject to approval by the
director. The screening design/construction shall blend with the
design of the structure(s) and include appropriately installed and
maintained landscaping when on the ground.
8. All structures, including walls, trash enclosures, canopies, etc., shall
be maintained in a structurally sound, safe manner with a clean,
orderly appearance. All graffiti shall be removed within 72 hours by
the property owners/occupant.
9. All landscaping, structures, architectural features and public
improvements damaged during construction shall be repaired or
replaced upon project completion.
E. SOLID WASTE
1. The site shall be maintained in a condition, which is free of debris
both during and after the construction, addition, or implementation of
the entitlement approved herein. The removal of all trash, debris,
and refuse, whether during or subsequent to construction shall be
done only by the property owner, applicant or by a duly permitted
waste contractor, who has been authorized by the City to provide
collection, transportation, and disposal of solid waste from
residential, commercial, construction, and industrial areas within the
City. It shall be the applicant's obligation to ensure that the waste
13 PC RESO 2025-XX
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contractor used has obtained permits from the City of Diamond Bar
to provide such services.
2. Mandatory solid waste disposal services shall be provided by the City
franchised waste hauler to all parcels/lots or uses affected by
approval of this project.
II. APPLICANT SHALL CONTACT THE COUNTY OF LOS ANGELES FIRE
DEPARTMENT, (909) 620-2402, FOR COMPLIANCE WITH THE FOLLOWING
CONDITIONS:
A. FIRE PROTECTION STANDARDS
1. Comments will be provided upon acceptance of fees invoiced by the
County.
2. Development shall be constructed to reduce the potential for spread
of brushfire.
(a) In the case of a conflict, where more restrictive provisions are
contained in the current State and Local Building Code or in
the Fire Code, the more restrictive provisions shall prevail.
(b) Roofs shall be covered with noncombustible materials as
defined in the building code. Open eave ends shall be stopped
in order to prevent bird nests or other combustible material
lodging within the roof and to preclude entry of flames.
(c) Exterior walls shall be surfaced with noncombustible or fire-
resistant materials.
(d) Balconies, patio roofs, eaves and other similar overhangs
shall be of noncombustible construction or shall be protected
by fire-resistant material in compliance with the building code.
3. All development shall be constructed with adequate water supply
and pressure for all proposed development in compliance with
standards established by the fire marshal.
4. A permanent fuel modification area shall be required around
development projects or portions thereof that are adjacent or
exposed to hazardous fire areas for the purpose of fire protection.
The required width of the fuel modification area shall be based on
applicable building and fire codes and a fire hazard analysis study
developed by the fire marshal. In the event abatement is not
performed, the council may instruct the fire marshal to give notice to
the owner of the property upon which the condition exists to correct
14 PC RESO 2025-XX
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the prohibited condition. If the owner fails to correct the condition,
the council may cause the abatement to be performed and make the
expense of the correction a lien on the property upon which the
conditions exist.
5. Fuel modification areas shall incorporate soil erosion and sediment
control measures to alleviate permanent scarring and accelerated
erosion.
6. If the fire marshal determines in any specific case that difficult terrain,
danger of erosion, or other unusual circumstances make strict
compliance with the clearance of vegetation undesirable or
impractical, the fire marshal may suspend enforcement and require
reasonable alternative measures designed to advance the purposes
of this chapter.
7. Special construction features may be required in the design of
structures where site investigations confirm potential geologic
hazards.
III. APPLICANT SHALL CONTACT THE PUBLIC WORKS DEPARTMENT,
(909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS:
A. GENERAL
1. An Erosion Control Plan shall be submitted concurrently with the
grading plan clearly detailing erosion control measures. These
measures shall be implemented during construction. The erosion
control plan shall conform to national Pollutant Discharge Elimination
System (NPDES) standards and incorporate the appropriate Best
Management Practices (BMP's) as specified in the Storm Water
BMP Certification.
B. DRAINAGE
1. Detailed drainage system information of the lot with careful attention
to any flood hazard area shall be submitted. All drainage/runoff from
the development shall be conveyed from the site to the natural
drainage course. No on -site drainage shall be conveyed to adjacent
parcels, unless that is the natural drainage course.
IV. 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
15 PC RESO 2025-XX
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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. The minimum design load for wind in this area is 110 M.P.H.
exposures "C" and the site is within seismic zone D or E. The
applicant shall submit drawings and calculations prepared by a
California State licensed Architect/Engineer with wet stamp and
signature.
4. Indoor air quality shall be provided consistent with ASHRAE 62.2 as
required per California Energy Code 150(o).
5. Public Works/Engineering Department is required to review and
approve grading plans that clearly show all finish elevations,
drainage, and retaining wall(s) locations. These plans shall be
consistent with the site plan submitted to the Building & Safety
Division.
6. 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.
7. Indicate the proposed addition and existing building on the plans.
Submit code analysis and justification showing the following:
(e) Each building square footage.
(f) Each building height.
(g) Type of construction.
(h) Sprinkler system.
(i) Each group occupancy.
Q) Property line location in relation to each building (side yard).
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PC RESO 2025-XX
Page 35 of 57
(k) Shaft rating/exterior wall construction/opening protection.
8. All balconies shall be designed for 1.5 times the live load for the area
served per CBC Table 1607.1 and provide ventilation in the joist
space per CBC 2304.12.2.6.
9. All easements shall be shown on the site plan.
10. Fire Department approval shall be required. Contact the Fire
Department to check the fire zone for the location of your property. If
this project is located in High Hazard Fire Zone, it shall meet
requirements of the fire zone per CBC Chapter 7A.
(a) All unenclosed under -floor areas shall be constructed as
exterior wall.
(b) All openings into the attic, floor and/or other enclosed areas
shall be covered with corrosion -resistant wire mesh not less
than 1/4 inch or more than 1/2 inch in any dimension except
where such openings are equipped with sash or door.
(c) Eaves shall be protected.
(d) Exterior construction shall be one -hour or non-combustible.
(e) Fuel modification plans shall be approved through LA County
Fire Fuel Modification Unit.
(f) LA County Fire County Fire shall approve plans for fire flow
availability due to home being over 3600 sf as required per
CFC Appendix B105.1.
11. All retaining walls shall be separately submitted to the Building &
Safety and Public Works/Engineering Departments for review and
approval.
12. A soils report is required per CBC 1803 and all recommendations of
the soils report shall be adhered to.
13. Slope setbacks shall be consistent with California Building Code
Figure 1805.3.1 and California Residential Code R403.1.7.
Foundations shall provide a minimum distance to daylight.
17 PC RESO 2025-XX
Page 36 of 57
Permit — Items required prior to building permit issuance:
14. 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.
15. Prior to building permit issuance, all school district fees shall be paid.
Please obtain a form from the Building and Safety Division to take
directly to the school district.
16. AQMD notification is required at least 10 days prior to any demolition.
Proof of notification is required at permit issuance.
17. 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:
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. Existing fencing shall remain in -place during construction including
pool barrier fencing. Any alternation of the fencing may result in a
discontinuation of construction until the fences are returned to its
original state.
21. All equipment staging areas shall be maintained in an orderly manner
and screened behind a minimum 6' high fence.
22. 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.
18 PC RESO 2025-XX
Page 37 of 57
23. 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.
24. 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.
25. All glazing in hazardous locations shall be labeled as safety glass.
The labeling shall be visible for inspection.
26. Pursuant to California Residential Code (CRC) Section R315, carbon
monoxide detectors are required in halls leading to sleeping rooms.
27. Drainage patterns shall match the approved grading/drainage plan
from the Public Works/Engineering Department. Surface water shall
drain away from the building at a 2% minimum slope. The final as -
built conditions shall match the grading/drainage plan or otherwise
approved as -built grading/drainage plan.
28. Decks, roofs, and other flat surfaces shall slope at least 1/4"/ft with
approved and listed water proofing material. Guardrails shall be
provided for these surfaces at least 42" minimum in height, 4"
maximum spacing between rails, and capable of resisting at least 20
pounds per lineal foot of lateral load.
29. Special inspections and structural observation will be required in
conformance with CBC 1704 to 1709.
30. All plumbing fixtures, including those in existing areas, shall be low -
flow models consistent with California Civil Code Section 110 1. 1 to
1101.8.
END
19 PC RESO 2025-XX
Page 38 of 57
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General Plan: RURAL RESIDENTIAL
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SCOPE OF WORK
GROSS NET ADD 437 SQ FT TO BASEMENT FLOOR LIVING AREA
NEW BASEMENT 1,377 SF COVERED PATIO a_
LOT AREA 82,328 SF (1.89 ACRES) 78,843 SF ADD 1190 SQ FT FIRST FLOOR ADDITIONS AND EXTENDED ENTRY
ROAD 3,485 SF NEW 1,025 SF BALCONY TO BE LEGALIZED )
FOOTPRINT 5,453 SF ADD 1039 SQ FT SECOND FLOOR AND A 165 SF SECOND FLOOR BALCONY i
FIRST FLOOR LIVING AREA 3,238 SF RAISE ROOF TO 24 FT 10 INCHES FROM STREET LEVEL
FIRST FLOOR ADDITION 1,190 SF RELOCATE KITCHEN TO SOUTHEAST CORNER OF RESIDENCE Q
FIRST FLOOR BALCONY 1,025 SF CREATE 2—STORY ENTRY
TOTAL 5,453 SF
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BALCONY LOCATED TOWARDS THE SOUTHERN PORTION OF THE LOT
HARDSCAPE AREA 2900 SF 3.68% WAS CONSTRUCTED WITHOUT PERMIT. THIS STRUCTURE IS BEING LEGALIZED �� F fi
USABLE OPEN SPACE 12,079 SF 15.32 % AND CONVERTED INTO HABITABLE SPACE ABOVE BALCONY.
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FLOOR AREAS EXISTING ADDITION NEW BALCONY/ TOTAL
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2ND FLOOR 1,039 SF 165 SF 1,204 SF UPLAND CA 91786
SUBTOTAL 5,071 SF 2,666 SF 2,567 SF 10,304 SF PH 909 373 1150 0
TOTAL LIVING AREA 10,304 SF 0
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THERE IS NO NEW LANDSCAPING BEING PROPOSED
IMPERVIOUS SURFACES:
FOOT PRINT: 6,643 SF
EXISTING HARDSCAPE: 3,610 SF
PROPOSED RECREATIONAL STAIR ACCESS: 321 SF
TOTAL IMPERVIOUS SURFACES: 10,574 SF
AREA OF HARDSCAPE AND LANDSCPAE IN THE FRONT YARD AREA
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HARDSCAPE: 1,357 SF
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Page 41 of 57
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Page 44 of 57
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Page 45 of 57
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age of 57
Agenda Item #: 8.1
Meeting Date: September 23, 2025
PLANNING COMMISSION AGENDA
REPORT
TO: Chair and Members of the Planning Commission
FROM: Greg Gubman, Community Development Director
SUBJECT: Project Status Report
RECOMMENDATION:
Staff recommends the Planning Commission receive and file the Project Status Report dated September 23,
2025.
BACKGROUND/DISCUSSION:
Project Status Report has been prepared and is being presented for receipt and filing.
PREPARED BY:
Arlene Laviera, Administrative Coordinator, Community Development
ATTACHMENTS:
09-23-25 project
Page 55 of 57
Project Status Report
September 23, 2025
CITY OF DIAMOND BAR
COMMUNITY DEVELOPMENT DEPARTMENT
PROPERTY LOCATION
PLANNING COMMISSION REVIEW
File #
AP
Applicant
PC
09/23/25
CC
10/07/25
PC
10/14/25
CC
10/21 /25
PC
10/28/25
CC
11 /04/25
2151 Derringer Lane
DR PL2025-17
RL
Pete Volbeda
PH
(Addition and remodel to single-family
residence
ADMINISTRATIVE REVIEW
Property Location
File #
AP
Applicant
23923 Minnequa
MCUP PP PL2025-31
MN
Xiaolei Cao
Under Review
Addition to Single -Family Residence
PENDING ITEMS
Property Location
File #
AP
Applicant
Status
2720 Broken Feather
DR PL2025-34
MN
Yao Pan
First incomplete letter sent 5/27/25 — waiting for additional information
(New Single -Family Residence)
1741 Derringer Lane
DR PL2025-62
MN
Ralph Poon
First incomplete letter sent 9/11/25 — waiting for additional information
(New Single -Family Residence)
2001 Derringer Lane
TPM 83036
MN
Gurbachan S. Juneja
Fifth incomplete letter sent 7/30/24 - waiting for additional information
2-lot subdivision
PL2021-46
Gentle Springs Ln. and
GPA, ZC, VTTM, DR
GL
Tranquil Garden LLC
Under Review
S. Prospectors Rd.
PL2021-23
36 Senior Condos with Affordable Units
3354 Hawkwood
DR PL2025-51
MN
Harry Kim
Under Review
Addition to single-family residence
1400 Montefino Ave (49-unit for -sale
GPA, ZC, TPM, DR, &
MN
Sarah Klaustermeier
First incomplete letter sent 9/4/25 — waiting for additional information
development)
CUP PL2025-29
23007 Ridge Line
DR PL2025-27
MN
Terry Chang
First incomplete letter sent 4/30/25 — waiting for additional information
New sin le-familyresidence
23901 Ridge Line 2-lot Subdivision
TPM PL2022-119
DT/MN
Pete Volbeda
Third incomplete letter sent 8/20/25 — waiting for additional information
22104 Rim Fire Lane
DR PL2025-55
RL
Pete Volbeda
First incomplete letter sent 8/21/25 — waiting for additional information
New Single -Family Residence
2867 Shadow Canyon
DR PL2025-47
RL
Alan Gao
First incomplete letter sent 7/3/25 — waiting for additional information
(Addition and remodel to single-family
residence
LEGEND PH = PUBLIC HEARING
AP = ASSIGNED PLANNER
PC = PLANNING COMMISSION
CC = CITY COUNCIL
D = DISCUSSION ITEM
Page 56 of 57
Project Status Report CITY OF DIAMOND BAR Page 2
September 23, 2025
PENDING ITEMS (continued)
Property Location File # AP Applicant Status
2887 Shadow Canyon
DR PL2025-9
MN
Peter Mattar
First incomplete letter sent 3/6/25 - waiting for additional information
(New single-family residence)
Citywide Objective Design Standards
DCA PL2024-51
MN/GL
City of Diamond Bar
Under Review
SB9 & Reasonable Accommodations
DCA PL2019-43
MN
City of Diamond Bar
Under Review
Ordinance
Walnut Valley Unified School District
DCA PL2024-40
RL/GL
WVUSD
Under Review
Ordinance and Proposed Billboard
Page 57 of 57