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11-25-2025
City 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, November 25, 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. HOW TO ACCESS THE MEETING REMOTELY Listen -Only: Call +1 (415) 930-5321, Access Code: 675-239-224 Participate: Join Go To Webinar https://attendee.gotowebinar.com/reaister/7022878086240183125 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 231 Diamond Bar Planning Commission Agenda November 25, 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 231 Diamond Bar Planning Commission Agenda November 25, 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 October 14, 2025 Planning Commission Meeting Minutes Recommended Action: Staff recommends the Planning Commission approve the October 14, 2025, Planning Commission meeting minutes. 4. OLD BUSINESS: 5. NEW BUSINESS: 6. PUBLIC HEARINGS: 6.1 Walnut Valley Unified School District Electronic Billboard Project No. PL2024-40: Under the authority of DBCC Sections 22.70, 22.58, 22.48, and 22.62, the property owner, Walnut Valley Unified School District, and applicant, Evergreen Media LLC, are requesting the following entitlement approvals for the installation and operation of a 97-foot-high, dual - faced digital LED billboard on a six -acre developed lot: Development Code Amendment (DCA) to Title 22 (Development Code) of DBCC to allow billboards and to establish standards for billboards, in the Light Industry (1) zone, subject to the approval of a Conditional Use Permit, Development Review, and a Development Agreement. The Development Code sections to be amended include 22.10.030, 22.36.080, 22.36.120, and 22.80.020; Conditional Use Permit (CUP) to authorize a billboard in the Light Industry (1) zone, consistent with the Development Code Amendment; City of Diamond Bar Planning Commission Page 3 of 231 Diamond Bar Planning Commission Agenda November 25, 2025 • Development Review (DR) to assess the visual design elements of the proposed billboard; and • Development Agreement (DA) between the City and WVUSD governing operation and community benefits for the proposed digital billboard. The subject property is zoned Light Industry with an underlying General Plan land use designation of School (S). PROJECT ADDRESS: 680 South Lemon Avenue, Diamond Bar, CA 91789 (APN: 8760-015- 901) APPLICANT: Evergreen Media LLC, 9021 Sunset Boulevard, West Hollywood, CAS 90069 PROPERTY OWNER: Walnut Valley Unified School District, 880 South Lemon Avenue, Diamond Bar, CA 91789 Environmental Assessment: This Project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City prepared an Initial Study and filed a Notice of Intent to Adopt a Mitigated Negative Declaration (MND) for the Project with the Office of Land Use and Climate Innovation and the Los Angeles County Clerk on September 19, 2025 (see Exhibit A of Attachment A). The notice was published in the San Gabriel Valley Tribune on September 22, 2025. A notice display board was posted at the site on September 22, 2025, and a copy of the notice was posted at the City's designated community posting sites. The notice was also mailed to property owners within a 700-foot radius of the subject property on September 22, 2025. Pursuant to CEQA Section 15105, a 30-day public review period for the MND began on September 22, 2025 and ended October 21, 2025. The Initial Study is a preliminary analysis to determine whether or not a Negative Declaration, Mitigation Negative Declaration, or Environmental Impact Report (EIR) is needed for a project. If the Initial Study concludes that the proposed Project will not significantly affect the environment, a Negative Declaration may be prepared. If there are potential impacts from the proposed Project that can be mitigated to a level of less than significant, a Mitigated Negative Declaration may be prepared. The Initial Study concluded that the Project will not significantly affect the environment through the incorporation of six mitigation measures. An MND is a written document that describes the reasons that the Project will not have a significant effect on the environment by properly conditioning the Project ("mitigation measures") to make the Project acceptable. It is used to guide and assist the City staff, Planning Commission, City Council, and the public in the consideration and evaluation of potential environmental impacts that may result from the Project and must be considered by the Commission prior to recommending approval of the Project. The MND for the Project documents reasons to support the findings that the Project would not have any potentially significant impacts on the environment with the proposed mitigation measures which are contained with the Mitigation Monitoring and Report Program (MMRP) prepared as part of the MND. The purpose of the MMRP is to ensure City of Diamond Bar Planning Commission Page 4 of 231 Diamond Bar Planning Commission Agenda November 25, 2025 compliance with the mitigation measures, address site -specific conditions for the Project, and also identifies timing and responsibility for monitoring each measure and is attached to the Resolution recommending adoption of the MND (Exhibit B of Attachment A). The Project is conditioned to include these mitigation measures as part of the Project approval. During the public review period, the City received three comments on the draft IS/MND from the following agencies/person: 1. California Department of Toxic Substances Control (DTSC): Recommends that if the project uses California Department of Education (CDE) funds, it complies with CDE and DTSC site review requirements, and regardless of funding, investigate potential contamination, test for hazardous materials during demolition, and ensure all imported soil is clean and contaminant -free per state regulations. 2. California Department of Transportation (Caltrans): Commented that the proposed billboard may be located along a designated Landscape Freeway where new outdoor advertising is prohibited, and that any work or materials transported within the State Highway right-of-way would require the appropriate Caltrans permits. 3. William Moore: Expressed concern that the billboard's ownership by an out -of -area company (Evergreen Media from West Hollywood) could allow nonlocal entities to control advertising content, questioning whether Diamond Bar or Walnut residents would have any say in what is displayed. Cultural Resources Assembly Bill 52 - Tribal Consultation: AB52 requires notification/request for tribal consultation for projects. AB52 applies to projects subject to CEQA. The City sent notices to three Tribes that have sent written consultation requests, informing them of the opportunity to request consultation on June 13, 2025. Those three Tribes are the Gabrieleno Band of Mission Indians (Kizh Nation), Gabrieleno Tongva San Gabriel Band of Mission Indians, and the Soboba Band of Luiseno Indians. On June 24, 2025, the City received a letter from the Gabrieleno Band of Mission Indians (Kizh Nation), indicating that the Project lies in an area where the ancestral territories of the Kizh (Kitc) Gabrieleno villages adjoined and overlapped. In accordance with the request by the tribe, mitigation measures were added requiring the applicant to retain a culturally -affiliated Native American monitor to observe earthmoving activities for the purpose of identifying the potential presence of any significant historic or prehistoric cultural resources. Recommended Action: Adopt the attached Resolution (Attachment A) recommending that the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. Adopt the attached Resolution (Attachment B) recommending that the City Council approve Development Code Amendment No. PL2024-40 based on the findings of Diamond Bar City Code (DBCC) Section 22.70. Adopt the attached Resolution (Attachment C) recommending that the City Council City of Diamond Bar Planning Commission Page 5 of 231 Diamond Bar Planning Commission Agenda November 25, 2025 adopt Development Agreement No. 2026-01 between the City and District, based on the findings of DBCC Section 22.62 and included as Exhibit A thereto. Adopt the attached Resolution (Attachment D) recommending that the City Council approve Conditional Use Permit and Development Review Planning Case No. PL2024-40, based on the findings of DBCC Sections 22.58 and 22.48, 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 November 25, 2025. 9. SCHEDULE OF FUTURE EVENTS: 9.1 City Hall is closed on November 27, 2025 and November 28, 2025 for the Thanksgiving Holiday. 9.2 City Council Meeting - December 2, 2025 - 6:30 p.m., online teleconference and SCAQMD Main Auditorium, 21865 Copley Dr. 9.3 Planning Commission Meeting - December 9, 2025 - 6:30 p.m., online teleconference and City Hall Windmill Room, 21810 Copley Dr. 9.4 City Council Meeting - December 16, 2025 - 6:30 p.m., online teleconference and SCAQMD Main Auditorium, 21865 Copley Dr. 9.5 Planning Commission Meeting - December 23, 2025 - 6:30 p.m., online teleconference and City Hall Windmill Room, 21810 Copley Dr. 10. ADJOURNMENT: 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: November 20, 2025 City of Diamond Bar Planning Commission Page 6 of 231 Agenda Item #: 3.1 Meeting Date: November 25, 2025 PLANNING COMMISSION AGENDA REPORT TO: Chair and Members of the Planning Commission FROM: Greg Gubman, Community Development Director SUBJECT: October 14, 2025 Planning Commission Meeting Minutes RECOMMENDATION: Staff recommends the Planning Commission approve the October 14, 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: 10-14-25 pcmin Page 7 of 231 MINUTES OF THE CITY OF DIAMOND BAR REGULAR MEETING OF THE PLANNING COMMISSION October 14, 2025 CALL TO ORDER: VC/Worthington called the meeting to order at 6:30 p.m. in the Windmill Community Room, 21810 Copley Drive, Diamond Bar, CA 91765. PLEDGE OF ALLEGIANCE: Torres 1. ROLL CALL: Mehta, Rawlings, Torres, V/C Worthington ABSENT: C/Barlas STAFF PRESENT: Greg Gubman, Community Development Director, Grace Lee, Planning Manager, Mayuko Nakajima, Senior Planner; Arlene Laviera, Administrative Coordinator; and James H. Eggart, Assistant City Attorney 3. PUBLIC COMMENTS: None. 4. CONSENT CALENDAR: 4.1 MINUTES OF THE PLANNING COMMISSION REGULAR MEETING — October 14, 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, V/C Worthington NOES: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Barlas 5. OLD BUSINESS: 6. NEW BUSINESS: 7. PUBLIC HEARING: Development Review No. PL2025-51: Under the authority of DBCC Section 22.48, the property owner, Shun Kit Tam, and applicant, Harry Kim, are requesting Development Review approval to construct a 70 square -foot first floor addition, a 1,470 square -foot second floor addition, and a 273 square -foot garage addition to an existing 2,037 square -foot single-family residence on a 9,213 square -foot lot. The subject property is zoned Low Density Residential (RL) with an underlying General Page 8 of 231 OCTOBER 14, 2025 PAGE 2 PLANNING COMMISSION Plan land use designation of Low Density Residential. PROJECT ADDRESS: 3354 Hawkwood Road, Diamond Bar, CA 91765 (APN:8714-009-027) APPLICANT: Harry Kim, 1100 W. La Habra Blvd., La Habra, CA 90631 PROPERTY OWNER: Shun Kit Tam, 19351 Windrose Drive, Rowland Heights, CA 91748 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 15301(e) (additions to existing structures) of the CEQA Guidelines. No further environmental review is required. Rawlings moved, and Torres seconded to adopt Resolution No. 2025-17 approving Development Review PL2025-51 subject to the conditions of approval. Motion carried 4-0-0-1 by the following Roll Call vote: AYES: 4 COMMISSIONERS: Mehta, Rawlings, Torres, Worthington NOES: 0 COMMISSIONERS: None ABSTAIN: 0 COMMISSIONERS: None ABSENT: 1 COMMISSIONERS: Barlas 8. PLANNING COMMISSION COMMENTS/INFORMATION ITEMS: 9. STAFF COMMENTS/INFORMATIONAL ITEMS: CDD/Gubman informed the Commission the next Planning Commission meeting is November 25, 2025. The meetings scheduled for October 28, 2025 and November 11, 2025 is canceled. 10. SCHEDULE OF FUTURE EVENTS: As noted in the agenda. ADJOURNMENT: With no further business before the Planning Commission, VC/Worthington adjourned the Regular Planning Commission meeting at 6.45 p.m. to the regularly scheduled meeting on Tuesday, November 25, 2025. The foregoing minutes are hereby approved this 25t' day of November, 2025. Page 9 of 231 OCTOBER 14, 2025 PAGE 3 PLANNING COMMISSION Brian Worthington, Vice Chairman Attest: Respectfully Submitted, Greg Gubman, Community Development Director Page 10 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 PLANNING COMMISSION AGENDA REPORT CASE/FILE NUMBER: Development Code Amendment, Conditional Use Permit, Development Review, and Development Agreement Planning Case No. PL2024-40 PROJECT LOCATION: The proposed Development Code Amendment applies Citywide. The proposed Conditional Use Permit, Development Review, and Development Agreement apply to 880 South Lemon Avenue. APN: 8760-015-901 GENERAL PLAN DESIGNATION: School (S) ZONING DISTRICT: Light Industry (1) PROPERTY OWNER: Walnut Valley Unified School District 880 South Lemon Avenue Diamond Bar, CA 91789 APPLICANT: Evergreen Media LLC 9021 Sunset Boulevard West Hollywood, CA 90069 SUMMARY: The applicant, Evergreen Media LLC, and property owner, Walnut Valley Unified School District (WVUSD), propose to install and operate a 97-foot-high, dual -faced digital LED billboard at the District headquarters, located at 880 South Lemon Avenue. Title 22 of the Diamond Bar City Code ("Development Code") currently prohibits billboards citywide. In order to move forward with its proposal, Evergreen Media and WVUSD, are requesting approvals for the following: • Development Code Amendment (DCA) to Title 22 (Development Code) of DBCC to allow billboards and to establish standards for billboards, in the Light Industry (1) zone, subject to the approval of a Conditional Use Permit, Development Review, and a Development Agreement. The Development Code sections to be amended include 22.10.030, 22.36.080, 22.36.120, and 22.80.020; • Conditional Use Permit (CUP) to authorize a billboard in the Light Industry (1) zone, consistent with the Development Code Amendment; • Development Review (DR) to assess the visual design elements of the proposed billboard; and • Development Agreement (DA) between the City and WVUSD governing operation and community benefits for the proposed digital billboard. Page 11 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 RECOMMENDATION: Adopt the attached Resolution (Attachment A) recommending that the City Council adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. Adopt the attached Resolution (Attachment B) recommending that the City Council approve Development Code Amendment No. PL2024-40 based on the findings of Diamond Bar City Code (DBCC) Section 22.70. Adopt the attached Resolution (Attachment C) recommending that the City Council adopt Development Agreement No. 2026-01 between the City and District, based on the findings of DBCC Section 22.62 and included as Exhibit A thereto. Adopt the attached Resolution (Attachment D) recommending that the City Council approve Conditional Use Permit and Development Review Planning Case No. PL2024-40, based on the findings of DBCC Sections 22.58 and 22.48, subject to conditions. BACKGROUND: Over the past several decades, many communities, including Diamond Bar, have taken steps to prohibit or phase out billboards due to long-standing concerns about visual clutter, traffic safety, and the preservation of community character. As billboards multiplied along major corridors, they were increasingly viewed as detracting from scenic quality and undermining local aesthetic goals. In response, cities adopted strict sign regulations and, in some instances, amortization programs to gradually remove existing billboards. This historical context is critical to understanding the City's cautious approach in amending its current sign regulations. The intent has been to prevent the unchecked proliferation of new billboards while maintaining the City's visual integrity. Accordingly, the proposed Development Code Amendment is narrowly tailored to allow only one freeway -oriented digital billboard under tightly controlled standards. Although the proliferation of billboards in urbanized areas has been curtailed over the years, many San Gabriel Valley communities have approved the construction of digital billboards. Throughout the San Gabriel Valley region, digital billboards have become increasingly common along major transportation corridors. Cities such as West Covina, Industry, Pomona, and El Monte have approved freeway -oriented digital billboards in recent years, citing both economic benefits and opportunities for enhanced communication with the traveling public. As cities across the region adopt policies to accommodate freeway -oriented digital billboards, it is important to note that these signs remain subject to multiple layers of regulation beyond local control. In addition to municipal codes, digital billboards are also subject to state and federal oversight. Caltrans regulates the placement of outdoor advertising displays visible from California highways and conducts regular reviews of freeways and highways identified on the National Highway System to ensure compliance with the Federal Highway Beautification Act and the State's Outdoor Advertising Act. The Outdoor Advertising Act establishes minimum standards governing the placement and operational characteristics of billboards along applicable highways. With this regional and regulatory context in mind, WVUSD requests that the City consider allowing a freeway - oriented digital billboard adjacent to State Route (SR) 60. This proposal is significant as it would be the first digital billboard in Diamond Bar, and the first billboard built in the City since its incorporation. Development Code Section 22.36.080 currently prohibits billboards in all zoning districts. Thus, to allow for the construction of the proposed digital billboard, the Development Code would need to be amended. The School District initially approached the City with the concept of installing a digital billboard on District property. In response, City staff engaged in a collaborative process with the District to evaluate the proposal and negotiate mutually acceptable terms. This effort included the development of a comprehensive Development Agreement, refinement of the billboard's architectural design, and the establishment of operational and design standards intended to safeguard community interests. Throughout this process, the City worked to ensure that the applicants achieved a functional and economically viable project, while also Page 12 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 considering community concerns regarding billboard visibility, aesthetics, and potential impacts. The resulting agreement reflects a balanced approach that aligns the applicants' objectives with the City's goals for public benefit, design quality, and neighborhood compatibility. This measured approach stands in contrast to other regional examples —such as the recent dispute over the Regency billboards in Pomona —which underscores the importance of clear, defensible regulatory boundaries and the need for well -crafted standards when considering any new billboard installation. Site Characteristics The project site is located in the southwest corner of an existing asphalt -covered parking lot, east of South Lemon Avenue and north of SR-60. The property currently serves as the headquarters for WVUSD and is used for the parking and maintenance of school buses and other district vehicles. WVUSD administrative offices are located to the north, while school bus maintenance facilities occupy the southern portion of the project site. Site and Surrounding General Plan, Zoning and Land Uses The image on the following page highlights the subject property: Site (Plan View) Aerial Page 13 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 Project Site Looking Southwest The following table summarizes the land use status of the subject property and its surroundings: General Designation Zoning. - WVUSD Administrative Office, Site School I Vehicle Maintenance, and Parking Lot North F_ School I Walnut Elementary School South N/A N/A State Route 60 East Low -Medium Residential RLM Single -Family Residential EWest Light Industrial I Industrial Park Project Description Site Plan The subject property has a lot area of 6.08 acres and contains no existing easements. It is a flat, rectangular - shaped lot that is fully developed with a parking lot, a vehicle maintenance building, and the WVUSD administrative office building. The applicant, Evergreen Media LLC, proposes to sublease approximately 100 square feet in the southwest corner of the property for the construction and operation of a new V-shaped digital billboard. The proposed digital billboard would be located in the southwest corner of the property, set back one foot from the southern property line along SR-60 and 17 feet from the western property line along South Lemon Avenue, measured from the closest edge of the billboard sign face to the property lines. Additionally, the billboard will be located 810 feet from the nearest existing static billboard at 20450 Yellow Brick Road, measured between the bases of each structure, and 510 feet from the nearest residentially used parcel Page 14 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 boundary, measured from the closest point of that boundary to the base of the proposed digital billboard. Minimal grading will be required, limited to excavation for footings and foundation work, as the billboard will be constructed entirely on the existing parking lot. The overall height of the proposed billboard is 97 feet, measured from the finished grade to the highest point of the structure. LL' r' 1 I' IVAB' VEE 13'x LB' VEE I L.E.D. BOARD L E.D. BOARD h 672 S.F. I 672 S.F. PIEFTORA �OLOGVRE I CLO6t*F 1/.2_ munb 1 f2" RO 11/16' STW I n 1 11/16' ODLAR- OM'f = ODLAR= WE OOL PIPE COL -- MOT wlaE- NOT MSIKE- El6' sm IN LJ OER ul1 O"W COLOR SPAY I R�T� MATCH ENCLOSED IN ALLIM. i'PM G MCI PIRI MLOFC GRM SO- ALUMN- +I S'-b' Sl POLE CtALGING POLE CL 10' WIDE ALUMN- 1O' IIdE TEXCOTE FIN. + 7ExCOTE _ 3` HOPZ REYEk r Hm. COLOR: PM5 OODL {SAY 00UbR; I I 2' -or W 2'—D' WIDE x 2' THK POLE CLVDI% MIN POLE C,L ODOR, ` I DOLOR, PW 0001L WY 11C04" bOU-WN PRAJ[CHON I DARK WT ; .:11 1 , l i Ih WI V w! 4' BRU3F COLOF r--FRI. Proposed North and South Facing Elevations Landscape Plan As part of the construction of the proposed digital billboard, the applicants will remove two existing mature Page 15 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 pine trees located directly adjacent to the project site along South Lemon Avenue and replace them with two 24-inch-box crape myrtle trees in the same locations. The applicants will also enhance the existing streetscape by installing bark ground cover throughout the entire landscaped area along South Lemon Avenue. These improvements are intended to maintain the aesthetic quality of the frontage, provide visual continuity along the corridor, and ensure that the landscape remains consistent with the City's landscape standards. ANALYSIS: Review Authoritv (Development Code Sections 22.70. 22.58. 22.48. and 22.62 Before the City Council adopts an ordinance to amend the Development Code in conjunction with a proposed project, the Planning Commission must first conduct a public hearing to consider the proposed amendments, and then transmit its recommendations by resolution to the Council. The proposed project requires Planning Commission review and recommendation of the Development Code Amendment (DCA), Mitigated Negative Declaration (MIND), Mitigation Monitoring and Report Program (MMRP), Development Agreement (DA), Conditional Use Permit (CUP), and Development Review (DR). The following analysis sets forth the foundation for the Findings of Fact contained in the attached Resolutions. Together, the analysis and findings provide the basis for staff's recommendation that the Planning Commission recommend approval of the project and all of its components, subject to the conditions set forth in the approval resolutions. Development Code Amendment (DBCC Chapter 22.701 As stated previously, WVUSD and Evergreen Media are requesting an amendment to the City's Development Code to establish specific regulations governing the placement, design, and operation of digital billboards. The proposed code amendment is intended to establish a narrowly defined framework for the consideration of freeway -oriented digital billboards within the City while maintaining strong safeguards to protect community aesthetics, traffic safety, and residential quality of life. These standards ensure that any digital billboard is located only in appropriate industrial areas adjacent to the freeway, does not create visual clutter or light pollution, maintains strict separation from residential neighborhoods and other billboards, and operates in full compliance with state and federal outdoor advertising laws. Through these measures, the ordinance ensures that the City retains tight control over billboard placement and appearance effectively allowing only one new billboard in the City rather than opening the door for widespread billboard development. The proposed code amendment consists of the following regulations: • Allowed only in the I (Light Industry) zone and only with approval of a Conditional Use Permit (CUP) and Development Agreement (DA). • Must be located within 400 feet of a freeway right-of-way. • Minimum 800 feet from any existing static billboard, 2,000 feet from any existing digital billboard, and 400 feet from any residentially zoned or used property. • Maximum height of 75 feet, measured as a vertical distance from the highest point of the structure to the finished surface elevation at the edge of the nearest freeway travel lane (plus 10 feet for decorative elements). • Maximum sign face area of 672 square feet (48' x 14'); one sign face per travel direction. • Maximum of two faces allowed, with a maximum 45° V-angle. • Only static images permitted (no motion, animation, flashing, or visual effects). Each image must remain for a minimum of eight seconds with instantaneous transitions. • Lighting must prevent glare, light spillover, or visibility impairment for motorists. Maximum 0.3 foot- candles above ambient light at 250 feet. • New definitions for billboards, including sub definitions for digital and static types. These standards reflect the City's cautious and deliberate approach to regulating digital billboards —ensuring Page 16 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 compatibility with surrounding land uses, compliance with higher -level regulations, and preservation of Diamond Bar's visual character while providing a limited and tightly controlled opportunity for freeway - oriented signage. Conditional Use Permit (DBCC Chapter 22.58) A CUP is required for uses whose effect on the surrounding area cannot be determined before being analyzed for suitability at a particular location. When reviewing a CUP, consideration is given to the location, design, configuration, operational characteristics and potential impacts to determine whether or not the proposed use will pose a detriment to the public health, safety and welfare. If it can be found that the proposed use is likely to be compatible with its surroundings, the Commission may recommend approval for the proposed use subject to conditions stipulating the manner in which the use must be conducted. If the Commission finds that the proposed use is likely to be detrimental to the general peace, health and general welfare, then it must deny the request. When a CUP is approved, it runs with the land, and all associated conditions remain binding on any future property owners or operators. In other words, if the existing digital billboard were removed, a new digital billboard could be installed in the same location and operate under the same terms. The new billboard would be required to adhere to all previously imposed conditions and could not modify or expand its operations without undergoing a full review and receiving approval from the Planning Commission. Staff has evaluated the proposed digital billboard and determined that the use is compatible with the surrounding industrial and commercial setting. The billboard is located adjacent to the SR-60 freeway, within a developed site that currently supports non -sensitive uses, and its placement and orientation are designed to minimize visibility from nearby residential areas. The structure will not obstruct views, impede access, or conflict with existing site operations. Operational characteristics, such as brightness levels, display transitions, and content restrictions, will be regulated through project conditions to ensure the billboard does not create visual distractions or light spillover. The proposed digital billboard does not generate any additional parking demand. The structure is self- contained and does not involve on -site employees or any land use intensification that would otherwise require additional parking spaces. The installation and maintenance of the billboard will occur periodically and will not interfere with the existing on -site circulation or parking configuration. The project is also consistent with the intent of the DCA, which establishes specific regulations and permitting requirements for digital billboards, including the requirement for a CUP within the I zone. The DCA ensures that such installations are appropriately located, visually compatible with their surroundings, and regulated to minimize potential visual, operational, and aesthetic impacts. Based on these factors, staff finds that the proposed digital billboard is compatible with its surroundings, will not be detrimental to the public health, safety, or welfare, and meets the required findings for approval of a CUP. Development Review (DBCC Chapter 22.48) The purpose of the DR process is to assess the visual design elements of new development within the City. The process ensures that new development and intensification of existing development is consistent with the General Plan's Goals and Policies that promote good design. Development Standards: The following table compares the proposed project with the proposed City's development standards for billboards in the I zone: Page 17 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 400' 37'-8" Yes 800' from any existing 810' from existing static - • • static billboard, 2,000' billboard, N/A for digital Yes - • - • • • from any existing digital billboard billboard 400' 510' Yes • • • • - 75' plus 10' for 68'-7" plus 7' for • - • - • • - architectural or architectural/decorative Yes - - - - decorative elements elements • - 48' in length and 14' in 48' in length and 14' in Yes - - • height, 672 square feet height, 672 square feet Two Two Yes -. -- - -- 45 degrees 30 degrees Yes Architectural Features, Colors, and Materials: The City's Design Guidelines have been established to improve the visual quality of the surrounding area through aesthetically pleasing site planning, structure design, and architecture. In addition, a primary objective is to promote compatibility with adjacent uses to minimize any potential negative impacts. Notable elements of the project include the following: As previously noted, the proposed digital billboard is designed as a V-shaped structure with two LED display areas, each measuring 14 feet by 48 feet (627 square feet). Each sign would display a combination of general market advertisements and public service messages. Each image would remain static for eight seconds before changing to the next, with no transitional effects between displays. The two sign faces of the proposed digital billboard would be oriented to primarily target visibility for motorists traveling eastbound and westbound along SR-60. The V-shaped configuration is designed to maximize exposure to freeway traffic in both directions while minimizing visibility from adjacent off -site areas, such as nearby residences. The billboard will be protected by a five -foot -high, 64 square -foot sign base and four three -foot -high bollards. Both elements will be painted dark gray to complement the color of the billboard pole cover. Page 18 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 Proposed Southwest and Southeast (Facing SR-60) Isometric Drawings In addition to the display areas, the design incorporates prominent City branding at the top of the structure. The "DIAMOND BAR" wordmark is approximately three feet tall and in Century Gothic font style, is fabricated in illuminated pan channel letters and flush mounted against a fabricated mountain silhouette feature. The mountain silhouette is constructed of 0. 1 25-inch-thick aluminum plate panels with varied contour depths of up to four inches from one segment to the next, providing a dynamic and dimensional backdrop. The design extends across the two display panels, creating continuity and visual interest while echoing Diamond Bar's natural topography. The applicants have also incorporated official City colors into the design. The pole cover and pole trim utilize cool gray tones, ensuring a neutral, modern finish consistent with City streetscape elements. The mountain backdrop and logo elements are finished in green at varying hues, which directly align with the City's established branding palette. These design elements are intended to reflect the City's unique identity and reinforce recognition along the SR-60 corridor. Page 19 of 231 36% TORSION PPE 16" CnMEING LADDER Agenda Item #: 6.1 Meeting Date: November 25, 2025 y 75-1U SlS 10-, 3/B ¢ 9'-4 3/4' 6-5 1/2' 4'-0 7/8" 4-4 5/8' T-5 3/4' 2'-9 7/8' o � C� m as' WEST ELEVATION (SEE TOP CITY ID NOTES HEREIN) ,2 c�eE lfi' ' 1' ,-, a/a a 42"8 COLUMN PIP PIPE COL. NCT NBLE, ENCLOSED IN ALUM, CLADDING -ALUM. SHEET 1 13'-IC CLADDING ► EAST ELEVATION (SEE TOP CITY ID NOTES HEREIN) E DIAMOND BAR TYPE: 3' TALL ALUM. PAN CI1WdNEL TOP SECTION FACES: 1 PER CITY OF DIAMOFID BAR OTi LOGO qHITE ACk1I1C RAGED LETTERS COLOR: L.E.D. ILLUMINATED uGMTING. kEVEAL5 WE 2 MDUNTAIN SH E NAGKGROUN COLOR: GREEN NOTE: 2. EE 5SOMETRiO DWCs IFOR OPMS GLLOUTS &DFONME`5FEN5 _ 6-6" HILL T-O" HILL 4%0" HILL WHITE ACRYLIC RAISED LETTERS Proposed Sign Face (The final construction plans will also specify the use of the Century Gothic font to ensure that the billboard logotype fully adheres to the City's established branding specifications) Development Agreement (DBCC Section 22.62) A Development Agreement (DA) is a legal contract between the City and the applicant that establishes the terms and conditions governing the development and ongoing operation of the proposed project. In this case, the DA would authorize the installation and operation of a new digital billboard and outline the associated responsibilities of both parties. Pursuant to Government Code Section 65867.5(a) and DBCC Section 22.62, Development Agreements are legislative actions requiring City Council approval via ordinance. The agreement provides mutual assurances —granting the applicant vested rights to construct and operate the digital billboard in accordance with approved plans and regulations, while ensuring that the City receives specified public benefits, such as revenue sharing or community messaging time. The DA serves as an implementation tool to ensure that the project is consistent with the City's General Plan, Development Code, and overall economic and aesthetic objectives, while providing a clear and enforceable framework for the long-term maintenance and operation of the digital display. The DA between the City of Diamond Bar and the Walnut Valley Unified School District (WVUSD) establishes the terms for the proposed digital billboard. The billboard will be developed and operated by Evergreen Media LLC under a separate lease agreement with the District. The DA provides WVUSD with the vested right to construct, maintain, and operate the billboard in accordance with City entitlements and establishes financial and community benefit provisions for the City. The term of the agreement is 20 years, with an option for a 10-year renewal upon notice and mutual consent. Benefits to the School District and Community: • Evergreen Media will pay WVUSD a minimum of $300,000 annually, plus a percentage of the billboard's Net Gross Revenue (starting at 52%, increasing over time). Rent amounts will increase by 15% every five years thereafter. • WVUSD retains exclusive control over billboard content except for City emergency and public service messages. Political, adult, or offensive content is prohibited under the lease. • The lease provides WVUSD with revenue to support education programs and facility maintenance. • The DA grants WVUSD a vested right to operate the billboard for the term of the agreement, ensuring Page 20 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 stability against future regulatory changes. • Evergreen Media is responsible for maintaining the billboard in a clean, safe, and graffiti -free condition. Damaged or vandalized panels must be repaired within 72 hours of notice Benefits to the City: • The City receives 25% of all revenue (including annual rent and revenue share) WVUSD receives from Evergreen Media under the lease agreement. Payments are due within 30 days after WVUSD receives its rent. Year Guaranteed Annual Rent to WVUSD 1-5 $0,00 - • City's Annual 2517o Share (Community Benefit Fee)* $111 - • 6-10 $4111 -. 8 1 - • 11-15 $•• 1 -• $•• 1 -• 16-20 1 - • 1. - • *These amounts represent the minimum guaranteed payments to the City; total annual revenue may be higher depending on billboard advertising performance. • The City receives 50% of 12% of total daily display time (6% total time) for public service announcements, provided at no cost. In simple terms, if the billboard runs for 24 hours a day, the City would get about 1 hour and 26 minutes per day (6% of 24 hours) to display City -related messages or public service announcements at no cost. • The billboard will display Amber Alerts, emergency notifications, and public safety messages at no charge to the City. • The City retains the right to audit revenue records to ensure accurate calculation of payments and compliance. • The City may conduct annual performance reviews to verify good faith compliance with DA terms. Compatibility with Neighborhood The proposed digital billboard at 880 S. Lemon Avenue has been carefully designed and located to ensure compatibility with its surrounding environment and to minimize potential visual and land use conflicts with nearby properties. As shown in the simulations, the billboard is situated adjacent to the SR-60 freeway corridor, an area characterized by heavy vehicular traffic, large-scale commercial and light industrial development, and limited residential visibility. From the freeways (see the images below), the sign integrates appropriately into the visual context of the transportation corridor. Its modern, single -pole design and clean architectural lines reduce bulk and visual clutter, providing a more streamlined appearance than traditional multi -pole or lattice -style structures. The digital display's placement and orientation are optimized for visibility to freeway motorists while maintaining appropriate separation from adjacent on -site structures and public rights -of -way. Page 21 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 Billboard Simulations from SR-60 From South Lemon Avenue and Glenwick Avenue (see the images on the following page), the billboard appears as a distant and unobtrusive vertical element within an area dominated by commercial, industrial, and transportation infrastructure. The sign does not interfere with pedestrian circulation or create visual obstructions for local traffic. Landscaping and existing perimeter walls further help screen the sign base from view at the street level, reinforcing compatibility with the established urban character of the area. 8805outh Leman Avenue (Project Location) .a ... South Lem on Avenue 880 South Le mon Ave n ue l Proiect Location) Glenwick Avenue Billboard Simulations from Adjacent Streets From nearby residential streets such as Flintgate Drive and South Lemon Avenue (see the images below), the billboard is largely screened by existing commercial buildings, walls, and mature landscaping. While portions of the upper display may be faintly visible from select vantage points, these views are distant and intermittent, minimizing any potential visual impacts on residential properties. The digital display will employ automatic dimming technology that adjusts brightness in response to ambient lighting conditions, ensuring that nighttime illumination remains within City standards and does not create light spillover or glare affecting nearby neighborhoods. 880 South Lemon Avenue {Project Location) r a a 1 =lintgate Dri•:e 680 South Lemon Ave n u e {Project Location) Page 22 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 Billboard Simulations from Nearby Residences Overall, the proposed digital billboard is compatible with the existing visual environment of the SR-60 corridor and surrounding land uses. Its placement adjacent to a major freeway interchange, modern architectural treatment, and integrated lighting controls ensure that it functions as a high -quality advertising structure consistent with the City's intent to enhance freeway -oriented commercial visibility while preserving the character and quality of surrounding neighborhoods. The project also incorporates the principles of the City's Design Guidelines as follows: • The proposed digital billboard will conform to all proposed development standards, including structure height, separation requirements, and sign area; • A gradual transition between the project and adjacent uses is achieved through appropriate setbacks, structure height, and colors; • The proposed digital billboard is 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 digital billboard will not obstruct views or be detrimental 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 November 14, 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 November 14, 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 received as of the publication date of this report, except those received during the public review period of the IS/MND. ENVIRONMENTAL ASSESSMENT: This Project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City prepared an Initial Study and filed a Notice of Intent to Adopt a Mitigated Negative Declaration (MND) for the Project with the Office of Land Use and Climate Innovation and the Los Angeles County Clerk on September 19, 2025 (see Exhibit A of Attachment A). The notice was published in the San Gabriel Valley Tribune on September 22, 2025. A notice display board was posted at the site on September 22, 2025, and a copy of the notice was posted at the City's designated community posting sites. The notice was also mailed to property owners within a 700-foot radius of the subject property on September 22, 2025. Pursuant to CEQA Section 15105, a 30-day public review period for the MND began on September 22, 2025 and ended October 21, 2025. The Initial Study is a preliminary analysis to determine whether or not a Negative Declaration, Mitigation Negative Declaration, or Environmental Impact Report (EIR) is needed for a project. If the Initial Study concludes that the proposed Project will not significantly affect the environment, a Negative Declaration may be prepared. If there are potential impacts from the proposed Project that can be mitigated to a level of less than significant, a Mitigated Negative Declaration may be prepared. The Initial Study concluded that the Page 23 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 Project will not significantly affect the environment through the incorporation of six mitigation measures. An MND is a written document that describes the reasons that the Project will not have a significant effect on the environment by properly conditioning the Project ("mitigation measures") to make the Project acceptable. It is used to guide and assist the City staff, Planning Commission, City Council, and the public in the consideration and evaluation of potential environmental impacts that may result from the Project and must be considered by the Commission prior to recommending approval of the Project. The MND for the Project documents reasons to support the findings that the Project would not have any potentially significant impacts on the environment with the proposed mitigation measures which are contained with the Mitigation Monitoring and Report Program (MMRP) prepared as part of the MND. The purpose of the MMRP is to ensure compliance with the mitigation measures, address site -specific conditions for the Project, and also identifies timing and responsibility for monitoring each measure and is attached to the Resolution recommending adoption of the MND (Exhibit B of Attachment A). The Project is conditioned to include these mitigation measures as part of the Project approval. During the public review period, the City received three comments on the draft IS/MND from the following agencies/person: 1. California Department of Toxic Substances Control (DTSC): Recommends that if the project uses California Department of Education (CDE) funds, it complies with CDE and DTSC site review requirements, and regardless of funding, investigate potential contamination, test for hazardous materials during demolition, and ensure all imported soil is clean and contaminant -free per state regulations. 2. California Department of Transportation (Caltrans): Commented that the proposed billboard may be located along a designated Landscape Freeway where new outdoor advertising is prohibited, and that any work or materials transported within the State Highway right-of-way would require the appropriate Caltrans permits. 3. William Moore: Expressed concern that the billboard's ownership by an out -of -area company (Evergreen Media from West Hollywood) could allow nonlocal entities to control advertising content, questioning whether Diamond Bar or Walnut residents would have any say in what is displayed. Cultural Resources Assembly Bill 52 - Tribal Consultation: AB52 requires notification/request for tribal consultation for projects. AB52 applies to projects subject to CEQA. The City sent notices to three Tribes that have sent written consultation requests, informing them of the opportunity to request consultation on June 13, 2025. Those three Tribes are the Gabrieleno Band of Mission Indians (Kizh Nation), Gabrieleno Tongva San Gabriel Band of Mission Indians, and the Soboba Band of Luiseno Indians. On June 24, 2025, the City received a letter from the Gabrieleno Band of Mission Indians (Kizh Nation), indicating that the Project lies in an area where the ancestral territories of the Kizh (Kitc) Gabrieleno villages adjoined and overlapped. In accordance with the request by the tribe, mitigation measures were added requiring the applicant to retain a culturally -affiliated Native American monitor to observe earthmoving activities for the purpose of identifying the potential presence of any significant historic or prehistoric cultural resources. PREPARED BY: Rudy Lopez, Assistant Planner, Planning ATTACHMENTS: Draft Resolution No. 2025-XX (Recommending Approval of MND) Draft Resolution No. 2025-XX (Recommending Approval of DCA) Draft Resolution No. 2025-XX (Recommending Approval of DA) Page 24 of 231 Agenda Item #: 6.1 Meeting Date: November 25, 2025 4. Draft Resolution No. 2025-XX (Recommending Approval of CUP and DR) and Standard Conditions of Approval 5. Architectual Plans, Elevations, and Isometric Drawings Page 25 of 231 PLANNING COMMISSION RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT THE MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING PROGRAM FOR WALNUT VALLEY UNIFIED SCHOOL DISTRICT (WVUSD) ELECTRONIC BILLBOARD PROJECT (CASE NO. PL2024-40), CONSISTING OF A DEVELOPMENT CODE AMENDMENT, CONDITIONAL USE PERMIT, DEVELOPMENT REVIEW, AND DEVELOPMENT AGREEMENT, LOCATED AT 880 SOUTH LEMON AVENUE, DIAMOND BAR, CA 91789 (ASSESSORS PARCEL NO. 8760-015-901). A. RECITALS 1. The applicant, Evergreen Media LLC, and property owner, Walnut Valley Unified School District ("WVUSD"), filed an application requesting approval of specified entitlements necessary for the installation and operation of a 97-foot high, dual -faced digital LED billboard on a 6.08-acre lot located at 880 South Lemon Avenue, Diamond Bar, CA 91765. 2. The following approvals (collectively, the "Project") are requested of the City Council: (a) Development Code Amendment (DCA) to Title 22 ("Development Code") of the Diamond Bar City Code to allow billboards and regulate billboards in the Light Industry (1) zone, subject to the approval of a Conditional Use Permit, Development Review, and a Development Agreement. The Development Code sections to be amended are as follows: 22.10.030, 22.36.080, 22.36.120, and 22.80.020. (b) Conditional Use Permit (CUP) to authorize a billboard on the subject property, consistent with the Development Code Amendment. (c) Development Review (DR) to assess the visual design elements of the proposed billboard. (d) Development Agreement (DA) between the City and WVUSD guaranteeing specified community benefits to be derived from the construction and operation of the proposed billboard. 3. The subject property consists of one parcel totaling 6.08 acres, located in the Light Industry (1) zone with an underlying General Plan land use designation of School (S). 4. The legal description of the subject property is Southwest Quarter of the Northwest Quarter of Section 17, Township 2 South, Range 9 West of Tract No. 10122. The Assessor's Parcel Number (APN) is 8760-015-901. 5. In accordance to the provisions of the California Environmental Quality Act (CEQA), Section 15070, the City prepared and filed an Initial Study/Environmental Checklist and Notice of Intent to Adopt Mitigated Page 26 of 231 Negative Declaration for the Project on September 19, 2025 and with the Los Angeles County Clerk on September 19, 2025. The notice was published in the San Gabriel Valley Tribune newspaper. The notice was also mailed to property owners within a 700-foot radius of the project site. The public review period for the MND began on September 22, 2025, and ended on October 21, 2025, for a total of 30 days pursuant to CEQA Guidelines Section 15105. 6. In accordance with CEQA Guidelines Section 15074, a Resolution recommending City Council adoption of the Mitigated Negative Declaration and a Mitigation Monitoring and Reporting Program for the project was reviewed by the Planning Commission. 7. Notification of the public hearing for this project was published in the San Gabriel Valley Tribune newspaper on November 14, 2025. Public hearing notices were mailed to property owners within a 700-foot radius of the project site. In addition to the published and mailed notices, the project site was posted with a display board and public notices were posted at the City's designated community posting sites. 8. On November 25, 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. 9. The documents and materials constituting the administrative record of the proceedings upon which the City's decision is based are located at the City of Diamond Bar, Community Development Department, Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the 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 finds that the project identified above in this Resolution required a Mitigated Negative Declaration (MND). The MND has been prepared according to the requirements of the California Environmental Quality Act (CEQA) and guidelines promulgated thereunder. The minimum 30-day public review period for the MND began on September 22, 2025, and ended on October 21, 2025. Furthermore, the Planning Commission has reviewed the MND and related documents in reference to the Project. 3. The Planning Commission based on the findings and conclusions set forth herein, hereby finds and determines that conditions have been incorporated into the Application, which mitigate environmental impacts identified in the MND. The Planning Commission hereby recommends that the City Council adopt the MND and Mitigation Monitoring and Reporting Program attached herein as Exhibits A and B and hereby incorporated by reference. PC Resolution No. 2025-XX Page 27 of 231 The Planning Commission shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution to the City Council of the City of Diamond Bar. APPROVED AND ADOPTED THIS 25t" DAY OF NOVEMBER 2025, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. In Nalia Barlas, Chair I, Greg Gubman, Secretary of the Planning Commission of the City of Diamond Bar, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the Planning Commission held on the 25th day of November, 2025, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: Greg Gubman, Secretary EXHIBITS: Exhibit A: Notice of Availability and Intent to Adopt a Mitigation Negative Declaration, Notice of Completion and Environmental Document Transmittal to State Clearinghouse and Initial Study Exhibit B: Draft Mitigation Monitoring and Reporting Program 3 PC Resolution No. 2025-XX Page 28 of 231 ON September 19 2025 UNTIL Ortaher 20 2025 R1t_CUTRMR—RECOR ERICOUNTY CLERK NOTICE OF AVAILABILITY AND INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION City of Diamond Bar, 21810 Copley Drive, Diamond Bar, CA 91765 (909) 839-7030 NOTICE: Pursuant to the provisions of the California Environmental Quality Act (CEQA — Public Resources Code, Section 21100 et. Seq.), the City of Diamond Bar has determined that the project referenced hereinafter wil I not have a significant effect on the environment. A draft Mitigated Negative Declaration (MIND) has been prepared for review and approval in connection with project approvals and conditions of approval that the City proposes to impose on the project. PROJECT TITLE: Walnut Valley Unified School District (WVUSD) Electronic Billboard Project (Planning Case No. PL2024-40) PROJECT LOCATION: 880 South Lemon Avenue, Diamond Bar, California, 91789 (Los Angeles County Assessor's Parcel Number 8760-015-901). PROJECT DESCRIPTION: The applicants request approval to install and operate a dual -faced digital LED billboard on the Walnut Valley Unified School District (WVUSD) property at 880 South Lemon Avenue, Diamond Bar, immediately north of SR-60. The sign would be placed within an approximately 100-square-foot base area at the southwest corner of the 6.08-acre parcel, occupying roughly 1,500 square feet of airspace above the base. The proposed structure would be approximately 97 feet in total height, consisting of a 90-foot sign with up to 7 feet of decorative architectural features. Each sign face would measure 14 feet high by 48 feet wide and display static images that change every eight seconds. Project work includes foundation excavation, installation of the monopole and superstructure, underground electrical trenching to connect to WVUSD or SCE service, removal of two pine trees along South Lemon Avenue with replacement planting of two 24-inch box crape myrtles, and minor landscape enhancements along the SR-60 frontage. The Project site's General Plan designation is School (S) and the zoning is Light Industry (l}. Pursuant to the Diamond Bar Development Code (Title 22), the proposed project consists of the following discretionary approvals and permits: • Development Agreement (DA) between the City of Diamond Bar and WVUSD governing operation and community benefits for the digital billboard. • Development Code Amendment (DCA) to Title 22 to allow billboards in the I (Light Industry) zone by Conditional Use Permit and to establish standards, including maximum height and area, dual -face limits, automatic dimming to not more than 0.3 foot-candies over ambient at 250 feet, and an eight -second minimum image hold time. Sections 90 amended include 22.10.30, 22.36,080, 22.36.120, and 22.80.020, ■ Conditional Use Permit (CUP) to authorize the billboard on a site zoned I (Light Industry) —+ consistent with the amended Development Code sections. ■ Development Review (DR) for sign architecture, materials, and placement within the improved bus yard area. The City of Diamond Bar, as the lead agency, has prepared an initial Study and Mitigated Negative Declaration (MND) for this project, pursuant to the provisions of the Califomia Environmental Quality Act (CEQA), Section 15070. Pursuant to CEQA Section 15072(g)(5), no known hazardous waste facilities or disposal sites exist within the Project Area_ Page 29 of 231 PROPERTY OWNER: Walnut Valley Unified School District, 880 S. Lemon Avenue, Diamond Bar, CA 91789. PROJECT APPLICANT: Evergreen Media, LLC, 9021 Sunset Boulevard, West Hollywood, CA 90069 and WVUSD, 880 S_ Lemon Avenue, Diamond Bar, CA 91789. LEAD AGENCY; City of Diamond Bar PUBLIC REVIEW PERIOD: 30 days, beginning September 22, 2025, and ending October_21, 2025. The public is invited to submit written comments regarding the environmental findings presented in the Mitigated Negative Declaration during the 30-day public review period. Comments must be received by 5:30 pm on October 21 2025. CONTACT PERSON: Rudy Lopez, Assistant Planner City of Diamond Bar, Planning Division 21810 Copley Drive, Diamond Bar, California 91765 Email: RL.apez(@DiamondBarCA.Gov CASE MATERIALS including a copy of the MND and all documents incorporated by reference in the MND are available for review between the hours of 7:30 a.m. and 5:30 p.m. Monday through Thursday and 7:30 a.m. to 4:30 p.m. on Friday, at the City of Diamond Bar, Community Development Department/Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765. In addition, case materials are available at the following location.- 0 Project Website: www.diamondbarca.govlwvusdbillboard 2925 195741 IIIIIIIIIII IIIII IIIII IIIII iliIIIIIIIII Illl IIillllll IIII FILED Sep 19 2025 0 can C. L c g on, A e gisrrer—Recur 116FIDoun1 r clerk ElegrnFOMY NOW by MCRE 00UNx Page 30 of 231 Appendix C Notice of Completion & Environmental Document Transmittal Mail to: State Clearinghouse, P.O. Box 3044, Sacramento, CA 95812-3044 (916) 445-0613 For Hand Delivery/Street Address: 1400 Tenth Street, Sacramento, CA 95814 Project Title: Walnut Valley Unified School District (WVUSD) Electronic Billboard Project Lead Agency: City of Diamond Bar Contact Person: Rudy Lopez, Assistant Planner Mailing Address: 21810 Copley Drive Phone: 909-839-7034 City: Diamond Bar Zip: 91765 County: Los Angeles --------------------------- Project Location: County: Los Angeles Cross Streets: South Lemon Avenue and SR 60 City/Nearest Community: Diamond Bar Longitude/Latitude (degrees, minutes and seconds): 33 o 59 , 57 Zip Code: 91789 " N / 117 ° 51 ' 17.4 " W Total Acres: `1.0 acre Assessor's Parcel No.: 8760-015-901 Section: Within 2 Miles: State Hwy #: 60 Waterways: N/A Twp.: Range: Base: Airports: N/A Railways: Union Pacific Railroad and Metrolink Schools: Walnut Elementary School -------------------------- Document Type: — ----------------------------------- CEQA: ❑ NOP ❑ Draft EIR NEPA: ❑ NOI Other: ❑ Joint Document ❑ Early Cons ❑ Supplement/Subsequent EIR ❑ EA ❑ Final Document ❑ Neg Dec (Prior SCH No.) ❑ Draft EIS ❑ Other: ❑■ Mit Neg Dec Other: ❑ FONSI -------------------------------------------------------------- Local Action Type: ❑ General Plan Update ❑ Specific Plan ❑ Rezone ❑ Annexation ❑ General Plan Amendment ❑ Master Plan ❑ Prezone ❑ Redevelopment ❑ General Plan Element ❑ Planned Unit Development ❑■ Use Permit ❑ Coastal Permit ❑ Community Plan ❑ Site Plan ❑ Land Division (Subdivision, etc.) X Other: Development Revivew Development Type: ❑ Residential: Units Acres ❑ Office: Sq.ft. Acres Employees ❑ Commercial: Sq.ft. Acres Employees ❑ Industrial: Sq.ft. Acres Employees ❑ Educational: ❑ Recreational: ❑ Water Facilities: Type MGD ❑ Transportation: Type ❑ Mining: Mineral ❑ Power: Type MW ❑ Waste Treatment: Type MGD ❑ Hazardous Waste:Type IM Other: Electronic Billboar -------------------------------------------------------------- Project Issues Discussed in Document: 0 AestheticNisual ❑ Fiscal 0 Recreation/Parks ❑■ Vegetation 0 Agricultural Land ❑■ Flood Plain/Flooding ❑■ Schools/Universities ❑■ Water Quality 0 Air Quality 0 Forest Land/Fire Hazard 0 Septic Systems 0 Water Supply/Groundwater 0 Archeological/Historical 0 Geologic/Seismic Sewer Capacity ❑■ Wetland/Riparian 0 Biological Resources ❑■ Minerals ❑■ Soil Erosion/Compaction/Grading ■❑ Growth Inducement ❑ Coastal Zone Noise 0 Solid Waste ❑■ Land Use 0 Drainage/Absorption ❑■ Population/Housing Balance ❑■ Toxic/Hazardous ❑■ Cumulative Effects 0 Economic/Jobs ❑■ Public Services/Facilities ❑■ Traffic/Circulation ❑ Other: -------------------------------------------------------------- Present Land Use/Zoning/General Plan Designation: The Project site's General Plan designation is School (S) and the zoning is Light Industry (1). Project Description: (please use a separate page if necessary) The applicants request approval to install and operate a dual -faced digital LED billboard on the Walnut Valley Unified School District (WVUSD) property at 880 S. Lemon Avenue, Diamond Bar, immediately north of SR-60. The sign would be placed within an approximately 100-square-foot base area at the southwest corner of the 6.08-acre parcel, occupying roughly 1,500 square feet of airspace above the base. The proposed structure would be approximately 97 feet in total height, consisting of a 90-foot sign with up to 7 feet of decorative architectural features. Each sign face would measure 14 feet high by 48 feet wide and display static images that change every eight seconds. Project work includes foundation excavation, installation of the monopole and superstructure, underground electrical trenching to connect to WVUSD or SCE service, removal of two pine trees along S. Lemon Avenue with replacement planting of two 24-inch box crape myrtles, and minor landscape enhancements along the SR-60 frontage. Note: The State Clearinghouse will assign identification numbers for all new projects. If a SCH number already exists for a project (e.g. Notice of Preparation or previous draft document) please fill in. Revised 2010 Page 31 of 231 Reviewina Aaencies Checklist Lead Agencies may recommend State Clearinghouse distribution by marking agencies below with and "X". If you have already sent your document to the agency please denote that with an "S". Air Resources Board Office of Historic Preservation Boating & Waterways, Department of Office of Public School Construction California Emergency Management Agency Parks & Recreation, Department of X California Highway Patrol Pesticide Regulation, Department of S Caltrans District # 7 Public Utilities Commission Caltrans Division of Aeronautics X Regional WQCB # 4 Caltrans Planning Resources Agency Central Valley Flood Protection Board Resources Recycling and Recovery, Department of Coachella Valley Mtns. Conservancy S.F. Bay Conservation & Development Comm. Coastal Commission San Gabriel & Lower L.A. Rivers & Mtns. Conservancy Colorado River Board San Joaquin River Conservancy X Conservation, Department of Santa Monica Mtns. Conservancy Corrections, Department of State Lands Commission Delta Protection Commission SWRCB: Clean Water Grants Education, Department of X SWRCB: Water Quality Energy Commission SWRCB: Water Rights X Fish & Game Region # 5 Tahoe Regional Planning Agency Food & Agriculture, Department of Toxic Substances Control, Department of X Forestry and Fire Protection, Department of Water Resources, Department of General Services, Department of Health Services, Department of X Other: South Coast Air Quality Management District X Housing & Community Development Other: X Native American Heritage Commission -------------------------------------------------------------- Local Public Review Period (to be filled in by lead agency) Starting Date September 22, 2025 Ending Date October 21, 2025 -------------------------------------------------------------- Lead Agency (Complete if applicable): Consulting Firm: De Novo Planning Group Applicant: Evergreen Media, LLC., and Walnut Valley Unified School District Address: 180 E. Main Street, Suite 108 Address: 9021 Sunset Blvd. 880 S. Lemon Avenue City/State/Zip: Tustin, CA 92780 City/State/Zip: West Hollywood, CA 90069 Diamond Bar, CA 91789 Contact: Christine Abraham Phone: 310-807-7531 909-595-1261 Phone: 424-234-3191 -------------------------------------------------------------- Signature of Lead Agency Representative: 7 'J Date: 09/19/2025 Authority cited: Section 21083, Public Resources Code. Reference: Section 21161, Public Resources Code. Revised 2010 Page 32 of 231 Print From Summary Form for Electronic Document Submittal Form F Lead agencies may include 15 hardcopies of this document when submitting electronic copies of Environmental Impact Reports, Negative Declarations, Mitigated Negative Declarations, or Notices of Preparation to the State Clearinghouse (SCH). The SCH also accepts other summaries, such as EIR Executive Summaries prepared pursuant to CEQA Guidelines Section 15123. Please include one copy of the Notice of Completion Form (NOC) with your submission and attach the summary to each electronic copy of the document. SCH # Project Title: Walnut Valley Unified School District (WVUSD) Electronic Billboard Project Lead Agency: City of Diamond Bar Contact Name: Rudy Lopez, Assistant Planner Email: RLopez@DiamondBarCA.Gov Phone Number: 909-839-7030 Project Location: Diamond Bar, Los Angeles County City County Project Description (Proposed actions, location, and/or consequences). The applicants request approval to install and operate a dual -faced digital LED billboard on the Walnut Valley Unified School District (WVUSD) property at 880 S. Lemon Avenue, Diamond Bar, immediately north of SR-60. The sign would be placed within an approximately 100-square-foot base area at the southwest corner of the 6.08-acre parcel, occupying roughly 1,500 square feet of airspace above the base. The proposed structure would be approximately 97 feet in total height, consisting of a 90-foot sign with up to 7 feet of decorative architectural features. Each sign face would measure 14 feet high by 48 feet wide and display static images that change every eight seconds. Project work includes foundation excavation, installation of the monopole and superstructure, underground electrical trenching to connect to WVUSD or SCE service, removal of two pine trees along S. Lemon Avenue with replacement planting of two 24-inch box crape myrtles, and minor landscape enhancements along the SR-60 frontage. The Project site's General Plan designation is School (S) and the zoning is Light Industry (1). Identify the project's significant or potentially significant effects and briefly describe any proposed mitigation measures that would reduce or avoid that effect. The IS/MND determined the proposed Project would result in less than significant or no impacts for all environmental topics with the exception of Cultural Resources, Geology and Soils (Paleontological Resources), and Tribal Cultural Resources, which could have potentially significant impacts. Mitigation measures have been identified to reduce those impacts to less than significant. For Cultural Resources, measures require halting work and retaining a qualified archaeologist if archaeological materials are encountered (CUL-1) and following Health & Safety Code §7050.5/PRC §5097.98 procedures if human remains are discovered (CUL-2). For Paleontological Resources, if subsurface paleontological evidence is found, work must cease and a County -certified paleontologist must evaluate the find and, if warranted, prepare a Paleontological Resources Mitigation Program for salvage and curation (GEO-1). For Tribal Cultural Resources, measures require retaining a Native American monitor from or approved by the Gabrieleno Band of Mission Indians — Kizh Nation prior to ground -disturbing activity (TCR-1), implementing stop -work and assessment protocols for unanticipated discovery of tribal cultural resource objects (TCR-2), and following protocols for any unanticipated discovery of human remains and associated funerary or ceremonial objects (TCR-3). Consistent with the IS/MND, implementation of CUL-1, CUL-2, GEO-1, TCR-1, TCR-2, and TCR-3 reduces these potential impacts to less than significant level. Revised September 2011 Page 33 of 231 continued If applicable, describe any of the project's areas of controversy known to the Lead Agency, including issues raised by agencies and the public. Not Applicable. Provide a list of the responsible or trustee agencies for the project. California Department of Transportation (Caltrans), District 7 Office. Page 34 of 231 WALNUT VALLEY UNIFIED SCHOOL DISTRICT ELECTRONIC BILLBOARD PROJECT PUBLIC REVIEW DRAFT INITIAL STUDY/MITIGATED NEGATIVE DECLARATION SEPTEMBER 2025 Prepared for: City of Diamond Bar 21810 Copley Drive Diamond Bar, CA 91765 Prepared by: De Novo Planning Group 180 E. Main Street, Suite 108 Tustin, CA 92780 D e N o v o P l a n n i n g G r o u p A Land Use Planning, Design, and Environmental Firm Page 35 of 231 Page 36 of 231 C I I I V F DIAMOND BAR c A u F a R N I A WALNUT VALLEY UNIFIED SCHOOL DISTRICT ELECTRONIC BILLBOARD PROJECT Public Review Draft Initial Study/Mitigated Negative Declaration LEAD AGENCY: CITY OF DIAMOND BAR 21810 Copley Drive Diamond Bar, California 91765 Contact: Rudy Lopez, Assistant Planner RLopez@DiamondBarCA.gov PREPARED BY: DE NOVO PLANNING GROUP 180 E. Main Street, Suite 108 Tustin, California 92780 Contact: Starla Barker, AICP sbarker@denovoplanning.com September 2025 Page 37 of 231 Page 38 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Table of Contents 1.0 INTRODUCTION................................................................................................................................. 1 2.0 PROJECT DESCRIPTION...................................................................................................................... 5 3.0 ENVIRONMENTAL CHECKLIST FORM.............................................................................................. 25 4.0 ENVIRONMENTAL ANALYSIS...........................................................................................................29 4.1 Aesthetics.................................................................................................................................. 29 4.2 Agriculture and Forestry Resources..........................................................................................45 4.3 Air Quality..................................................................................................................................47 4.4 Biological Resources..................................................................................................................52 4.5 Cultural Resources.....................................................................................................................55 4.6 Energy........................................................................................................................................58 4.7 Geology and Soils....................................................................................................................... 60 4.8 Greenhouse Gas Emissions........................................................................................................66 4.9 Hazards and Hazardous Materials.............................................................................................72 4.10 Hydrology and Water Quality.................................................................................................... 76 4.11 Land Use and Planning.............................................................................................................. 81 4.12 Mineral Resources.....................................................................................................................85 4.13 Noise..........................................................................................................................................86 4.14 Population and Housing............................................................................................................ 90 4.15 Public Services........................................................................................................................... 91 4.16 Recreation.................................................................................................................................93 4.17 Transportation...........................................................................................................................94 4.18 Tribal Cultural Resources...........................................................................................................97 4.19 Utilities and Service Systems...................................................................................................102 4.20 Wildfire.................................................................................................................................... 105 4.21 Mandatory Findings of Significance........................................................................................ 107 5.0 REFERENCES..................................................................................................................................109 6.0 REPORT PREPARATION PERSONNEL............................................................................................. 111 September 2025 Page i Page 39 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Tables Table 4.3-1 Maximum Construction -related Criteria Pollutant Emissions (Maximum Pounds per Day)............................................................................ 49 Table 4.3-2 Maximum Regional Operational Criteria Pollutant Emissions (Maximum Pounds per Day)............................................................................ 50 Table 4.7-1 Maximum Construction -related GHG Emissions (Metric Tons/year) ............................... 69 Table 4.7-2 Maximum Operational GHG Emissions (Metric Tons/year)............................................. 70 Table 4.13-1 Exterior Noise Levels......................................................................................................... 88 Figures Figure1 Regional Map.................................................................................................................... 11 Figure2 Vicinity Map...................................................................................................................... 12 Figure 3 Aerial View of the Project Site.......................................................................................... 13 Figure 4 Proposed Improvement Area........................................................................................... 15 Figure 5 Isometric Sign Rendering — Northern Views..................................................................... 16 Figure 6 Isometric Sign Rendering —Southern Views..................................................................... 17 Figure 7 Proposed Sign Elevations — North..................................................................................... 19 Figure 8 Proposed Sign Elevations — South..................................................................................... 20 Figure 9 Proposed Sign Elevations — East....................................................................................... 21 Figure 10 Proposed Sign Elevations — West...................................................................................... 22 Figure 11 Proposed Sign Section - South.......................................................................................... 23 Figure 12 Proposed Sign Section - East............................................................................................. 24 Figure 13 Photo Simulation Viewpoint Locations............................................................................. 35 Figure 14 Photo Simulation Viewpoint 1.......................................................................................... 36 Figure 15 Photo Simulation Viewpoint 2.......................................................................................... 37 Figure 16 Photo Simulation Viewpoint 3.......................................................................................... 38 Figure 17 Photo Simulation Viewpoint 4.......................................................................................... 39 Figure 18 Photo Simulation Viewpoint 5.......................................................................................... 40 September 2025 Page ii Page 40 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Figure 19 Photo Simulation Viewpoint 6.......................................................................................... 41 Figure 20 Photo Simulation Viewpoint 7.......................................................................................... 42 Figure 21 Broadcast of Light at Distances and Angles - East Face .................................................... 43 Figure 22 Broadcast of Light at Distances and Angles - West Face .................................................. 44 Appendices Appendix A: Lighting Study Appendix B: Air Quality and Greenhouse Gas Emissions Modeling Appendix C: Cultural Resources Report Appendix D: Geotechnical Report Appendix E: AB 52 Correspondence Appendix F: Noise Modeling September 2025 Page iii Page 41 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 1.0 INTRODUCTION 1.1 Statutory Authority and Requirements This Initial Study has been prepared in accordance with the California Environmental Quality Act (CEQA) (California Public Resources Code [PRC] Sections 21000, et seq.) and the State CEQA Guidelines (14 California Code of Regulations [CCR] Title 14 Sections 15000, et seq.). This Initial Study is an informational document intended to be used as a decision -making tool for the Lead Agency and responsible agencies in considering and acting on the proposed Project. Pursuant to State CEQA Guidelines Section 15063, the City of Diamond Bar, as Lead Agency, has prepared this Initial Study to determine if the proposed Walnut Valley Unified School District Electronic Billboard Project (Project) would have a significant effect on the environment. If, as a result of the Initial Study, the Lead Agency finds that there is evidence that mitigation cannot reduce the impact to a less than significant level for any aspect of the proposed Project, then the Lead Agency must prepare an Environmental Impact Report (EIR) to analyze project -related and cumulative environmental impacts. Alternatively, if the Lead Agency finds that there is no evidence that the Project as proposed may cause a significant effect on the environment, the Lead Agency may prepare a Negative Declaration (ND). If the Lead Agency finds that there is evidence of a significant impact, but the impact can be reduced through mitigation, the Lead Agency may prepare a Mitigated Negative Declaration (MND). Such determination can be made only if "there is no substantial evidence in light of the whole record before the Lead Agency" that such significant environmental impacts may occur (PRC Section 21080(c)). Pursuant to State CEQA Guidelines Section 15063(c), the purposes of an Initial Study are to: • Provide the Lead Agency with information to use as the basis for deciding whether to prepare an EIR, MND or a ND; • Enable an applicant or Lead Agency to modify a project, mitigating adverse impacts before an EIR is prepared, thereby enabling the project to qualify for a ND; • Assist in the preparation of an EIR, if one is required, by; o Focusing the EIR on the effects determined to be significant, o Identifying the effects determined not to be significant, o Explaining the reasons for determining that potentially significant effects would not be significant, and o Identifying whether a program EIR, tiering, or another appropriate process can be used for analysis of the project's environment effects. • Facilitate environmental assessment early in the design of a project; • Provide documentation of the factual basis for the finding in a MND or ND that a project will not have a significant effect on the environment; • Eliminate unnecessary EIRs; and • Determine whether a previously prepared EIR could be used with the project. September 2025 Page 1 Page 42 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration The environmental documentation, which is ultimately selected by the City in accordance with CEQA, is intended as an informational document undertaken to provide an environmental basis for subsequent discretionary actions upon the proposed Project. The resulting environmental documentation is not, however, a policy document and its approval and/or certification neither presupposes nor mandates any actions on the part of those agencies from whom permits and other discretionary approvals would be required. 1.2 Summary of Findings Pursuant to State CEQA Guidelines Section 15367, the City of Diamond Bar (City), as the Lead Agency, has the authority for environmental review and adoption of the environmental documentation, in accordance with CEQA. As set forth in State CEQA Guidelines Section 15070, an Initial Study leading to a Negative Declaration (IS/ND) or Mitigated Negative Declaration (IS/MND) can be prepared when: The Initial Study shows that there is no substantial evidence, in light of the whole record before the agency, that the project may have a significant effect on the environment (resulting in a Negative Declaration), or • The Initial Study identifies potentially significant effects, but: a. Revisions in the project plans or proposals made by, or agreed to by the applicant before a proposed mitigated negative declaration and initial study are released for public review would avoid the effects or mitigate the effects to a point where clearly no significant effects would occur, and There is no substantial evidence, in light of the whole record before the agency, that the project as revised may have a significant effect on the environment (resulting in a Mitigated Negative Declaration). Based on the Environmental Checklist Form and supporting environmental analysis provided in Section 4_0, Environmental Analysis, the proposed Project would have no impact or a less than significant impact concerning all environmental issue areas, except the following, for which the Project would have a less than significant impact with mitigation incorporated: • Cultural Resources; • Geology and Soils (Paleontological Resources); • Tribal Cultural Resources; and • Mandatory Findings of Significance. 1.3 Public Review Process The Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration has been provided to the Clerk of the County of Los Angeles and State Clearinghouse and mailed to responsible agencies and trustee agencies concerned with the Project and other public agencies with jurisdiction by law over resources affected by the Project, as well as to those Native American tribes that have submitted a written request for notice and are traditionally/culturally affiliated with the geographic area of the Project site. The NO1 was also posted at the Project site and published in a local newspaper. A 30-day public review period has been established for the IS/MND in accordance with State CEQA Guidelines Section 15073, which will begin on September 22, 2025, and end on October 21, 2025. During the public review period, the IS/MND, including the technical appendices, was made available for review at the following locations: September 2025 Page 2 Page 43 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration • Diamond Bar City Hall, 21810 Copley Drive, Diamond Bar, CA 91765 • City of Diamond Bar Project Website: https://www.diamondbarca.gov/wvusdbiIIboard. In reviewing the IS/MND, affected public agencies and interested members of the public should focus on the document's adequacy in identifying and analyzing the potential environmental impacts and the ways in which the Project's potentially significant effects can be avoided or mitigated. Written comments on this IS/MND may be sent to: Rudy Lopez, Assistant Planner City of Diamond Bar Planning Division 21810 Copley Drive Diamond Bar, CA 91765 Via email: RLopez@DiamondBarCA.Gov Following receipt and evaluation of comments from agencies, organizations, and/or individuals, the City will determine whether any substantial new environmental issues have been raised, and if further documentation may be required. If no new environmental issues have been raised or if the issues raised do not provide substantial evidence that the Project would have a significant effect on the environment, the IS/MND will be considered for adoption, and the Project will be considered for approval. 1.4 Incorporation by Reference Pursuant to State CEQA Guidelines Section 15150, a MND may incorporate by reference all or portions of another document which is a matter of public record or is generally available to the public. Where all or part of another document is incorporated by reference, the incorporated language shall be considered to be set forth in full as part of the MND's text. The references outlined below were utilized during preparation of this Initial Study. Copies of these documents are available for review at Diamond Bar City Hall, located at 21810 Copley Drive, Diamond Bar, California 91765. Diamond Bar General Plan 2040. The Diamond Bar General Plan 2040 serves as a long-term policy document which identifies the community's vision for the future and provides a framework to guide decisions on growth, development, and conservation of open space and resources in a manner consistent with the quality of life desired by residents and businesses. Each General Plan element provides a set of goals, policies, and implementation actions that will guide future decisions within the City. The General Plan is comprised of the following Elements: a) Land Use and Economic Development b) Community Character and Placemaking c) Circulation d) Resource Conservation e) Public Facilities and Services f) Public Safety g) Community Health and Sustainability h) Housing September 2025 Page 3 Page 44 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration City of Diamond Bar City Code. The Diamond Bar City Code (DBCC) consists of all the regulatory, penal, and administrative ordinances of the City of Diamond Bar. It is the method the City uses to implement control of land uses in accordance with the General Plan goals and policies. Title 22 of the DBCC (Development Code), identifies land uses permitted and prohibited according to the zoning category of specific parcels. City of Diamond Bar Citywide Design Guidelines. The Citywide Design Guidelines provide a framework to guide future development projects to achieve a high quality of aesthetic and functional design throughout the City, which includes specific guidelines for sign design. City of Diamond Bar Climate Action Plan. The City of Diamond Bar adopted the Diamond Bar Climate Action Plan (CAP) on December 17, 2019, which was designed to reinforce the City's commitment to reducing greenhouse gas emissions, demonstrate how the City will comply with California emissions reduction standards, and enable streamlined environmental review of future development projects in accordance with CEQA. 1.5 Report Organization This document is organized into the following sections: Section 1.0, Introduction, provides the CEQA Statute and Guidelines applicable to the IS/MND, summarizes the findings of the IS/MND, describes the public review process, and identifies documents incorporated by reference as part of the IS/MND. Section 2.0, Project Description, provides a detailed description of the proposed Project, including Project location, environmental setting, Project characteristics, construction program and phasing, and requested entitlement, permits, and approvals. Section 3.0, Environmental Checklist Form, provides Project background information and a summary of environmental factors potentially affected by the proposed Project and the Lead Agency Determination based on the analysis and impact determinations provided in Section 4.0. The impact evaluation criteria utilized in Section 4.0 is also provided. Section 4.0, Environmental Analysis, provides a detailed analysis of the environmental impacts identified in the environmental checklist, and identifies mitigation measures, if necessary. Section 5.0, References, identifies the information sources utilized in preparation of the IS/MND to support the environmental analysis. Section 6.0, Report Preparation Personnel, identifies the individuals responsible for preparing the IS/MND. September 2025 Page 4 Page 45 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 2.0 PROJECT DESCRIPTION 2.1 Project Location The proposed Walnut Valley Unified School District (WVUSD) Electronic Billboard Project (herein referred to as the "Project" or "proposed Project") site is located in the City of Diamond Bar within the County of Los Angeles; refer to Figure 1, Regional Map. The City of Diamond Bar is located in the San Gabriel Valley region, bordered to the northwest by the City of Walnut, to the northeast by the City of Pomona, to the southeast by the City of Chino Hills, to the west by the City of Industry, and to the south and southwest by unincorporated Los Angeles County; refer to Figure 1 and Figure 2, Vicinity Map. The property where the proposed sign will be located consists of 6.08 acres (APN 8760-015-901) located at 880 S. Lemon Avenue, Diamond Bar; refer to Figure 3, Aerial View of the Project Site. The Project proposes to install and operate a digital billboard within an approximately 100-square foot base area at the southwest corner of the property, as described further below. The proposed sign also occupies approximately 1,500 square feet of the airspace above the base of the sign. For purposes of the analysis, this area is referred to as the "proposed improvement area"; refer to Figure 4, Proposed Improvement Area. All existing on -site buildings and the remaining areas of the Project site would remain unchanged. Regional access to the site is provided via State Route (SR) 60, located immediately south of the Project site. Local access to the site is provided primarily from S. Lemon Avenue. Secondary access is provided from Glenwick Avenue. 2.2 Existing Setting EXISTING SITE USES As shown in Figure 3, under existing conditions, the southwestern portion of the proposed improvement area, where the proposed Project would be installed, consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles. School buses are parked under canopies which are covered with solar panels. WVUSD administrative offices and school bus maintenance facilities are located immediately to the north and east of the installation site. The proposed improvement area is currently asphalt -paved, and a six-foot tall concrete block security wall borders the parcel along its boundaries to the west, south and east. Adjacent to this block wall is the Caltrans chain link fence which defines the State right-of-way along the southern site boundary, closest to the SR 60 corridor. On the other side of this southern boundary wall and fence, a sloped landscape strip of land, consisting of overgrown brush and dirt, separates the Project site from the SR 60 corridor. Outside the western boundary of the proposed improvement area, along S. Lemon Avenue, there are existing mature pine trees. GENERAL PLAN AND ZONING The Project site has a General Plan land use designation of School (S), with a corresponding zoning of Light Industry (1). The Diamond Bar General Plan 2040 Land Use and Economic Development Element identifies the School land use designation as school facilities, which are interspersed throughout the City. The Light Industry zoning designation is applied to areas appropriate for light industrial/manufacturing uses including research and development, office -based industrial uses in an "industrial park" setting, business support services, and commercial uses requiring larger sites than are available in the commercial zoning districts. September 2025 Page 5 Page 46 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration SURROUNDING LAND USES As shown in Figure 3, the Project site is surrounded by the following uses: • North: The WVUSD Education Center Building is located on the Project site to the north of the electronic billboard sign installation location. Further north is Walnut Elementary School, on land zoned Light Industry (1). Beyond that is Lycoming Street, with additional I -zoned office and light industrial uses, as well as a mobile home park zoned Office -Professional (OP). • East: Glenwick Avenue borders the Project site to the east. East of Glenwick Avenue are single- family residences, zoned Low Medium Density Residential (RLM). • South/Southwest/Southeast: SR 60 and an associated high freeway sound embankment are located immediately south of the Project site. South of SR 60 are commercial, and retail uses zoned Community Commercial (C-2) and Regional Commercial (C-3), and single-family residences zoned RLM. • West: S. Lemon Avenue borders the Project site to the west, with multiple I -zoned light industrial and office uses to the west of S. Lemon Avenue. 2.3 Project Characteristics The Project Applicants, Evergreen Media LLC and WVUSD, are proposing to install and operate an electronic billboard within the Project site, adjacent to the SR 60 freeway corridor; refer to Figure 3 and Figure 4. All construction activities and improvements would be concentrated within this 1,500-square- foot portion of the site. As previously stated, all existing on -site buildings and the remaining areas of the property would remain unchanged. The total height of the electronic billboard would be 90 feet tall with an additional seven feet of decorative/architectural features, for a total of approximately 97 feet in height. The height of the proposed electronic billboard would be in compliance with the provisions of the proposed Development Code Update which limits billboards to 75 feet above the nearest freeway travel elevation, plus 10 additional feet for decorative/architectural features which would not consist of advertising space. The nearest SR 60 travel elevation is located approximately 21.5 feet from the base of the billboard; therefore, the total maximum permitted height is 96.5 feet, or 106.5 feet including decorative elements; refer to Figure 12, Proposed Sign Section — East. The proposed Project involves the construction of a dual -faced, digital/LED billboard, which would be visible to both eastbound and westbound drivers on SR 60, and associated infrastructure connections; refer to Figure 5, Isometric Sign Rendering — Northern Views; and Figure 6, Isometric Sign Rendering — Southern Views. Each of the screens would be 14 feet tall by 48 feet wide, topped by a three -to -seven - foot -tall decorative/architectural design element; refer to Figure 7, Proposed Sign Elevations — North; Figure 8, Proposed Sign Elevations — South; Figure 9, Proposed Sign Elevations — East; and Figure 10, Proposed Sign Elevations — West.' An eight -foot in diameter round base will protect the pole, along with 1 The final colors of the design/architectural elements presented in Figure 5 through Figure 10 may vary as compared to the images presented herein, and the final design and color scheme would be approved by the City. The Project would undergo the City's design review process, in compliance with the requirements set forth in City Code Title 22.48, Development Review, which includes the City's design review and approval process, thereby ensuring that development projects comply with all applicable design guidelines, standards, and minimize adverse effects on surrounding properties and the environment. In addition, the Project would be required to comply with all applicable September 2025 Page 6 Page 47 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 12 three -foot -tall metal bollard posts; refer to Figure 11, Proposed Sign Section — South; and Figure 12. The digital content of the electronic billboards would consist of general market outdoor advertising and public service messages, with the images changing every eight seconds without transition animation. Project operation would include the display of alternating LED advertisements on either side of the billboard. PROJECT INSTALLATION/CONSTRUCTION Installation of the billboard is anticipated to take place in early 2026. The total working time for installation of the proposed billboard would be approximately five to seven days, with demolition of asphalt requiring one day, grading and excavation requiring one day, and billboard installation requiring approximately five days. The billboard screens would be installed with a crane and aerial lift. Approximately five days before installation of the billboard foundation, the contractor would excavate a hole measuring five feet in diameter and ten feet deep to inspect for any underground utilities, such as electrical lines, sewer systems, or other potential obstructions. This preliminary work would be completed within one day, and the excavated soil would be returned to the same hole until construction commences. On the first day of construction, both an auger drill and rubber -tired dump trucks would be mobilized to the site. The auger would drill a hole for installation of the post approximately five feet in diameter and approximately 31 feet in depth. This process would be completed within one day. All excavated materials would be removed from the site by dump trucks. It is anticipated that approximately 32 cubic yards of soil would be exported, requiring about four truckloads. Once the post installation hole is ready, the column would be installed and concrete would be poured, completing the foundation -related ground disturbance. The concrete foundation would require one week to cure prior to installation of the electronic billboard screens and elements. After the foundation is cured, a flatbed trailer would deliver the structural steel to the site and begin construction of the billboard superstructure, to prepare for installation of the digital screens. Each of the digital screens, which would be in two to four sections, would be bolted to the superstructure frame while on the ground. The complete superstructure with the attached digital screens would be lifted and mounted to the column, and electrical connection work would commence. After electrical wiring is completed, the screens are securely fastened to the superstructure and powered for initial testing. Communication systems would be connected, and the digital screens would be activated with advertising content. Electrical service for the electronic billboard would be installed underground by trenching from either WVUSD's electrical transformer or a service line provided by Southern California Edison (SCE). If temporary power from WVUSD is required, that trench would be integrated with the planned trench for the SCE connection. The trench would measure approximately one foot wide and three feet deep, with the length determined by the distance between the SCE drop point and the electronic billboard. All soil or dirt that would be removed during trenching would be placed back in the trench after inspection and approval, prior to repaving with asphalt. regulations and requirements, including City Code Title 15, Building and Construction Safety, which incorporates the California Building Code. September 2025 Page 7 Page 48 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration As part of the Project, two pine trees along S. Lemon Avenue will be removed, and in their place, two 24- inch box crape myrtle trees will be planted. The currently degraded landscape strip between the driveway entry off S. Lemon Avenue to the property and the SR 60 corridor would be enhanced with mulch or other organic topsoil dressing. 2.4 Project -Related Approvals CALTRANS OUTDOOR ADVERTISING (ODA) DISPLAY PERMIT (CALTRANS) Pursuant to the Federal Highway Beautification Act (1965) and State Outdoor Advertising Act (2014), Caltrans is responsible for regulating the placement of outdoor advertising displays visible from California Highways and performing regular reviews of outdoor advertising displays located adjacent to freeways and highways identified on the National Highway System. The Project proposes to develop a digital, dual - faced billboard adjacent to the SR 60 freeway; therefore, the Project would be subject to approval of an ODA Display Permit by Caltrans. The ODA Display Permit would ensure that certain location and design features of the Project would be met, including, but not limited to, the following: • The billboard must be located outside the right-of-way of any highway; • There must be an existing business activity within 1,000 feet of the proposed billboard; • The digital billboard must be at least 1,000 feet from any other digital billboard; • The digital billboard must be at least 500 feet from any other static billboard; and • The maximum display area is set at 25 feet in height by 60 feet in length. (Caltrans, 2021) DEVELOPMENT CODE AMENDMENT The City of Diamond Bar will require adoption of a Development Code Amendment to allow the Project to operate subject to a conditional use permit. The Development Code (Title 22 of the Diamond Bar City Code) would be amended to modify the following sections: Section 22.10.30 — Commercial/Industrial District Land Uses and Permit Requirements; Section 22.36.080 — Prohibited Signs; Section 22.36.120 — StandardsforSpecificTypesofSigns; and Section 22.80.020— Definitions ofSpecialized Terms and Phrases. Upon adoption, the proposed Project would be required to comply with the standards established in the amended Development Code. The following sets forth the proposed revisions to each affected section of the Development Code: Section 22.10.30 — Commercial/Industrial District Land Uses and Permit Requirements, would be amended to permit "billboards" as a conditionally permitted use in the City's I (Light Industry) zones. Section 22.36.080 —Prohibited Signs, would be amended to allow off -site signs, as specified. Section 22.36.120 — Standards for Specific Types of Signs, would add a new subsection for billboards, as follows: Billboards. Billboards may be permitted by conditional use permit and a development agreement on properties located within the I zone, subject to the following limitations: (1) No billboard shall be located more than 400 feet from the edge of a freeway right-of-way, measured from the nearest point of the sign structure to the nearest point of the right-of-way boundary. September 2025 Page 8 Page 49 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration (2) No billboard shall be located within 800 feet of any existing billboard, regardless of whether the proposed billboard is static or digital. In addition, no digital billboard shall be located within 2,000 feet of any existing digital billboard. Distance shall be measured in a straight line between the bases of the respective billboard structures. (3) No billboard shall be located within 400 feet of any parcel that is zoned or used for residential purposes. Distance shall be measured in a straight line from the closest point of the residentially - zoned or residentially -used parcel boundary to the base of the proposed billboard. (4) The maximum height of a billboard shall not exceed 75 feet, measured as the vertical distance from the highest point of the sign structure to the finished surface elevation at the edge of the nearest freeway travel lane. This measurement shall be taken along a line drawn perpendicularly from the base of the sign structure to the tangent of the nearest freeway lane. A decorative or architectural element may extend up to 10 feet above the maximum height, provided it does not contain any additional display area or advertising content. (5) The maximum area of any individual sign face shall not exceed 672 square feet. Each sign face shall be limited to a maximum length of 48 feet and a maximum height of 14 feet. No billboard shall contain more than one sign face per direction of travel, and vertical stacking of sign faces on the same side of a structure is prohibited. (6) Architectural features such as framing, decorative borders, or structural shrouds that do not contain any advertising content shall be permitted above, below, or around the sign face and shall not count toward the maximum allowable sign area, provided they are designed as integral components of the sign structure and do not function as additional sign faces. (7) No billboard shall contain more than two sign faces. Where two sign faces are configured in a V- shaped or angled arrangement, the angle between the faces shall not exceed 45 degrees as measured between the planes of the two sign faces. (8) All illuminated billboards shall be equipped with automatic light -sensing technology to adjust brightness in response to ambient lighting conditions. Maximum luminance shall not exceed 0.3 foot-candles above ambient levels, measured at a distance of 250 feet perpendicular to the center of the sign face. All luminance measurements shall be verified at a horizontal distance of 250 feet perpendicular to the sign face. A photometric analysis shall be submitted with the permit application and shall include certification by a qualified lighting professional or electrical engineer confirming compliance with these standards. All illumination shall be directed to avoid light spillover onto adjacent properties, roadways, or into the night sky. Sign lighting shall not cause glare or impair visibility for motorists, and shall remain static, without flashing, strobing, or rapidly changing brightness. (9) Digital billboards shall display static images only. Each image shall remain on the screen for a minimum duration of eight (8) seconds. Transitions between images shall be instantaneous, without any motion, animation, flashing, or other visual effects. Section 22.80.020 — Definitions of specialized terms and phrases, would add a new definition of billboards, as follows: September 2025 Page 9 Page 50 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration (8) Billboard. A freestanding sign structure that is designed and used to display off -site advertising copy, including commercial and non-commercial messages that direct attention to a business, product, service, activity, event, or location not located on the same premises as the sign. A billboard may display either static billboard or digital billboard, as defined below. Billboards do not include on -site business identification signs, civic information signs, or temporary political signs. a. Digital Billboard. A billboard that displays off -site advertising copy using electronic changeable copy technology, such as light -emitting diodes (LEDs) or similar digital display methods. The content may change remotely and at programmed intervals but shall comply with limitations on message duration and visual effects as set forth in this Title. b. Static Billboard. A billboard that displays a fixed image or message, typically through printed or painted panels. The copy does not change electronically and remains static until physically replaced. 2.5 Requested Entitlements The Project requests approval of the following entitlements: • Development Agreement (DA) between the City of Diamond Bar and the WVUSD • Development Code Amendment (DCA) • Conditional Use Permit (CUP) • Development Review (DR) • Approval of a development/design plan pursuant to the Outdoor Advertising Act (Caltrans) to install a digital billboard within the corridor of a National Highway System roadway (SR 60) September 2025 Page 10 Page 51 of 231 39 � DUARTE I MADRE MONROVIA � l ASADENA SAN ARCADIA GLENDORA AZUSA CLAREMONT l 210j 1- / 110 MARINO IRWINDALE RANCHO p LA VER E-� UPLAND CUCAMONGA MPL SAN G U N 66 BRI ALHAMBRAAL Old � COVINA SAN DIMAS i R EMEA EL MONTE 164 MONTERE OTH L PARK l4QNTE MONTEBELLOy w' W © PICO RIVERA 72 DOWNEY SPRINGS rw --U� NORWALK F-1. 91 QCin AKEWOOD FI-L WEST COVINA WHITTIER LA HABRA HEIGHTS �i LW HABRA �A WALNUT / �ONTARIO 6o N 71 B E R N R D I N 0 1 �usrRaa c DIAMOND ,� — C O N T Y BAR / CHINO \ EASTVALE CHINO HILLS 83 i 1 O BREA I 142 \ \ ' NORCO ri& \\ r1RI RSI FULLERTON YORBA LINDA \ 91 C PLACENTIA \� 0 R A G N �` _ L CORONA 91 \ ANAH ► 57 \ A \ ORANG 241 \ 1 1�� GARDEN GROVE z \\\ 261 \ WESTMINS R 22 55 \ \ L BEACH "1\ - SANTA ANA \�! HUNTINGTON '_ TUSTIN f AiGi�vG \\ BEACH FOUNTAIN O Gera lyv VALLEY \� ,� J 1 NE 133 rA " tt// Miles COSTA MESA b.0 aFOREST Project Location Incorporated Area Count Boundary Y Y National Forest WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 1. Regional Map Sources: California State Geoportal; USDA Forest Service. Map Date: June 20, 2025. Page 52 of 231 0 100 o;1 9L CITY OF WALNUT caCCeY Rd `O ♦ ♦ I p a �Q' I I I i0, I 2a r �m� ♦i 1 1 m 16 .0 r—s——s CITY OF INDUSTRY r R o D � ♦ o < E ♦ v J* 60 1 UNINCORPORATED 1 L.A. COUNTY w �y oh Ql- 0 250 500 m Feet �ry N Project Parcel (APN 8760-015-901) • Proposed Electronic Billboard Location r _1 City Boundary Sources: Los Angeles County GIS; Google Maps; MAXAR Imagery 1/29/2024. Map Date: June 23, 2025. 1 1 1 1 1 1 1 1 1 GOI Springs 01 v L O 3 Afl. CITY OF DIAMOND BAR 57 r m� c., mm mi Pathfinder Rkk v WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 2. Vicinity Map Page 53 of 231 e St 1See1nqsetMap IP11 Flintgate �r a 0 100 200 � Feet N Project Parcel (APN 8760-015-901) O Proposed Electronic Billboard Location Improvement Area (inset only) Proposed Sign (inset only) Q U N 6 INSET MAP ► Earlgate St Moonlake St WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 3. Aerial View of the Project Site Sources: Los Angeles County GIS; MAXAR Imagery 1/29/2024, Map Date: July 31, 2025. Page 54 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration This page intentionally left blank. September 2025 Page 14 Page 55 of 231 6' CONCRETE BLOCK WALL AT P.L. NOTE: NO CHANGE TO PARKING IS PROPOSED CENTERLINE OF SIGN PERPENDICULAR TO P.L. & FWY. (11.4° WEST OF NORTH) r' CLEAR PROPOSED SIGN SIGN FACE TO P.L. NEW CREPE MYRTLE TREE PARKING SIDEWALK NO BOLLARDS PARKING AREA POLE COVER LANDSCAPE BARK GROUND COVER TO BE ADDED TO ENTIRE LENGTH OF LANDSCAPED AREA 11'-4" P.L. TO 42" COLUMN HELD 14'-1" CL COL. LANDSCAPE CURB 1' FROM CURB 13'-1" NOSE TO P.L. (FIELD VERIFY) 16'-6" CL COL. TO P.L. TO P.L. 6' CONCRETE BLOCK r NosE WALL WITH CHAIN TO P.L. FREEWAY LANDSCAPE LINK FENCE ON TOP NEW CREPE MYRTLE TREE AT FWY. P.L. scale unknown N Source: Evergreen Media L-C, 4-18-2024 Map Date: June 20, 2025. WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 4. Proposed Improvement Area Page 56 of 231 NORTHEAST NORTHWEST WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 5. Isometric Sign Rendering - Northern Views Map Date: June 20, 2025. Page 57 of 231 SOUTHWEST SOUTHEAST WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 6. Isometric Sign Rendering - Southern Views Map Date: June 20, 2025. Page 58 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration This page intentionally left blank. August 2025 Administrative Draft Page 18 Page 59 of 231 WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 7. Proposed Sign Elevations - North Source: LEEDO ENGINEERS, INC., 5-19-2025 Map Date: June 20, 2025. Page 60 of 231 WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 8. Proposed Sign Elevations - South Source: LEEDO ENGINEERS, INC., 5-19-2025 Map Date: June 20, 2025. Page 61 of 231 8 WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 9. Proposed Sign Elevations - East Source: LEEDO ENGINEERS, INC., 5-19-2025 Map Date: June 20, 2025. Page 62 of 231 WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 10. Proposed Sign Elevations - West Source: LEEDO ENGINEERS, INC., 5-19-2025 Map Date: June 20, 2025. Page 63 of 231 WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 11. Proposed Sign Section - South Source: LEEDO ENGINEERS, INC., 5-19-2025 Map Date: June 20, 2025. Page 64 of 231 WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 12. Proposed Sign Section - East Source: LEEDO ENGINEERS, INC., 5-19-2025 Map Date: June 20, 2025. Page 65 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 3.0 ENVIRONMENTAL CHECKLIST FORM BACKGROUND 1. Project Title: Walnut Valley Unified School District Electronic Billboard Project 2. Lead Agency Name and Address: City of Diamond Bar Planning Division 21810 Copley Drive Diamond Bar, California 91765 3. Contact Person and Address: Rudy Lopez Assistant Planner City of Diamond Bar 21810 Copley Drive Diamond Bar, California 91765 Email: RLopez@DiamondBarCA.Gov 4. Project Location: 880 S. Lemon Avenue, Diamond Bar, California 5. Project Sponsor's Name and Address: Walnut Valley Unified School District 880 S. Lemon Avenue Diamond Bar, California 91789 Evergreen Media, LLC 9021 Sunset Boulevard West Hollywood, California 90069 6. General Plan Designation: School (S) 7. Zoning: Light Industry (1) 8. Description of the Proposed Project: See Section 2.3. 9. Surrounding Land Uses and Setting: See Section 2.2. 10. Other public agencies whose approval is required: Caltrans for approval of a development/design plan pursuant to the Outdoor Advertising Act 11. Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, is there a plan for consultation that includes, for example, the determination of significance of impacts to tribal cultural resources, procedures regarding confidentiality, etc.? Yes, the Gabrieleno Band of Mission Indians — Kizh Nation requested consultation; refer to Section 4.18, Tribal Cultural Resources. September 2025 Page 25 Page 66 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this Project, involving at least one impact that is a "Potentially Significant Impact" or "Less Than Significant with Mitigation Incorporated" as indicated by the checklist on the following pages. Aesthetics Agriculture and Forestry Resources Air Quality Biological Resources X Cultural Resources Energy Hazards and Hazardous X Geology and Soils Greenhouse Gas Emissions Materials Hydrology and Water Quality Land Use and Planning Mineral Resources Noise Population and Housing Public Services Tribal Cultural Recreation Transportation X Resources Mandatory Findings of Utilities and Service Systems Wildfire X Significance DETERMINATION On the basis of this initial evaluation: I find that the proposed Project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed Project could have a significant effect on the environment, there will X not be a significant effect in this case because revisions in the Project have been made by or agreed to by the Project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed Project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed Project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed Project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed Project, nothing further is required. CITY OF DIAMOND BAR September 2025 Date: September 17, 202S Page 26 Page 67 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration EVALUATION OF ENVIRONMENTAL IMPACTS The environmental analysis in this section is patterned after CEQA Guidelines Appendix G. An explanation is provided for all responses. The responses consider the whole action involved, including on- and off -site project level and cumulative, indirect and direct, and short-term construction and long-term operational impacts. The evaluation of potential impacts also identifies the significance criteria or threshold, if any, used to evaluate each impact question. If applicable, mitigation measures are identified to avoid or reduce the impact to less than significant. There are four possible responses to each question: 1. Potentially Significant Impact. This response is appropriate when there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries, upon completion of the Initial Study, an EIR is required. 2. Less than Significant with Mitigation Incorporated. This response applies when the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact". The Lead Agency must describe the mitigation measures and briefly explain how they reduce the effect to a less than significant level. Less than Significant Impact. A less than significant impact is one which is deemed to have little or no adverse effect on the environment. Mitigation measures are, therefore, not necessary, although they may be recommended to further reduce a minor impact. 4. No Impact. These issues were either identified as having no impact on the environment, or they are not relevant to the project. September 2025 Page 27 Page 68 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration This page intentionally left blank. September 2025 Page 28 Page 69 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.0 ENVIRONMENTAL ANALYSIS 4.1 Aesthetics Less Than Except as provided in Public Resources Code Potentially Significant Less ThanSignificant No Section 21099, Would the project: Impact with Mitigation Significant Impact Impact Incorporated a. Have a substantial adverse effect on a X scenic vista? b. Substantially damage scenic resources, including, but not limited to, trees, rock X outcroppings, and historic buildings within a state scenic highway? c. In non -urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible X vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? d. Create a new source of substantial light or glare which would adversely affect day or X nighttime views in the area? Existing Visual Setting The southwestern portion of the Project site, where the proposed Project would be installed, consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles. School buses are parked under canopies which are covered with solar panels. WVUSD administrative offices are located in the northern portion and school bus maintenance facilities are located in the southern and southeastern portion of the Project site. The southwestern portion of the Project site, where the proposed digital billboard would be installed, is asphalt -paved. A sloped strip of land, covered with dry brush and dirt, separates the Project site from the SR 60 corridor. There are no streams, rivers, or designated scenic resources on or near the Project site. Public views of the Project site are available primarily from motorists traveling along SR 60, and motorists and pedestrians traveling along S. Lemon Avenue and Glenwick Avenue. From SR 60, the proposed digital billboard sign would be visible against a backdrop of existing commercial -industrial buildings, solar -panel canopies over school -bus parking, and tall light standards. Public views of the Project site from S. Lemon Avenue include the asphalt bus yard, parking canopies, and administrative buildings, while views from Glenwick Avenue are visible, but partially obscured by street trees. Views of the proposed Project from private property viewpoints, like from within businesses or homes (i.e., from windows or backyards), are not evaluated in this MND, because they are not protected under CEQA. Furthermore, the City does not September 2025 Page 29 Page 70 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration have any ordinances or policies in place that protect views from privately -owned property within this area of the City. The analysis in this section, as related to lighting impacts, is based, in part, on the Lighting Study, prepared September 17, 2024, by Watchfire. It is included as Appendix A, Lighting Study. a) Have a substantial adverse effect on a scenic vista? Less than Significant Impact. The Project site is located on a developed valley floor immediately north of SR 60 and far below the ridgelines of the San Gabriel Mountains, which are located approximately nine miles to the north. The Diamond Bar General Plan EIR recognizes the San Gabriel Mountain distant range as valued vistas that can be seen from public corridors, such as Grand Avenue east of S. Diamond Bar Boulevard and N. Diamond Bar Boulevard north of SR 60. Although the General Plan EIR does not designate formal "scenic vista points," Development Code Section 22.16.130 (View Protection) and the Citywide Design Guidelines require new development to respect important view elements by controlling height, bulk, and siting. Existing views in the Project area are limited to the surrounding existing intervening development, trees, and the elevated SR 60 freeway and its soundwall. Views of distant hills would not be impacted by installation of the proposed electronic billboard, due to its location, orientation and existing intervening development. With mandatory compliance with the Development Code and the design standards for billboard signage in the proposed Development Code Amendment, the proposed Project would not adversely affect views at the nearby school, residential, and light industrial uses. The proposed design standards include provisions related to placement of billboards, including minimum distances from residential uses, limitations on the height of the billboard and the maximum screen size, limitations on the amount of illumination to limit light spillover, and other operational characteristics of the electronic billboard, such as the minimum duration of image display times and transitions. Based on the foregoing analysis, the future development of a billboard on the southwestern portion of the Project site would not have a substantial adverse effect on scenic vistas, and a less -than -significant impact would occur. Mitigation Measures: No mitigation measures are required. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No Impact. The nearest officially designated State scenic highway is a portion of State Route 91, approximately 11 miles south of the Project site.z The nearest eligible State scenic highway is a portion of State Route 57, located approximately one mile southeast of the Project site. The Project site does not contain any scenic resources and is not located adjacent to or within view of a designated State scenic highway. As such, the Project would not substantially damage scenic resources within a State scenic highway; no impacts would result. 2 California Department of Transportation (Caltrans), California State Scenic Highway System Map. Available at: https:Hcaltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d8O7c46cc8e8O57116flaacaa. Accessed June 11, 2025. September 2025 Page 30 Page 71 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Mitigation Measures: No mitigation measures are required. c) In non -urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Less Than Significant Impact. Implementation of the Project would result in the construction and operation of a dual -faced, digital/LED billboard with associated infrastructure connections. The Project would be located in an urbanized area. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is generally urbanized and developed with school, residential, and light industrial uses. The visual character of the SR 60 freeway corridor in the vicinity of the Project site is established by views of the concrete freeway sound wall, tall light standards and signage, solar panel covered canopies over the school -bus yard parking areas, and adjacent commercial and light -industrial buildings. Therefore, the installation and operation of a digital billboard on the site would not conflict with the light industrial nature of the Project area and environs located adjacent to the freeway corridor. To demonstrate the appearance of the proposed electronic billboard in the surrounding vicinity, photo simulations were prepared exhibiting the views of the billboard from seven key vantage points; refer to Figure 13, Photo Simulation Viewpoint Locations. View 1 is facing east looking directly at the Project site from S. Lemon Avenue at the intersection of the westbound SR 60 on -ramp; refer to Figure 14, Photo Simulation Viewpoint 1. The billboard would be prominent from this vantage point (approximately 130 feet away); however, it would generally be located above the line of sight of motorists. View 2 is facing south looking directly at the Project site from S. Lemon Avenue at the intersection of Earlgate Street and driveway of the WVUSD offices and school bus yard, which is the access point to the proposed Project site; refer to Figure 15, Photo Simulation Viewpoint 2. The billboard and its supporting structure would be prominent from this vantage point (approximately 440 feet away); however, due to the angles of the screens as mounted, the illuminated faces of the electronic billboard screens are not prominent facing south. View 3 is facing north looking directly at the Project site from S. Lemon Avenue, south of SR 60, and just south of the intersection of Golden Springs Drive; refer to Figure 16, Photo Simulation Viewpoint 3. The billboard would not be prominent from this vantage point, due to distance (approximately 890 feet away) and the intervening trees and structures. It would appear as another point of light in the distance, blending into the urban character of the vicinity, due to the existing developed and commercial nature of this location, as well as the distance and intervening trees and structures in the field of view. View 4 is facing northeast from Flintgate Drive, just west of the intersection of Calpet Drive, and immediately south of the SR 60 eastbound offramp; refer to Figure 17, Photo Simulation Viewpoint4. The billboard would be visible but not prominent from this vantage point, due to distance (approximately 625 feet away) and intervening trees and structures, as well as the elevated SR 60 freeway. The billboard would appear as a larger point of light in the distance, due to the proximity of SR 60 and the existing developed, commercial nature of the area, as well as the distance and intervening trees and structures in the field of view. September 2025 Page 31 Page 72 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration View 5 is facing west from Glenwick Avenue, south of the intersection of Moonlake Street; refer to Figure 18, Photo Simulation Viewpoint 5. The billboard would be visible from this location and introduce a more prominent illuminated object in the night sky, as trees and other structures are not present at the end of this cul-de-sac (approximately 550 feet away). Farther north on Glenwick Avenue, visibility of the billboard would be limited at the street level, due to intervening structures, including the proximity of SR 60 and its prominent soundwall. In addition, illumination from trucks and other vehicles traveling along SR 60 are visible from Glenwick Avenue. View 6 is from the westbound lanes of SR 60; refer to Figure 19, Photo Simulation Viewpoint 6. The billboard would be prominent from this roadway, which is the primary intended viewpoint. Public views in the area are already limited, due to the presence of sound walls and intervening trees and structures. In addition, the proposed billboard would only be visible for a few seconds to a moving car, and views of distant mountains and hillsides would still be available from motorists traveling along the roadway. View 7 is from the eastbound lanes of SR 60; refer to Figure 20, Photo Simulation Viewpoint 7. The billboard would be prominent from this roadway, which is the primary intended viewpoint. Public views in the area are already limited, due to the presence of sound walls and intervening trees and structures. In addition, the proposed billboard would only be visible for a few seconds to a moving car, and views of distant mountains and hillsides would still be available from motorists traveling along the roadway. City staff is required to review the proposed design of the billboard as part of the approval process, and design parameters will be imposed by the City based on Development Code Chapter 22.36, Sign Standards. Additional limitations would be placed on the proposed in accordance with the proposed Development Code Amendment Section 22.36.120 — Standards for Specific Types of Signs, as described above, in Section 2.5 of the Project Description. The proposed electronic billboard would be located less than 400 feet from the edge of the freeway right-of-way. The proposed billboard would not be located within 800 feet of any other billboards, static or digital. The proposed billboard would not be located within 400 feet of any residential parcels, as the closest residential uses are approximately 500 feet away, east of Glenwick Avenue. The proposed electronic billboard would be situated less than 75 feet above the nearest SR 60 travel elevation. The total height of the electronic billboard would be 90 feet tall with an additional seven feet of decorative/architectural features, for a total of approximately 97 feet in height. The height of the proposed electronic billboard would be in compliance with the provisions of the proposed Development Code Update which limits billboards to 75 feet above the nearest freeway travel elevation, plus 10 additional feet for decorative/architectural features which would not consist of advertising space. The nearest SR 60 travel elevation is located approximately 21.5 feet from the base of the billboard; therefore, the total maximum permitted height is 96.5 feet, or 106.5 feet including decorative elements. Therefore, the proposed Project would comply with the Development Code Update height limitations. The screen faces of the electronic billboard would not exceed 48 feet wide by 14 feet in height and would consist of two sign faces in a V-shape that would not exceed 45 degrees between the planes of the two sign faces. Architectural features would not function as additional sign faces would be designed as integral components of the sign structure. As discussed below, under Threshold 4.1(d), the luminance of the proposed electronic billboard would be controlled to prevent light spillover onto adjacent properties, roadways and the night sky, with maximum luminance not exceeding 0.3 foot-candles above ambient levels. Furthermore, the sign would present a static image for eight seconds, with no motion, animation, flashing or other visual effects, with instantaneous transitions between images. September 2025 Page 32 Page 73 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration As such, the proposed Project would be consistent with the requirements of the Outdoor Advertising Act, the City's Development Code, as amended, as well as the light industrial character of the area. Installation of the proposed electronic billboard would not result in the substantial degradation of the existing visual character or quality of the site and its surroundings, nor would it conflict with applicable zoning or other regulations governing scenic quality. Therefore, impacts would be less than significant. Mitigation Measures: No mitigation measures are required. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Less Than Significant Impact. Under existing conditions, the Project site is developed with WVUSD administrative offices and school bus parking and maintenance uses. Exterior lighting is present within neighboring commercial areas beyond SR 60 to the south, residential uses to the east, and industrial uses to the west of the Project site. Lighting posts are located along the SR 60 corridor adjacent to the Project site. The proposed Project would result in an increase in ambient light generation via the projection of images on an LED interface that would be visible to motorists traveling on the SR 60 freeway. Due to the height of the proposed billboard, all or a portion of the LED display also would be visible from nearby properties, including the residential neighborhoods; refer to Figure 14 through Figure 20. Light measurements utilize foot-candles as a unit of lighting intensity, which is the amount of light produced by a single candle when measured from one foot away. For reference, a 100-watt light bulb produces 137 foot-candles from one foot away, 0.0548 foot-candles from 50 feet away, and 0.0137 foot- candles from 100 feet away. According to the Project's Lighting Study, the manufacturer of the electronic billboard, Watchfire, has adopted brightness standards endorsed by both the International Sign Association (ISA) and Outdoor Advertising Association of America (OAAA). These standards were the result of detailed analysis and recommendations for lighting control and are based on accepted practices by the Illuminating Engineering Society of North America (IESNA) for evaluating and controlling "light trespass". The proposed electronic billboard would meet the requirements set forth by both associations, based on these studies and recommendations, which results in a lighting impact of less than 0.3 foot-candles above existing ambient light levels when viewed from a 90-degree angle and at a distance of 200 feet from the center of the sign face. This would also satisfy the City's requirements as provided in the Development Code, as amended, related to maximum permitted lighting impact. As provided in the Lighting Study, due to the LED screens lighting direction and intensity, the nearest residential uses would not experience an increase in ambient light as a result of operation of the proposed electronic billboard. Illumination from LED screens would decrease in intensity with distance, and at 500 feet, no resulting light spillover would occur, as the broadcast of light from the LED screens would not reach residential uses which are all more than 500 feet away from the sign. To the east of the Project site, along the east side of Glenwick Avenue, ambient light levels at residential uses would not increase; refer to Figure 21, Broadcast of Light at Distances and Angles - East Face. To the west of the Project site, along Flintgate Drive and Calpet Drive, ambient light levels at the residential uses would not increase; refer to Figure 22, Broadcast of Light at Distances and Angles - West Face. The existing residential neighborhoods already experience ambient lighting from several sources, including porch and landscape lighting, security lighting at the WVUSD yard and nearby school, illumination from vehicle headlights on SR 60 and within September 2025 Page 33 Page 74 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration the neighborhood, streetlights, and nearby commercial uses and parking lots. The addition of the electronic billboard would not exceed ambient lighting conditions that already occur in the area. The proposed electronic billboard's LED screens automatically adjust brightness levels relative to the changes in ambient light levels, so that the screens are appropriately dimmed or brightened based around daily sunrise and sunset. The LED screens are also designed to limit the vertical impact of light output; thereby preventing impacts to vertical ambient lighting and preserving night skies. The LED screens are also automatically and remotely controlled should the sign malfunction. The electronic billboard's operator and manufacturer would be immediately notified, with protocols in place to have the sign go dark if needed. Therefore, operation of the proposed electronic billboard would be in compliance with all City of Diamond requirements, including the design parameters as provided in Development Code Chapter 22.36, Sign Standards. Additional limitations would be placed on the proposed in accordance with the proposed Development Code Amendment Section 22.36.120 — Standards for Specific Types of Signs, as described above, in Section 2.5 of the Project Description. With respect to glare, there are no glare -inducing aspects or components on the proposed electronic billboard. There are no reflective materials on any part of the billboard or its superstructure that could include glare. Therefore, operation of the proposed electronic billboard would not create a new source of substantial light or glare which would adversely affect day or nighttime views in the area, and impacts would be less than significant. Mitigation Measures: No mitigation measures are required. September 2025 Page 34 Page 75 of 231 \161ow Brick Rd Flintgaw Or gib �i0ri O �dOr e�0t r 0 150 300 Feet �e'C� N �•t Project Parcel (APN 8760-015-901) OProposed Electronic Billboard Location IPPhoto Simulation Location Sources: Los Angeles County GIS; MAXAR Imagery 1/29/2024, Map Date: July 28, 2025. Lycoming St Northampton St 0 a� v Q Y a)U 3 01 Earlgate St � L (D Moornlake St `� Dr O� GreerS\a � ¢oS � G' \o\\o O. O WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 13. Photo Simulation Viewpoint Locations Page 76 of 231 BEFORE AFTER WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 14. Photo Simulation Viewpoint 1 July 28, 2025. Page 77 of 231 BEFORE AFTER WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 15. Photo Simulation Viewpoint 2 July 28, 2025. Page 78 of 231 BEFORE AFTER WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 16. Photo Simulation Viewpoint 3 July 28, 2025. Page 79 of 231 BEFORE AFTER WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 17. Photo Simulation Viewpoint 4 July 28, 2025. Page 80 of 231 BEFORE AFTER WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 18. Photo Simulation Viewpoint 5 July 28, 2025. Page 81 of 231 WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 19. Photo Simulation Viewpoint 6 July 29, 2025. Page 82 of 231 BEFORE AFTER WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 20. Photo Simulation Viewpoint 7 July 29, 2025. Page 83 of 231 WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 21. Broadcast of Light at Distances and Angles - East Face Source: Watchfire 09/17/2024 Map Date: July 28, 2025. Page 84 of 231 WVUSD ELECTRONIC BILLBOARD PROJECT DIAMOND BAR, CALIFORNIA Figure 22. Broadcast of Light at Distances and Angles - West Face Source: Watchfire 09/17/2024 Map Date: July 28, 2025. Page 85 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.2 Agriculture and Forestry Resources Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland X Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b. Conflict with existing zoning for agricultural use, or a Williamson Act X contract? c. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 1222(g)) or X timberland (as defined in Public Resources Code section 4526)? d. Result in the loss of forest land or X conversion of forest land to non -forest use? e Involve other changes in the existing environment which, due to their location or nature, could result in conversion of X Farmland, to non-agricultural use or conversion of forest land to non -forest use? a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? No Impact. According to the California Department of Conservation, the Project site and surrounding area are considered Urban and Built -Up Land; therefore, installation of an electronic billboard at the proposed Project site would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance.3 Therefore, the Project would not involve the conversion of Farmland to a non-agricultural use. No impact would occur. 3 California Department of Conservation, California Important Farmland Finder. Available at: https://maps.conservation.ca.gov/DLRP/CIFF/. Accessed May 13, 2025. September 2025 Page 45 Page 86 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact. According to the California Department of Conservation, the Project site and surrounding area are considered Urban and Built -Up Land. Furthermore, the Project site and areas nearby are zoned as Light Industry (1), and the site is not zoned for agricultural use, nor is the site under a Williamson Act contract. Thus, the Project would not conflict with existing zoning for agricultural use or a Williamson Act contract. No impact would occur. Mitigation Measures: No mitigation measures are required. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No Impact. The Project site and areas nearby are zoned as Light Industry (1) and do not contain forest land (as defined in PRC Section 12220(g)), timberland (as defined in PRC Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g)). The Project site is currently developed and consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles and does not contain any forest land. Thus, the proposed Project would not conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production. No impact would occur. Mitigation Measures: No mitigation measures are required. d) Result in the loss of forest land or conversion afforest land to non forest use? No Impact. The Project site does not contain forest land, as it is currently developed and consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles and does not contain any forest land. Thus, the proposed Project would not result in the loss of forest land or conversion of forest land to non -forest use. No impact would occur. Mitigation Measures: No mitigation measures are required. e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non forest use? No Impact. As discussed above, the proposed Project would not involve other changes in the existing environment that could result in the conversion Farmland to a non-agricultural use or conversion of forest land to a non -forest use. Therefore, no impact would occur. Mitigation Measures: No mitigation measures are required. September 2025 Page 46 Page 87 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.3 Air Quality Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Conflict with or obstruct implementation of X the applicable air quality plan? b. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under X an applicable federal or state ambient air quality standard? c. Expose sensitive receptors to substantial X pollutant concentrations? d. Result in other emissions (such as those leading to odors) adversely affecting a X substantial number of people? a) Conflict with or obstruct implementation of the applicable air quality plan? No Impact. As part of its enforcement responsibilities, the United States Environmental Protection Agency (EPA) requires that each state with nonattainment areas prepare and submit a State Implementation Plan (SIP) that demonstrates the means to attain the federal standards. The SIP must integrate federal, State, and local plan components and regulations to identify specific measures to reduce pollution in nonattainment areas, using a combination of performance standards and market -based programs. Similarly, under State law, the California Clean Air Act (CCAA) requires an air quality attainment plan to be prepared for areas designated as being in nonattainment with federal and State ambient air quality standards. Air quality attainment plans outline emissions limits and control measures to achieve and maintain these standards by the earliest practical date. The Project site is located within the South Coast Air Basin (SCAB), which is under the South Coast Air Quality Management District's (SCAQMD) jurisdiction. The SCAQMD is required, pursuant to the Federal Clean Air Act (FCAA), to reduce emissions of criteria pollutants for which SCAB is in non -attainment. To reduce such emissions, the SCAQMD adopted the 2022 Air Quality Management Plan (AQMP) in December 2022 as an update to the 2016 AQMP. The 2022 AQMP establishes a program of rules and regulations directed at reducing air pollutant emissions and achieving State and national air quality standards. The AQMP is a regional and multi -agency effort including the SCAQMD, the California Air Resources Board (CARB), the Southern California Association of Governments (SCAG), and the EPA. The 2022 AQMP's pollutant control strategies are based on the latest scientific and technical information and planning assumptions, including SCAG's Connect SoCal (2020-2045 RTP/SCS), updated emission inventory September 2025 Page 47 Page 88 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration methodologies for various source categories, and SCAG's growth forecasts.4 SCAG's growth forecasts were defined in consultation with local governments and with reference to local general plans. The proposed Project is subject to the SCAQMD's AQMP. Consistency Criterion No. 1: A proposed project would not result in an increase in the frequency or severity of existing air quality violations, or cause or contribute to new violations, or delay the timely attainment of the AQMP's air quality standards or the interim emissions reductions. Consistency Criterion No. 2: A proposed project would not exceed the AQMP's assumptions or increments based on the years of the project build -out phase. Implementation of the proposed Project would entail the installation of a digital billboard, the installation and operation of which would not result in an increase in the frequency or severity of existing air quality violations, nor would it cause or contribute to new violations that would inhibit attainment of air quality standards specified in the AQMP. Construction and installation are anticipated to occur over a five- to seven-day period and the resulting generation of emissions would not exceed the SCAQMD's adopted thresholds for construction emissions. Additionally, operation of the project would not result in regional criteria pollutant emissions that would exceed the applicable Air District thresholds. Refer to impact b), below, for further detail. Additionally, the proposed Project would not affect any regional population, housing, and employment projections prepared for the City of Diamond Bar by SCAG and, therefore, would not exceed the assumptions in the AQMP. As a result, the proposed Project would not conflict with, or obstruct the implementation of, the applicable air quality plan, and no impacts would occur. Mitigation Measures: No mitigation measures are required. b) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact. Air quality impacts/emissions associated with a project can be placed into two categories: temporary (short-term) or long-term emissions. Temporary (short-term) emissions are generally associated with the demolition, grading, and construction activities of a project while long-term emissions are associated with the day-to-day operation, use, and area emissions from activities such as vehicle use, consumer product use, and energy generation/consumption. The Project would be required to follow all standard SCAQMD rules and requirements with regards to fugitive dust control. Fugitive dust emissions are commonly associated with land clearing activities, cut and fill grading operations, and exposure of soils to the air and wind. SCAQMD Rule 403 requires that fugitive dust is controlled with best -available control measures so that the presence of such dust does not remain visible in the atmosphere beyond the property line of the emission source. In addition, SCAQMD Rules 402 and 403 require implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off -site. 4 Although SCAG has prepared a more recent RTP/SCS, the 2020-2045 RTP/SCS is used because the 2022 AQMP is based on this version of the RTP/SCS. Evaluations related to greenhouse gas emissions are based on the current RTP/SCS. September 2025 Page 48 Page 89 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Operational activities associated with the proposed Project would result in criteria pollutant emissions strictly from energy source emissions from the Project's electricity demand and mobile source emissions, as a result of billboard maintenance visits (six to eight times per year). Additionally, construction activities would be minor and last approximately seven days. The CalEEMod model was utilized to estimate Project construction -related and operational emissions. Refer to Appendix B, Air Quality and Greenhouse Gas Emissions Modeling, for the modeling detail. Estimated maximum construction -related emissions associated with operation of the Project are summarized in Table 4.3-1, Maximum Construction -related Criteria Pollutant Emissions (Maximum Pounds per Da . These emissions include all worker vehicle, vendor vehicle, hauler vehicle, and off -road construction vehicle emissions. For the purposes of this analysis, the construction schedule is estimated to occur in late 2025. The length of the construction/installation schedule was provided by the Project applicant. Construction emissions associated with the Project would not worsen ambient air quality, create additional violations of federal and State standards, or delay the SCAQMD's goal for meeting attainment standards in the SCAB. Table 4.3-1 Maximum Construction -related Criteria Pollutant Emissions (Maximum Pounds per Day) Maximum 1.1 10.6 10.7 <1.0 2.8 1.5 Emissions SCAQMD 75 100 550 150 150 55 Threshold _T Exceed No No No No No No Threshold? Source: CalEEMod v.2022.1 Notes: SCAQMD Rule 403 Fugitive Dust control measures applied based on values within the CalEEMod model. Volatile organic compounds = VOC; oxides of nitrogen = NOX; carbon monoxide = CO; sulfur dioxide = SOX; particulate matter less than 10 microns in diameter = PMlo; and particulate matter less than 2.5 microns in diameter = PM2.5• Estimated operation -related emissions associated with operation of the Project are summarized in Table 4.3-2, Maximum Regional Operational Criteria Pollutant Emissions (Maximum Pounds per Day). For the purposes of this analysis, the first year of operation is estimated to occur in 2025. Operation -related emissions include the electricity required to power the billboard, as well as up to approximately eight vehicle trips per year associated with Project maintenance. September 2025 Page 49 Page 90 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Table 4.3-2 Maximum Regional Operational Criteria Pollutant Emissions (Maximum Pounds per Day) Maximum <1.0 <1.0 <1.0 <1.0 <1.0 <1.0 Emissions SCAQMD 55 55 550 150 150 55 Threshold Exceed No No No No No No Threshold? Source: CalEEMod v.2022.1 Notes: SCAQMD Rule 403 Fugitive Dust control measures applied based on values within the CalEEMod model. Volatile organic compounds = VOC; oxides of nitrogen = NOX; carbon monoxide = CO; sulfur dioxide = SOX; particulate matter less than 10 microns in diameter = PM1o; and particulate matter less than 2.5 microns in diameter = PM2.5. Overall, Project -related construction and operation emissions would not exceed the SCAQMD's criteria pollutant emissions thresholds, as provided in Table 4.3-1 and Table 4.3-2, above. Therefore, the proposed Project would result in less than significant impacts related to criteria pollutant emissions. Since the Project would not exceed any of the SCAQMD's thresholds of significance, given the Project's size and type, the Project would not contribute substantially to an existing or projected air quality violation, as explained in further detail under Response 4.3(a). Further, by complying with the SCAQMD standards, the Project would not contribute to a cumulatively considerable net increase of any criteria pollutant for which the Project region is non -attainment under an applicable federal or State ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors). Therefore, Project impacts related to regional air quality would be less than significant. Mitigation Measures: No mitigation measures are required. c) Expose sensitive receptors to substantial pollutant concentrations? Less Than Significant Impact. Sensitive receptors are members of the population that are particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with illnesses. Examples of land uses where sensitive receptors are typically located include residences, schools, hospitals, and daycare centers. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is generally urbanized and developed with freeway, school, residential, and light industrial uses. Walnut Elementary School Is located approximately 700 feet to the north of the Project site. Therefore, there are no sensitive uses within 500 feet of the Project site. As described in Threshold b), above, Project installation and operation would not produce emissions above SCAQMD's regional thresholds of significance. In addition, due to the nature of the Project (proposed stationary digital billboard), its trip generation would be nominal, consisting of one two-way trip approximately six to eight times per year for billboard maintenance. A maximum of one two-way trip approximately six to eight times per year could not result in a carbon dioxide (CO) "hotspot" that could lead to an exceedance of the State's CO standards. Accordingly, no substantial pollutant concentrations would result from the Project's installation or operation, and impacts would be less than significant to sensitive receptors. Mitigation Measures: No mitigation measures are required. September 2025 Page 50 Page 91 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration d) Result in other emissions (such as those leading to odors adversely affecting a substantial number of people? Less Than Significant Impact. The proposed Project would involve the installation and operation of an electronic billboard, which is not a land use typically associated with emitting objectionable odors. Potential temporary odor sources associated with the installation of the proposed Project may result from construction equipment exhaust and the application of asphalt (if needed after installation of the electronic billboard). Construction -related odor emissions would be temporary, short-term, and intermittent in nature and would cease upon completion of the respective phases of construction. In addition, these types of odors are common in construction activities and are not considered to be offensive or objectionable to a large portion of the population. Furthermore, there are no sensitive receptors within 500 feet of the Project installation site. As such, odor emissions associated with construction activities is considered less than significant. The Project's construction -generated refuse would be stored in covered containers and removed at regular intervals in compliance with the City of Diamond Bar Municipal Code Section 8.16.800, Permitted Waste, which states the requirements for construction and demolition waste. The proposed Project would also be required to comply with SCAQMD Rule 402 to prevent occurrences of public nuisances related to odors. Operation of the Project would not generate any odors. Therefore, odors associated with installation and operation of the Project would be less than significant. Mitigation Measures: No mitigation measures are required. September 2025 Page 51 Page 92 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.4 Biological Resources Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local X or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional X plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, X coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native X resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e. Conflict with any local policies or ordinances protecting biological resources, X such as a tree preservation policy or ordinance? f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other X approved local, regional, or state habitat conservation plan? a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? September 2025 Page 52 Page 93 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration No Impact. Implementation of the Project would result in the installation and operation of a digital billboard. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is heavily urbanized and developed with the SR 60 corridor, school uses, residential, and light industrial uses. The Project site does not contain any native habitat or sensitive plant species or vegetation that serve as habitat to sensitive animal species. Accordingly, no impacts to sensitive species would occur. Mitigation Measures: No mitigation measures are required. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? No Impact. The Project site does not contain riparian habitat or other sensitive natural communities identified in local or regional plans, policies, regulations, or by the California Department of Fish and Wildlife (CDFW) or the U.S. Fish and Wildlife Service (USFWS). Accordingly, no impact to riparian habitat would occur. Mitigation Measures: No mitigation measures are required. c) Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact. The Project site does not contain any wetlands. Accordingly, the proposed Project would have no impact on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. Mitigation Measures: No mitigation measures are required. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? Less Than Significant Impact. Implementation of the Project would result in the installation and operation of an electronic billboard on a portion of an existing asphalt -covered parking lot, and the area surrounding the Project site is heavily urbanized and developed with freeway, school, residential, and light industrial uses. Under existing conditions, the Project site does not provide habitat for native species, is not part of a terrestrial wildlife movement corridor, and does not serve as a native wildlife nursery site. Outside of the electronic billboard installation area, on the other side of the cinder block wall along S. Lemon Avenue, two mature pine trees will be removed. In their place, two 24-inch box Crape Myrtle trees will be planted. The currently degraded landscaped strip between the driveway entry off S. Lemon Avenue to the property and the SR 60 corridor would be enhanced with mulch. Should nesting birds be located within the two pine trees prior to their removal, mandatory compliance with the federal Migratory Bird Treaty Act (MBTA) would preclude impacts to nesting birds in the unlikely event that nesting birds are present. The MTBA includes construction avoidance measures designed to prevent disturbance of migratory birds, particularly during nest season (typically February 1 to September September 2025 Page 53 Page 94 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 15), and may require preconstruction surveys, scheduling work outside of nesting season, and no -work buffers around active nests, as well as other measures. Accordingly, implementation of the proposed Project would not interfere with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or with the use of native wildlife nursery sites. Impacts would be less than significant. Mitigation Measures: No mitigation measures are required. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Less Than Significant Impact. As previously discussed, two pine trees would be removed during the Project's construction or operation phases; however, these are not considered protected trees by the City of Diamond Bar pursuant to DBCC Section 22.38.030. Removal of these trees would be undertaken in accordance with City of Diamond Bar requirements. There are no other local policies or ordinances protecting biological resources that are applicable to the proposed Project; accordingly, the Project would not conflict with any local policies or ordinances protecting biological resources would occur as a result of Project implementation, and impacts would be less than significant. Mitigation Measures: No mitigation measures are required. D Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No Impact. According to the CDFW, there are no Habitat Conservation Plans, Natural Community Conservation Plans, or other approved local, regional, or state habitat conservation plans applicable to the Project site.' Accordingly, the Project has no potential to conflict with any of the above, and no impact would occur. Mitigation Measures: No mitigation measures are required. ' California Department of Fish and Wildlife, 2023. California Regional Conservation Plans Map. Available at: https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentlD=68626&inline. Accessed May 13, 2025. September 2025 Page 54 Page 95 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.5 Cultural Resources Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Cause a substantial adverse change in the significance of a historical resource X pursuant to § 15064.5? b. Cause a substantial adverse change in the significance of an archaeological resource X pursuant to § 15064.5? c. Disturb any human remains, including those interred outside of dedicated X cemeteries? The analysis in this section is based, in part, on the Cultural Resources Technical Report, Walnut Valley Unified School District Electronic Billboard Project, City of Diamond Bar, Los Angeles County, California, prepared in July 2025, by South Environmental. It is included as Appendix C, Cultural Resources Report. a) Cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5? No Impact. A cultural resources technical report was prepared for the proposed Project, which included the results of a California Historical Resources Information Center (CHRIS) records search of the Project site and a 0.5-mile radius, a California Native American Heritage Commission (NAHC) Sacred Lands File (SLF) search, and archival research. No pedestrian survey was performed due to complete site paving, which precluded ground surface visibility. There are no historical structures or resources on the larger Project improvement area. Furthermore, according to the General Plan Resource Conservation Element, there are no registered historic resources in the City, including the Project site. Therefore, the Project would not cause a substantial adverse change in the significance of a historical resource pursuant to CEQA Guidelines Section 15064.5. No impact would occur. Mitigation Measures: No mitigation measures are required. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? Less Than Significant Impact with Mitigation Incorporated. The Project site is located within a region historically used for agriculture and lies adjacent to the former course of a stream that has been heavily altered by development including SR 60, directly adjacent to the south. Historical aerial photographs and maps confirm the presence of cultivated fields and proximity to San Jose Creek and Diamond Bar Creek. Environments like this near creeks are preferred for prehistoric habitation due to access to fresh water, plant and animal resources, and transportation routes. No archaeological resources were identified within the Project site through the CHRIS records search, background research, or NAHC SLF search. While the environmental setting indicates inherent moderate September 2025 Page 55 Page 96 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration archaeological potential, the documented disturbance history and absence of recorded cultural resources within the immediate Project vicinity support a determination of low sensitivity for buried archaeological deposits. The shallow depth of documented fill materials suggests that any near -surface archaeological deposits would likely have been disturbed by historical land use activities. Nevertheless, there is the potential for accidental discovery of archaeological resources during ground - disturbing activities. The Project would be required to comply with City of Diamond Bar General Plan Resource Conservation Cultural and Historic Resources Policies, including Policy RC-P-42, Archaeological Resources, which provides procedures for the management of archaeological materials on -site during development projects. Policy RC-P-43 seeks to preserve discovered archaeological resources in place to maintain the relationship between the artifacts and their archaeological context, where feasible. Policy RC-P-44 provides that preservation can be achieved through measures such as avoidance and other protections. Should ground disturbing activities during Project construction encounter archaeological resources, incorporation of Mitigation Measures CUL-1, which identifies procedures for the unanticipated discovery of archaeological resources if it occurs during the Project's ground disturbing activities. Through compliance with the General Plan Resource Conservation policies and implementation of Mitigation Measures CUL-1, the Project's potential impacts to archaeological resources would be reduced to levels that are less than significant. Mitigation Measures: CUL-1: Should archaeological resources (sites, features, or artifacts) be exposed during construction activities for the proposed Project, all construction work shall immediately stop until a qualified archaeologist, meeting the Secretary of the Interior's Professional Qualification Standards, can evaluate the significance of the find and determine whether or not additional study is warranted. Depending upon the significance of the find, the archaeologist may simply record the find and allow work to continue. If the discovery proves significant under CEQA, additional work such as preparation of an archaeological treatment plan, testing, or data recovery may be warranted. cJ Disturb any human remains, including those interred outside of dedicated cemeteries? Less Than Significant Impact with Mitigation Incorporated. According to the General Plan Resource Conservation Element, there are no dedicated cemeteries within the Project site or surrounding area and there is no information to suggest that the site has any undiscovered human remains. Implementation of the Project would result in the installation and operation of an electronic billboard. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is heavily urbanized and developed with freeway, school, residential, and light industrial uses. The existing asphalt -covered parking lot has been altered by previous ground disturbance associated with school development. Due to the extensive ground disturbance that has occurred on the Project site and in the surrounding area associated with construction of the existing residential developments, the potential for the proposed Project to disturb previously undiscovered human remains is highly unlikely. Nevertheless, there is the potential for accidental discovery of unanticipated human remains during ground -disturbing activities. Should ground disturbing activities during Project construction inadvertently encounter buried human remains, incorporation of Mitigation Measure CUL-2, which provides procedures September 2025 Page 56 Page 97 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration related to the treatment of the unanticipated discovery of human remains, would ensure that the Project's potential impacts to buried remains would be reduced to levels that are less than significant. Mitigation Measures: CUL-2: In accordance with Section 7050.5 of the California Health and Safety Code, if human remains are found, the County Coroner shall be notified within 24 hours of the discovery. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the County Coroner has determined, within two working days of notification of the discovery, the appropriate treatment and disposition of the human remains. If the remains are determined to be Native American, the Coroner shall notify the NAHC in Sacramento within 24 hours. In accordance with California PRC, Section 5097.98, the NAHC must immediately notify those persons it believes to be the Most Likely Descendant (MLD) from the deceased Native American. The MILD shall complete their inspection within 48 hours of being granted access to the site. The MILD would then determine, in consultation with the property owner, the disposition of the human remains. September 2025 Page 57 Page 98 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.6 Energy Would the project. Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a. Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of X energy resources, during project construction or operation? b. Conflict with or obstruct a state or local plan for renewable energy or energy X efficiency? a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less Than Significant Impact. The means to achieve the goal of conserving energy include decreasing overall energy consumption, decreasing reliance on natural gas and oil, and increasing reliance on renewable energy sources. In particular, the proposed Project would be considered "wasteful, inefficient, and unnecessary" if it were to violate State and federal energy standards and/or result in significant adverse impacts related to a project's energy requirements, energy inefficiencies, energy intensiveness of materials, cause significant impacts on local and regional energy supplies or generate requirements for additional capacity, fail to comply with existing energy standards, otherwise result in significant adverse impacts on energy resources, or conflict or create an inconsistency with applicable plan, policy, or regulation. Southern California Edison (SCE) provides electricity, and Southern California Gas Company (SoCal Gas) provides natural gas for the City, including the Project site; however, there would be no natural gas use required for Project installation or operation.' Implementation of the Project would result in the installation and operation of a dual -faced, electronic/LED billboard with associated infrastructure connections. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is heavily urbanized and developed with freeway, school, residential, and light industrial uses. The proposed Project would use a limited amount of energy resources for the operation of the digital billboard (e.g., electricity), for on -road vehicle trips (six to eight times per year) for maintenance (e.g. gasoline and diesel fuel) generated by the Project (both during project construction and operation), and from off -road construction/installation activities associated with the Project (e.g. diesel fuel). Each of these activities would require the use of energy resources. This usage of energy resources would be extremely small-scale, in the context of the surrounding community, and would not be wasteful, inefficient, or unnecessary, due to the nature of the Project. By its nature, LED lighting is considered ' City of Diamond Bar, n.d. Utilities. Available at: https://www.diamondbarca.gov/BusinessDirectoryll.aspx?ingBusinessCategorylD=23. Accessed June 9, 2025. September 2025 Page 58 Page 99 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration energy efficient. The Project would be responsible for conserving energy, to the extent feasible, and would be required to comply with Statewide and local measures regarding energy conservation, such as Title 24 building efficiency standards, as applicable. The proposed Project would be in compliance with all applicable federal, State, and local regulations regulating energy usage. SCE manages a mix of energy resources used to provide electricity for its customers and is actively implementing the Statewide Renewable Portfolio Standard (RPS) to expand its use of renewable energy (e.g. solar and wind). As of 2023, SCE's eligible renewable power mix was 37.6 percent, which is consistent with the RPS requirements.' This also compares favorably with the statewide average eligible renewable power mix in 2023, of 36.9 percent. In addition, statewide programs, such as vehicle emissions and low -carbon fuel standards, would boost fuel efficiency in passenger cars and heavy- duty trucks. As a result, the Project would not result in any significant adverse impacts related to Project energy requirements, energy use inefficiencies, and/or the energy intensiveness of materials by amount and fuel type for each stage of the Project including construction, operations, and maintenance. SCE has sufficient capacity to serve the proposed Project. The Project would be required to comply with all existing energy efficiency standards and would not result in significant adverse impacts on energy resources. Therefore, the proposed Project would not result in a wasteful, inefficient, or unnecessary of energy resources during Project installation or operation. Impacts would be less than significant. Mitigation Measures: No mitigation measures are required. b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Less Than Significant Impact. The proposed Project involves the construction of a dual -faced, electronic/LED billboard with associated infrastructure connections. The manufacturer of the electronic billboard would set the screens to a maximum daytime brightness level of 7,500 nits and a maximum nighttime brightness level of 300 nits. The area around the Project site would see an almost undetectable difference in ambient light after installation of the digital led billboards. The manufacturer of the electronic billboard has adopted brightness standards endorsed by both the International Sign Association (ISA) and Outdoor Advertising Association of America (OAAA). Furthermore, the City of Diamond Bar Building and Safety Division would review Project plans for compliance with the CBC and Title 15 of the City Code, as well as the Lighting Report's recommendations, as part of the building permit and plan check process. LED technology is inherently low -energy, and the screens would meet UL Greenleaf certifications set forth by Title 24 of the California Code of Regulations, and operation of the electronic billboard would require approximately 200 amps of operating power. This amount of electrical usage is negligible within SCE's overall portfolio. As such, the Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency; impacts would be less than significant. Mitigation Measures: No mitigation measures are required. ' Southern California Edison. 2023. 2023 Power Content Label. Available: https://www.energy.ca.gov/filebrowser/download/7362. Accessed July 2025. September 2025 Page 59 Page 100 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.7 Geology and Soils Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: 1) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area X or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. 2) Strong seismic ground shaking? X 3) Seismic -related ground failure, X including liquefaction? 4) Landslides? X b. Result in substantial soil erosion or the loss X of topsoil? c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result X in on -or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code X (1994), creating substantial direct or indirect risks to life or property? e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems X where sewers are not available for the disposal of waste water? f. Directly or indirectly destroy a unique paleontological resource or site or unique X geologic feature? September 2025 Page 60 Page 101 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration This section is based in part on the Foundation Engineering Investigation Proposed Billboard 880 S. Lemon Avenue, Diamond Bar, California (Geotechnical Report), September 4, 2024, prepared by Rybak Geotechnical, Inc., and included as Appendix D, Geotechnical Report. The Geotechnical Report addresses geologic and soil conditions for the Project site. a) Directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving: 1) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. No Impact. The Alquist-Priolo Earthquake Fault Zoning Act was passed in 1972 to mitigate the hazard of surface faulting to structures for human occupancy. The Alquist-Priolo Earthquake Fault Zoning Act's main purpose is to prevent the construction of buildings used for human occupancy on the surface trace of active faults. The Alquist-Priolo Earthquake Fault Zoning Act requires the State Geologist to establish regulatory zones, known as "Alquist-Priolo Earthquake Fault Zones," around the surface traces of active faults and to issue appropriate maps. If an active fault is found, a structure for human occupancy cannot be placed over the trace of the fault and must be set back from the fault (typically 50 feet). According to the City's General Plan Public Safety Element and California Department of Conservation Data Viewer, the Project site is not within an Alquist-Priolo Fault Zone as defined by the State of California in the Earthquake Fault Zoning Act.' Additionally, the Geotechnical Report notes that the potential for fault rupture is remote. Therefore, the Project would not directly or indirectly cause potential substantial adverse effects involving rupture of a known earthquake fault, and there would be no impact. Mitigation Measures: No mitigation measures are required. 2) Strong seismic ground shaking? Less Than Significant Impact. The Project site is located in a seismically active area of southern California that has historically been affected by moderate to occasionally high levels of ground motion. As a result, it is likely the Project site has and would continue to experience ground shaking from proximate fault activity as well as some background shaking from other seismically active areas of the Southern California region. The intensity of ground shaking on the Project site would depend upon the earthquake's magnitude, distance to the epicenter, and geology of the area between the Project site and epicenter. There are no active faults within the City; however, there are several major active faults located in the region. According to the General Plan Public Safety Element, the San Andreas Fault Zone, which has the greatest potential to cause damage in the region, is 26 miles northeast of the City. Other active local faults that are greater risk to the City include Whittier, San Jose, Sierra Madre, and San Gabriel. Rupture of any of these faults, or of an unknown fault in the region, could cause seismic ground shaking. Implementation of the Project would result in the installation and operation of an electronic billboard. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other 8 California Department of Conservation, Geologic Hazards Data Viewer. Available at: https://maps.conservation.ca.gov/geologichazards/. Accessed June 10, 2025. September 2025 Page 61 Page 102 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration vehicles, and the area surrounding the Project site is heavily urbanized and developed with freeway, school, residential, and light industrial uses. A geotechnical investigation was conducted to evaluate subsurface conditions and site seismic hazards and perform geotechnical engineering for the proposed Project. The evaluation included review of available geotechnical background information pertaining to the site; laboratory testing of the on -site soil materials; and a summary of findings, conclusions, and recommendations for the development of the proposed Project. The Geotechnical Report concluded that development of the Project, as proposed, is feasible and safe from a geotechnical standpoint, provided the site -specific recommendations are followed during design, construction, and maintenance of the Project. The Geotechnical Report provides site -specific seismic, geotechnical design, and construction recommendations based on the results of the subsurface evaluation and laboratory testing, geotechnical analysis, and a review of referenced geologic materials. Site -specific recommendations address the monopole foundation design, installation, and maintenance. These recommendations reference California Building Code (CBC) seismic design standards in place at the time of report preparation. The City of Diamond Bar has adopted the CBC (City Code Section 15.00.310), with amendments, which prescribes regulations for the erection, construction, enlargement, alteration, repair, improving, removal, conversion, demolition, occupancy, equipment, use, height, area and maintenance of all buildings and structures. The CBC includes standards related to soils and foundations, structural design, building materials, and structural testing and inspections to minimize hazards during a seismic event. The Project would be required to comply with the applicable regulations in the CBC, which would reduce potential impacts associated with strong seismic ground shaking, as well as the Geotechnical Report prepared for the Project site as it pertains to the proposed electronic billboard structure. The City of Diamond Bar Building and Safety Division would review Project plans for compliance with the CBC and City Code, as well as the Geotechnical Report's recommendations as part of the building permit and plan check process. Therefore, compliance with the City's established regulatory framework and standard engineering practices and design criteria, which would be verified through the City's development review process, would ensure potential impacts associated with strong seismic ground shaking at the Project site would be less than significant. Mitigation Measures: No mitigation measures are required. 3) Seismic -related ground failure, including liquefaction? Less Than Significant Impact. Liquefaction is a phenomenon where earthquake -induced ground vibrations increase the pore pressure in saturated, granular soils until it is equal to the confining, overburden pressure. Engineering research of soil liquefaction potential indicates that generally three basic factors must exist concurrently in order for liquefaction to occur. These factors include: • A source of ground shaking, such as an earthquake, capable of generating soil mass distortions. • A relatively loose silty and/or sandy soil. • A relatively shallow groundwater table (within approximately 50 feet below ground surface) or completely saturated soil conditions that will allow positive pore pressure generation. September 2025 Page 62 Page 103 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration The Project site is mapped by the California Geologic Survey as being within a zone of potentially liquefiable soils.' However, the liquefaction analysis conducted as part of the Geotechnical Report prepared for the Project site indicates that the soils underlying the Project site are not prone to liquefaction. Impacts associated with seismic -related ground failure due to liquefaction would be less than significant. Implementation of site -specific geotechnical recommendations and compliance with applicable building regulations, would further ensure that impacts related to seismic -related ground failure, including liquefaction, would be less than significant. Mitigation Measures: No mitigation measures are required. 4) Landslides? No Impact. Landslides are mass movements of the ground that include rock falls, relatively shallow slumping and sliding of soil, and deeper rotational or transitional movement of soil or rock. Geologic hazards associated with landslides are not anticipated, as the Project site is not located within an area identified by the California Geologic Survey as having potential for seismic slope instability.10 Additionally, the Geotechnical Report concludes that due to the relatively level nature of the Project site, the potential for seismically -induced landsliding is considered remote. As such, no impacts related to landslide would occur. Mitigation Measures: No mitigation measures are required. b) Result in substantial soil erosion or the loss of topsoil? Less Than Significant Impact. Although construction activities associated with the proposed Project could expose soils to potential short-term erosion by wind and water, the Project would be required to comply with water quality measures included in City Code Section 8.12.1610, City of Diamond Bar Storm Water Management and Discharge Control Ordinance, which include conditions and requirements established by the City related to the reduction or elimination of storm water runoff pollutants during construction and operational phases of the Project. The Project would also be required to comply with CBC (City Code Section 15.00.310), as amended, which prescribes regulations for the erection, construction, enlargement, alteration, repair, improving, removal, conversion, demolition, occupancy, equipment, use, height, area and maintenance of all buildings and structures. Following compliance with the established regulatory framework identified in the Diamond Bar Municipal Code regarding stormwater and runoff pollution control, potential impacts associated with soil erosion and the loss of topsoil would be less than significant. Mitigation Measures: No mitigation measures are required. ' California Department of Conservation, Geologic Hazards Data Viewer. Available at: https://maps.conservation.ca.gov/geologichazards/. Accessed June 10, 2025. io California Department of Conservation, California Geological Survey (CGS), Earthquake Zones of Required Investigation. Available at: https://maps.conservation.ca.gov/cgs/EQZApp/. Accessed June 10, 2025. September 2025 Page 63 Page 104 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on -or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? Less Than Significant Impact. Potential landslide, lateral spreading, soil stability, and liquefaction hazards are addressed above under the discussion and analysis of Thresholds a) and b). As discussed under Thresholds a) and b), with mandatory compliance with applicable requirements and standards of the CBC, impacts due to landslides and liquefaction would be less than significant and mitigation is not required. Additionally, the entirety of the Project site is fully developed and the likelihood of the Project to be subject to unstable soils is low. The billboard column is proposed to be secured to an assumed fix installed at a depth of approximately 31 feet below the adjacent site grade. Based on the foregoing analysis, and with mandatory compliance with the CBC requirements, impacts due to unstable soil conditions that could result in on- or off -site landslides, lateral spreading, subsidence, liquefaction, and collapse would be less than significant. Mitigation Measures: No mitigation measures are required. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less Than Significant Impact. Expansive soils are defined as soils possessing clay particles that react to moisture changes by shrinking (when dry) or swelling (when wet). As discussed in Response 4.7(a), the Project site is not mapped by the California Geological Survey (CGS) as being within a zone of potentially liquefiable soils. In addition, according to the Geotechnical Report, the results of the liquefaction analyses indicate that the soils underlying the Project site are not prone to liquefaction. Further, the Geotechnical Report states that the site's existing fill was encountered to a total depth of six inches. The existing fill consists of silty sand, which is gray -brown, slightly moist, dense, and contains some gravel. The underlying alluvial soils encountered consist of sand, silty sand, clayey sand, and sandy clay, which are brown, yellow -tan, moist to wet, dense and hard, and cemented. While the Geotechnical Report does not discuss expansive soils specifically, it did conclude that groundwater was encountered at a depth of 25.5 feet. As the Project site is considered to be grossly stable and would be required to comply with the established regulatory framework, standard engineering practices, and design criteria, including the CBC (or DBCC Section 15.00.310), Project implementation would not directly or indirectly increase risk to life or property due to the presence of expansive soils, and impacts would be less than significant. Mitigation Measures: No mitigation measures are required. e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? No Impact. The proposed Project is an electronic digital billboard and would not utilize septic tanks or alternative wastewater disposal systems, as it would not connect to any water or wastewater infrastructure. Accordingly, there would be no impact. Mitigation Measures: No mitigation measures are required. September 2025 Page 64 Page 105 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less Than Significant Impact with Mitigation Incorporated. The City's General Plan Resource Conservation Cultural and Historic Resources Policies includes Policy RC-P-47, Paleontological Resources, which establishes a procedure for the management of paleontological materials found on -site during a development. The Project site is not known to contain a unique paleontological resource or contain a unique geologic feature. Nevertheless, there is a possibility that a paleontological resource could be discovered during ground -disturbing activities. As such, compliance with City General Plan policies related to paleontological resources, as well as implementation of Mitigation Measure GEO-1, which includes procedures for discovery of paleontological resources, would ensure that potential impacts would be less than significant. Mitieation Measures: GEO-1: If evidence of subsurface paleontological resources is found during construction, excavation and other construction activity in that area shall cease and the construction contractor shall contact the City of Diamond Bar Community Development Director or designee. With direction from the Community Development Director, a paleontologist certified by the County of Los Angeles shall evaluate the find prior to resuming grading in the immediate vicinity of the find. If warranted, the paleontologist shall prepare and complete a standard Paleontological Resources Mitigation Program for the salvage and curation of the identified resources. September 2025 Page 65 Page 106 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.8 Greenhouse Gas Emissions Would the project. Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a. Generate greenhouse gas emissions, either directly or indirectly, that may have a X significant impact on the environment? b. Conflict with an applicable plan, policy or regulation adopted for the purpose of X reducing the emissions of greenhouse gases? GREENHOUSE GASES Various gases in the Earth's atmosphere, classified as atmospheric greenhouse gases (GHGs), play a critical role in determining the Earth's surface temperature. Solar radiation enters Earth's atmosphere from space, and a portion of the radiation is absorbed by the Earth's surface. The Earth emits this radiation back toward space, but the properties of the radiation change from high -frequency solar radiation to lower -frequency infrared radiation. Naturally occurring GHGs include water vapor (H20), carbon dioxide (CO2), methane (CH4), nitrous oxide (N20), and ozone (03). Several classes of halogenated substances that contain fluorine, chlorine, or bromine are also GHGs, but they are, for the most part, solely a product of industrial activities. Although the direct GHGs, including CO2, CH4, and N20, occur naturally in the atmosphere, human activities have changed their atmospheric concentrations. Greenhouse gases, which are transparent to solar radiation, are effective in absorbing infrared radiation. As a result, this radiation that otherwise would have escaped back into space is now retained, resulting in a warming of the atmosphere. This phenomenon is known as the greenhouse effect. Among the prominent GHGs contributing to the greenhouse effect are carbon dioxide (CO2), methane (CH4), ozone (03), water vapor, nitrous oxide (N20), and chlorofluorocarbons (CFCs). REGULATORY FRAMEWORK U.S. Environmental Protection Agency Endangerment Finding The U.S. Environmental Protection Agency's (EPA) authority to regulate GHG emissions stems from the U.S. Supreme Court decision in Massachusetts v. EPA (2007). The Supreme Court ruled that GHGs meet the definition of air pollutants under the existing FCAA and must be regulated if these gases could be reasonably anticipated to endanger public health or welfare. Responding to the Court's ruling, the EPA finalized an endangerment finding in December 2009. Based on scientific evidence it found that six GHGs (CO2, CH4, N20, hydrofluorocarbons [HFCs], perfluorocarbons [PFCs], and sulfur hexafluoride [SF6]) constitute a threat to public health and welfare. Thus, it is the Supreme Court's interpretation of the existing FCAA and EPA's assessment of the scientific evidence that form the basis for the EPA's regulatory actions. September 2025 Page 66 Page 107 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Senate Bill 32 In 2016, the California State Legislature adopted Senate Bill (SB) 32 and its companion bill AB 197, and both were signed by Governor Brown (Office of Governor Edmund G. Brown Jr., 2016). SB 32 and AB 197 amend California Health and Safety Code Division 25.5, establish a new GHG reduction target of 40 percent below 1990 levels by 2030, and include provisions to ensure the benefits of State climate policies reach into disadvantaged communities. Assembly Bill 1279 Assembly Bill (AB) 1279, passed in 2022, declares the State's objective to achieve net zero greenhouse gas emissions as soon as possible, but no later than 2045, and to achieve and maintain net negative greenhouse gas emissions thereafter. This is in addition to, and does not replace or supersede, Statewide greenhouse gas emissions reduction targets. Senate Bill 375 SB 375 (Stats. 2008, ch. 728) (SB 375) was built on AB 32 (California's 2006 climate change law). SB 375's core provision is a requirement for regional transportation agencies to develop a Sustainable Communities Strategy (SCS) in order to reduce GHG emissions from passenger vehicles. The SCS is one component of the existing Regional Transportation Plan (RTP). The SCS outlines the region's plan for combining transportation resources, such as roads and mass transit, with a realistic land use pattern, in order to meet a State target for reducing GHG emissions. The strategy must take into account the region's housing needs, transportation demands, and protection of resource and farmlands. Additionally, SB 375 modified the State's Housing Element Law to achieve consistency between the land use pattern outlined in the SCS and the Regional Housing Needs Assessment allocation. The legislation also substantially improved cities' and counties' accountability for carrying out their housing element plans. Finally, SB 375 amended CEQA (Pub. Resources Code, Section 21000 et seq.) to ease the environmental review of developments that help reduce the growth of GHG emissions. South Coast Air Quality Management District Threshold Development SCAQMD has established recommended significance thresholds for GHGs for local lead agency consideration ("SCAQMD draft local agency threshold"). SCAQMD has published a five -tiered draft GHG threshold which includes a 10,000-metric ton of COze per year for stationary/industrial sources and 3,000 metric tons (MT) of carbon dioxide equivalent (COze) per year significance threshold for residential/commercial projects. The current draft thresholds consist of the following tiered approach: (a) Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption under CEQA. (b) Tier 2 consists of determining whether or not the project is consistent with a greenhouse gas reduction plan. If a project is consistent with a qualifying local greenhouse gas reduction plan, it does not have significant greenhouse gas emissions. (c) Tier 3 consists of screening values that are intended to capture 90 percent of the GHG emissions from projects. If a project's emissions are under the screening thresholds, then the project is less than significant. SCAQMD has presented two options that lead agencies could choose for screening values. Option #1 sets the thresholds for residential projects September 2025 Page 67 Page 108 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration to 3,500 MTCO2e/year, commercial projects to 1,400 MTCO2e/year), and the mixed use to 3,000 MTCO2e/year. Option #2 sets a single numerical threshold for all non -industrial projects of 3,000 MTCO2e/year and 10,000 MTCO MTCO2e/year for industrial projects. Lead agencies are able to choose either option but must be consistent. A project's construction emissions are averaged over 30 years and are added to a project's operational emissions. If a project's emissions are under one of the following screening thresholds, then the project is less than significant: (d) Tier 4 has the following options: 1. Option 1: Reduce emissions from business as usual by a certain percentage; this percentage is currently undefined 2. Option 2: Early implementation of applicable AB 32 Scoping Plan measures 3. Option 3: Year 2020 target for service populations (SP), which includes residents and employees: 4.8 MTCO2e/SP/year for projects and 6.6 MTCO2e/SP/year for plans 4. Option 3, 2035 target: 3.0 MTCO2e/SP/year for projects and 4.1 MTCO2e/SP/year for plans (e) Tier 5 involves mitigation offsets to achieve target significance threshold. In December 2019, the City of Diamond Bar adopted its own local GHG reduction plan titled Diamond Bar Climate Action Plan 2040.11 Therefore, to determine whether the proposed Project's greenhouse gas emissions are significant, this analysis assesses how the Project aligns with the City's Climate Action Plan under Tier 2. However, since the Diamond Bar Climate Action Plan 2040 does not establish specific project level GHG thresholds, for purposes of analysis herein, the proposed Project would be considered to have a significant adverse impact on GHG emissions if it would generate GHG emissions that exceed the SCAQMD's proposed 3,000 MTCO2e per year screening threshold for all land use types (Tier 3). SCAG's Connect SoCal: Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) The Southern California Association of Governments (SCAG) is the metropolitan planning organization (MPO) for the region in which the City of Diamond Bar is located. In 2024, SCAG adopted Connect SoCal 2024 (also referred to as the Regional Transportation Plan/Sustainable Communities Strategy [RTP/SCS]), the 2024-2050 RTP/SCS, which is an update to the previous 2020-2045 RTP/SCS (Connect SoCal 2020). Connect SoCal 2024 carries forward policy direction established in Connect SoCal 2020, as well as more recent Regional Council actions that address emerging issues facing the region. Connect SoCal 2024 outlines a vision for a more resilient and equitable future, with investment, policies and strategies for achieving the region's shared goals through 2050. As with the previous RTP/SCS, Connect SoCal 2024 is a long-term plan for the southern California region that details investment in the transportation system and development in communities. SCAG worked closely with local jurisdictions to develop Connect SoCal 2024, which incorporates current demographics and anticipated future population, household, and employment growth patterns based, in part, upon local growth forecasts, projects and programs, and includes complementary regional policies and initiatives. Connect SoCal 2024 outlines a forecasted 11 City of Diamond Bar, 2019. Diamond Bar Climate Action Plan 2040. Available at: https://www.diamondbarca.gov/DocumentCenter/View/7071/Diamond-Bar-Climate-Action-Plan-2040pdf?bidld=. Accessed June 10, 2025. September 2025 Page 68 Page 109 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration development pattern that demonstrates how the region can sustainably accommodate needed housing. In addition, Connect SoCal is supported by a combination of transportation and land use strategies that outline how the region can achieve California's GHG-emission-reduction goals and federal Clean Air Act requirements. 2022 Scoping Plan Update In accordance with AB 32, the CARB developed the first Scoping Plan in 2008 to outline the State's strategy to achieve 1990 level emissions by year 2020. In May 2014, the CARB released and adopted the First Update to the Climate Change Scoping Plan to identify the next steps in reaching AB 32 goals and evaluate the progress that has been made between 2000 and 2012. A newer version of the Scoping Plan was then adopted by the CARB in December 2017 (entitled California's 2017 Climate Change Scoping Plan). Lastly, the most recent version of the Scoping Plan was adopted by the CARB in November 2022 (entitled Final 2022 Scoping Plan for Achieving Carbon Neutrality) (2022 Scoping Plan), which was designed consistent with the long-term GHG reduction targets embedded in AB 1279. Since adoption of the 2008 Scoping Plan and the subsequent updates in 2014, 2017, and 2022, State agencies have adopted programs identified in the plan, and the Legislature has passed additional legislation to achieve the GHG reduction targets. Statewide strategies to reduce GHG emissions include the Low Carbon Fuel Standard, California Appliance Energy Efficiency regulations, California Building Standards (e.g., CALGreen and the 2022 Building and Energy Efficiency Standards), zero carbon electricity by 2045, and changes in the corporate average fuel economy standards (e.g., Pavley I and California Advanced Clean Cars). a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less Than Significant Impact. Operational activities associated with the proposed Project would result in emissions of CO2, CH4, and N20 strictly from energy source emissions due to the Project's electricity demand and mobile source emissions as a result of billboard maintenance visits (six to eight times per year). Additionally, construction/installation activities would be minor and last approximately seven days. The CalEEMod model was utilized to estimate Project construction -related and operational emissions. Refer to Appendix B, Air Quality and Greenhouse Gas Emissions Modeling, for full detail. Estimated maximum construction -related GHG emissions associated with operation of the Project are summarized in Table 4.7-1, Maximum Construction -related GHG Emissions (Mitigated Average Metric Tons ear). These emissions include all worker vehicle, vendor vehicle, hauler vehicle, and off -road construction vehicle GHG emissions. For the purposes of this analysis, the construction schedule is estimated to occur in late 2025. The length of the construction schedule was provided by the Project applicant. It should be noted that this schedule is an approximation and may change over time. Table 4.7-1 Maximum Construction -related GHG Emissions (Metric Tons/year) :. • • • - 2025 --7 0 4.5 4.5 <0.1 <0.1 <0.1 4.5 Source: CalEEMod version 2022.1 Biogenic carbon dioxide = Bio-CO2; non-biogenic carbon dioxide = NBi0-0O2; total carbon dioxide = total CO2; nitrous oxide = and N20; refrigerant emissions = R; and carbon dioxide equivalent = COze. September 2025 Page 69 Page 110 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration As shown above in Table 4.7-1, construction emissions are approximately 4.5 MTCO2e. The SCAQMD recommends that construction GHG emissions are amortized over 30 years. Therefore, amortized construction emissions would be approximately 0.2 MTCO2e. Estimated operation -related GHG emissions associated with operation of the Project are summarized in Table 4.7-21 Maximum Operational GHG Emissions (Mitigated Average Metric Tons/year). For the purposes of this analysis, the first year of operation is estimated to occur in 2025. Operation -related emissions include the electricity required to power the billboard, as well as the up to approximately eight two-way vehicle trips per year associated with Project maintenance. Table 4.7-2 Maximum Operational GHG Emissions (Metric Tons/year) IF Year Bio-0O2 Y Total CO2 2025 1.7 11.9 13.7 0.2 <0.1 <0.1 18.4 Source: CalEEMod version 2022.1 Biogenic carbon dioxide = Bio-CO2; non-biogenic carbon dioxide = NBi0-0O2; total carbon dioxide = total CO2; nitrous oxide = and N20; refrigerant emissions = R; and carbon dioxide equivalent = CO2e. As shown in Table 4.7-2, maximum annual operational GHG emissions would be only 18.4 MTCO2e. SCAQMD recommends that a project's operational GHG emissions should be combined with a project's amortized construction emissions, to compare to the SCAQMD's interim threshold of 3,000 MTCO2e per year for GHGs individual projects. When combined with the amortized construction emissions, total GHG emissions would be approximately 18.6 MTCO2e. The SCAQMD maintains an interim threshold of 3,000 MTCO2e per year for GHGs individual projects, inclusive of both construction and operational activities. Overall, Project -related construction and operational GHG emissions (approximately 18.6 MTCO2e) would produce GHG emissions well below the SCAQMD's interim threshold of 3,000 MTCO2e per year. Therefore, the proposed Project would result in less than significant impacts related to GHG emissions. Mitigation Measures: No mitigation measures are required. b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? No Impact. As discussed in Threshold a) above, the Project would not generate GHG emissions above the SCAQMD draft screening level threshold of 3,000 MTCO2e per year that is utilized to evaluate the significance of a small non -industrial project's GHG emissions. Additionally, activities associated with the Project would be subject to all applicable federal, state, and regional requirements adopted for the purpose of reducing GHG emissions, including, but not limited to: CBSC Title 24 Energy Standards (also known as CALGreen); AB 1493; Executive Orders S-3-05 and B-30-15; AB 32; SB 1368; SB 97; SB 32 (2016); and the applicable policies of the City's General Plan that reduce GHG emissions. As such, the Project would be reviewed for consistency with the Diamond ear Climate Action Plan 2040, including Appendix C, Policy CR-P-56, which encourages dedicated parking and charging stations for electric vehicles. The proposed Project would use energy efficient LED lighting consistent with the Climate Action Plan's Appendix D project -level measures and would not deter EV-readiness for maintenance activities. Additionally, the Project would not conflict with the SCAG's adopted Connect September 2025 Page 70 Page 111 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration SoCal 2024, as well as the CARB's 2022 Scoping Plan. There are no other plans, policies, or regulations adopted for the purpose of reducing GHG emissions that are applicable to the Project area. Therefore, the Project would not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of GHGs, and there would be no impact in this regard. Mitigation Measures: No mitigation measures are required. September 2025 Page 71 Page 112 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.9 Hazards and Hazardous Materials Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Create a significant hazard to the public or the environment through the routine X transport, use, or disposal of hazardous materials? b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions X involving the release of hazardous materials into the environment? c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, X substances, or waste within one -quarter mile of an existing or proposed school? d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section X 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the X project result in a safety hazard or excessive noise for people residing or working in the project area? f. Impair implementation of or physically interfere with an adopted emergency X response plan or emergency evacuation plan? g. Expose people or structures, either directly or indirectly, to a significant risk of loss, X injury or death involving wildland fires? September 2025 Page 72 Page 113 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less Than Significant Impact. Implementation of the Project would result in the installation and operation of an electronic billboard. Once installed, the digital billboard would not involve routine on -site storage, mixing, or use of hazardous substances. Occasional maintenance would involve the handling of small quantities of materials (e.g., swapping LED modules or minor electrical components); however, LED parts are not hazardous and would be handled using normal trash disposal or a -waste procedures, as applicable. Since there would be no ongoing process associated with the Project that would routinely use or store hazardous materials, compliance with existing federal, State, and local regulations governing transport, handling, and disposal ensures potential hazards would be minimized to a less than significant level. Mitigation Measures: No mitigation measures are required. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Significant Impact. Installation of the proposed electronic billboard would occur over the course of five to seven days, utilizing standard construction equipment with small quantities of fuels and lubricants. Work would occur within an existing asphalt bus yard with limited ground disturbance (a drilled foundation and a shallow utility trench), which reduces exposure pathways. Contractors must store, handle, and clean up any spills in accordance with applicable regulations and standard BMPs. During operation, the electronic billboard does not use or emit hazardous materials; occasional maintenance is limited to swapping electrical/LED components, which are not considered hazardous and would be handled under routine solid -waste or a -waste procedures. Given the small quantities of materials involved, the brief construction period, and required compliance with federal, State, and local regulations, reasonably foreseeable upset or accident conditions would not create a significant hazard. Impacts would be less than significant. Mitigation Measures: No mitigation measures are required. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? Less Than Significant Impact. The Project site is located on property owned by WVUSD and houses administrative offices and parking lot and maintenance yard for WVUSD school buses. The Project site is adjacent to Walnut Elementary School (841 S. Lemon Avenue), which is located within one -quarter mile of the site. Additionally, Discovery World Montessori (801 South Brea Canyon Road) is located approximately 0.5 mile from the Project Site. Project installation activities would use limited construction equipment for a total of up to seven days. Installation and operation of the electronic billboard does not include the potential for hazardous emissions, nor would the handling of hazardous materials, substances or waste occur as part of the Project. Accordingly, the proposed Project has no potential to emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school. Impacts would be less than significant. Mitigation Measures: No mitigation measures are required. September 2025 Page 73 Page 114 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? No Impact. Implementation of the Project would result in the installation and operation of an electronic billboard. The site is not located on a hazardous materials site compiled pursuant to Government Code Section 65962.5.12 Therefore, there would be no impact. Mitigation Measures: No mitigation measures are required. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? No Impact. The nearest airport to the Project site is the Brackett Field Airport which is located approximately 7.6 miles northeast of the Project site. According to the General Plan EIR, the City is not located within the area of influence of any nearby airports, nor is the site within an airport land use plan. Accordingly, there would be no impact related to airports. Mitigation Measures: No mitigation measures are required. f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? No Impact. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. The Project would not include any full-time employees or result in increased traffic or activities at the site with the potential to interfere with an emergency response plan or emergency evacuation plan. Due to the inherently small-scale nature and location of the proposed electronic billboard Project, there would be no physical interference with an adopted emergency response plan or emergency evacuation plan. Additionally, all billboard installation activities would occur on -site, and no roadway closures would be required. There would be no impact. Mitigation Measures: No mitigation measures are required. g) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires? No Impact. The Project site consists of an existing asphalt -covered parking lot, and the area surrounding the Project site is urbanized and developed. According to the CAL FIRE Fire Hazard Severity Zone Map, the Project site is not located within a very high fire hazard severity zone (VHFHSZ), nor is the site within or "State Water Resources Control Board, GeoTracker. Available at: https://geotracker.waterboa rds.ca.gov/map/?CM D=runreport&mvaddress=880+s+lemon+ave%2C+diamond+bar. Accessed August 2025. September 2025 Page 74 Page 115 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration near a State Responsibility Area.13 The Project would be required to comply with all City and Los Angeles County Fire requirements for fire prevention and safety measures, including site access. Additionally, due to the inherently small-scale nature and location of the proposed electronic billboard within and surrounded by urban built-up land, the proposed Project would not expose people or structures to a significant risk of loss, injury or death involving wildland fires. There would be no impact. Mitigation Measures: No mitigation measures are required. 13 California Department of Forestry and Fire Protection (CalFire), FHSZ Viewer. Available at: https://osfm.fi re.ca.gov/what-we-do/community-wildfire-preparedness-and-mitigation/fire-hazard-severity-zones. Accessed June 5, 2025. September 2025 Page 75 Page 116 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.10 Hydrology and Water Quality Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Violate any water quality standards or waste discharge requirements or X otherwise substantially degrade surface or ground water quality? b. Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project X may impede sustainable groundwater management of the basin? c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a X stream or river or through the addition of impervious surfaces, in a manner which would: 1) Result in substantial erosion or siltation X on- or off -site? 2) Substantially increase the rate or amount of surface runoff in a manner X which would result in flooding on- or offsite? 3) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems X or provide substantial additional sources of polluted runoff? 4) Impede or redirect flood flows? X d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project X inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable X groundwater management plan? September 2025 Page 76 Page 117 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality? Less Than Significant Impact. Installation of the proposed Project would involve the drilling of an approximately 31-foot deep, 5-foot-wide borehole and the installation of the billboard's support superstructure. This process would be completed within one day. All excavated materials would be removed from the site by dump trucks. It is anticipated that approximately 32 cubic yards of soil would be exported, requiring about four truckloads. Once the post installation hole is ready, the column would be installed and concrete would be poured, completing the foundation -related ground disturbance. Excavated soil would not remain on -site and would immediately be transported to the nearest approved receiving landfills. Given the Project's minimal impact area and the fact that excavated soil would immediately be transported off -site, no substantial physical features associated with the construction of a digital billboard would lead to erosion or substantial contribution of polluted storm water runoff that would result in violation of any water quality standards or waste discharge requirements. Minimal on -site trenching would be required to connect electrical utilities, and all soil removed during this time would be returned back to its original location. Additionally, because the area is already paved under existing conditions, the long-term operation of the digital billboard would not substantially increase the quantity or rate of storm water runoff, nor would it substantially increase pollutant concentrations in storm water runoff from the site. Additionally, the Project would not produce wastewater discharge. Therefore, water quality impacts associated with installation and operation activities would be less than significant. Mitigation Measures: No mitigation measures are required. b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? No Impact. No structures that would require the use of water are being proposed as part of the Project. Furthermore, the site is currently completely paved over, and there would be no measurable increase in impervious surfaces associated with the Project that could interfere with groundwater recharge. No groundwater wells are located on the Project site. Therefore, implementation of the proposed Project would not deplete groundwater supplies. As part of the Geotechnical Report, a subsurface exploration was conducted on July 17, 2024, consisting of one boring to a depth of 51.5 feet excavated with the aid of a truck -mounted auger drilling machine. Groundwater was encountered at a boring depth of 25.5 feet. Because the drilled foundation is anticipated to extend to approximately 31 feet below grade, potential contact with groundwater during drilling could occur; therefore, procedures for managing any encountered groundwater are discussed under subsection (e), below. Upon review of historical documents, the Geotechnical Report found that the historically highest groundwater level below the subject site was on the order of 20 feet below existing site surface grade. The Geotechnical Report directs the foundation excavation to be at least 10 feet in depth below the existing surface grade; therefore, groundwater may be encountered during construction of the Project. If water is encountered during installation of the electronic billboard, the Geotechnical Report includes instructions to use a tremie to place concrete into the bottom of the hole. Under current conditions, the portion of the Project site where the billboard would be installed is on a portion of an existing parking lot. September 2025 Page 77 Page 118 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration In addition, installation and operation of the billboard would not involve any water consumption, and no net change in area -wide water consumption would occur as a result of Project implementation. Accordingly, there would be no impacts related to depletion of groundwater supplies or interference with groundwater recharge. Mitigation Measures: No mitigation measures are required. cJ Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: 1) Result in substantial erosion or siltation on- or off -site? Less Than Significant Impact. Implementation of the Project would result in the installation and operation of an electronic billboard. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. Ground disturbance would be limited, and runoff would continue to be conveyed to the existing drainage course. As part of the Project, two pine trees along S. Lemon Avenue would be removed, and in their place, two 24-inch box Crape Myrtle trees would be planted. These conditions would not result in substantial erosion or siltation on- or off - site. Impacts would be less than significant. Mitigation Measures: No mitigation measures are required. 2) Substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite? Less Than Significant Impact. The Project does not add measurable impervious area, as it would consist of installation of a monopole foundation on an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. Ground disturbance would be limited, and runoff would continue to be conveyed to the existing drainage course. Therefore, the rate or amount of runoff would not increase to a level that would cause flooding on- or off -site. Impacts would be less than significant. Mitigation Measures: No mitigation measures are required. 3) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Less Than Significant Impact. Since the Project's runoff would continue to be conveyed to the existing drainage course and the impervious area would not meaningfully change, the Project would not exceed storm drain capacity. Operation of a digital billboard does not introduce new process water or substantial pollutant sources. The City of Diamond Bar's Public Works review of the site's drainage documentation would confirm continued compliance with existing capacity and design standards. Impacts would be less than significant. Mitigation Measures: No mitigation measures are required. September 2025 Page 78 Page 119 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4) Impede or redirect flood flows? Less Than Significant Impact. There is no stream or river on or near the Project site. The foundation of the proposed electronic billboard would not alter the site's existing hydrology, and no on -site drainage would be conveyed to adjacent parcels, unless that is the natural drainage course. As such, the project would not impede or redirect flood flows. Impacts would be less than significant. Mitigation Measures: No mitigation measures are required. d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? No Impact. Tsunamis are sea waves that are generated in response to large -magnitude earthquakes, which can result in coastal flooding; however, at its closest point, the Pacific Ocean is over 23 miles away. Seiches are the oscillation of large bodies of standing water, such as lakes, which can occur in response to ground shaking; however, the closest water body is Puddingstone Reservoir, which is over six miles away. As such, the Project site is not located within a flood hazard, tsunami, or seiche zone. 14, 15 Therefore, no impacts associated with risk of pollutants due to project inundation would occur. Mitigation Measures: No mitigation measures are required. e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Less Than Significant Impact. The Geotechnical Report concludes that groundwater was encountered at a depth of 25.5 feet below the Project site. Upon review of historical documents, the Geotechnical Report found that the historically highest groundwater level below the Project site was on the order of 20 feet below existing site surface grade. The Foundation Engineering Investigation directs the foundation excavation to be at least 10 feet in depth below the existing surface grade; therefore, groundwater may be encountered during installation of the electronic billboard. The applicable water quality control plan is the Water Quality Control Plan for the Los Angeles Region (Region 4) Basin Plan, which designates beneficial uses, sets water quality objectives for surface and ground waters, and includes implementation programs. The proposed electronic billboard construction would comply with Basin Plan provisions and any required Regional Water Board approvals. If water is encountered during installation of the proposed electronic billboard, the Geotechnical Report recommends the use of a tremie to place concrete into the bottom of the hole. This would avoid any conflict with the Basin Plan. Additionally, the Project does not propose the installation of any wells and would not otherwise interfere with the implementation of any adopted water quality control plan or a sustainable groundwater 14 Federal Emergency Management Agency (FEMA), Flood Map Service Center: Search by Address. Available at: https://msc.fema.gov/portal/search?AddressQuery. Accessed June 11, 2025. " California Department of Conservation, California Tsunami Maps and Data, Available at: https://www.conservation.ca.gov/cgs/tsunami/maps. Accessed June 11, 2025. September 2025 Page 79 Page 120 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration management plan. The Project site overlies the adjudicated Puente Groundwater Basin.16 Under California Water Code Section 10720.8, adjudicated basins are not subject to the Sustainable Groundwater Management Act (SGMA) requirement to prepare a Groundwater Sustainability Plan (GSP) and are administered by a court -appointed Watermaster, who must submit annual reports to the California Department of Water Resources (DWR) pursuant to Section 10720.8(f). Since the Project does not involve groundwater extraction, recharge, or an installation of a new well, there is no applicable GSP to conflict with, and the Project would not obstruct Watermaster administration of the basin. Due to limited scope of ground disturbance, brief period of construction, and adherence to the Geotechnical Report recommendations and applicable existing regulations, the Project would not conflict with or obstruct implementation of any water quality control or groundwater management plan. Impacts would be less than significant. Mitigation Measures: No mitigation measures are required. 16 Walnut Vally Water District, 2021. Urban Water Management Plan, Figure 4- Puente Basin Location. Available at: https://wa I n utva I leywater.gov/wp-content/uploads/2023/03/FINAL-Wa I n ut-Va I ley-Water-District-2020- UWMP.pdf. Accessed August 1, 2025. September 2025 Page 80 Page 121 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.11 Land Use and Planning Would the project. Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a. Physically divide an established X community? b. Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the X purpose of avoiding or mitigating an environmental effect? a) Physically divide an established community? No Impact. The Project site is zoned Light Industry (1). The Light Industry zoning designation is applied to areas appropriate for light industrial/manufacturing uses including research and development, office - based industrial uses in an "industrial park" setting, business support services, and commercial uses requiring larger sites than are available in the commercial zoning districts. Implementation of the Project would result in the construction and operation of a digital billboard. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. The proposed Project would not physically divide or separate the residential neighborhood within the surrounding area, as there are no residential uses within the Project improvement area Thus, no impact would occur in this regard. Mitigation Measures: No mitigation measures are required. b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Significant Impact. The land use plans, policies, and regulations applicable to the proposed Project include the City's General Plan and the City's Zoning Code/Municipal Code. Each of these plans, policies, and regulations is discussed below. Analysis of Consistency with the City of Diamond Bar General Plan The Project site has a General Plan land use designation of School (S). The School land use designation is intended for school facilities. The Project site is located on property owned by WVUSD and houses administrative offices and parking lot and maintenance yard for WVUSD school buses. The Project improvement area is adjacent to Walnut Elementary School (841 S. Lemon Avenue), which is located within one -quarter mile of the site. No schools or students are present at the Project site. No General Plan land use amendment is proposed. Implementation of the Project would result in the installation and operation of the proposed electronic billboard. The proposed digital billboard use would not conflict with General Plan land use and zoning for the Project site. The Project would be consistent with City's General Plan Land Use and Economic Development Element policies that avoid or mitigate environmental effects, including Policy LU-P-1, which calls for sensitive transitions to minimize impacts on adjacent, less intensive September 2025 Page 81 Page 122 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration uses, and Policies LU-P-4 through LU-P-6, which require mitigation of land use and circulation effects and the provision of adequate public services and fair -share improvements. The proposed electronic billboard's siting within an existing asphalt -covered parking lot, static LED display with automatic dimming, and negligible traffic demand would not interfere with these policies. In addition, the Project would comply with Policy LU-P-34 by evaluating and avoiding noise and air quality effects associated with proximity to SR-60, including use of lighting controls to prevent glare. Analysis of Consistency with the City of Diamond Bar Development Code The Project site is zoned Light Industry (1). The Light Industry zoning designation is applied to areas appropriate for light industrial/manufacturing uses including research and development, office -based industrial uses in an "industrial park" setting, business support services, and commercial uses requiring larger sites than are available in the commercial zoning districts. Implementation of the Project would result in the installation and operation of an electronic billboard. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. Development Code Amendment The City of Diamond Bar will require adoption of a Development Code Amendment to allow the Project to operate subject to a conditional use permit. The Development Code (Title 22 of the Diamond Bar City Code) would be amended to modify the following sections: Section 22.10.30 — Commercial/Industrial District Land Uses and Permit Requirements; Section 22.36.080 — Prohibited Signs; Section 22.36.120 — Standards for Specific Types of Signs; and Section 22.80.020 — Definitions of Specialized Terms and Phrases. Upon adoption, the proposed Project would be required to comply with the standards established in the amended Development Code. The following sets forth the proposed revisions to each affected section of the Development Code: Section 22.10.30 — Commercial/Industrial District Land Uses and Permit Requirements, would be amended to permit "billboards" as a conditionally permitted use in the City's I (Light Industry) zones. Section 22.36.080 —Prohibited Signs, would be amended to allow off -site signs, as specified. Section 22.36.120 — Standards for Specific Types of Signs, would add a new subsection for billboards, as follows: Billboards. Billboards may be permitted by conditional use permit and a development agreement on properties located within the I zone, subject to the following limitations: (1) No billboard shall be located more than 400 feet from the edge of a freeway right-of-way, measured from the nearest point of the sign structure to the nearest point of the right-of-way boundary. (2) No billboard shall be located within 800 feet of any existing billboard, regardless of whether the proposed billboard is static or digital. In addition, no digital billboard shall be located within 2,000 feet of any existing digital billboard. Distance shall be measured in a straight line between the bases of the respective billboard structures. September 2025 Page 82 Page 123 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration (3) No billboard shall be located within 400 feet of any parcel that is zoned or used for residential purposes. Distance shall be measured in a straight line from the closest point of the residentially - zoned or residentially -used parcel boundary to the base of the proposed billboard. (4) The maximum height of a billboard shall not exceed 75 feet, measured as the vertical distance from the highest point of the sign structure to the finished surface elevation at the edge of the nearest freeway travel lane. This measurement shall be taken along a line drawn perpendicularly from the base of the sign structure to the tangent of the nearest freeway lane. A decorative or architectural element may extend up to 10 feet above the maximum height, provided it does not contain any additional display area or advertising content. (5) The maximum area of any individual sign face shall not exceed 672 square feet. Each sign face shall be limited to a maximum length of 48 feet and a maximum height of 14 feet. No billboard shall contain more than one sign face per direction of travel, and vertical stacking of sign faces on the same side of a structure is prohibited. (6) Architectural features such as framing, decorative borders, or structural shrouds that do not contain any advertising content shall be permitted above, below, or around the sign face and shall not count toward the maximum allowable sign area, provided they are designed as integral components of the sign structure and do not function as additional sign faces. (7) No billboard shall contain more than two sign faces. Where two sign faces are configured in a V- shaped or angled arrangement, the angle between the faces shall not exceed 45 degrees as measured between the planes of the two sign faces. (8) All illuminated billboards shall be equipped with automatic light -sensing technology to adjust brightness in response to ambient lighting conditions. Maximum luminance shall not exceed 0.3 foot-candles above ambient levels, measured at a distance of 250 feet perpendicular to the center of the sign face. All luminance measurements shall be verified at a horizontal distance of 250 feet perpendicular to the sign face. A photometric analysis shall be submitted with the permit application and shall include certification by a qualified lighting professional or electrical engineer confirming compliance with these standards. All illumination shall be directed to avoid light spillover onto adjacent properties, roadways, or into the night sky. Sign lighting shall not cause glare or impair visibility for motorists, and shall remain static, without flashing, strobing, or rapidly changing brightness. (9) Digital billboards shall display static images only. Each image shall remain on the screen for a minimum duration of eight (8) seconds. Transitions between images shall be instantaneous, without any motion, animation, flashing, or other visual effects. Section 22.80.020 — Definitions of specialized terms and phrases, would add a new definition of billboards, as follows: (10) Billboard. A freestanding sign structure that is designed and used to display off -site advertising copy, including commercial and non-commercial messages that direct attention to a business, product, service, activity, event, or location not located on the same premises as the sign. A billboard may display either static billboard or digital billboard, as defined below. Billboards do September 2025 Page 83 Page 124 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration not include on -site business identification signs, civic information signs, or temporary political signs. a. Digital Billboard. A billboard that displays off -site advertising copy using electronic changeable copy technology, such as light -emitting diodes (LEDs) or similar digital display methods. The content may change remotely and at programmed intervals but shall comply with limitations on message duration and visual effects as set forth in this Title. b. Static Billboard. A billboard that displays a fixed image or message, typically through printed or painted panels. The copy does not change electronically and remains static until physically replaced. Upon approval of the Development Code Amendment, the Project would not conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect; therefore, impacts would be less than significant. Mitigation Measures: No mitigation measures are required. September 2025 Page 84 Page 125 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.12 Mineral Resources Would the project. Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a. Result in the loss of availability of a known mineral resource that would be of value to X the region and the residents of the state? b. Result in the loss of availability of a locally - important mineral resource recovery site delineated on a local general plan, specific X plan or other land use plan? a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? No Impact. According to the City's General Plan EIR, there are no mineral resources identified within the City, including the Project site.17 Implementation of the Project would result in the installation and operation of an electronic billboard. The southwestern portion of the Project site, where the proposed Project would be installed, consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles. The Project site does not include any known mineral resources. No impact would occur. Mitigation Measures: No mitigation measures are required. b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact. The Project site is not designated as a locally important mineral resource recovery area in the City's General Plan, any specific plan, or other adopted land use plan. Therefore, the proposed Project would not result in the loss of availability of a designated local mineral resource site. No impact would occur. Mitigation Measures: No mitigation measures are required. 17 City of Diamond Bar, September 2019. Diamond Bar EIR 2040 Public Review Draft. September 2025 Page 85 Page 126 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.13 Noise Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of X standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b. Generation of excessive groundborne X vibration or groundborne noise levels? c. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or X public use airport, would the project expose people residing or working in the project area to excessive noise levels? Existing Noise Conditions Existing Study Area Ambient Noise Conditions Implementation of the Project would result in the construction and operation of a digital billboard. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. Accordingly, the background ambient noise levels within the vicinity of the Project site are dominated by transportation -related noise associated with the operation of school buses on the site and the surrounding roadway network, which includes noise from automobile and light/heavy truck activities along SR 60, which is immediately adjacent to the Project improvement area. Existing Groundborne Vibration Based on the operational characteristics of the uses on the site under current conditions, there are no sources of substantial groundborne vibration generated on the Project site. With the exception of groundborne vibration generated by school bus operation on the site and roadway vehicle traffic along SR 60 and adjacent roadways, no sources of substantial groundborne vibration occur in the Project site's vicinity. Airport Noise and Vibration The nearest airport to the Project site is the Brackett Field Airport which is located approximately 7.6 miles northeast of the Project site. According to the General Plan EIR, the City is not located within the area of influence of any of the nearby airports. September 2025 Page 86 Page 127 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less Than Sienificant Impact. Construction -Related Noise Impacts According to Development Code Section 22.28.120, construction activities are limited to the hours of 7:00 a.m. to 7:00 p.m., Monday to Saturday. No numerical noise threshold is established by the Development Code pertaining to construction noise levels within the I zoning district. Therefore, the Project's mandatory compliance with the permitted construction hours established by the City's Municipal Code would ensure that noise generated by the installation of the electronic billboard would not exceed applicable standards. Construction noise would be primarily related to operation of the drill rig to dig the hole for installation of the steel superstructure, and the crane which would lift the superstructure into place. These activities would take place on an intermittent basis over the course of five to seven days. Furthermore, the nearest noise sensitive uses (school and residential uses) would be over 500 feet away. Noise associated with the use of a drill rig and crane were calculated using the Federal Highway Administration's Roadway Construction Noise Model would result in noise exposure levels of 59 dBA Leq at the nearest noise sensitive use. Noise levels associated with the construction of the Project would result in noise levels of less than the 80 dBA Leq noise threshold recommended by the Federal Transit Administration. Refer to Appendix F for detail. Since the Project's construction -related noise would be below the FTA's noise threshold, Project related construction is not substantial and impacts related to noise generated from construction/installation of the Project would be less than significant. The construction noise modeling is shown in Appendix F, Noise Modeling, of this MND. Operation -Related Noise Impacts Operation of the Project would not result in any noise, as the proposed electronic billboard does not include any components which would create noise. The billboard is silent and does not have any speakers or sound generating activities. Regarding Project -related operational activities, noise level standards applicable to the Project include those provided in the Noise Element of the City of Diamond Bar General Plan and the Diamond Bar Development Code, as described below. City of Diamond Bar General Plan Public Safety Element The City of Diamond Bar General Plan Public Safety Element identifies noise -sensitive land uses and noise sources and defines areas of noise impact for the purpose of developing policies to ensure that Diamond Bar residents are protected from excessive noise intrusion. Noise sensitive receptors are defined as land uses associated with indoor and/or outdoor activities where the presence of unwanted sound could adversely affect the use of the land. Examples of noise -sensitive receptors include residential areas, senior and childcare facilities, schools, hospitals, religious facilities, parks, libraries, wildlife habitat, and open space. Sensitive receptors located near the Project site include Walnut Elementary School to the north of the Project site, single-family residences located to the east across Glenwick Avenue and to the south across SR 60. Operation of the Project is not anticipated to emit any audible noise except for very minor noise from periodic maintenance activity that would be overshadowed by vehicular noise on adjacent the September 2025 Page 87 Page 128 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration SR 60 freeway. Accordingly, the Project would result in less -than -significant impacts with respect to the noise standards established by the City of Diamond Bar General Plan Public Safety Element. Development Code The City of Diamond Bar Development Code Section 22.28.080, Exterior Noise Standards, establishes noise limits that apply to all zones within the City. Table 4.13-1, Municipal Code Exterior Noise Standards, provides base exterior noise standards applicable to the Project site and properties surrounding the Project site. Table 4.13-1 Exterior Noise Standards Designated Noise Zone Land Exterior Noise (ReceptorNoise Zone Use .. nterval .: I Noise -sensitive area Anytime 45 II Residential properties 10:00 p.m. to 7:00 a.m. (nighttime) 45 7:00 a.m. to 10:00 p.m. (daytime) 50 III Commercial properties 10:00 p.m. to 7:00 a.m. (nighttime) 55 7:00 am. to 10:00 p.m. (daytime) 60 IV Industrial properties Anytime 70 Source: City of Diamond Bar Development Code Section 22.28.080, Table 3-9. The operational activities associated with the proposed electronic billboard would not emit any audible noise except for very minor noise from periodic maintenance activity that would be overshadowed by vehicular noise on the adjacent SR 60 freeway. The operational activities associated with the proposed electronic billboard would not be anticipated to generate any substantial increases in noise levels to the area that would result in exceedance of the base exterior noise level standards shown in Table 4.13-1. Accordingly, the Project would result in less than significant impacts with respect to Municipal Code standards applicable to operational noise, and no mitigation is required. The only potential sources of substantial temporary or periodic increases in noise levels are temporary and intermittent noise associated with the installation of the Project from the operation of heavy equipment for a period of five to seven days. Construction activity would be restricted to the permissible daytime hours permitted by the City's Development Code (7:00 a.m. to 7:00 p.m., Monday through Saturday) over the course of the Project's construction schedule (less than a week). Compliance with the City's Municipal Code noise standards would ensure that Project construction activities would be less than significant. Further, construction noise would likely be overshadowed by vehicular noise levels from the adjacent SR 60 freeway. Operation of the proposed electronic billboard would not generate increases in ambient noise levels in the Project vicinity. Based on the foregoing analysis, the Project would not result in the exposure of persons to or generation of noise levels in excess of standards established in the City's General Plan, the Municipal Code noise ordinance, or the applicable standards of other agencies. As such, impacts would be less than significant. Mitigation Measures: No mitigation measures are required. September 2025 Page 88 Page 129 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration b) Generation of excessive groundborne vibration or groundborne noise levels? Less Than Significant Impact. Groundborne vibration is an oscillatory motion which can be described in terms of displacement, velocity, or acceleration. It is expected that groundborne vibration from Project installation activities would cause intermittent, localized intrusion through the operation of heavy construction equipment and trucks. Potential vibration from construction equipment would only occur during permissible construction hours as permitted by the City's Development Code. Any exposure by nearby sensitive receptors to nominal vibration would be temporary, if it would be perceptible at all. Truck vibration levels are dependent on vehicle characteristics, load, speed, and pavement conditions. Construction -related vibration dissipates substantially with distance and distances beyond 50 feet are imperceptible to offsite uses. Since the nearest building is approximately 200 feet away, vibration levels at the nearest building is estimated to be 0.004 peak particle velocity (ppv), which is below the annoyance threshold of 0.1 ppv and the building damage threshold of 0.3 ppv for concrete buildings. Refer to Appendix F, Noise Modeling, for detail. Additionally, truck deliveries (if necessary) to the Project site may nominally increase vibration levels in the area; however, truck deliveries would only occur during permissible construction hours as permitted by the City's Development Code and would be most indiscernible from vehicles traveling on the adjacent SR 60 freeway. Furthermore, there would be no sources of perceptible vibration associated with Project's operation. Based on this analysis, vibration levels associated with installation and operation of the Project would be less than significant. Vibration calculations are shown in Appendix F, Noise Modeling, of this MND. Mitigation Measures: No mitigation measures are required. c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact. The nearest airport to the Project site is the Brackett Field Airport which is located approximately 7.6 miles northeast of the Project site. According to the General Plan EIR, the City is not located within the area of influence of any of the nearby airports. Accordingly, the Project would not expose people residing or working in the Project area to excessive noise levels in relation to airports. Furthermore, there are no private airstrips within the Project vicinity. Accordingly, the proposed Project would not expose people residing or working in the Project area to excessive noise levels related to airports. No impact would occur. Mitigation Measures: No mitigation measures are required. September 2025 Page 89 Page 130 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.14 Population and Housing Would the project. Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a. Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and X businesses) or indirectly (for example, through extension of roads or other infrastructure)? b. Displace substantial numbers of existing people or housing, necessitating the X construction of replacement housing elsewhere? a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? No Impact. The proposed Project consists of the installation and operation of an electronic billboard. Generally, residential uses or larger commercial uses have the potential to generate population growth; however, the proposed Project does not include any such uses. Electronic billboards are typical of and complementary to commercial freeway uses and have no potential to induce substantial population growth in the area, either directly or indirectly. Electric utility improvements required by the Project would solely serve the digital billboard's energy demand and would not directly or indirectly induce population growth to the area. No impact would occur. Mitigation Measures: No mitigation measures are required. b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? No Impact. Under existing conditions, the Project site does not contain any residential structures. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. Therefore, there is no potential for the Project to displace substantial numbers of people. No impact would occur. Mitigation Measures: No mitigation measures are required. September 2025 Page 90 Page 131 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.15 Public Services Less Than Potentially Significant Less Than No Would the project: Significant with Significant Impact Impact Mitigation Impact Incorporated a. Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: 1) Fire protection? X 2) Police protection? X 3) Schools? X 4) Parks? X 5) Other public facilities? X a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: 1) Fire protection? No Impact. Generally, residential uses or larger commercial uses have the potential to generate population growth, which would result in an increase in demand on public services, such as fire protection or emergency services. There are no such uses associated with the proposed Project. Therefore, the proposed Project would not generate additional demand for fire protection or emergency services and would not require the construction or expansion of fire protection services. The proposed Project consists of the installation and operation of an electronic billboard. Fire prevention and access requirements (e.g., plan review for electrical and structural work) would be addressed through standard building and fire code compliance. The Project would be required to comply with City Code Title 16, Fire Safety, which adopts by reference Los Angeles County Fire Code (Title 32), and incorporates the California Fire Code. Los Angeles County Fire Code Section 503 establishes the requirements for fire apparatus access roads and hydrant locations and distribution. The Project would also be required to comply with the requirements of City Code Title 15, Building and Construction Safety, which adopts by reference the California Building Code, including Division 6, Electrical Code, which adopts the California Electrical Code and its requirements. The Project would also be required to comply with the requirements of City Code September 2025 Page 91 Page 132 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Title 22.48, Development Review, which specifies the City's application and approval process for development projects. The City's development review process would ensure that the Project's site design, configuration, access and egress, and public health and safety considerations are taken into account prior to Project approval. No new or expanded fire facilities would be required. No impact would occur. Mitigation Measures: No mitigation measures are required. 2) Police Protection? No Impact. The Project does not introduce residents or high -intensity commercial activity that would increase calls for police protection services. Routine operation of the proposed Project involves static digital display and occasional maintenance only. No new or expanded police facilities would be needed. No impact would occur. Mitigation Measures: No mitigation measures are required. 3) Schools? No Impact. The Project does not include any residential uses and would not generate student population. The proposed Project consists of the installation and operation of an electronic billboard. No new or expanded school facilities would be required. No impact would occur. Mitigation Measures: No mitigation measures are required. 4) Parks? No Impact. The Project would not induce population growth that could result in increased or new park demand. No new or expanded park facilities would be required. No impact would occur. Mitigation Measures: No mitigation measures are required. 5) Other public facilities No Impact. The Project would not increase demand on libraries, community centers, or other public facilities. Occasional maintenance would generate negligible service needs that existing City services can accommodate. No impact would occur. Mitigation Measures: No mitigation measures are required. September 2025 Page 92 Page 133 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.16 Recreation Would the project. Potentially Significant Impact Less Than Significant with Mitigation Incorporated Less Than Significant Impact No Impact a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that X substantial physical deterioration of the facility would occur or be accelerated? b. Does the project include recreational facilities or require the construction or expansion of recreational facilities which X might have an adverse physical effect on the environment? a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? No Impact. Refer to Response 4.15(a)(4). The Project would not increase the use of existing neighborhood regional parks or recreational facilities, as no population generating uses are proposed as part of the Project, and, as such, there would be no impact. Mitiization Measures: No mitigation measures are required. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? No Impact. Refer to Response 4.15(a)(4). The development of recreational facilities is not proposed as part of the Project, and, as such, there would be no impact. Mitigation Measures: No mitigation measures are required. September 2025 Page 93 Page 134 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.17 Transportation Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Conflict with a program plan, ordinance or policy addressing the circulation system, X including transit, roadway, bicycle and pedestrian facilities? b. Would the project conflict or be inconsistent with CEQA Guidelines section X 15064.3, subdivision (b)? c. Substantially increase hazards due to a geometric design feature (e.g., sharp curves X or dangerous intersections) or incompatible uses (e.g., farm equipment)? d. Result in inadequate emergency access? X a) Conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? No Impact. Temporary traffic impacts would be restricted within the window of the Project's construction schedule (less than a week) and between the permissible construction activity hours (7:00 a.m. to 7:00 p.m., Monday through Saturday) permitted by City of Diamond Bar Development Code Section 22.28.120. Due to the small scale of the proposed Project, primarily consisting of the installation of an electronic billboard over a period of several days, a substantial quantity of car trips and truck hauls to the site would not occur. There would be a total of four truckloads of dirt associated with installation of the billboard. Additionally, the Project Applicant estimates a small number of construction crew members would be required at the site each day throughout for Project installation, which would not generate a substantial quantity of trips during construction hours. Project operation is not anticipated to generate any additional trips to the Project site, with the exception of six to eight trips per year in order to perform on -site maintenance of the electronic billboard. The proposed electronic billboard would be installed within a private parking lot on property owned by WVUSD at 880 S. Lemon Avenue (APN 8760-015-901). The City's General Plan Circulation Element classifies S. Lemon Avenue as a major arterial, and the closest designated bicycle lanes are the Class II Bicycles Lanes along Golden Springs Drive and Brea Canyon Road, south of SR 60. The portion of S. Lemon Avenue fronting the Project site is identified as a proposed future Class IV separated bikeway. Following the construction activities described above, including limited tree removal and landscaping, ongoing operation would occur entirely within private property and would not modify, encroach upon, or require closures of the public roadway, sidewalks, or bicycle facilities; therefore, operation of the Project would not conflict with an applicable plan, ordinance or policy related to the circulation system, and no impact would occur. Mitigation Measures: No mitigation measures are required. September 2025 Page 94 Page 135 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration b) Would the project conflict or be inconsistent with CEQA Guidelines section 15064.3, subdivision (b)? No Impact. As discussed under Threshold a), trips generated by construction and operation of the Project would be nominal, and implementation of the Project would not generate trips that would conflict or be inconsistent with CEQA Guidelines section 15064.31 subdivision (b). Therefore, no impact would occur. Mitigation Measures: No mitigation measures are required. c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less than Significant Impact. Installation and operation of the proposed Project would not require the construction of new roadways, and the existing configuration of the roadways within the vicinity of the Project site would remain unchanged; therefore, impacts related to sharp curves, or dangerous intersections would not occur. Implementation of the Project would not change the existing ingress/egress into the existing WVUSD site and would not affect existing driveways or access paths to the Project improvement area. Implementation of the Project would be required to comply with the State Outdoor Advertising Act (2014) and the Federal Highway Beautification Act (1965). The Outdoor Advertising Act contains a number of provisions related to the construction and operation of digital and static signs adjacent to roadways which are intended to prevent the creation of unsafe driving conditions along the adjacent roadways as a result of the presence of such signs. These provisions include, but are not limited to, the following: • The placing of any light source "...of any color of such brilliance as to impair the vision of drivers upon the highway" is prohibited (Caltrans, 2014, § 21466.5); • The sign must be constructed to withstand a wind pressure of 20 pounds per square feet of exposed surface; • No sign shall display any statements or words of an obscene, indecent, or immoral character; • No sign shall display flashing, intermittent, or moving light or lights; and • Message center signs may not include any illumination or message change that is in motion or appears to be in motion or that change or expose a message for less than four seconds. No message center sign may be located within 500 feet of an existing billboard or 1,000 feet of another message center display, on the same side of the highway. (Caltrans, 2014, § 5401 - § 5405). The proposed electronic billboard would operate in compliance with the requirements of the Outdoor Advertising Act, as it would not be installed in a manner that could impair the vision of drivers upon the highway. The electronic billboard's luminance would be automatically controlled with light -sensing technology to adjust brightness in response to ambient lighting conditions. Messaging would not include any prohibited characteristics and would not display any moving messages, and transitions between images would be instantaneous, without any motion, animation, flashing, or other visual effects. The message would appear on the billboard for a duration of at least eight seconds. The proposed billboard would not be located within 800 feet if any existing static billboard or within 2,000 feet of any existing digital billboard. September 2025 Page 95 Page 136 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration The Federal Highway Beautification Act governs advertising signage located along the interstate highway system, such as SR 60. The Federal Highway Beautification Act requires advertising signage be erected only in commercial or industrial zones and adhere to the following restrictions: • No signs shall imitate or resemble any official traffic sign, signal or device, nor shall signs obstruct or interfere with official signs; Signs located on the same side of the freeway must be separated by at least 500 feet; and, Signs shall not include flashing, intermittent or moving lights, and shall not emit light that may obstruct or impair the vision of any driver. As discussed above, the proposed electronic billboard would be designed in a manner that would comply with the requirements of the Federal Highway Beautification Act. Mandatory compliance with federal and State regulations would ensure that the Project would not increase hazards due to a design feature. Additionally, the Project site is designated as "School" by the City's General Plan, and it is zoned as Light Industry (1). The installation of an electronic billboard adjacent to a freeway (SR 60) is a use that is typically seen within urbanized areas adjacent to freeways and would not conflict with future or existing large- scale development. Considering the foregoing analysis and regulatory requirements, Project impacts would be less than significant, and no mitigation is required. Mitigation Measures: No mitigation measures are required. d) Result in inadequate emergency access? No Impact. Under existing conditions, adequate emergency access is provided within the vicinity of the Project site. Project -related installation and operation would not obstruct existing roadways and would not alter the existing roadway system. No component of the Project would require the temporary or permanent closure of a roadway. Accordingly, the Project would not result in inadequate emergency access, and there would be no impact. Mitigation Measures: No mitigation measures are required. September 2025 Page 96 Page 137 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.18 Tribal Cultural Resources Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: 1) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of X historical resources as defined in Public Resources Code section 5020.1(k), or 2) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria X set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. The analysis in this section is based, in part, on the Cultural Resources Technical Report, Walnut Valley Unified School District Electronic Billboard Project, City of Diamond Bar, Los Angeles County, California, prepared in July 2025, by South Environmental. It is included as Appendix C, Cultural Resources Report. As discussed above in Section 4.5, Cultural Resources, a cultural resources technical report was prepared for the proposed Project, which included the results of a CHRIS records search of the Project site and a 0.5-mile radius, a NAHC SLF search, and archival research. This study was completed in compliance with CEQA and all applicable City of Diamond Bar codes, ordinances, and plans. No pedestrian survey was performed due to complete site paving, which precluded ground surface visibility. There are no historical structures or resources in the larger Project improvement area or billboard installation area. No archaeological resources were identified within the Project site through the CHRIS records search, background research, or NAHC SLF search. Furthermore, according to the General Plan Resource Conservation Element, there are no registered historic resources in the City, including the Project site. The NAHC and the City of Diamond Bar identified Native American Individuals or tribal organizations that may have knowledge of tribal cultural resources within or near the Project site. On June 13, 2025, the City September 2025 Page 97 Page 138 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration of Diamond Bar conducted outreach to the following Native American tribal organizations and respective representatives to engage in consultation, in accordance with AB 52: • Andrew Salas, Chairperson — Gabrieleno Band of Mission Indians — Kizh Nation • Christine Swindall Martinez, Secretary — Gabrieleno Band of Mission Indians — Kizh Nation • Anthony Morales, Chairperson — Gabrieleno Tongva San Gabriel Band of Mission Indians • Joseph Ontiveros, Tribal Historic Preservation Officer—Soboba Band of Luiseno Indians • Jessica Valdez, Cultural Resource Specialist — Soboba Band of Luiseno Indians On July 13, 2025, the Gabrieleno Band of Mission Indians — Kizh Nation (Kizh Nation) requested formal consultation in writing and within the required timeframe, in accordance with AB 52. Correspondence conducted pursuant to AB 52 is included as Appendix E, AB 52 Correspondence. a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: 1) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)? Less Than Significant Impact with Mitigation Incorporated. The Project site is located within a region historically used for agriculture and lies adjacent to the former course of a stream that has been heavily altered by development including SR 60, directly adjacent to the south. Historical aerial photographs and maps confirm the presence of cultivated fields and proximity to San Jose Creek and Diamond Bar Creek. Environments like this near creeks are preferred for prehistoric habitation due to access to fresh water, plant and animal resources, and transportation routes. No cultural resources were identified within the Project site through the CHRIS records search, background research, or NAHC SLF search. While the environmental setting indicates inherent moderate archaeological potential, the documented disturbance history and absence of recorded cultural resources within the immediate Project vicinity support a determination of low sensitivity for buried archaeological deposits. The shallow depth of documented fill materials, as well as the immediate proximity of the significant earthen embankment associated with SR-60, suggests that any near -surface archaeological deposits would likely have been disturbed by historical land use activities. The construction of such a major roadway project in the immediate vicinity of the Project site would have likely already disturbed the area beneath the Project site. The cultural resources records search found no records related to resources within the Project site, and the Project site is not considered sensitive for cultural resources. Nevertheless, there is the potential for accidental discovery of buried resources during ground -disturbing activities. The Project would be required to comply with City of Diamond Bar General Plan Resource Conservation Cultural and Historic Resources Policies, including Policy RC-P-42, Archaeological Resources, which provides procedures for the management of archaeological materials on -site during development projects. Policy RC-P-43 seeks to preserve discovered archaeological resources in place to maintain the relationship between the artifacts and their archaeological context, where feasible. Policy RC-P-44 provides that preservation can be achieved through measures such as avoidance and other protections. Should ground disturbing activities during Project construction encounter undiscovered buried resources, incorporation of Mitigation Measures CUL-1, which identifies procedures for the unanticipated discovery September 2025 Page 98 Page 139 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration of archaeological resources if it occurs during the Project's ground disturbing activities. Should ground disturbing activities during Project construction inadvertently encounter buried human remains, incorporation of Mitigation Measure CUL-2, which provides procedures related to the treatment of the unanticipated discovery of human remains, ensures that the Project's potential impacts to buried remains would be reduced to levels that are less than significant. Through compliance with the General Plan Resource Conservation policies and implementation of Mitigation Measures CUL-1 and CUL-2, the Project's potential impacts to historical resources, as defined by Public Resources Code section 5020.1(k), would be reduced to levels that are less than significant. Mitigation Measures: Refer to Mitigation Measures CUL-1 and CUL-2. 2) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. Less Than Significant Impact with Mitigation Incorporated. AB 52 requires that lead agencies evaluate a project's potential impact on "tribal cultural resources," which include "sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are eligible for inclusion in the California Register of Historical Resources or included in a local register of historical resources." AB 52 also gives lead agencies the discretion to determine, based on substantial evidence, whether a resource qualifies as a "tribal cultural resource." AB 52 applies whenever a lead agency adopts an environmental impact report, mitigated negative declaration, or negative declaration. AB 52 also establishes a formal consultation process for California tribes regarding tribal cultural resources. Under AB 52 the lead agencies are required to "begin consultation with a California Native American tribe that is traditionally and culturally affiliated with the geographic area of the proposed project." Native American tribes to be included in the process are those that have requested notice of projects proposed within the jurisdiction of the lead agency. As part of the AB 52 process, letters were sent by the City of Diamond Bar inviting tribes to consult on the Project, as described above. On June 24, 2025, the Kizh Nation requested consultation and engaged in correspondence with the City. On August 12, the Kizh Nation provided the City of Diamond Bar with substantial evidence of their cultural and ancestral affiliation to the Project area. As such, the Kizh Nation provided specific mitigation measures to ensure the protection and preservation of any tribal cultural resources that may be discovered during ground disturbing activities related to the proposed Project. As the City accepted the mitigation measures required by the Kizh Nation to reduce potential impacts to tribal cultural resources, consultation under AB 52 was successfully concluded on August 20, 2025. Mitigation Measure TCR-1 would require the retention of a Native American monitor prior to the commencement of ground -disturbing activities. Mitigation Measure TCR-2 is related to the unanticipated discovery of tribal cultural resource objects (non-funerary/non-ceremonial), consisting of protocols related to cessation of construction activities in the immediate Project vicinity in the event of discovery of a tribal cultural resource. Mitigation Measure TCR-3 is related to the unanticipated discovery of human remains and associated funerary or ceremonial objects, including protocols related to the disposition of these resources upon discovery. Additionally, in the unlikely event where tribal cultural resources are found, the resources would require proper treatment in accordance with applicable laws, State CEQA Guidelines Section 15064.5. State CEQA Guidelines Section 15064.5 protects historical resources, archeological sites, human remains, and dedicated cemeteries. With implementation of Mitigation September 2025 Page 99 Page 140 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Measures TCR-1, TCR-2, and TCR-3, the Project's potential impacts related to tribal cultural resources would be reduced to levels that are less than significant. Mitigation Measures: TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-DisturbinE Activities A. The project applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleno Band of Mission Indians — Kizh Nation. The monitor shall be retained prior to the commencement of any "ground -disturbing activity" for the subject project at all project locations (i.e., both on -site and any off -site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). "Ground - disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground -disturbing activity, or the issuance of any permit necessary to commence a ground -disturbing activity. C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground -disturbing activities, the type of construction activities performed, locations of ground - disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe. D. On -site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all ground -disturbing activities and phases that may involve ground -disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs. TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funerary/Non-Ceremonial) A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe's sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes. TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated September 2025 Page 100 Page 141 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. B. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance. September 2025 Page 101 Page 142 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.19 Utilities and Service Systems Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Require or result in the relocation or construction of new or expanded water, or wastewater treatment or storm water drainage, electric power, natural gas, or X telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b. Have sufficient water supplies available to serve the project and reasonably X foreseeable future development during normal, dry and multiple dry years? c. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has X adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? d. Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair X the attainment of solid waste reduction goals? e. Comply with federal, state, and local management and reduction statutes and X regulations related to solid waste? a) Require or result in the relocation or construction of new or expanded water, or wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Less Than Significant Impact. Implementation of the Project would result in the installation and operation of an electronic billboard. The Project improvement area consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. Due to the nature of the Project, it would not result in demand for water, wastewater, stormwater, or natural gas. Additionally, the Project would not substantially alter the Project site's existing hydrological characteristics. With installation of the proposed Project, there would be no significant alteration of the site's existing drainage pattern and there would not be any significant increases in the rate or quantity of surface runoff that could affect storm drains. The Project would utilize electric power, but not in a manner that would require or result in the relocation or construction of new facilities. If needed, the Project would connect to existing electric September 2025 Page 102 Page 143 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration infrastructure already in place and provided by Southern California Edison, and as such, no relocation or construction of new electrical facilities would be required. No other utility connections would be required. Therefore, impacts would be less than significant. Mitigation Measures: No mitigation measures are required. b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? No Impact. The installation and operation of the proposed electronic billboard would not require the use of water; nor would it create a demand for domestic water. Therefore, no impact would occur. Mitigation Measures: No mitigation measures are required. cJ Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? No Impact. The installation and operation of the proposed electronic billboard would not generate wastewater or cause an increased demand for wastewater treatment. Therefore, no impact would occur. Mitigation Measures: No mitigation measures are required. d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Less than Significant Impact. As of September 1, 2025, the City of Diamond Bar has contracted with Waste Management to provide commercial waste hauling services. Construction waste generated within the proposed Project would be transported to an authorized facility. In this case, Sunshine Canyon Landfill is authorized to receive construction waste from the City and the County of Los Angeles. As of 2024, Sunshine Canyon Landfill is permitted to receive no more than 12,000 tons per day and currently receives approximately 9,000 tons of municipal solid waste per day. It has a maximum permitted capacity of 140,900,000 cubic yards and has a remaining capacity of 66,200,000 cubic yards. Sunshine Canyon Landfill has a cease operation date of October 31, 2037.18 El Sobrante Landfill was calculated to have a remaining capacity of 121,083,583 cubic yards as of May 1, 2023, with a cease operation date of January 1, 2051.19 Olinda Alpha Landfill was calculated to have a remaining capacity of 17,500,000 cubic yards as of October 1, 2020, with a cease operated date of December 31, 2036.20 Cumulatively, these solid waste facilities would have sufficient capacity to accommodate the Project's 32 cubic yards of soil and other nominal construction -related waste. Lastly, Project operation would generate negligible, if any, demand for solid 18 CalRecycle, SWIS Facility/Site Activity Details, Sunshine Canyon Landfill, 2025a. Available at: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/259?sitelD=4702. Accessed May 14, 2025. 19 CalRecycle, SWIS Facility/Site Activity Details, El Sobrante Landfill, 2025b. Available at: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2280?sitelD-2402. Accessed May 14, 2025. 20 CalRecycle, SWIS Facility/Site Activity Details, Olinda Alpha Landfill, 2025c. Available at: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2757?sitelD=2093. Accessed May 14, 2025. September 2025 Page 103 Page 144 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration waste disposal. Therefore, the Project would not adversely affect the physical capacity of any landfills, and impacts would be less than significant. Mitigation Measures: No mitigation measures are required. e) Comply with federal, state, and local management and reduction statutes and regulations related to solid waste? Less Than Significant Impact. The construction and operation of an electronic billboard is not anticipated to generate a substantial demand for solid waste disposal. Project -related construction activities would generate nominal quantities of solid waste during the Project's construction schedule (less than a week). The Project would be required to comply with all applicable solid waste statutes and regulations; as such, impacts related to solid waste statutes and regulations would be less than significant. Accordingly, the Project would not foreseeably conflict with any federal, State, and local statutes and regulations related to solid waste, resulting in a less than significant impact. Mitigation Measures: No mitigation measures are required. September 2025 Page 104 Page 145 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.20 Wildfire If located in or near state responsibility areas Potentially Less Than Significant Less Than or lands classified as very high fire hazard Significant with Significant No Impact severity zones, would the project. Impact Mitigation Impact Incorporated a. Substantially impair an adopted emergency response plan or emergency evacuation X plan? b. Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, X pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may X exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d. Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, X post -fire slope instability, or drainage changes? a) Substantially impair an adopted emergency response plan or emergency evacuation plan? No Impact. As discussed above, the Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. According to the CAL FIRE Fire Hazard Severity Zone Map, the Project site is not located within a VHFHSZ, nor is the site within or near a State Responsibility Area.21 The Project would be required to comply with all City and Los Angeles County Fire requirements for fire prevention and safety measures, including site access. Therefore, there would be no impact related to impairment an adopted emergency response plan or emergency evacuation plan. Mitigation Measures: No mitigation measures are required. 21 California Department of Forestry and Fire Protection (CalFire), FHSZ Viewer, https://osfm.fire.ca.gov/what-we- do/community-wildfire-preparedness-and-mitigation/fire-hazard-severity-zones, accessed June 5, 2025. September 2025 Page 105 Page 146 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? As discussed above, the Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. Furthermore, according to the CAL FIRE Fire Hazard Severity Zone Map, the Project site is not located within a VHFHSZ, nor is the site within or near a State Responsibility Area. In addition, the Project site and its characteristics would not exacerbate wildfire risks, and there are no Project occupants that could be exposed to pollutant concentrations from a wildfire or the uncontrolled spread of wildfire. Therefore, there would be no impact in this regard. Mitigation Measures: No mitigation measures are required. c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? As discussed above, the Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. Furthermore, according to the CAL FIRE Fire Hazard Severity Zone Map, the Project site is not located within a VHFHSZ, nor is the site within or near a State Responsibility Area. In addition, due to its characteristics, the Project would not require the installation or maintenance of associated infrastructure that could exacerbate fire risk or result environmental impacts. Therefore, there would be no impact in this regard. Mitigation Measures: No mitigation measures are required. d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post fire slope instability, or drainage changes? Mitigation Measures: No mitigation measures are required. September 2025 Page 106 Page 147 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 4.21 Mandatory Findings of Significance Less Than Potentially Significant Less Than No Would the project. Significant with Significant Impact Impact Mitigation Impact Incorporated a. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate X a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are X considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c. Does the project have environmental effects which will cause substantial adverse X effects on human beings, either directly or indirectly? a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant Impact with Mitigation Incorporated. All impacts to the environment, including impacts to habitat for fish and wildlife species, fish and wildlife populations, plant and animal communities, rare and endangered plants and animals, and historical and pre -historical resources were evaluated as part of this IS/MND. Implementation of the Project would result in the installation and operation of an electronic billboard. The Project site consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the area surrounding the Project site is urbanized and developed with freeway, school, residential, and light industrial uses. The proposed Project would not impact biological resources. As indicated in the discussion and analysis of Cultural Resources, none of the existing buildings on the Project site are included on the National Register of Historic Places, California Register of Historical Resources, or a local register of historical resources, nor are they eligible for listing; September 2025 Page 107 Page 148 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration accordingly, there would be no impact to historical resources resulting from Project implementation. The Project site is fully developed under existing conditions; therefore, no significant archaeological, paleontological, or tribal cultural resources are likely to be discovered during excavation activities. Additionally, the limited and focused amount of excavation that would be required to install the proposed billboard column and associated utility connections would not result in impacts to significant archaeological, paleontological, or tribal cultural resources. Nonetheless, Mitigation Measures CUL-1 and CUL-2 would be implemented to reduce impacts in the event of inadvertent discovery of potential archaeological resources or human remains, and Mitigation Measure GEO-1 would be implemented to reduce potential impacts to paleontological resources to a less than significant level. Mitigation Measures TCR-1, TCR-2, and TCR-3 would reduce potential impacts to tribal cultural resources be requiring the retention of a Native American monitor prior to commencement of ground -disturbing activities, the unanticipated discovery of tribal cultural resource objects, and the unanticipated discovery of human remains and associated funerary or ceremonial objects. Accordingly, the Project would not degrade the quality of the environment and impacts would be less than significant with implementation of Mitigation Measures CUL-1, CUL-2, GEO-1, TCR-1, TCR-2, and TCR-3. Mitigation Measures: Refer to Mitigation Measures CUL-1, CUL-2, GEC-1, TCR-1, TCR-2, and TCR-3. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less Than Significant Impact. Based on the analysis contained in this Initial Study, the proposed Project would result in less than significant impacts with implementation of Project mitigation measures. Furthermore, there are no other electronic billboards proposed or permitted in the City of Diamond Bar, and there are no other related projects within the area with the potential to combine with the proposed Project, resulting in a significant impact. Implementation of standard conditions and mitigation measures at the project -level would reduce the potential for the incremental effects of the proposed Project to be considerable when viewed in connection with the effects of past projects, current projects, or probable future projects. Mitigation Measures: No mitigation measures are required. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Less Than Significant Impact. Previous sections of this Initial Study reviewed the proposed Project's potential impacts to human beings related to several environmental topical areas. As determined throughout this Initial Study, the proposed Project would not result in any potentially significant impacts that cannot be mitigated or reduced below the level of significance with implementation of mitigation measures and/or standard conditions imposed by the City. The Project would not cause any substantial adverse effect on human beings, either directly or indirectly, and impacts would be less than significant. Mitigation Measures: No mitigation measures are required. September 2025 Page 108 Page 149 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 5.0 REFERENCES California Department of Conservation, California Important Farmland Finder. Available at: https://maps.conservation.ca.gov/DLRP/CIFF/. Accessed May 13, 2025. California Department of Conservation, California Geological Survey (CGS), Earthquake Zones of Required Investigation. Available at: https://maps.conservation.ca.gov/cgs/EQZApp/. Accessed June 10, 2025. California Department of Conservation, Geologic Hazards Data Viewer. Available at: https://maps.conservation.ca.gov/geologichazards/. Accessed June 10, 2025. California Department of Conservation, California Tsunami Maps and Data, Available at: https://www.conservation.ca.gov/cgs/tsunami/maps. Accessed June 11, 2025. California Department of Fish and Wildlife, 2023. California Regional Conservation Plans Map. Available at: https:Hnrm.dfg.ca.gov/FileHandler.ashx?DocumentlD=68626&inline. Accessed May 13, 2025. California Department of Forestry and Fire Protection (CalFire), FHSZ Viewer. Available at: https:Hosfm.fire.ca.gov/what-we-do/community-wildfire-preparedness-and-mitigation/fire- hazard-severity-zones. Accessed June 5, 2025. California Department of Transportation (Caltrans), California State Scenic Highway System Map. Available at: https:Hcaltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e805 7116f1aacaa. Accessed June 11, 2025. CalRecycle, SWIS Facility/Site Activity Details, Sunshine Canyon Landfill, 2025a. Available at: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/259?sitelD=4702. Accessed May 14, 2025 CalRecycle, SWIS Facility/Site Activity Details, El Sobrante Landfill, 2025b. Available at: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2280?sitelD=2402. Accessed May 14, 2025. CalRecycle, SWIS Facility/Site Activity Details, Olinda Alpha Landfill, 2025c. Available at: https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2757?sitelD=2093. Accessed May 14, 2025. City of Diamond Bar, September 2019. Diamond Bar EIR 2040 Public Review Draft City of Diamond Bar, 2019. Diamond Bar Climate Action Plan 2040. Available at: https://www.diamondbarca.gov/DocumentCenter/View/7071/Diamond-Bar-Climate-Action- Plan-2040pdf?bidld=. Accessed June 10, 2025. City of Diamond Bar, n.d. Utilities. Available at: https://www.diamondbarca.gov/BusinessDirectoryll.aspx?ingBusinessCategorylD=23. Accessed June 9, 2025. September 2025 Page 109 Page 150 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Federal Emergency Management Agency (FEMA), Flood Map Service Center: Search by Address. Available at: https:Hmsc.fema.gov/portal/search?AddressQuery. Accessed June 11, 2025. State Water Resources Control Board, GeoTracker. Available at: https:Hgeotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=880+s+lemon+ave 2C+diamond+bar. Accessed August 2025. Walnut Vally Water District, 2021. Urban Water Management Plan, Figure 4- Puente Basin Location. Available at: https://walnutvaIleywater.gov/wp-content/uploads/2023/03/FINAL-Walnut-Valley- Water-District-2020-UWMP.pdf. Accessed August 1, 2025. September 2025 Page 110 Page 151 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration 6.0 REPORT PREPARATION PERSONNEL City of Diamond Bar (Lead Agency) Planning Division 21810 Copley Dr, Diamond Bar, CA 91765 Greg Gubman, Community Development Director Grace Lee, Planning Manager Rudy Lopez, Assistant Planner De Novo Planning Group (Environmental Consultant) 180 E Main Street, Suite 108 Tustin, CA 92780 Starla Barker, Principal Planner Christine Abraham, Principal Planner Tin Cheung, Principal Scientist Josh Smith, Senior Planner Megan Thorne, Senior Planner - Designer Jennifer DeMartino, GIS Manager Abdul Jama, Assistant Planner Natasha Victa, Assistant Planner Technical Specialists Ryback Geotechnical (Foundation Engineering Investigation) 16022 Arminta Street, Suite 7 Van Nuys, CA 91406 Watchfire (Lighting Study) 1850 M Street, N.W., Suite 1040 Washington, D.C. 20036 South Environmental (Cultural Resources Technical Report) 2061 N. Los Robles Avenue, Suite 205 Pasadena, CA 91104 September 2025 Page 111 Page 152 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration This page intentionally left blank. September 2025 Page 112 Page 153 of 231 WALNUT VALLEY UNIFIED SCHOOL DISTRICT ELECTRONIC BILLBOARD PROJECT FINAL INITIAL STUDY/MITIGATED NEGATIVE DECLARATION NOVEMBER 2025 Prepared for: City of Diamond Bar 21810 Copley Drive Diamond Bar, CA 91765 Prepared by: De Novo Planning Group 180 E. Main Street, Suite 108 Tustin, CA 92780 D e N o v o P l a n n i n g G r o u p A Land Use Planning, Design, and Environmental Firm Page 154 of 231 DIAMOND BAR CA LI BAR IA WALNUT VALLEY UNIFIED SCHOOL DISTRICT ELECTRONIC BILLBOARD PROJECT Final Initial Study/Mitigated Negative Declaration LEAD AGENCY: CITY OF DIAMOND BAR 21810 Copley Drive Diamond Bar, California 91765 Contact: Rudy Lopez, Assistant Planner RLopez@DiamondBarCA.gov PREPARED BY: DE NOVO PLANNING GROUP 180 E. Main Street, Suite 108 Tustin, California 92780 Contact: Starla Barker, AICP sbarker@denovoplanning.com November 2025 Page 155 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final Table of Contents 1.0 INTRODUCTION................................................................................................. 2.0 RESPONSES TO COMMENTS............................................................................. 3.0 ERRATA.............................................................................................................. 4.0 MITIGATION MONITORING AND REPORTING PROGRAM ................................ Mitigation Monitoring and Reporting Program Checklist ......................................... November 2025 Page 1 Page 156 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final 1.0 INTRODUCTION The Walnut Valley Unified School District Electronic Billboard (Planning Case No. PL2024-40) Project (referenced herein as "Project") site is located in the City of Diamond Bar within the County of Los Angeles. The applicants are requesting approval to install and operate a dual -faced digital LED billboard on the Walnut Valley Unified School District (WVUSD) property at 880 South Lemon Avenue, Diamond Bar, immediately north of SR-60. The sign would be placed within an approximately 100-square-foot base area at the southwest corner of the 6.08-acre parcel, occupying roughly 1,500 square feet of airspace above the base. The proposed structure would be approximately 97 feet in total height, consisting of a 90-foot sign with up to 7 feet of decorative architectural features. Each sign face would measure 14 feet high by 48 feet wide and display static images that change every eight seconds. Project work includes foundation excavation, installation of the monopole and superstructure, underground electrical trenching to connect to WVUSD or SCE service, removal of two pine trees along South Lemon Avenue with replacement planting of two 24-inch box crape myrtles, and minor landscape enhancements along the SR-60 frontage. The Project site's General Plan designation is School (S) and the zoning is Light Industry (1). In accordance with the California Environmental Quality Act (CEQA) Guidelines, an Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared for the proposed Project. The Draft IS/MND was made available for public review and comment pursuant to CEQA Guidelines Section 15073 and 15105. The public review period commenced on September 22, 2025, and concluded on October 21, 2025. The Draft IS/MND and supporting attachments were available for review by the general public at: • Diamond Bar City Hall, 21810 Copley Drive, Diamond Bar, CA 91765 • City of Diamond Bar Website: www.diamondbarca.gov/wvusdbillboard The Draft IS/MND identifies the potential environmental impacts associated with development of the Project. The Responses to Comments, together with the Public Review Draft IS/MND, constitutes the Final IS/MND for the proposed Walnut Valley Unified School District Electronic Billboard (Planning Case No. PL2024-40) Project. November 2025 Page 2 Page 157 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final 2.0 RESPONSES TO COMMENTS During the public review period, comments were received on the IS/MND. The following is a list of the public agencies, organizations, and individuals that submitted comments on the IS/MND during the public review period: Comment Letter Agency, Organization or Individual Letter Dated State of California Department of Toxic Substances Control (DTSC) A September 26, 2025 Tamara Purvis Associate Environmental Planner State of California Department of Transportation (Caltrans) B October 15, 2025 Miya Edmonson LDR/CEQA Branch Chief William Moore C September 26, 2025 Resident Although the CEQA Guidelines do not require a Lead Agency to prepare written responses to comments received on an IS/MND, the City of Diamond Bar has elected to prepare the following written responses with the intent of conducting a comprehensive and meaningful evaluation of the proposed Project. The comment letter and responses follow. Each comment letter is lettered (i.e., Letter A), each comment within each letter is numbered (i.e., A-1, A-2, etc.), and each response is numbered correspondingly (i.e., A-1, A-2, etc.). November 2025 Page 3 Page 158 of 231 COMMENT LETTER A _4% Yana Garcia Secretary for Environmental Protection September 26, 2025 Rudy Lopez Assistant Planner Department of Toxic Substances Control City of Diamond Bar 21810 Copley Drive Diamond Bar, CA 91765 rlopez diamondbarca.gov Katherine M. Butler, MPH, Director 8800 Cal Center Drive Sacramento, California 95826-3200 dtsc.ca.gov SENT VIA ELECTRONIC MAIL �o Gavin Newsom Governor RE: MITIGATED NEGATIVE DECLARATION FOR THE WALNUT VALLEY UNIFIED SCHOOL DISTRICT ELECTRONIC BILLBOARD PROJECT DATED SEPTEMBER 19, 2025, STATE CLEARINGHOUSE NUMBER 2025090910 Dear Rudy Lopez, The Department of Toxic Substances Control (DTSC) reviewed the Mitigated Negative Declaration (MND) for the Walnut Valley Unified School District Electronic Billboard Project (Project). The applicants request approval to install and operate a dual -faced digital LED billboard on the Walnut Valley Unified School District (WVUSD) property at 880 South Lemon Avenue, Diamond Bar, immediately north of SR-60. The sign would be placed within an approximately 100-square-foot base area at the southwest corner of the 6.08-acre parcel, occupying roughly 1,500 square feet of airspace above the base. The proposed structure would be approximately 97 feet in total height, consisting of a 90-foot sign with up to 7 feet of decorative architectural features. Each sign face would measure 14 feet high by 48 feet wide and display static images that change every eight seconds. Project work includes foundation excavation, installation of the monopole and superstructure, underground electrical trenching to connect to WVUSD or Southern California Edison service, removal of two pine trees along South Lemon Avenue with replacement planting of two 24-inch box crape myrtles, and minor landscape A-1 Page 159 of 231 XQMIMA121►1r1EDa121C7_1 Rudy Lopez September 26, 2025 Page 2 enhancements along the SR-60 frontage. DTSC recommends and requests A-1 con't consideration of the following comments: 1. If the district plans to use California Department of Education (CDE) State funds for the Project, then the district shall comply with the requirements of Education Code (EDC), 1§ 7210, 17§ 213.1, and 17§ 213.2, unless otherwise specifically exempted under section 1 7268. If the district is not using CDE State funds for the Project, or is otherwise specifically exempt under section 17268, DTSC recommends the district continue to investigate, clean up the A-2 Site under the oversight of Los Angeles County and in concurrence with all applicable DTSC guidance documents, if necessary. For more information on the CDE State funding, please visit the Office of Public -School Construction webpage. A local education agency may also voluntarily request the CDE site/plan approval for locally funded site acquisitions and new construction projects. In these cases, CDE will require DTSC to review and approve prior to its final approval, except when exempt under section 17268. 2. If buildings or other structures are to be demolished on any Project sites included in the proposed Project, surveys should be conducted for the presence of lead -based paints or products, mercury, asbestos containing materials, and polychlorinated biphenyl caulk. Removal, demolition, and disposal of any of the above -mentioned chemicals should be conducted in A-3 compliance with California environmental regulations and policies. In addition, sampling near current and/or former buildings should be conducted in accordance with DTSC's Preliminary Endangerment Assessment (PEA) Guidance Manual. 3. All imported soil/fill material should be tested to assess any contaminants of concern meet screening levels as outlined in DTSC's PEA Guidance Manual. Additionally, DTSC advises referencing the DTSC Information Advisory Clean A-4 Imported Fill Material Fact Sheet if importing fill is necessary. To minimize the possibility of introducing contaminated soil/fill material, there should be Page 160 of 231 COMMENT LETTER A Rudy Lopez September 26, 2025 Page 3 documentation of the origins of the soil/fill material and, if applicable, sampling be conducted to ensure that the imported soil/fill material are suitable for the A-4 intended land use. The soil sampling should include analysis based on the con't source of the soil/fill and knowledge of prior land use. DTSC appreciates the opportunity to comment on the MND for the Walnut Valley Unified School District Electronic Billboard Project. If you would like to proceed with DTSC's school environmental review process, please visit DTSC's Evaluating & Clean-up A-5 School 3-Step Process to begin a Phase I Environmental Site Assessment. If you have any questions or would like clarification on DTSC's comments, please respond to this letter or via our CEQA Review email for additional guidance. Sincerely, Tamara Purvis Associate Environmental Planner HWMP - Permitting Division — CEQA Unit Department of Toxic Substances Control Tamara. Purvis(a)-dtsc.ca.gov Page 161 of 231 COMMENT LETTER A Rudy Lopez September 26, 2025 Page 4 cc: (via email) Governor's Office of Land Use and Climate Innovation State Clearinghouse State. Clearing house(a-_)lci.ca.gov Christine Abraham Principal Planner De Novo Planning Group / Consulting Firm cabraham(a�denovoplanning.com Matthew Torres Assistant Superintendent Walnut Valley Unified School District / Project Applicant matorres(o)_wvusd. k12.ca. us Andy Goodman President Evergreen Media, LLC. / Project Applicant andygoodman.age(a)_gmail.com Dave Kereazis Associate Environmental Planner HWMP-Permitting Division — CEQA Unit Department of Toxic Substances Control Dave. Kereazis(o)_dtsc.ca.gov Scott Wiley Associate Governmental Program Analyst HWMP - Permitting Division — CEQA Unit Department of Toxic Substances Control Scott.Wiley(a)-dtsc.ca.gov Page 162 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final Response to Commenter Letter A Tamara Purvis, Associate Environmental Planner State of California Department of Toxic Substances Control (DTSC) September 26, 2025 A-1 The comment is introductory in nature. The comment does not contain any information requiring changes to the Public Review Draft IS/MND. No further response is warranted. A-2 The proposed Project will not use California Department of Education (CDE) State funds, and the WVUSD is not seeking CDE site or plan approval. Therefore, Education Code §§17210, 17213.1, and 17213.2 do not apply. Consistent with DTSC's recommendation for locally funded projects, WVUSD will continue to implement appropriate due diligence and manage any unanticipated contamination under Los Angeles County oversight and applicable DTSC guidance, if necessary. The Project involves limited asphalt removal, drilling a single hole approximately five feet in diameter to a depth of approximately 31 feet, and a shallow electrical conduit trench. All existing on -site buildings would remain in place. If stained or odorous soils are encountered during ground disturbance, would be paused and soils will be handled, profiled, and, if off -hauled, disposed at an appropriately permitted facility in compliance with federal, State, and local requirements. The comment does not contain any information requiring changes to the Draft IS/MND. No further response is warranted. A-3 The proposed Project does not include the demolition of buildings or other structures. All construction is limited to minor asphalt removal, auger drilling for the monopole foundation, and shallow utility trenching within an existing paved yard; all existing on -site buildings and the remaining areas of the property would remain unchanged. DTSC's recommendation for sampling near current and/or former buildings under its Preliminary Endangerment Assessment (PEA) Guidance Manual would not be required, because no additional demolition or subsurface work adjacent to building footprints is anticipated. Because the current Project scope does not include building demolition or subsurface disturbance at building pads, this comment does not require changes to the IS/MND. No further response is warranted. A-4 Implementation of the proposed Project would result in the installation and operation of an electronic billboard. The Project improvement area consists of an existing asphalt -covered parking lot used for WVUSD school buses and other vehicles, and the surrounding area is urbanized and developed with freeway, school, residential, and light industrial uses. The Project does not propose the demolition of buildings or other structures. Construction will be limited to minor asphalt removal, auger drilling for the monopole foundation, and shallow utility trenching within an existing paved yard. All existing on -site buildings will remain in place and unchanged. DTSC's recommendation for sampling near current and former buildings under its PEA Guidance Manual would not be required, because no additional demolition or subsurface work adjacent to building footprints is anticipated. Thus, importing soils is not required for the Project. However, should the import of soil become necessary, the applicant would comply with applicable clean -fill testing and documentation requirements. Because the current Project scope does not include building November 2025 Page 8 Page 163 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final demolition or subsurface disturbance at building pads, this comment does not require changes to the IS/MND. No further response is warranted. A-5 The comment does not contain any information requiring changes to the Draft IS/MND. No further response is warranted. November 2025 Page 9 Page 164 of 231 COMMENT LETTER B STATE OF CALIFORNIA—CALIFORNIA STATE TRANSPORTATION AGENCY GAVIN NEWSOM, Governor DEPARTMENT OF TRANSPORTATION DISTRICT 7 100 S. MAIN STREET, MS 16 LOS ANGELES, CA 90012 Making Conservation PHONE (213) 269-1124 a California Way of Life FAX (213) 897-1337 TTY 711 www.dot.ca.gov October 15, 2025 Rudy Lopez, Assistant Planner Planning Division City of Diamond Bar 21810 Copley Drive Diamond Bar, CA 91765 RE: Walnut Valley Unified School District (WVUSD) Electronic Billboard Project (Planning Case No. PL2024-40) SCH #2025090910 Vic. LA-60/PM R22.397 GTS # LA-2025-04913-MND Dear Rudy Lopez: Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above -referenced environmental document. The applicants request approval to install and operate a dual -faced digital LED billboard on the Walnut Valley Unified School District (WVUSD) property at 880 South Lemon Avenue, Diamond Bar, immediately north of SR-60. The sign would be placed within an approximately 100-square-foot base area at the southwest corner of the 6.08-acre parcel, occupying roughly 1,500 square feet of airspace above the base. The proposed structure would be approximately 97 feet in total height, consisting of a 90-foot sign with up to 7 feet of decorative architectural features. Each sign face would measure 14 feet high by 48 feet wide and display static images that change every eight seconds. Project work includes foundation excavation, installation of the monopole and superstructure, underground electrical trenching to connect to WVUSD or SCE service, removal of two pine trees along South Lemon Avenue with replacement planting of two 24-inch box crape myrtles, and minor landscape enhancements along the SR-60 frontage. Any proposed off -premises commercial advertising display visible from the State Highway System (SHS) must obtain an Outdoor Advertising (ODA) Permit from B-2 Caltrans prior to placement, you may visit our website at "Provide a safe and reliable transportation network that serves all people and respects the environment" Page 165 of 231 COMMENT LETTER B Rudy Lopez, Assistant Planner October 15, 2025 Page 2 of 2 https://dot.ca.gov/programs/traffic-operations/oda for our permit application forms and permitting requirements. Also, please note B 2 that this freeway segment may be classified as a Landscaped Freeway and con't pursuant to the California Outdoor Advertising Act new outdoor advertising displays are prohibited from being placed adjacent to a Landscaped Freeway segment. Please be reminded that any work performed within the State Right-of-way will require an Encroachment Permit from Caltrans. Any modifications to State B-3 facilities must meet all mandatory design standard and specifications. Any transportation of heavy construction equipment and/or materials which require use of oversized transport vehicles on State highways will need a Caltrans transportation permit. We recommend large -size truck trips be limited to off-peak B-4 commute periods. Truck drivers should cover construction trucks with tarpaulin to avoid debris spillage onto the State Highway. If you have any questions, please feel free to contact the Caltrans ODA Program at (916) 654-6473 or at ODA@dot.ca.gov. Sincerely, MIYA EDMONSON LDR/CEQA Branch Chief email: State Clearinghouse B-5 "Provide a safe and reliable transportation network that serves all people and respects the environment" Page 166 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final Response to Commenter Letter B Miya Edmonson, LDR/CEQA Branch Chief State of California Department of Transportation (Caltrans) October 15, 2025 B-1 The comment is introductory in nature. The comment does not contain any information requiring changes to the Public Review Draft IS/MND. No further response is warranted. B-2 The proposed Project is required to obtain an Outdoor Advertising Display (ODA) Permit from Caltrans before installation. Further, the Project will remain outside the State right of way and will comply with ODA location and design criteria. The City will condition approvals on proof of an issued ODA permit. This comment is related to permitting and compliance, rather than the evaluation of an environmental impact in the Draft IS/MND. As such, this comment does not contain any information requiring changes to the Draft IS/MND. No further response is warranted. B-3 The proposed Project would install and operate an electronic billboard within the WVUSD parking lot on the southwestern portion of the site, outside the State right of way, and thus no encroachment would occur. Further, the Project will not involve any modifications to State facilities. The comment does not contain any information requiring changes to the Draft IS/MND. No further response is warranted. B-4 Project construction activities will not take place within a Caltrans right of way. Construction activities related to installation of the electronic billboard will, instead, take place on the WVUSD parking lot. A Caltrans transportation permit will be obtained if the Project necessitates the transportation of heavy construction equipment and/or materials requiring the use of oversized transport vehicles on State highways. This comment is related to permitting and compliance, rather than the evaluation of an environmental impact in the Draft IS/MND. Thus, the comment does not contain any information requiring changes to the Draft IS/MND. No further response is warranted. B-5 The comment does not contain any information requiring changes to the Draft IS/MND. No further response is warranted. November 2025 Page 12 Page 167 of 231 COMMENT LETTER C NOTICE OF AVAILABILITY AND INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION City of Diamond Bar, 21810 Copley Drive, Diamond Bar, CA 91765 (909) 839-7030 NOTICE: Pursuant to the provisions of the California Environmental Quality Act (CEQA -- Public Resources Code, Section 21100 et. Seq.), the City of Diamond Bar has determined that the project referenced hereinafter will not have a significant effect on the environment. A draft Mitigated Negative Declaration (MND) has been prepared for review and approval in connection with project approvals and conditions of approval that the City proposes to impose on the project. PROJECT TITLE: Walnut Valley Unified School District (WVUSD) Electronic Billboard Project (Planning Case No. PL2024-40) PROJECT LOCATION: 880 South Lemon Avenue, Diamond Bar, California, 91789 (Los Angeles County Assessor's Parcel Number 8760-015-901). PROJECT DESCRIPTION: The applicants request approval to install and operate a dual -faced digital LED billboard on the Walnut Valley Unified School District (WVUSD) property at 880 South Lemon Avenue, Diamond Bar, immediately north of SR-60. The sign would be placed within an approximately 100-square-foot base area at the southwest corner of the 6.08-acre parcel, occupying roughly 1,500 square feet of airspace above the base. The proposed structure would be approximately 97 feet in total height, consisting of a 90-foot sign with up to 7 feet of decorative architectural features. Each sign face would measure 14 feet high by 48 feet wide and display static images that change every eight seconds. Project work includes foundation excavation, installation of the monopole and superstructure, underground electrical trenching to connect to WVUSD or SCE service, removal of two pine trees along South Lemon Avenue with replacement planting of two 24-inch box crape myrtles, and minor landscape enhancements along the SR-60 frontage. The Project site's General Plan designation is School (S) and the zoning is Light Industry (1). Pursuant to the Diamond Bar Development Code (Title 22), the proposed project consists of the following discretionary approvals and permits: • Development Agreement (DA) between the City of Diamond Bar and WVUSD governing operation and community benefits for the digital billboard. • Development Code Amendment (DCA) to Title 22 to allow billboards in the I (Light Industry) zone by Conditional Use Permit and to establish standards, including maximum height and area, dual -face limits, automatic dimming to not more than 0.3 foot-candles over ambient at 250 feet, and an eight -second minimum image hold time. Sections amended include 22.10.30, 22.36.080, 22.36.120, and 22.80.020. • Conditional Use Permit (CUP) to authorize the billboard on a site zoned I (Light Industry) consistent with the amended Development Code sections. • Development Review (DR) for sign architecture, materials, and placement within the improved bus yard area. The City of Diamond Bar, as the lead agency, has prepared an Initial Study and Mitigated Negative Declaration (MND) for this project, pursuant to the provisions of the California Environmental Quality Act (CEQA), Section 15070. Pursuant to CEQA Section 15072(g)(5), no known hazardous waste facilities or disposal sites exist within the Project Area. Page 168 of 231 COMMENT LETTER C PROPERTY OWNER: Walnut Valley Unified School District, 880 S. Lemon Avenue, Diamond Bar, CA 91789. PROJECT APPLICANT: Evergreen Media, LLC, 9021 Sunset Boulevard, West Hollywood, CA� 90069 and WVUSD, 880 S. Lemon Avenue, Diamond Bar, CA 91789. LEAD AGENCY: City of Diamond Bar PUBLIC REVIEW PERIOD: 30 days, beginning September 22, 2025, and ending October 21, 2025. The public is invited to submit written comments regarding the environmental findings presented in the Mitigated Negative Declaration during the 30-day public review period. Comments must be received by 5:30 pm on October 21, 2025. CONTACT PERSON: Rudy Lopez, Assistant Planner City of Diamond Bar, Planning Division 21810 Copley Drive, Diamond Bar, California 91765 Email: RLopezic'D_Diamond BarCA.Gov CASE MATERIALS including a copy of the MND and all documents incorporated by reference in the MND are available for review between the hours of 7:30 a.m. and 5:30 p.m. Monday through Thursday and 7:30 a.m. to 4:30 p.m. on Friday, at the City of Diamond Bar, Community Development. Department/Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765. In addition, case materials are available at the following location: Project Website: www.diamondbarca.gov/wvusdbillboard P J 1 M-) C-� AS W\-\�o y'Au'rLk- C-1 «��s� I ) J'6�A- --4®r� V�)Uuk-1 �� W� �o -P- f William Moore 20739 Lycoming St. #74 Walnut, CA 91789 Page 169 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final Response to Commenter Letter C William Moore, Resident September 26, 2025 C-1 Advertising content and advertiser selection are controlled by the sign owner or operator, subject to City regulations, State and federal laws, and any lease or operating agreement with WVUSD. The City does not pre -approve individual ads but enforces content -neutral sign rules and conditions of approval, and residents may participate through public hearings and may report alleged violations for City enforcement. This comment does not alter the Draft IS/MND analysis or conclusions, and no further response is warranted. November 2025 Page 15 Page 170 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final This page intentionally left blank. November 2025 Page 16 Page 171 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final 3.0 ERRATA This chapter is intended to include minor edits, or errata, to the IS/MND that are warranted based on responses to comments received during the Draft IS/MND public review period or other minor modifications and clarifications to the text of the IS/MND which are more editorial in nature. The comments received did not require any changes to the Draft IS/MND. The revisions herein do not result in new significant environmental impacts, do not constitute significant new information, and do not alter the conclusions of the environmental analysis that would warrant recirculation of the Draft IS/MND pursuant to State CEQA Guidelines Section 15073.5. Minor editorial revisions are limited to the text of Mitigation Measures CUL-1 and CUL-2, as indicated below. Changes are provided in revision marks with underline for new text and Str;',^^„+ f^r deleted text. There are no other errata changes warranted. Revisions to the Draft IS/MND 4.5 Cultural Resources The following edits are made to page 56 in Section 4.5 of the Draft IS/MND. Mitigation Measures: CUL-1: Should archaeological resources (sites, features, or artifacts) be exposed during construction activities for the proposed Project, all construction work shall immediately stop until the Protect applicant engages a qualified archaeologist, meeting the Secretary of the Interior's Professional Qualification Standards, that can evaluate the significance of the find and determine whether or not additional study is warranted. Depending upon the significance of the find, the archaeologist may simply record the find and allow work to continue. If the discovery proves significant under CEQA, additional work such as preparation of an archaeological treatment plan, testing, or data recovery may be warranted. The following edits are made to page 57 in Section 4.5 of the Draft IS/MND. Mitigation Measures: CUL-2: In accordance with Section 7050.5 of the California Health and Safety Code, if human remains are found, the Project applicant shall notify the County Coroner `hall he Retif'^ within 24 hours of the discovery. No further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains shall occur until the County Coroner has determined, within two working days of notification of the discovery, the appropriate treatment and disposition of the human remains. If the remains are determined to be Native American, the Coroner shall notify the NAHC in Sacramento within 24 hours. In accordance with California PRC, Section 5097.98, the NAHC must immediately notify those persons it believes to be the Most Likely Descendant (MLD) from the deceased Native American. The MILD shall complete their inspection within 48 hours of being granted access to the site. The MILD would then determine, in consultation with the property owner, the disposition of the human remains. November 2025 Page 17 Page 172 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final 4.0 MITIGATION MONITORING AND REPORTING PROGRAM The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring program. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring program must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6). Specifically, Public Resources Code Section 21081.6 states: (a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply: (1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program. (2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based. This Mitigation Monitoring and Reporting Program (MMRP) has been developed to provide the mechanism by which to monitor mitigation measures outlined in Walnut Valley Unified School District Electronic Billboard Project Draft IS/MND. The MMRP has been prepared in conformance with Public Resources Code Section 21081.6 and City of Diamond Bar's (City) monitoring requirements. State CEQA Guidelines Section 15097 provides clarification of mitigation monitoring and reporting requirements and guidance to local lead agencies on implementing strategies. The reporting or monitoring program must be designed to ensure compliance during project implementation. The City of Diamond Bar is the Lead Agency for the Walnut Valley Unified School District Electronic Billboard Project and is therefore responsible for ensuring MMRP implementation. This MMRP has been drafted to meet Public Resources Code Section 21081.6 requirements as a fully enforceable monitoring program. The MMRP Checklist is intended to provide verification that all applicable mitigation measures relative to significant environmental impacts are monitored and reported. Monitoring will include: 1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of records in the Walnut Valley Unified School District Electronic Billboard Project file. This MMRP delineates responsibilities for monitoring the Project, but also allows the City flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring November 2025 Page 18 Page 173 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final procedures took place and that mitigation measures were implemented. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the MMRP Checklist. If an adopted mitigation measure is not being properly implemented, the designated monitoring personnel shall require corrective actions to ensure adequate implementation. The numbering system in the following table corresponds with the IS/MND's numbering system. The MMRP table "Verification" column will be used by the parties responsible for documenting when the mitigation measure has been completed. The City of Diamond Bar will complete ongoing documentation and mitigation compliance monitoring. The completed MMRP and supplemental documents will be kept on file at the City of Diamond Bar Community Development Department. November 2025 Page 19 Page 174 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final This page intentionally left blank. November 2025 Page 20 Page 175 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final Mitigation Monitoring and Reporting Program Checklist Monitoring/ Responsible Verification Mitigation Measures Implementation Reporting for Approval/ Timing Initials Date Remarks Methods Monitoring CULTURAL RESOURCES Mitigation Measures CUL-1: Should archaeological resources (sites, features, or During ground- Notification of Community artifacts) be exposed during construction activities for disturbing Native Development the proposed Project, all construction work shall activities American Department immediately stop until the Project applicant engages a Heritage Director, or qualified archaeologist, meeting the Secretary of the Commission, if designee Interior's Professional Qualification Standards, that can identified evaluate the significance of the find and determine remains are whether or not additional study is warranted. Depending Native upon the significance of the find, the archaeologist may American in simply record the find and allow work to continue. If the origin discovery proves significant under CEQA, additional work such as preparation of an archaeological treatment plan, testing, or data recovery may be warranted. CUL-2: In accordance with Section 7050.5 of the California During ground- Notification of Community Health and Safety Code, if human remains are found, the disturbing Los Angeles Development Project applicant shall notify the County Coroner within activities County Department 24 hours of the discovery. No further excavation or Coroner/ Director, or disturbance of the site or any nearby area reasonably Notification of designee suspected to overlie adjacent remains shall occur until Native the County Coroner has determined, within two working American days of notification of the discovery, the appropriate Heritage treatment and disposition of the human remains. If the Commission, if remains are determined to be Native American, the identified Coroner shall notify the NAHC in Sacramento within 24 remains are hours. In accordance with California PRC, Section Native 5097.98, the NAHC must immediately notify those persons it believes to be the Most Likely Descendant November 2025 Page 21 Page 176 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final Monitoring/ Responsible Verification Mitigation Measures Implementation Reporting for Approval/ Timing Initials Date Remarks Methods Monitoring (MLD) from the deceased Native American. The MLD American in shall complete their inspection within 48 hours of being origin granted access to the site. The MLD would then determine, in consultation with the property owner, the disposition of the human remains. GEOLOGY AND SOILS Mitigation Measures GEC-1: If evidence of subsurface paleontological resources is During ground- Assessment of Community found during construction, excavation and other disturbing resources by a Development construction activity in that area shall cease and the activities professional Department construction contractor shall contact the City of Diamond vertebrate Director, or Bar Community Development Director or designee. With paleontologist. designee direction from the Community Development Director, a paleontologist certified by the County of Los Angeles shall If significant evaluate the find prior to resuming grading in the u under CEQA, immediate vicinity of the find. If warranted, the verify paleontologist shall prepare and complete a standard additional Paleontological Resources Mitigation Program for the work, such as salvage and curation of the identified resources. data recovery excavation, has been implemented. TRIBAL CULTURAL RESOURCES Mitigation Measures TCR-1: Retain a Native American Monitor Prior to During ground- Grading Plan: Community Commencement of Ground -Disturbing Activities. disturbing Development activities Prior to grading Department a) The project applicant/lead agency shall retain a Native or ground Director, or American Monitor from or approved by the Gabrieleno disturbing designee Band of Mission Indians — Kizh Nation. The monitor shall activities be retained prior to the commencement of any "ground - November 2025 Page 22 Page 177 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final Mitigation Measures Implementation Monitoring/ Reporting Responsible for Approval/ Verification Timing Initials Date Remarks Methods Monitoring disturbing activity" for the subject project at all project Prior to locations (i.e., both on -site and any off -site locations that issuance of any are included in the project description/definition and/or grading permit required in connection with the project, such as public improvement work). "Ground -disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. b) A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground -disturbing activity, or the issuance of any permit necessary to commence a ground -disturbing activity. c) The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground -disturbing activities, the type of construction activities performed, locations of ground -disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe. d) On -site tribal monitoring shall conclude upon the latter of the following: (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all ground -disturbing November 2025 Page 23 Page 178 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final Monitoring/ Responsible Verification Mitigation Measures Implementation Reporting for Approval/ Timing Methods Monitoring Initials Date Remarks activities and phases that may involve ground -disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs. TCR-2: Unanticipated Discovery of Tribal Cultural Resource During ground- Grading Plan: Community Objects (Non-Funerary/Non-Ceremonial). disturbing Development activities Prior to grading Department a) Upon discovery of any TCRs, all construction activities in or ground Director, or the immediate vicinity of the discovery shall cease (i.e., disturbing designee not less than the surrounding 50 feet) and shall not activities. resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh Prior to will recover and retain all discovered TCRs in the form issuance of any and/or manner the Tribe deems appropriate, in the grading Tribe's sole discretion, and for any purpose the Tribe permits deems appropriate, including for educational, cultural and/or historic purposes. TCR-3: Unanticipated Discovery of Human Remains and During ground- Grading Plan: Community Associated Funerary or Ceremonial Objects. disturbing Development activities Prior to grading Department a) Native American human remains are defined in PRC or ground Director, or 5097.98 (d)(1) as an inhumation or cremation, and in any disturbing designee state of decomposition or skeletal completeness. activities Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated Prior to according to this statute. issuance of any b) If Native American human remains and/or grave goods grading are discovered or recognized on the project site, then permits November 2025 Page 24 Page 179 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final Mitigation Measures Implementation Monitoring/ Reporting Responsible for Approval/ Verification Timing Initials Date Remarks Methods Monitoring Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. c) Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). d) Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. e) Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance. November 2025 Page 25 Page 180 of 231 Walnut Valley Unified School District Electronic Billboard Project Initial Study/Mitigated Negative Declaration Final This page intentionally left blank. November 2025 Page Page 181 of 231 PLANNING COMMISSION RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR RECOMMENDING TO THE CITY COUNCIL APPROVAL OF DEVELOPMENT CODE AMENDMENT NO. PL 2024-40 TO AMEND SECTIONS 22.10.030, 22.36.080, 22.36.120, AND 22.80.020 OF TITLE 22 ("DEVELOPMENT CODE") OF THE DIAMOND BAR CITY CODE PERTAINING TO THE REGULATION OF BILLBOARDS. A. RECITALS 1. The applicant, Evergreen Media LLC, and property owner, Walnut Valley Unified School District (WVUSD), filed an application for Planning Case No. PL2024-40 for a Development Code Amendment to amend the Diamond Bar City Code to allow billboards and to establish standards for billboards, in the Light Industry (1) zone, subject to the approval of a Conditional Use Permit, Development Review, and a Development Agreement. 2. On November 5, 2025, public hearing notices were mailed to property owners within a 700-foot radius of the project site, and a notice was published in the San Gabriel Valley Tribune newspaper on November 5, 2025. The project site was also posted with a notice display board, and a copy of the public notice was posted at the City's three designated community posting sites. 3. On November 5, 2025, the Planning Commission held a duly noticed public hearing on the proposed Development Code Amendment. All persons wishing to testify at the public hearing in connection with said amendment were heard, said amendment was studied, and the Planning Commission closed said hearing. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 1. This 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 proposed amendments has been reviewed for compliance with the California Environmental Quality Act (CEQA). Based on that assessment, the City prepared an Initial Study and filed a Notice of Intent to Adopt a Mitigated Negative Declaration (MND) for the Project with the Office of Land Use and Climate Innovation and the Los Angeles County Clerk on September 19, 2025. Pursuant to CEQA Section 15105, a 30-day public review period for the MND began on September 22, 2025 and ended October 21, 2025. 3. Based on the findings and conclusions set forth above, the Planning Page 182 of 231 Commission hereby recommends that the City Council approve Development Code Amendment Planning Case No. PL 2024-40 by adopting the amendments to Title 22 of the Diamond Bar Development Code described in the draft ordinance attached hereto as Exhibit "A" and incorporated herein by reference. The Planning Commission Secretary shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution to the City Council of the City of Diamond Bar. APPROVED AND ADOPTED THIS 25TH DAY OF NOVEMBER, 2025 BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. in Nalia 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 25th day of November, 2025, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners: ATTEST: Greg Gubman, Secretary EXHIBITS: Exhibit A: Draft Ordinance No. XX (2026) 2 PC Resolution No. 2025-XX Page 183 of 231 EXHIBIT A ORDINANCE NO. XX (2026) AN ORDINANCE OF THE CITY OF DIAMOND BAR AMENDING SECTIONS 22.10.030, 22.36.080, 22.36.120, AND 22.80.020 OF THE DIAMOND BAR CITY CODE PERTAINING TO THE REGULATION OF BILLBOARDS WHEREAS, WVUSD and Evergreen have submitted an application with the City for approval of: the Development Agreement governing the operation and community benefits for the electronic billboard; a Development Code Amendment to allow billboards in the I (Light Industry) zone by Conditional Use Permit, and to establish development standards for billboards; a Conditional Use Permit to authorize the billboard on the property; and Development Review for sign architecture, materials, and placement of the billboard on the property; and WHEREAS, on November 25, 2025, the Planning Commission held a duly noticed public hearing regarding proposed amendments to Title 22 ("Development Code") of the Diamond Bar City Code pertaining to billboards, Planning Case No. PL 2024-40, and adopted Resolution No. 2025-XX recommending City Council approval of said Development Code Amendment; and WHEREAS, on , 2025, notification of the City Council public hearing for this project was published in the San Gabriel Valley Tribune. Public hearing notices were mailed to property owners within a 1000-foot radius of the project site and notices were posted at the City's designated community posting sites; and WHEREAS, on , 2025, the City Council held a duly noticed public hearing regarding the proposed Development Code Amendment; and WHEREAS, the City Council finds that this Ordinance is subject to the California Environmental Quality Act ("CEQA") because it can be seen with certainty that the proposed Development Code Amendment will result in a project that has the potential for causing a significant effect on the environment (Section 15061(b)(3) of the CEQA Guidelines). Environmental review for the proposed project has been conducted pursuant to CEQA, and a Mitigated Negative Declaration (MND) has been prepared, circulated, and reviewed in accordance with CEQA Section 15070 and the CEQA Guidelines Section 15105. The MND determined that, with implementation of the identified mitigation measures, the project will not have a significant effect on the environment. Therefore, the City Council finds that adoption of this Ordinance is consistent with the conclusions of the MND; and WHEREAS, the documents and materials constituting the administrative record of the proceedings upon which the City's decision is based are located at the City of Diamond Bar, Community Development Department, Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765; and WHEREAS, the City Council hereby adopts the facts and reasons stated in 1196503.1 Page 184 of 231 Ordinance No. (2026) Planning Commission Resolution No. 2025-XX recommending City Council approval of said Development Code Amendments, a copy of which is on file with the City Clerk and which is incorporated herein by reference with the same force and effect as if set forth in full. NOW, THEREFORE, the City Council of the City of Diamond Bar does hereby find, determine and ordains as follows: SECTION 1: Table 2-6 of Section 22.10.030 (Commercial/Industrial district land uses and permit requirements) of Title 22, Chapter 22.10 of the Diamond Bar City Code is amended as follows (deletions in strikethrough text and additions shown in double underline): TABLE 2-6 ALLOWED USES AND PERMIT REQUIREMENTS FOR COMMERCIAL/INDUSTRIAL ZONING DISTRICTS Permit Requirement by District LAND USE (1) C-1 C-2 C-3 I See Standards in Section: TRANSPORTATION & COMMUNICATION USES Billboards CUP 22.36.120 SECTION 2: Subsection (11) of Section 22.36.080 (Prohibited Signs) of Title 22, Chapter 22.36 of the Diamond Bar City Code is amended as follows (deletions in strikethrough text and additions shown in double underline): (11) Off -site signs not specifically allowed by the provisions of this chapter, SECTION 3: Subsection (b) of Section 22.36.120 (Standards for Specific Types of Signs) of Title 22, Chapter 22.36 of the Diamond Bar City Code is amended as follows to add a new subsection that provides development standards for billboards (deletions in strikethroug-h text and additions shown in double underline): Lb Billboards. Billboards may be permitted by conditional use permit and a development agreement on properties located within the I zone, subject to the following limitations: 2 Page 185 of 231 Ordinance No. (2026) 1M No billboard shall be located more than 400 feet from the edge of a freeway right-of-way, measured from the nearest point of thesign structure to the nearest point of the right-of-way boundary. 20 No billboard shall be located within 800 feet of any existing -static billboard, regardless of whether the proposed billboard is static or digital. In addition, no digital billboard shall be located within 2,000 feet of any existing digital billboard. Distance shall be measured in a straight line between the bases of the respective billboard structures. M No billboard shall be located within 400 feet of any parcel that is zoned or used for residential purposes. Distance shall be measured in a straight line from the closest point of the residentially -zoned or residentially -used parcel boundary_ to the base of the proposed billboard. 4� The maximum height of a billboard shall not exceed 75 feet, measured as the vertical distance from the highest point of the sign structure to the finished surface elevation at the edge of the nearest freeway travel lane. This measurement shall be taken along aline drawn perpendicularly from the base of the sign structure to the tangent of the nearest freeway lane. A decorative or architectural element may extend up to 10 feet above the maximum height, provided it does not contain any additional display area or advertising content. t5 The maximum area of any individual sign face shall not exceed 672 square feet. Each sign face shall be limited to a maximum length of 48 feet and a maximum height of 14 feet. No billboard shall contain more than one sign face per direction of travel, and vertical stacking of siqn faces on the same side of a structure is prohibited. 6 Architectural features such as framing, decorative borders, or structural shrouds that do not contain any advertising content shall be permitted above, below, or around the sign face and shall not count toward the maximum allowable sign area, provided they are designed as integral components of the sign structure and do not function as additional sign faces. 7 No billboard shall contain more than two sign faces. Where two sign faces are configured in a V-shaped or angled arrangement, the angle between the faces shall not exceed 45 degrees as measured between the planes of the two sign faces. 8 All illuminated billboards shall be equipped with automatic light -sensing technology to adjust brightness in response to ambient lighting conditions. Maximum luminance shall not exceed 0.3 foot-candles above ambient levels, measured at a distance of 250 feet perpendicular Page 186 of 231 Ordinance No. (2026) to the center of the sian face. All luminance measurements shall be verified at a horizontal distance of 250 feet perpendicular to the sign face. A photometric analysis shall be submitted with the permit application and shall include certification by a qualified lighting professional or electrical engineer confirming compliance with these standards. All illumination shall be directed to avoid light spillover onto adjacent properties, roadways, or into the night sky. Sian lighting shall not cause tare or impair visibility for motorists, and shall remain static, without flashing, strobing, or rapidly changing brightness. 9 Digital billboards shall display static images only. Each image shall remain on the screen for a minimum duration of eight (8) seconds. Transitions between images shall be instantaneous, without any motion, animation, flashing, or other visual effects The Section 22.36.120 standards for specific signs beginning with freestanding monument signs and ending with window signs are consecutively renumbered beginning at subsection (c) and ending at subsection (i). SECTION 4: Subsection (b) and Subsection (s) of Section 22.80.020 (Definitions of specialized terms and phrases) of Title 22, Chapter 22.80 of the Diamond Bar City Code is amended as follows to add a new definition for "billboard" as well as a definition for the subcategories "digital billboard" and "static billboard" (deletions in strikethrouo text and additions shown in double underline): (a) Definitions, "B." The following definitions are in alphabetical order: Billboard. See Sign/Billboard (e) Definitions, "S." The following definitions are in alphabetical order: 8 Billboard. A freestanding sign structure designed and used to display off - site advertising copy, including commercial or non-commercial messages that direct attention to a business. product. service, activity. event, or location not located on the same premises as the sign. A billboard may be either a static billboard or a digital billboard as defined below. Billboards do not include on -site business identification signs, civic information signs, or temporary political signs, a. Digital Billboard. A billboard that displays off -site advertising copy using electronic changeable copy technology, such as light -emitting diodes M Page 187 of 231 Ordinance No. (2026) (LEDs) or similar digital display methods. The content may change remotely and at programmed intervals but shall comply with limitations on message duration and visual effects as set forth in this Title. b. Static Billboard. A billboard that displays a fixed image or message, typically through printed or painted panels. The copy does not change electronically and remains static until physically replaced The subsection (s) definitions beginning with Business identification sign and ending with Window sign are consecutively renumbered beginning at subsection (9) and ending at subsection (47). SECTION 5: If any section, subdivision, paragraph, sentence, clause or phrase of this Ordinance is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each section, subdivision, paragraph, sentence, clause and phrase thereof, irrespective of the fact that any one (or more) section, subdivision, paragraph, sentence, clause or phrase had been declared invalid or unconstitutional. SECTION 6: The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause a certified copy of this Ordinance to be posted within fifteen (15) days after this Ordinance is passed and adopted, in the Office of the City Clerk and two additional public places, together with the vote for and against the same, and forthwith transmit a certified copy of this Ordinance, by certified mail, to: Walnut Valley Unified School District, 880 South Lemon Avenue, Walnut, CA 91789. APPROVED AND ADOPTED THIS DAY OF , 2026, BY THE CITY COUNCIL OF THE CITY OF DIAMOND BAR. Chia Yu Teng, Mayor Page 188 of 231 Ordinance No. (2026) I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the foregoing Ordinance was duly introduced at a regular meeting of the City Council of the City of Diamond Bar held on the day of , 2025, and was finally passed at a regular meeting of the City Council of the City of Diamond Bar held on the day of 2026, by the following vote: AYES: Councilmembers: NOES: Councilmembers: ABSENT: Councilmembers: ABSTAIN: Councilmembers: ATTEST: Kristina Santana, City Clerk no Page 189 of 231 PLANNING COMMISSION RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE DEVELOPMENT AGREEMENT NO. 2026-01 BETWEEN THE CITY OF DIAMOND BAR AND THE WALNUT VALLEY UNIFIED SCHOOL DISTRICT REGARDING THE OPERATION OF A DIGITAL BILLBOARD AT 880 SOUTH LEMON AVENUE, DIAMOND BAR, CA 91789 (ASSESSORS PARCEL NO. 8760-015-901). A. RECITALS 1. The applicant, Evergreen Media LLC, and property owner, Walnut Valley Unified School District (WVUSD), filed an application for Planning Case No. PL2024-40 which includes Development Agreement No. 2026-01 between the City and WVUSD guaranteeing specified community benefits to be derived from the construction and operation of the proposed billboard. Said Development Agreement is attached hereto as Exhibit 1 to Exhibit A of this Resolution. 2. The subject property consists of one parcel totaling 6.08-acres, located in the Light Industry (1) zone with an underlying General Plan land use designation of School (S). 3. The legal description of the subject property is Southwest Quarter of the Northwest Quarter of Section 17, Township 2 South, Range 9 West of Tract No. 10122. The Assessor's Parcel Number (APN) is 8760-015-901. 4. In accordance to the provisions of the California Environmental Quality Act (CEQA), Section 15070, the City prepared and filed an Initial Study/Environmental Checklist and Notice of Intent to Adopt Mitigated Negative Declaration for the Project on September 19, 2025 and with the Los Angeles County Clerk on September 19, 2025. The notice was published in the San Gabriel Valley Tribune newspaper. The notice was also mailed to property owners within a 700-foot radius of the project site. The public review period for the MND began on September 22, 2025, and ended on October 21, 2025, for a total of 30 days pursuant to CEQA Guidelines Section 15105. 5. In accordance with CEQA Guidelines Section 15074, a Resolution recommending City Council adoption of the Mitigated Negative Declaration and a Mitigation Reporting and Monitoring Program for the project was reviewed by the Planning Commission concurrently with this Resolution. 6. Notification of the public hearing for this project was published in the San Gabriel Valley Tribune newspaper on November 5, 2025. Public hearing notices were mailed to property owners within a 700-foot radius of the project site. In addition to the published and mailed notices, the project site was posted with a display board and public notices were posted at the City's designated community posting sites. Page 190 of 231 7. On November 25, 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. 8. The documents and materials constituting the administrative record of the proceedings upon which the City's decision is based are located at the City of Diamond Bar, Community Development Department, Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: This 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 finds that the project identified above in this Resolution required a Mitigated Negative Declaration (MND). The MND has been prepared according to the requirements of the California Environmental Quality Act (CEQA) and guidelines promulgated thereunder. The minimum 30-day public review period for the MND began on September 22, 2025, and ended on October 21, 2025. Furthermore, the Planning Commission has reviewed the MND and related documents in reference to the Project. 3. Based on the findings and conclusions set forth herein and as prescribed under DBCC Section 22.62, this Planning Commission hereby finds and recommends that the City Council approve Development Agreement No. 2026-01 described in the draft ordinance attached hereto as Exhibit "A" and incorporated herein by reference. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar City Code (DBCC) Section 22.62, this Planning Commission hereby finds and recommends as follows: Development Agreement Findings (DBCC Section 22.62) The development agreement would be in the best interests of the City. The Development Agreement provides significant public benefits to the City of Diamond Bar, including a 25% community benefit fee from the lease revenue that the District receives from the billboard operator, Evergreen Media LLC. These funds will provide a recurring source of revenue that may be allocated to community projects and public programs. Revenues received by the District will be used to support its educational programs, further improving the quality of education and benefiting the broader community. In addition, the Agreement grants the City dedicated advertising time on the digital billboard for public service messages and emergency alerts at no cost to the City. Collectively, these provisions promote public communication, safety, and fiscal sustainability, and therefore the Agreement is in the best interests of the City. 2 PC Resolution No. 2025-XX Page 191 of 231 2. The development agreement is consistent with the general plan, and any applicable specific plan and the Development Code. The Development Agreement is consistent with General Plan Goal PF-G-4: ("Continue to provide residents of all ages and abilities with access to high quality local educational facilities in cooperation with the Walnut Valley and Pomona Unified School District (WVUSD and PUSD, respectively), the Los Angeles County library system, and community organizations') in that the Proposed Use will be located on an existing developed site owned by WVUSD. The project utilizes an already improved area without displacing existing land uses or requiring new infrastructure, thereby supporting the continued and efficient use of an established institutional property. In addition, the Development Agreement establishes ongoing community benefits, including a 25% Community Benefit Fee paid to the City from the billboard lease revenue received by the District. The Community Benefit Fee provides the City with supplemental funding that may be used to support municipal services, community programs, and local infrastructure, contributing to overall public service delivery. In return, the District's receipt of long-term lease revenue from the billboard further supports its ability to enhance educational programs and improve school facilities, directly advancing the intent of PF-G-4 to maintain high -quality educational resources. The Development Agreement is consistent with General Plan Goal PS-G-5: ("Maintain safety services that are responsive to citizens' needs to ensure a safe and secure environment for people and property in the community') in that the Development Agreement requires the provision of dedicated, no -cost on -screen time for City emergency notifications, Amber Alerts, and other public safety announcements. The ability to broadcast real-time emergency information enhances the City's capacity to communicate critical alerts quickly and broadly, thereby supporting a safe environment for residents and property. Furthermore, the Agreement requires full compliance with the approved Conditional Use Permit, Development Review, and Development Code Amendment, ensuring the billboard design, height, illumination, and operational standards conform to the City's regulations. The Development Agreement establishes periodic compliance reviews by the City to verify good -faith performance and adherence to all conditions of approval, and it provides remedies, including potential termination, for noncompliance. These provisions create an additional layer of oversight beyond standard code enforcement, ensuring that the District and its operator maintain ongoing compliance with all City regulations. Therefore, the Development Agreement is consistent with the City's General Plan and Development Code. The Development Agreement is not part of any theme area, specific plan, community plan, boulevard or planned development. 3. The development agreement would promote the public interest and welfare of the City. See Response 1 and 2 above. The Planning Commission shall: (a) Certify to the adoption of this Resolution; and 3 PC Resolution No. 2025-XX Page 192 of 231 (b) Forthwith transmit a certified copy of this Resolution to the City Council of the City of Diamond Bar. APPROVED AND ADOPTED THIS 25T" DAY OF NOVEMBER 2025, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. AVA Naila Barlas, Chairperson I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the Planning Commission of the City of Diamond Bar, at a special meeting of the Planning Commission held on the 25t" day of November 2025, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: ABSENT: Commissioners: ATTEST: Greg Gubman, Secretary EXHIBITS: Exhibit A: Draft Ordinance No. XX (2026) 4 PC Resolution No. 2025-XX Page 193 of 231 EXHIBIT A ORDINANCE NO. XX (2026) AN ORDINANCE OF THE CITY OF DIAMOND BAR APPROVING DEVELOPMENT AGREEMENT NO. 2026-01, FOR PROPERTY COMPRISED OF APPROXIMATELY 6.08 ACRES LOCATED AT 880 SOUTH LEMON AVENUE, WALNUT, CALIFORNIA WITHIN THE JURISDICTIONAL BOUNDARIES OF THE CITY OF DIAMOND BAR (ASSESSOR'S PARCEL NUMBER 8760-015-901). WHEREAS, the property owner/co-applicant, Walnut Valley School District ("WVUSD"), and its lessee /co -applicant, Evergreen Media, LLC, ("Evergreen") entered into an Outdoor Advertising Lease Agreement dated February 15, 2023, to construct and operate a new double sided electronic billboard on a portion of the property located at 880 S. Lemon Street, ground leased to Evergreen; and WHEREAS, WVUSD and Evergreen have submitted an application with the City for approval of: the Development Agreement governing the operation and community benefits for the electronic billboard; a Development Code Amendment to allow billboards in the I (Light Industry) zone by Conditional Use Permit, and to establish development standards for billboards; a Conditional Use Permit to authorize the billboard on the property; and Development Review for sign architecture, materials, and placement of the billboard on the property; and WHEREAS, the billboard would be placed within an approximately 100-square- foot base area at the southwest corner of the 6.08-acre parcel, occupying roughly 1,500 square feet of airspace above the base. The proposed structure would be approximately 97 feet in total height, consisting of a 90-foot sign with up to 7 feet of decorative architectural features. Each sign face would measure 14 feet high by 48 feet wide and display static images that change every eight seconds. Project work includes foundation excavation, installation of the monopole and superstructure, underground electrical trenching to connect to WVUSD or SCE service, removal of two pine trees along South Lemon Avenue with replacement planting of two 24-inch box crape myrtles, and minor landscape enhancements along the SR-60 frontage. The Project site's General Plan designation is School (S) and the zoning is Light Industry (1); and WHEREAS, on November 25, 2025, the Planning Commission held a duly noticed public hearing regarding proposed amendments to Title 22 ("Development Code") of the Diamond Bar City Code pertaining to billboards, Planning Case No. PL 2024-40, and adopted Resolution No. 2025-XX recommending City Council approval of said Development Agreement; and WHEREAS, on , 2025, notification of the City Council public hearing for this project was published in the San Gabriel Valley Tribune. Public hearing notices were mailed to property owners within a 1000-foot radius of the project site and notices were posted at the City's designated community posting sites; and Page 194 of 231 Ordinance No. (2026) WHEREAS, on , 2025, the City Council held a duly noticed public hearing regarding Development Agreement No. 2026-01; and WHEREAS, pursuant to Government Code Section 65864, et seq., the City is authorized to enter into development agreements with persons having legal or equitable interests in real property located within the City; and WHEREAS, pursuant to Development Code Section 22.62 and Government Code Section 65865, the City has adopted rules and regulations for consideration of development agreements; and WHEREAS, the City is entering into a Development Agreement with the WVUSD for the purpose of establishing an agreement between the City and WVUSD setting forth obligations and benefits to the respective parties; and WHEREAS, the City Council finds that this Ordinance is subject to the California Environmental Quality Act ("CEQA") because it can be seen with certainty that the proposed Development Code Amendment will result in a project that has the potential for causing a significant effect on the environment (Section 15061(b)(3) of the CEQA Guidelines). Environmental review for the proposed project has been conducted pursuant to CEQA, and a Mitigated Negative Declaration (MND) has been prepared, circulated, and reviewed in accordance with CEQA Section 15070 and the CEQA Guidelines Section 15105. The MND determined that, with implementation of the identified mitigation measures, the project will not have a significant effect on the environment. Therefore, the City Council finds that adoption of this Ordinance is consistent with the conclusions of the MND; and WHEREAS, the documents and materials constituting the administrative record of the proceedings upon which the City's decision is based are located at the City of Diamond Bar, Community Development Department, Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765; and WHEREAS, the City Council hereby adopts the facts and reasons stated in Planning Commission Resolution No. 2025-XX recommending City Council approval of said Development Code Amendments, a copy of which is on file with the City Clerk and which is incorporated herein by reference with the same force and effect as if set forth in full. NOW, THEREFORE, the City Council of the City of Diamond Bar does hereby find, determine and ordains as follows: SECTION 1: The City Council hereby finds that the facts set forth in the Recitals of this Ordinance are true and correct. 2 Page 195 of 231 Ordinance No. (2026) SECTION 2: In compliance with CEQA, the City Council approved the initial study and Mitigated Negative Declaration and mitigation reporting and monitoring program for the project. SECTION 3: In accordance with the Development Code, Section 22.62.030(e) of the Diamond Bar City Code, the City Council makes the following findings of fact regarding Development Agreement 2026-01: (a) The Development Agreement, attached hereto as Exhibit 1, would be in the best interests of the city; is consistent with the General Plan, and the Development Code; and would promote the public interest and welfare of the city; (b) The Development Agreement is in compliance with the conditions, requirements, restrictions, and terms of Development Code Sections 22.62.030(d) and 22.62.040, because the agreement contains all the mandatory provisions and permissive content required by Government Code Section 65865.2; SECTION 4: The City Manager is hereby authorized to execute the Development Agreement; SECTION 5: The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause a certified copy of this Ordinance to be posted within fifteen (15) days after this Ordinance is passed and adopted, in the Office of the City Clerk and two additional public places, together with the vote for and against the same, and forthwith transmit a certified copy of this Ordinance, by certified mail, to: Walnut Valley Unified School District, 880 South Lemon Avenue, Walnut, CA 91789. APPROVED AND ADOPTED THIS DAY OF 12026, BY THE CITY COUNCIL OF THE CITY OF DIAMOND BAR. Chia Yu Teng, Mayor 3 Page 196 of 231 Ordinance No. (2026) I, Kristina Santana, City Clerk of the City of Diamond Bar, do hereby certify that the foregoing Ordinance was duly introduced at a regular meeting of the City Council of the City of Diamond Bar held on the day of , 2025, and was finally passed at a regular meeting of the City Council of the City of Diamond Bar held on the day of 2026, by the following vote: AYES: Councilmembers: NOES: Councilmembers: ABSENT: Councilmembers: ABSTAIN: Councilmembers: ATTEST: Kristina Santana, City Clerk 0 Page 197 of 231 Ordinance No. (2026) Exhibit 1 Development Agreement No. 2026-01 [Attached] Page 198 of 231 RECORDING REQUESTED BY ) AND WHEN RECORDED MAIL TO: ) City Clerk's Office ) City of Diamond Bar ) 21810 Copley Drive ) Diamond Bar, CA 91765 ) APN: Portion of 8760-015-901 (Space above for Recorder) This document is exempt from payment of a recording fee pursuant to Govt. Code §§ 6103 & 21383. By: Dated: DEVELOPMENT AGREEMENT 880 S. Lemon Billboard Project THIS DEVELOPMENT AGREEMENT (-AGREEMENT") is made this day of , 2025, by the CITY OF DIAMOND BAR, a municipal corporation ("CITY"), and Walnut Valley Unified School District ("DISTRICT"). DISTRICT and CITY are hereinafter referred to as the "PARTIES" or individually as a "PARTY". RECITALS The following recitals are a substantive part of this Development Agreement: 1. DISTRICT is the owner of property located at 880 S. Lemon Street, Walnut, California and having assessor's parcel number ("APN") 8760-015-901 (the PROPERTY"). 2. The DISTRICT and Evergreen Media LLC ("EVERGREEN" or "DEVELOPER"), a Delaware Limited Liability Company, entered into an Outdoor Advertising Lease Agreement dated February 15, 2023, attached hereto and incorporated herein as Exhibit "A" ("LEASE AGREEMENT"), to construct and operate a new double sided digital light -emitting diode ("LED") billboard ("BILLBOARD") on a portion of the Property ("PROJECT") ground leased to EVERGREEN. The billboard location is depicted in Exhibit A of the LEASE AGREEMENT. 3. Pursuant to the LEASE AGREEMENT in Exhibit "A", EVERGREEN is the applicant for any and all entitlement applications, and any requirements for the District to obtain entitlements pursuant to this AGREEMENT, shall be passed on to EVERGREEN, at EVERGREEN'S sole cost and expense. 4. The CITY and DISTRICT desire to enter into this Agreement in order to outline the CITY and DISTRCT's obligations. Page 1 of 8 Page 199 of 231 5. The CITY's City Council approved a Development Code Amendment, Conditional Use Permit, and Development Review on , in conjunction with this AGREEMENT. 6. The PROJECT is a development requiring the foregoing legislative and discretionary approvals by the CITY before it may be constructed. 7. Per the LEASE AGREEMENT, the DISTRICT receives lease revenue from EVERGREEN. In consideration for entitling the PROJECT, the CITY seeks to receive a Community Benefit Fee (further defined below) that is a percentage of the lease revenue received by the DISTRICT. The CITY also seeks advertising time on the digital LED BILLBOARD at no cost to the CITY. 8. Government Code Section 65864 et seq. provides the authority for CITY to enter into binding development agreements with the DISTRICT having a legal and equitable interest in real property. AGREEMENT THE PARTIES MUTUALLY AGREE AS FOLLOWS: 1. Duration. This AGREEMENT, the CUP to install and maintain the BILLBOARD, and any and all discretionary land use entitlements granted to EVERGREEN for the PROPERTY shall expire twenty (20) years from its effective date, unless any duty specified remains executory, in which case this Agreement may be renewed for a successive ten (10) year term upon notice from the DISTRICT, pursuant to law, until all duties are performed. This renewal shall not be unreasonably withheld by the CITY. 2. Exclusive Rights to Develop. Subject to the terms of this AGREEMENT, DISTRICT shall have an exclusive vested right to develop the Property in accordance with, and to the extent of, the LEASE AGREEMENT and EVERGREEN's entitlement applications. 3. Permitted Uses. The following use is permitted at the PROJECT: erecting, constructing, installing, placing, operating, maintaining, and servicing, a double - sided digital LED BILLBOARD for advertising, including supporting structures, illumination facilities and connections, back-up panels, service ladders, telecommunication devices and other appurtenances and ancillary equipment subject to a CUP. 4. Maximum Height and Buildinci Size. The maximum height and building size are as follows: A fourteen feet (14) x forty-eight feet (48) (Height x Width) double sided digital LED Billboard with an overall height including the supports plus sign of ninety feet (90). 5. Resolution/Material Terms. All conditions of approval as per City Council Resolution No. , attached hereto and incorporated herein as Exhibit Page 2 of 8 Page 200 of 231 "B", are material terms of this AGREEMENT. Breach of any condition of approval shall be deemed to be a breach of this Development Agreement. 6. Reimbursement. DISTRICT shall pay CITY as follows: a. Community Benefit Fee. The CITY shall receive twenty- five percent (25%) of all revenue the DISTRICT receives pursuant to Section 4.2(c) of the LEASE AGREEMENT or any amendment to the LEASE AGREEMENT or other agreement pertaining to the installation of a Billboard or other advertising display with EVERGREEN or any other party. ("Community Benefit Fee"). The DISTRICT shall remit payment of the Community Benefit Fee to the CITY within thirty (30) days after the DISTRICT receives payment from EVERGREEN pursuant to the LEASE AGREEMENT. b. Public Safety Messages. Pursuant and subject to Section 2.5 of the LEASE AGREEMENT, Amber Alerts and other emergency and public safety announcements shall be posted on the billboard at no cost to the DISTRICT and the CITY. DISTRICT and CITY agree on shared needs for future installation of telecommunications equipment on the billboard, as necessary for public safety. c. Public Service Messages. DISTRICT shall receive approximately 12% of the available time from EVERGREEN (or any other advertising display party), equally spread throughout a 24-hour day for public service messages on the sign, on a space available basis. DISTRICT and CITY shall split that time on a 50/50 basis. The Party wishing to post public service messages shall be responsible for producing all camera-ready art- work ready to post at their cost. d. Except with respect to the display of CITY public service announcements and emergency broadcasts, District shall have sole and exclusive control over and responsibility for the content of any messages, announcements or advertisements displayed on the BILLBOARD or any other advertising display, and the CITY shall have no responsibility or authority with respect to such displays. 7. Records of Revenue. CITY shall have the right to audit the calculations, accounting, and payments to the DISTRICT, and to receive a copy of the "Annual Report" or similar report provided by EVERGREEN (or any other adverting display party) to the DISTRICT. These records will be made available at reasonable times to CITY with prior written request from the CITY. 8. Payment Due Date. The amounts due to CITY under this Agreement shall be due and payable within thirty (30) days after the DISTRICT receives payment from EVERGREEN (or any other advertising display party) pursuant to the LEASE AGREEMENT (or any amendment or other advertising display agreement). 9. Termination Provisions. This Agreement may be terminated upon the happening of any of the following events: Page 3 of 8 Page 201 of 231 a. Failure of DISTRICT to perform any of the provisions of this Agreement, or b. Mutual agreement of the Parties or, c. Failure of DISTRICT to cure any default under the terms and conditions of this Development Agreement or, d. DISTRICT retains the right to terminate this Agreement upon thirty (30) days' written notice to CITY in the event that the Lease Agreement is terminated or expired. e. In any event of termination, DISTRICT shall remove, or cause to be removed, the BILLBOARD or any other advertising display installed on the PROPERTY. 10. Periodic Review. CITY shall review DISTRICT'S performance every twelve (12) months at the anniversary of the adoption of this Agreement. DISTRICT shall demonstrate good faith compliance with the terms of this Agreement. If as a result of the review, CITY finds and determines, based upon substantial evidence, that DISTRICT has not taken good faith efforts to comply with terms or conditions of this Agreement, CITY may terminate or modify the Agreement. This review shall be conducted by the Director of Community Development. 11. CITY Discretion. CITY retains its right and discretion, under all applicable Codes, to approve or disapprove any item related to this PROJECT which it has not specifically agreed to via this Agreement, however such approval shall not be unreasonably withheld. DISTRICT acknowledges that it shall comply with all CITY requirements for applications and permits of any nature and that this Agreement does not relieve DISTRICT of the necessity of filing appropriate applications and obtaining appropriate permits. 12. DISTRICT Breach. Failure by DISTRICT to pay amounts specified as required by this AGREEMENT, shall result in the withholding of building permits or any other permit until the breach is remedied. 13. Non -Liability of Officials and Employees of the CITY. No official, employee or agent of CITY shall be personally liable to DISTRICT in the event of any default or breach by CITY, or for any amount that will become due to DISTRICT, or for any obligation under the terms of this Agreement. 14. Notices. All notices shall be personally delivered or mailed to the below listed address, or to such other address as may be designated by written notice and shall be deemed sufficiently given and served for all purposes when delivered personally, by generally recognized overnight courier service (provided that sender retains a receipt evidencing the date and time of delivery), or three (3) days after deposit in the United States mail, certified or registered, return receipt requested, with postage prepaid. These addresses shall be used for delivery or service of process. Page 4 of 8 Page 202 of 231 a. Address of DISTRICT is as follows: Walnut Unified School District Attention: Matt Torres Ed.D Assistant Superintendent, Business Services matorres@wvusd.org 880 S. Lemon Ave. Walnut, CA 91789 With a copy to: Orbach Huff & Henderson LLP Attn: Sarine Abrahamian sabrahamian@ohhlegal.com 1901 Avenue of the Stars, Suite 575 Los Angeles, CA 90067 b. Address of CITY is as follows: City of Diamond Bar Attention: City Clerk 21810 Copley Drive Diamond Bar, CA 91765 15. Developer Proposal. The PROJECT shall include EVERGREEN's proposal, as modified by the City Council, including all conditions of approval contained in Planning Commission/City Council Resolution No. 2025-XX, which is incorporated herein by this reference. In the event of any inconsistency between terms of the proposal and this Agreement, this Agreement shall govern. 16. Licenses, Permits, Fees, and Assessments. At its sole expense, EVERGREEN shall obtain all licenses, permits, and approvals as may be required by this Agreement, or by the nature of the PROJECT. 17. Time of Essence. Time is of the essence in the performance of this Agreement. 18. Successor's Interest. The provisions of this Agreement shall be binding upon and inure to successors in interest of the parties and shall be specifically binding upon any future lessees or other owners of an interest in the PROPERTY. 19. Authority to Execute. The persons executing this Agreement on behalf of the parties warrant that they are duly authorized to execute this Agreement and that by executing this Agreement, the parties are formally bound. 20. Indemnification. DISTRICT agrees to protect, defend, and hold harmless CITY and their elective or appointive boards, officers, agents, and employees from any and all claims, liabilities, expenses or damages of any nature, including attorneys' fees, for bodily injury or death of any person, or damage to property, or interference with use of property, or otherwise arising out of negligent acts or omissions, or willful misconduct in the performance of the Agreement by DISTRICT, DISTRICT'S agents, officers or employees, contractors and Page 5 of 8 Page 203 of 231 subcontractors hired by DISTRICT. DISTRICT shall have the right to select counsel to perform the defense, subject to such counsel being reasonably acceptable to CITY. DISTRICT shall also have the ability to control strategy and resolution of such actions, provided that DISTRICT must obtain CITY's consent for any strategy or resolution that would impose an obligation on CITY (financial or otherwise) that would not be borne by DISTRICT or that would amount to a representation concerning, or an admission by, CITY. 21. Modification. This Agreement constitutes the entire agreement between the parties and supersedes any previous agreements, oral or written. This Agreement may be modified only by subsequent mutual written agreement executed by CITY and DISTRICT. 22. Remedies. The occurrence of any Event of Default shall give the nondefaulting party the right to proceed with any and all remedies set forth in this Agreement, including an action for damages, an action or proceeding at law or in equity to require the defaulting party to perform its obligations and covenants under this Agreement or to enjoin acts or things which may be unlawful or in violation of the provisions of this Agreement, and the right to terminate this Agreement. 23. Force Majeure. Subject to the party's compliance with the notice requirements as set forth below, performance by either party hereunder shall be deemed not to be in default, and all performance and other dates specified in this Agreement shall be extended, where delays or default are due to causes beyond the control and without the fault of the party claiming an extension of time to perform, which may include, without limitation, the following: war, insurrection, strikes, lockouts, riots, floods, earthquakes, fires, assaults, acts of God, acts of the public enemy, epidemics, quarantine restrictions, freight embargoes, lack of transportation, governmental restrictions or priority, litigation, unusually severe weather, inability to secure necessary labor, material or tools, acts or omissions of the other party, or acts or failures to act of any public or governmental entity (except that the City's acts or failure to act shall not excuse performance of the City hereunder). An extension of the time for any such cause shall be for the period of the enforced delay and shall commence to run from the time of the commencement of the cause, if notice by the party claiming such extension is sent to the other party within thirty (30) days of the commencement of the cause. 24. Attorney's Fees. In addition to any other remedies provided hereunder or available pursuant to law, if either party brings an action or proceeding to enforce, protect or establish any right or remedy hereunder, the prevailing party shall be entitled to recover from the other party its costs of suit and reasonable attorney's fees. 25. Remedies Cumulative. No right, power, or remedy given by the terms of this Agreement is intended to be exclusive of any other right, power, or remedy; and each other and every such right, power, remedy shall be cumulative and in addition to every other right, power, or remedy given by the terms of any such instrument, or by any statute or otherwise. Page 6 of 8 Page 204 of 231 26. Waiver of Terms and Conditions. The failure of a PARTY to insist upon the strict performance of any of the provisions of this Agreement by the other PARTY, or the failure by a PARTY to exercise its rights upon the default of the other PARTY, shall not constitute a waiver of such PARTY's right to insist and demand strict compliance by the other PARTY with the terms of this Agreement thereafter. 27. Recitals. The Recitals above are hereby incorporated into this section as though fully set forth herein and each party acknowledges and agrees that such Party is bound, for purposes of this Agreement, by the same. [SIGNATURE PAGE FOLLOWS] Page 7 of 8 Page 205 of 231 IN WITNESS WHEREOF, these parties have executed this Agreement on the day and year shown below. "CITY" CITY OF DIAMOND BAR, a municipal corporation ATTEST: City Clerk Date: APPROVED AS TO FORM: City Attorney Date: ATTEST: Secretary Date: APPROVED AS TO FORM: General Counsel Date: L'31VA Mayor Date: "DISTRICT" Walnut Valley Unified School District By: Name: Title:_ Date Page 8 of 8 Page 206 of 231 WN:I141r_1 LEASE AGREEMENT BETWEEN DISTRICT AND EVERGREEN Exhibit A Page 207 of 231 EXHIBIT B CITY COUNCIL RESOLUTION NO. Exhibit B Page 208 of 231 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA COUNTY OF LOS ANGELES On , 2025, before me, , Notary Public, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name is subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity, and that by his/her/their signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. I certify UNDER PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature (seal) Page 209 of 231 PLANNING COMMISSION RESOLUTION NO. 2025-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL APPROVE THE WALNUT VALLEY UNIFIED SCHOOL DISTRICT (WVUSD) ELECTRONIC BILLBOARD PROJECT NO. PL 2024-40 CONSISTING OF A CONDITIONAL USE PERMIT AND DEVELOPMENT REVIEW LOCATED AT 880 SOUTH LEMON AVENUE, DIAMOND BAR, CA 91789 (ASSESSORS PARCEL NO. 8760-015-901). A. RECITALS 1. The applicant, Evergreen Media LLC, and property owner, Walnut Valley Unified School District (WVUSD), filed an application requesting approval of specific entitlements necessary for the installation and operation of a 97-foot high, dual - faced digital LED billboard on a 6.08-acre lot located at 880 South Lemon Avenue, Diamond Bar, CA 91789. 2. The following approvals (collectively, the "Project") are requested of the City Council: (a) Conditional Use Permit to authorize a billboard on the subject property, consistent with the Development Code Amendment. (b) Development Review to assess the visual design elements of the proposed billboard. 3. The subject property consists of one parcel totaling 6.08-acres, located in the Light Industry (1) zone with an underlying General Plan land use designation of School (S). 4. The legal description of the subject property is Southwest Quarter of the Northwest Quarter of Section 17, Township 2 South, Range 9 West of Tract No. 10122. The Assessor's Parcel Number (APN) is 8760-015-901. 5. In accordance to the provisions of the California Environmental Quality Act (CEQA), Section 15070, the City prepared and filed an Initial Study/Environmental Checklist and Notice of Intent to Adopt Mitigated Negative Declaration for the Project on September 19, 2025 and with the Los Angeles County Clerk on September 19, 2025. The notice was published in the San Gabriel Valley Tribune newspaper. The notice was also mailed to property owners within a 700-foot radius of the project site. The public review period for the MND began on September 22, 2025, and ended on October 21, 2025, for a total of 30 days pursuant to CEQA Guidelines Section 15105. 6. In accordance with CEQA Guidelines Section 15074, a Resolution recommending City Council adoption of the Mitigated Negative Declaration and a Mitigation Reporting and Monitoring Program for the project was reviewed by the Planning Commission concurrently with this Resolution. Page 210 of 231 7. Notification of the public hearing for this project was published in the San Gabriel Valley Tribune newspaper on November 5, 2025. Public hearing notices were mailed to property owners within a 700-foot radius of the project site. In addition to the published and mailed notices, the project site was posted with a display board and public notices were posted at the City's designated community posting sites. 8. On November 25, 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. 9. The documents and materials constituting the administrative record of the proceedings upon which the City's decision is based are located at the City of Diamond Bar, Community Development Department, Planning Division, 21810 Copley Drive, Diamond Bar, CA 91765. B. RESOLUTION NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: This 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 finds that the project identified above in this Resolution required a Mitigated Negative Declaration (MND). The MND has been prepared according to the requirements of the California Environmental Quality Act (CEQA) and guidelines promulgated thereunder. The minimum 30-day public review period for the MND began on September 22, 2025, and ended on October 21, 2025. Furthermore, the Planning Commission has reviewed the MND and related documents in reference to the Project. C. FINDINGS OF FACT Based on the findings and conclusions set forth herein and as prescribed under Diamond Bar City Code (DBCC) Sections 22.58 and 22.48, this Planning Commission hereby finds and recommends as follows: Conditional Use Permit 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 Municipal Code. Pursuant to the Development Code Amendment and DBCC Section 22.10.030 Table 2-6, billboards, as defined by DBCC Section 22.80.020 once amended, will be a permitted use in the I zoning district with approval of a conditional use permit. Through compliance with the conditions of approval stipulating the manner in which the use must be conducted, the proposed digital billboard will be compatible with neighboring uses and surrounding neighborhood. Staff has evaluated the proposed digital billboard and determined that it is 2 PC Resolution No. 2025-XX Page 211 of 231 compatible with the surrounding industrial and commercial setting. The billboard's location adjacent to the SR-60 freeway, its placement, and orientation are designed to minimize visibility from nearby residential areas and will not obstruct views, impede access, or conflict with existing site operations. Operational characteristics, including brightness, display transitions, and content, will be regulated through project conditions to prevent visual distractions or light spillover. The project will not generate additional parking demand, as the structure is self- contained and does not involve on -site employees or land use intensification. Installation and maintenance activities will occur periodically without affecting existing site circulation or parking. The project is consistent with the intent of the proposed DCA, which regulates the location, design, and permitting of digital billboards to ensure visual compatibility and minimize potential visual, operational, and aesthetic impacts 2. The Proposed Use is consistent with the general plan and any applicable specific plan. The Proposed Use is consistent with General Plan Goal PF-G-4: ("Continue to provide residents of all ages and abilities with access to high quality local educational facilities in cooperation with the Walnut Valley and Pomona Unified School District (WVUSD and PUSD, respectively), the Los Angeles County library system, and community organizations') in that the Proposed Use will be located on an existing developed site owned by WVUSD. The project utilizes an already improved area without displacing existing land uses or requiring new infrastructure, thereby supporting the continued and efficient use of an established institutional property. In addition, the digital billboard will generate ongoing lease revenue for WVUSD, providing a consistent source of funding that will support educational programs and facility improvement. The project also includes a dedicated allocation of on -screen time for City public service announcements, allowing the City to communicate important community information and emergency notifications at no cost, further enhancing public outreach and community benefit. 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 may contribute to supporting business visibility and marketing opportunities. The project allows businesses within the City and the surrounding region to advertise, thereby promoting customer retention and the attraction of new economic activity. In addition, the billboard will generate a steady revenue stream for the Walnut Valley Unified School District, helping sustain and enhance local public facilities that serve the community. 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. 3 PC Resolution No. 2025-XX Page 212 of 231 The Proposed Use will be located in the southwest corner of an existing asphalt - covered school bus parking lot. The Proposed Use complies with the proposed Development Code design requirements, and project does not generate any additional parking demand. The Proposed Use is situated on a developed site adjacent to the SR-60 freeway, oriented to limit visibility from nearby residences. Its design will not obstruct views or interfere with site operations, and operational standards —such as brightness, display transitions, and content —will be regulated through project conditions to prevent visual or lighting impacts. Through compliance with the conditions of approval stipulating the manner in which the use must be conducted, the Proposed Use will be compatible with the other uses within the commercial building and surrounding neighborhood. 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 project site currently serves as the headquarters for WVUSD and is used for the parking and maintenance of school buses and other district vehicles. The Proposed Use will not create additional parking demand, as it is a self-contained structure with no on -site employees. Occasional maintenance will have minimal impact and will not affect existing parking or site circulation. The Proposed Use has been designed and sited to ensure compatibility with its surroundings and to minimize visual and land use impacts. Located within a developed, non -sensitive area adjacent to the SR-60 freeway, the structure is oriented to limit visibility from nearby residences and will not obstruct views, affect access, or interfere with existing operations. Operational features —such as brightness, display transitions, and content —will be regulated through project conditions to prevent glare, light spillover, or visual distraction. Additionally, the Proposed Use is surrounded by large-scale commercial and light industrial development. Given the proposed location, the overall parking demands, and the types of adjoining uses, it is reasonable to conclude that the Proposed Use will be compatible with the other uses in the light industrial area and neighborhood. The Proposed Use is physically suitable for the subject site as it will be located within an existing developed parking lot. The project will utilize the site's existing access, circulation, and paved areas, requiring no new infrastructure or modifications to accommodate the digital billboard installation. 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, and the Building and Safety Division. 4 PC Resolution No. 2025-XX Page 213 of 231 6. The proposed Project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). In accordance to the provisions of the California Environmental Quality Act (CEQA), Section 15070, the City prepared and filed an Initial Study/Environmental Checklist and Notice of Intent to Adopt Mitigated Negative Declaration for the Project on September 19, 2025 and with the Los Angeles County Clerk on September 19, 2025. The notice was published in the San Gabriel Valley Tribune newspaper. The notice was also mailed to property owners within a 700-foot radius of the project site. The public review period for the MND began on September 22, 2025, and ended on October 21, 2025, for a total of 30 days pursuant to CEQA Guidelines Section 15105. Development Review Findings (DBCC Section 22.48) 1. The design and layout of the proposed development are consistent with the General Plan, development standards of the applicable district, design guidelines, and architectural criteria for special areas (e.g., theme areas, specific plans, community plans, boulevards or planned developments). 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-12 requires that commercial uses are designed in a manner compatible with adjacent residential areas in terms of traffic and noise impacts, building scale, and appropriate transitions and buffers. The proposed digital billboard is located within the enclosed bus parking lot of the Walnut Valley Unified School District (WVUSD) District Office, adjacent to the SR-60 freeway corridor. The surrounding area is characterized by institutional and commercial uses that are compatible with the proposed freeway -oriented signage. The billboard has been carefully designed and sited to minimize potential visual impacts on nearby residential areas, incorporates an architecturally -enhanced support structure that complements the surrounding built environment, and includes automatic brightness controls to reduce potential light spillover. A gradual transition between the project and adjacent uses is achieved through appropriate separation distances, structure height, and sign configuration. Additionally, the design includes City branding at the top of the sign faces. 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 proposed development standards according to the Development Code Amendment by complying with all development standards such as required separation distances, structure height, and sign configuration. 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 Project will not interfere with the use or enjoyment of neighboring existing or future developments because the digital billboard has been designed and located 5 PC Resolution No. 2025-XX Page 214 of 231 to minimize potential impacts on adjacent land uses. The billboard will be situated within the school bus parking lot, adjacent to the WVUSD district office building, vehicle maintenance building, and SR-60 freeway corridor. The Project site is surrounded primarily by institutional and commercial uses, with the nearest residential properties located east of the site and separated by existing buildings, landscaping, and roadway infrastructure, providing adequate buffering. The Project will not create traffic or pedestrian hazards as no changes are proposed to existing site access, circulation patterns, or driveway configurations. The proposed digital billboard is not intended to serve on -site vehicular or pedestrian activity and will not generate additional vehicle trips. The structure will comply with Caltrans safety regulations and applicable standards for digital freeway -oriented signage, including brightness and message display intervals, ensuring that it does not cause driver distraction or visibility hazards. Therefore, the Project will not adversely affect traffic or pedestrian safety in the surrounding area. 3. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood and will maintain and enhance the harmonious, orderly and attractive development contemplated by this chapter, the general plan, or any applicable specific plan. The Project is designed to be compatible with the surrounding neighborhood and minimize any potential negative impacts. From the SR-60, the proposed digital billboard integrates appropriately within the transportation corridor. Its modern, single -pole design and clean architectural lines present a streamlined and uncluttered appearance, reducing visual bulk compared to traditional multi -pole structures. The placement and orientation of the digital display are optimized for freeway visibility while maintaining adequate separation from nearby structures and public rights -of -way. From South Lemon Avenue and Glenwick Avenue, the proposed billboard appears as a distant and unobtrusive vertical feature within a predominantly commercial and industrial setting. The sign does not impede pedestrian circulation or create visual obstructions for local traffic. Existing landscaping and perimeter walls effectively screen the base of the structure, maintaining compatibility with the area's established urban character. From nearby residential streets, the proposed billboard is screened by existing commercial buildings, walls, and mature landscaping. Any limited views of the upper display are distant and intermittent, minimizing potential visual impacts on residential areas. The sign will include automatic dimming technology to adjust brightness based on ambient light levels, ensuring compliance with City standards and preventing glare or light spillover to nearby neighborhoods. The Project also elevates the architectural character of the area. The Project consists of a V-shaped structure with two 14-foot by 48-foot LED display faces oriented toward motorists traveling eastbound and westbound along SR-60. Each display will show static images for eight seconds without transitional effects, featuring both commercial advertising and public service messages. The V- shaped configuration maximizes freeway visibility while minimizing views from nearby residential areas. The billboard design includes a five -foot -high sign base and protective bollards, all finished in dark gray to match the pole cover. The top of the structure features prominent City branding with an illuminated "DIAMOND BAR" wordmark and a stylized mountain silhouette rendered in layered aluminum 6 PC Resolution No. 2025-XX Page 215 of 231 panels. The use of green and gray tones aligns with the City's official color palette, creating a cohesive, modern, and visually distinctive design that reflects Diamond Bar's identity along the SR-60 corridor. 4. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture and color, and will remain aesthetically appealing. See Response 3 above. 5. The proposed development will not be detrimental to the public health, safety or welfare or materially injurious (e.g., negative effect on property values or resale(s) of property) to the properties or improvements in the vicinity. Before the issuance of any City permits, the Project is required to comply with all conditions within the approval resolutions, and the Building and Safety Division and Public Works Department requirements. The referenced agencies through the permit and inspection process will ensure that the Project is not detrimental to the public health, safety or welfare or materially injurious to the properties or improvements in the vicinity. 6. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA). In accordance to the provisions of the California Environmental Quality Act (CEQA), Section 15070, the City prepared and filed an Initial Study/Environmental Checklist and Notice of Intent to Adopt Mitigated Negative Declaration for the Project on September 19, 2025 and with the Los Angeles County Clerk on September 19, 2025. The notice was published in the San Gabriel Valley Tribune newspaper. The notice was also mailed to property owners within a 700-foot radius of the project site. The public review period for the MND began on September 22, 2025, and ended on October 21, 2025, for a total of 30 days pursuant to CEQA Guidelines Section 15105. Based on the findings and conclusions set forth herein and as prescribed under DBCC Sections 22.58 and 22.48, this Planning Commission hereby finds and recommends that the City Council approve the Conditional Use Permit and Development Review subject to the following conditions, and the attached Conditions of Approval: A. GENERAL The Project shall comply with the Conditions of Approval attached hereto and referenced herein. The following Conditions of Approval, including the Standard Conditions of Approval attached hereto, shall be binding on and enforceable against, and, whenever used herein, the terms "applicant", "owner", and/or "applicant/owner" shall mean and refer to, each of the following: the project applicant, the owner(s) and tenants(s) of the property, and each of their respective successors and assigns. 2. This approval shall not be effective for any purpose until the applicant/owner of the property involved has filed, within twenty-one (21) days of approval of this Conditional Use Permit, Development Review, and Development Agreement Planning Case No PL2024-40, at the City of 7 PC Resolution No. 2025-XX Page 216 of 231 Diamond Bar Community Development Department, an affidavit stating that the applicant/owner is aware and agrees to accept all the conditions of this approval. Further, this approval shall not be effective until the applicant pays the remaining City processing fees. 3. This approval shall not become effective, and no building permits shall be issued, until the Development Agreement between the applicant and the City has been fully executed and recorded. Thereafter, the project shall be constructed, maintained, and operated in full compliance with the conditions of approval and the terms of the executed Development Agreement. 4. The Project shall comply with the Mitigation Monitoring and Report Program for the Mitigated Negative Declaration. 5. All ancillary supporting equipment and cables shall be screened from public view from abutting public streets and rights -of -way. The method of screening shall be architecturally compatible with the pole structure in terms of colors, materials, and architectural style subject to approval by the Community Development Director. The screening design/construction shall blend with the design of the pole structure. 6. The exterior of the structure (apart from the billboard faces) shall have a noncorrosive finish that is not conductive to reflection or glare. 7. Prior to the release of electrical service to the billboard, the parkway area along South Lemon Avenue, between the sidewalk and the bus yard enclosure wall, shall be rejuvenated with plantings, irrigation and/or a minimum 2-inch layer of mulch, and maintained thereafter. 8. A minimum of two 24-inch box trees shall be planted as replacements for the proposed removal of two pine trees. The species and placement of the replacement trees shall be subject to approval by the Community Development Director. The trees shall be installed and subject to City inspection prior to the release of electrical service to the billboard. 9. Prior to building permit final signature, surveillance cameras shall be installed to capture images of individuals intending to vandalize or deface the billboard structure. The placement and exact number of cameras shall be determined by the Los Angeles County Sheriff Department prior to issuance of building permits. If the Los Angeles County Sheriff Department determines that the placement of surveillance camera(s) is infeasible, alternative security measure(s) shall be proposed and is subject to review by the Community Development Director. 10. Surveillance camera recordings shall be a minimum of 1080p resolution, kept for a minimum of 15 days and relinquished to the Los Angeles County Sheriff's Department upon request. The billboard operator shall maintain the surveillance cameras in working condition. B. DEVELOPMENT REVIEW This approval is for the site plan, elevations, exterior materials, and 8 PC Resolution No. 2025-XX Page 217 of 231 isometric drawings for a new digital billboard to be constructed at 880 South Lemon Avenue, as described in the staff report and depicted on the approved plans on file with the Planning Division, subject to the conditions in this Resolution. 2. The construction documents submitted for plan check shall be in substantial compliance with the architectural plans approved by the City Council, 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 renotification of the surrounding property owners, which may delay the project and entail additional fees. 3. All existing public improvements damaged during construction shall be repaired or replaced upon project completion. The Planning Commission shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Resolution to the City Council of the City of Diamond Bar. APPROVED AND ADOPTED THIS 25T" DAY OF NOVEMBER 2025, BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. AVA Naila Barlas, Chairperson I, Greg Gubman, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted by the Planning Commission of the City of Diamond Bar, at a special meeting of the Planning Commission held on the 25t" day of November 2025, by the following vote: AYES: Commissioners: NOES: Commissioners: ABSTAIN: Commissioners: ABSENT: Commissioners: ATTEST: Greg Gubman, Secretary 9 PC Resolution No. 2025-XX Page 218 of 231 COMMUNITY DEVELOPMENT DEPARTMENT STANDARD CONDITIONS USE PERMITS, COMMERCIAL AND RESIDENTIAL NEW AND REMODELED STRUCTURES PROJECT #: Development Code Amendment, Conditional Use Permit, Development Review, and Development Agreement Planning Case No. PL2024-40 SUBJECT: To install and operate a 97-foot high, dual -faced digital LED billboard. PROPERTY Walnut Valley Unified School District, 880 South Lemon OWNER: Avenue, Diamond Bar, CA 91765 APPLICANT: Evergreen Media LLC, 9021 Sunset Boulevard, West Hollywood, CA 90069 LOCATION: 880 South Lemon Avenue, Diamond Bar, CA 91765 ALL OF THE FOLLOWING CONDITIONS APPLY TO YOUR PROJECT. APPLICANT SHALL CONTACT THE PLANNING DIVISION AT (909) 839-7030, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL REQUIREMENTS 1. In accordance with Government Code Section 66474.9(b) (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 Code Amendment, Conditional Use Permit, Development Review, and Development Agreement Planning Case No. PL 2024- 40 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: (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 10 PC Resolution No. 2025-XX Page 219 of 231 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 Code Amendment, Conditional Use Permit, Development Review, and Development Agreement Planning Case No. PL 2024-40 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 zoning approval for those businesses located in Diamond Bar. 4. Signed copies of Planning Commission Resolution No. 2025-XX, Standard Conditions, and all environmental mitigations shall be included on the plans (full size). The sheet(s) are for information only to all partied 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 Federal, State, or City regulations. 8. 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. 9. All site, grading, landscape/irrigation, roof, and elevation plans shall be coordinated for consistency prior to issuance of City permits (such as grading, tree removal, encroachment permit, etc.,) or approved use has commenced, whichever comes first. 10. Property owner/applicant shall remove the public hearing notice board within three (3) days of this project's approval. 11 PC Resolution No. 2025-XX Page 220 of 231 A C J1 11. The applicant shall comply with the requirements of City Planning, Building and Safety Divisions, and Public Works Department. 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. 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. TIME LIMITS The approval of Development Code Amendment, Conditional Use Permit, and Development Review shall expire within one (1) year from the date of approval if the use has not been exercised as defined per 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 City Council approval. SITE DEVELOPMENT 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: site plans, architectural elevations, and isometric drawings in the Planning Division, the conditions contained herein, Development Code regulations. 2. All ground -mounted utility appurtenances such as transformers, air conditioning condensers, etc., shall be located out of public view and adequately screened through the use of a combination of concrete or masonry walls, berms, and/or landscaping to the satisfaction of the Planning Division. 3. 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. 4. If any aspect of construction requires the use of an easement on a third party's property or the use of an easement granted to a third party on the applicant's property, the applicant must provide the City with correspondence/proof documenting that the easement has been granted before any building permits will be issued. 5. Prior to placement of any construction trailers, the applicant shall submit a site plan showing placement of the construction trailers and shall agree to abide by all conditions of approval required by the Community Development Director. 12 PC Resolution No. 2025-XX Page 221 of 231 6. Prior to issuance of a building permit, the location, size, and screening of all building utility service connections, including water, gas, and electric service, fire service, and irrigation connections shall be approved by the Community Development Director. All changes to building utility connections shall be approved by the Community Development Director prior to construction. Building utility connections shall be located, sized and screened in such a manner that they have the least possible impact on the design of the building and site. The architect of record shall be directly involved in the design and placement of all site and building service connections and shall sign all plans submitted to the City which locate, size and/or screen utility connections. E. SOLID WASTE 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 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. APPLICANT SHALL CONTACT THE PUBLIC WORKS/ENGINEERING DEPARTMENT, (909) 839-7040, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL Prior to issuance of a building permit, the applicant shall submit an Erosion Control Plan to the Public Works Department for review and approval. The Erosion Control Plan shall clearly detail erosion control measures that will 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 Prior to issuance of a building permit, the applicant shall submit a detailed drainage system information of the lot with careful attention to any flood hazard area to the Public Works Department. 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. 13 PC Resolution No. 2025-XX Page 222 of 231 APPLICANT SHALL CONTACT THE BUILDING AND SAFETY DIVISION, (909) 839-7020, FOR COMPLIANCE WITH THE FOLLOWING CONDITIONS: A. GENERAL CONDITIONS: A complete electrical plan is required to be submitted and approved during building plan check, which includes grounding, panel location, panel size, and energy compliance measures. END 14 PC Resolution No. 2025-XX Page 223 of 231 LOCATION MAP N.T.S. --� .. 1 uuu l du l u, ed LYCOPA i � 5lj3}te s , ,. _ •r N _ - C Fe j Lycoming St Lycoming St Lyco Sympi > - Q.,tv. Y , a < a ' - No e I- N ssiArade y Northampton St m Walnut Elementary school a, HVAC HVAC s c ,. ,. :.. �, -, I- — -- _ I © Collis; n Cente mofld HDB ills Q — • y� ..� ' .»5, _ II 6 1 L=J 485.45 arse SLjpply .Q A e st 9. � O j on niak5t - ` ve _ter • • EXISTING BUILDING 1 R L First Evangelical .0 ChurcoDiamon PROJECT SITE a _ PO P STORY) _ 79 r" _ vE VV'" 1 a -, i� a:-3 Tb 9 I I PARKING BENEATH Q Rhi Batting Cages FR ROUTE PROJECT DATA .s ^ M1 .. . 70 � Y = i' , Cl7 i I � SCOPE OF WORK. 'NEW 14 x48 L.E.D.LEDDOUBLE FACE W tjJ. i �I�:t ] 3 y� N3 r"+ ' y - �" .a ��•� � ,� � 1 , I s I' ' I I ' j I \ 1 II II AKING I j 30 FT VEE, 672 S.F. EACH CH FACE, 1 s BILLBOARD I BENEATH 1,344 S.F. BOTH FACES -' WIN-` �' x g T E— 90'-0" TOP OF BOARD TO F.G. 97'-O" TOP OF CITY LOGO TO F.G. � G a -T_ — — — ——------- ACCESS --- ---- DRIVEWAY j AND OVERALL STRUCT. HGT. ' � ` '' �' I j I I xFORMERs F1 j� / r PROJECT ADDRESS: 880 S. LEMON AVE. DIAMOND BAR, CA. 91789 ..yYy'`' ;.✓� SF'31a Ans' > Y ,F' I I I I (D z z Z o z zQLU LL z I < I LI 7 Q W m m Z) I �, I • APN: 8760-015-901 � LEGAL THAT POR IN TRA 10122 POR OF N v' @ } I"' DESCRIPTION: W 1 /4 OF SEC 17 T 2 S R 9 W r I BUS PARKIN ,I E ISTING BUILDING I 1 STORY I i APPLICANT. OUTDOOR ASSOCIATES VICINITY MAP I SCALE: N.T.S.F I I I n I CIVIL & LEEDCO ENGINEERS, INC. I I ; STRUCTURAL ENGINEER: 3380 FLAIR DR., SUITE 225 EL MONTE CA 91731 626-234-2247 I I I � 7 I I • � / i APPLICABLE CODE: 2022 CBC DIAMOND BAR MUNICIPAL CODE BARK GROUND COVER I I ��, EXISTING BUILDING TO BE ADDED LENGTH OF LANDSCAPE I I o I,� (1 STORY) ' REFERENCE 1) AS BUILT GRADING SITE PLAN I C� MAINT. I II DOCUMENTS: DAVIS DUHAIME ASSOCIATES, CENTERLINE OF SIGN I I DATED 10/05/1983 PERPENDICULAR TO R/W & I o 9 m I 2 COUNTY OF LOS ANGELES )PARCEL FRWY. (11.4* WEST OF NORTH) I "BARK" GROUND COVER TO BE ADDED LENGTH n n MAP 8760-015-901 3) DPW. LACOUNTY.GOV/SUR/ OF LANDSCAPE Cl1 II II M,aINT. I LANDRECORDS I$' 2 42 ,l} p `r I I' CENTERLINE OF SIGN PERPENDICULAR TO R/W & (N) � SIGN POLE & FOOTING OF 42 DIGITAL SIGN LOCATED IN m I FRWY. (11.4' WEST OF NORTH) � I o ABBREVIATIONS: ALUM. ALUMINUM 0 - NO PARKING AREA 2 42 (N) q SIGN POLE & FOOTING OF � I In ARCH ARCHITECTURE 100 32 42 / DIGITAL SIGN LOCATED IN 'NO CL, C. L. CENTER LINE COL COLUMN g" DBL FACE =14x48 I 18 PARKING AREA' \ 0/A STRUCT. HGT 97' I 181t9 DBL () FACE =14x48 E O/A STRUCT. HGT 97' CMU WALL Q ( )1 EXIST. IN DISTANCE FROM BOARD �+ 1 2 t „ TOP OF BOARD HGT EDGE TO R/W & PL DISTANCE FROM BOARD EDGE TO R/W & PL 11-2 3� TOP OF BOARD HGT 90' VEE =30' FG, F. G. FINISH GRADE GR GALVANIZED — — B _ 3 VEE 30 I ____ --fi- _ GR GRADE II I \\ / 6? 1 APE 2. (E) PINE TREE TO BE , \ �, NpsC (E) PINE TREE TO BE REMOVED &REPLACE _ 't; W/ TWO (2) CRAPE I , MYRTLE TREES __ a IN SAME APPROXIMATE �� NDS CAPE 432.50 EWPY LAT o A pSCAPE Ov�pER r m FWY SN o z p0o E FRWY FWY FREEWAY HGT HEIGHT (N) NEW ,43 REMOVED &REPLACE \\ J, �-P` o AREA �t - , o � m _---- -- - �`R �� � B O/A OVERALL HEIGHT OC, O.C. ON CENTER W/ TWO (2) CRAPE I 't ----,SST _ MYRTLE TREES _ - o 1 \ � Z / IN SAME APPROXIMATE z o A3 R AMP 0 N 29.4 n-� I t vu (E) 6' HGT CHAIN LINK FENCE CALTRANS PROPERTY' - - - - - PL, P.L. PROPERTY LINE R/W RIGHT OF WAY S.F. SQUARE FEET AREA DISTANCE FROM BOARD EDGE TO R/W STRUCT STRUCTURE \ ✓ rn tt T H K THICKNESS 1 \ & PL TOS TOP OF STRUCTURE \ (E) 6' HGT CHAIN LINK FENCE p O' TYP. TYPICAL aa "CALTRANS PROPERTY" o- 0 ----- - ---- - \ co 0 DISTANCE FROM BOARD EDGE TO R/W \ & PL -- --- - \, � ,1 FWY • SHO t Q�pf ESS/ ENLARGED BILLBOARD LOCATION & CALLOUT SITE PLAN 6 m 111 SCALE: 1 =30 .0 2026 SCALE: 1 "=50' 1 r 50' 30' 10' 0 50' Lp�4TF C / V 1� CA N 08/22/2025 GRAPHIC SCALE THESE DRAWINGS AS INSTRUMENT OF SERVICE ARE THE L E E D C O E N G I N E E R S, I N C. SUBMITTAL BLOCK Q REVISION APPROVED BY: C. D. LEE JOB NO.: 8680 TITLE: NEW 14 x48 DOUBLE FACE L.E.D. FULL FLAG, VEE =30 Q 90FT 0 A HGT 1st Diamond Bar Planning Sul 11/22/2024 1st REV. � 2nd Diamond Bar Planning Sul 12/10/2024 2nd REV. PROPERTY OF LEEDCO ENGINEERS, INC. AND SHALL NOT BE S T R U C T U R E S F O U N D A T 1 0 N S Al OWNER: OUTDOOR ASSOCIATES 3rd Diamond Bar Planning Sul04/02/2025 3rd REV. DRAWN BY: DATE: REPRODUCED WITHOUT THE CONSENT OF LEEDCO ENGINEERS, INC. G.M.A. 08/22/2025 4tAn Diamond ear Planning Submit. 05/19/2025 4 REV. 3380 FLAIR DRIVE, SUITE 225, EL MONTE, CA. 91731 (626) 234-2247 JOB ADDRESS: 880 S. LEMON AVENUE, DIAMOND BAR, CA. 91789 tn REV. Page 224 of 231 Enlarged Plan: N 111 51- 0" W W W W W W W W W W w W W W W W W W 1 W W w W W W W W W W W W W W W W W w W l W W W W W W W W •Y W W W W W W W W W l}I W W W w w W W W W W W w W W W w W W W W W W W w W W W W W W W W w w W W w W w W W W W W W W W W W W W W W W W W W W l W W W W W W W W W V 6' CONCRETE W W W W W W W W W W w BLOCK WALL w W W W W W W W W W W W W w w W W W w W w W w W W w W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W w W w W W W W W W W W W W NOTE: NO CHANGE TO W w W W W W W W w W W W w W •Y w W W W PARKING IS PROPOSED l }iV W W W W W W W W W J W y W W •Y P y W W W W W J W y W W W W W W W W W W W W W W W W W W •Y W W W W W W W W W w CENTERLINE OF SIGN W W w W W W W w w 1 PERPENDICULAR TO P.L. & FWY. W W w W W W W W w 1 (11.4' WEST OF NORTH) I W W W W W W W W W W W w W W W W W W W I W W W W W W W W W W W W W W W W W W 1 W W W W W W W W W 1 I I PL W W W W w W W W 1 W W W W W w W W W y W W •Y W W W W W W W W W W W W w W •Y L 5 I lW I W W w W W W W W W W W W W W W W W w�AGe"CO W W W W W P.L 1 I W w W w W W �71"211 S1G[�1 w W W W W w PROPOSED SIGN I W W W W W W W W w W W W W W W W W W 1 I 1 •Y W W W W W W W W W W W W •Y W W W W W L y I W W W W W W W W w W W W W W W W W W w w W W W W W W W W W W w W W W W I 1 EXISTING PINE TREE: W W W W W W W W W TOP OFF, OR REMOVE W W W W W W W C+//��, V• V r AND REPLACE W W W W W W W I W W W W w w W W W W W W W W W W y 5 i I W W W W W W W W W W W W W W W W W 1L l W W w W W W W W PARKING OW W W W W W W W W �1 ELEV V' W W W W W W W W W 1 W W lh SIDEWALK W W W W W w W W W w W W W W W W 1 I W W W W W W w W W W W W W W W Il~Yj W W w W W W ards 1 t POLE COVER W W W W W W W W W W W W W W W w W w W W W W W W W GW I W w W W w W w W W W W w W w W W W W w W w W �{ ' 1{ ��■ R W W W W W W W W W Jr W W W W W W W • 1 • W W W W W W W W •Y W W IV W W W W W W W W W W •Y W W W W W W W W W W W W W •Y W W W � l }`j W W w W W w W W W CIO Bollard �V W W w W W W W W W w W W W W W W w W W W W W W w W W W W W W W W W W W W W W w W W W W PARKING • W W W W W W W W W W W w W W W W W W W W W W W W W W W w W W W W W W W W W W W W w W W W W W W W W W W W W w W AREA W W w W W W W W W w W W W W W W w W W W W W W w W W W W W W w "BARK" GROUND w W w W W w W w W w W W W W w W w W W W W w W w LANDSCAPE W w W w W COVER TO BE ADDED W W W W W W W W W W •Y W W IV W W W •Y W W IV W W W W W W W •Y W W Jr W W W •Y W W IV W TO ENTIRE LENGTH OF W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W LANDSCAPED AREA W W w W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W r l w W W W W W W w W 1 W W w W W W W W W w W W W W W w W W W W W W w W W W W W W w W W W W W W w W _ .Yr► W W W W w W W W W NOSE CL COL. W W W w W 10'-011 P.L. TO W W W 42„ ZCOLUMN WITHV W W W W W W W W W W •YW a16-1 TO CL COL. TO P.L. LANDSCAPE CURB Wr W W W W W W W W W W W w W -W W W W W W W W W W W W POLE COVER (FIELD VERIFY) =•Y W W W w W w W W W W W W W W W W w W W W w W W W W W w W w W W W W w W W W W W W w W w W WW 10 w W W W W W W w W w W W W W w W W W W W W w W l l+ W .b W W w W W W W W W W J. .b .b W W .b W w W W W J. .b L W W W W W .b W J. +b .b W W W W W w W W .b J. .b W W W .b W W W J. w W .b W .b W W W W .b W W W J. w W W .b L W W W W .b W W w P L W �W r WSW W W w W W W W W W w W W W W W W w W W W W W W w 4 W W W W W W W W W Wn -41 W ` TO W W W W W W W W •Y W W 'k W W W W W IV W .4 W •Y W� +W .V WOW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W GW L OL W W W W W W W IW W W W W W W W W W W W W W W W W W W W W w W W W W W W w W W W W W W W W W W W W W W W W W w W W WW W W W W W W W W W W W W W W W W W W W W w W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W 1 W W W W W W W W WW W W W W W W W W W W W W W W W W W W 6' CONCRETE BLOCK r W W W W W W W W W W W y WALL WITH CHAIN W W W W W W w W W W W W W W W W W W W W W w W W W W W W W W W W w W W W W w W W W W W W w W W W W W W W W W W W W W w W LINK FENCE ON TOP Y W W W W W W w W W W W w W w W W W W .V W w W W W •Y W W Jr W W W W W IV W W W •Y W W IV W W I•Y W 1' NOSE W •Y W W W W W W W W W W W W W •Y W W Jr W W W •Y W W Jr W W AT FWY. P.L. W W •Y W W IV W W W •Y W W W W W W W W W W W W W W W W W W W W W W W W TO P.L. FREEWAY W W W W W w W W W W W W W W W W W W W W W W W W W LANDSCAPE W W W w W W W W W W w W W W W W W w W W W W W W w W EXISTING PINE TREE: TOP OFF, OR REMOVE W W w W w W w W W w W W •Y w W W W IV W W w W W W w •Y W W W W w W w W W Jr W W W W W •Y W W W W Jr W w W W W w •Y W W W W W IV W W w W W W w •Y W W W W W W Jr w W W W w W W •Y W W W W Jr W W w W w W W W •Y W W W W W w W w IV W W W W •Y W W W W W w W W W W w W •Y W W W W W W 4. W IAND REPLACE W W HW W W •L W HW W W W W W W HW W W W W •L W HW IV W W W •L W HW W W W W W W HW W W HW W •L W HW IV W HW W •, W HW W W HW W W W W W W HW W •L W W IV W HW W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W w W W W W W w W W W W W W w W W W W W W w W W W W W W w W W W W W W w W W W W W W w W W W W W W w W W W W W W w W W W W W W w W W W W w W w W W w W w W W W W W W W W w W W W W W W W w W w W W W W w W W W W W w W w W W W W W W W W W W W w W W W W w W W W W W W W W W w W W W w W W w W W W W Jr W w W W W w W W W W W W W W W w W W W w W Nr W W W W W W w W W W W w W W W W W W W W w W W W w W W W Nr W W w W W w W W W W w W W W I W W W W •Y W W Jr W W W W W W W W W W •Y W W W W W W W W W W W W W W W W •Y W W W Jr W W W W W W W W W W •Y W W W W W W W W W W W W •Y W W W W W W Jr W W W W W W W W W W W W W 'k W W W W W W W •Y W W W W W W W W W W W W W •Y W W W W W 'k W W W W W W W •Y W W W W 'k W W W W W W W W •Y W W W W W IV W W W PROJECT ELECTRICAL COPYRIGHT ENGINEER / CONTRACTOR APPLICANT DATE 3.6.24 Drawn by: PH Revisions: 4.18.24 Approved by: AG 880 S. Lemon Ave. Diamond Bar, CA 91789 Design concept & drawing ©2024 by 9.3.25 Scale: As Noted APN: 8760-015-901 Evergreen Media LLC T.B.D. T.B.D. 9.26.25 Sheet No. Proposed digital sign (2 faces at 14' x 48') with a partial -flag, 30' V configuration and a height of Unauthorized use or reproduction prohibited. 20F2 approx. 90' above grade ENLARGED PLAN Page 225 of 231 MCNICHOLS PERFORATED METAL COVER SHEETS UPRIGHT L2 Y x2 Y2x 1 /4 @ 24 HOOK P MANUFACTURE'S SPE UPRIGHT FRAME L2x2x1 /4 @ 24" O.C. 2" 0 PIPE (t=0.154") 3/8" 0 GALV. U—BOLT A POLE COVER REVEALS MATERIAL: 10" WIDE ALUMINUM PAINT COLOR: PMS COOL GRAY 11 C @ 100% TEXTURE: TEXCOTE FIN. SIZE 3" HORIZONTAL B BASE COVER REVEALS TYPE: ALUM. CLADDING PAINT COLOR: DARK GRAY FINISH SIZE TOP 4" ACCENT TO BE BRUSHED ALUMINUM C SCREENING TYPE: McNICHOLS SCREENING F DIAMOND BAR TOP SECTION CITY LOGO REVEALS TYPE: 1 3' TALL ALUM. PAN CHANNEL FACES: PER CITY OF DIAMOND BAR COLOR: WHITE ACRYLIC RAISED LETTERS LIGHTING: L.E.D. ILLUMINATED FACE 2 MOUNTAIN SHAPE BACKGROUND COLOR: GREEN NOTE: 1. SEE SHEET A3 FOR CITY LOGO CALLOUTS AND DIMENSIONS 2. SEE ISOMETRIC DWGs FOR PMS CALLOUTS & FONT TYPE PERFORATED METAL SHEET PAINT COLOR: GRAY PMS COOL GRAY D EMC PIXEL SPACING: 20mm (TWO SINGLE FACE) T 11C @ 100% MATRIX SIZE: - LED COLOR; FULL COLOR [B� CABINET SIZE: ACTIVE AREA: 14'-0" x 48'-0" - (; ° ° ° ° ° ° ° ° E CLADDING TRIM TYPE: ALUM. CLADDING PAINT COLOR: PMS COOL GRAY 1 1 C @ 40% PMS COOL GRAY REVEALS SIZE 2'-0"x2" THK I I 11C @ 40% 6'-6" HILL NOTE: SEE STRUCT. PLAN FOR STRUCTURE MATERIALS 7'-0" HILL 4'-0" HILL WHITE ACRYLIC RAISED LETTERS SCREEN CONNECTION DETAIL 4 UPRIGHT FRAME CONNECTION TO PIPE BEAMS 3 MATERIAL BOARD N.T.S. N.T.S. N.T.S. ARCHITECTURE CLADDING FEATURE ARCHITECTURE CLADDING FEATURE CITY OF DIAMOND BAR LOGO � CITY OF DIAMOND BAR LOGO [f� LE ARCHITECTURE CLADDING FEATURE _\ SEE SHEET A3 ENLARGED DET. SEE SHEET A3 ENLARGED DET. CITY OF DIAMOND BAR LOGO SEE SHEET A3 ENLARGED DET. 48'-0" �n' n" F 30,-n„ pal c� 0 ry Q 0 m = 0 I c-D o 0 w a� I Q0 U ry Q 0 0 i 0 0 0°° o 0 0 0 0 0 0 0 0 0 0 0 0 � 0 0 0 0 0 0 000 0 0 0 0 0 0 � J'O 000000 O O O O O O O O O O O O O8080 O O � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0000 0 0 0 0 0 0 0 0 °°°°°°°°° °°°°°°°°°°°°° � o 0 0 0 0 0 0 0° o 0 0 0°° o 0 0°° 000000. 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O 00000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 0 ° ° 0 0 0 0 ° 0 ° ° ° ° O 0000000000000000900000000. ° ° ° ° ° ° ° 0 0 0 0 ° ° ° ° ° ° 0 0 0 o 0 0° o 0 0 0 0 0 0 0 0 0 O O O O O O O O O o 0 o 0 0 0 0 0 0 0 0 000000000 0 00000 000 °°°°°°°°°°°°° °°°°°°°°°°°°°°° 0 0 0 0 0 0 0 0 0 0°0000000000000 0- � 0 0 0°° 0 0 0< O O O O O O O O 3 0 0 0 0000000 000 0 0 0 0 0 0 0 ° ° ° ° ° ° ° ° °°°°°°°°° °°° ° ° ° ° ° 0000000800 ° o ° °-°-°-° ° °-°-` 3 O O o 0 0 o O o 0 0 0 0 0 0 0 0 0, 0 0 0 0 0 00000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 °°°° °°°°°°°°°°°° 0 0 0 090909090909, ° ° 0 ° ° ° ° ° ° ° ° °� 3 ° ° 0 ° ° ° ° ° ° ° ° ° ° ° ° ° 0 0 0 0�°0 090 0 0 0 0° o 0 0 0 o 0 0 0 0 0 0 0 0o O O O O O O O O O O O O O O O O O O O O O O io O O O 0' O O O O O O O O OO,`,`�������''--���Q``��6' O O O 00000000000 O O O O O O O O O O O 0 O O O O O O O O O � 0 0 0° 0 0 0 0 0 0 0 0 00 0 0 00 0°° 0 0 0 O O O O O O O O O O 0000 0 0 0 0 0 0 0 0 0 o 0 0 0 0 0 0 0 0 0 00 000 0 0 0 0 0° ° ° ° ° ° ° ° ° o ° ° ° ° ° ° ° ° 3 0 0 0 o 0 0 0 0 0 0 0 f 0 0 0 0 0 0 0 0 0 O O O O O O O O O O 0. _O O O O O O O O O �000000000000000000 0�00 0204Q°o°0°0°0°0°0 PERFORATED CLOSURE PANELS 1 /2" ROUND I 1 1 /16" STAG. COLOR: GRAY PIPE COL. NOT VISIBLE. ENCLOSED IN ALUM. CLADDING CLIMBING LADDER EE STRUCT PLAN COLOR TO MATCH COLOR: GRAY POLE COVER CD I = 0 Q 0 5'-6" SQ. ALUMN. z POLE CLADDING = CDi 10" WIDE ALUMN. w TEXCOTE FIN. = 3" HORIZ REVEAL C--) r- COLOR: PMS COOL GRAYQf 11C @ 40% "' 5-6" 0 0 I 2'-0" WIDE x 2" THK POLE CLADDING TRIM COLOR: PMS COOL GRAY 11C@40% 1 FIN. GRADE NORTH ELEVATION OF L.E.D. VEE BOARDS I 0°00 O O 00000 O O O 14'x48' VEE 0000 0000� 14'x48' VEE L.E.D. BOARD O�OOg000000 000°00°°0°0° L.E.D. BOARD 672 S.F. �000c00000 672 S.F. °°° °°.0° �°o 1 \ ;00 O O 0-0 00 O °°°°° 000 O ID�o I PERFORATED CLOSURE PANELS 1 /2" ROUND 1 1 /16" STAG. COLOR: GRAY c� PIPE COL. NOT VISIBLE. ENCLOSED IN ALUM. CLADDING SEE STRUCT PLAN Q COLOR: GRAY o c� o = I p � Q 0 5'-6" SQ. ALUMN. z POLE CLADDING CD 10" WIDE ALUMN. � z TEXCOTE FIN. 3" HORIZ REVEAL COLOR: PMS COOL GRAY 11C @ 40% 2'-0" WIDE x 2" THK POLE CLADDING TRIM COLOR: PMS COOL GRAY 11C @ 40% I BOLLARDS PROTECTION 8'-0" SQ. SIGN BASE OLOR: DARK GRAY FINISH AROUND POLE CLADDING 4)SEE DET. W/ 5' O/A HEIGHT W/ 4" ACCENT TO BE BRUSHED ALUM. f8'-OCOLOR: DARK GRAY FINISH FIN. GRADE R o F 0 29'- 3 5/8" o IL I 14'x48' VEE L.E.D. BOARD o 672 S.F. ------- I FFT --- t--- SOUTH ELEVATION OF L.E.D. VEE BOARDS �4'X48' L.E.D. SIGN FACE 672 S.F. PERFORATED CLOSURE PANELS F��1/2" ROUND 1 /16" STAG. COLOR: GRAY I I zi- N I I I ANGLE BETWEEN THE TWO SIGN 1 FACES, NOT TOCD - 1 EXCEED 45° 1 1 FD 14'X48' L.E.D. O� SIGN FACE 672 S.F. 8'-0„ �-Q„ 24" WIDE CATWALK 16" WIDE CLIMBNG LADDER PER OSHA PLATFORMS W/ GUARDRAILS W/ FALL PROTECTION SAFETY CABLE SEE STRUCT PLAN SEE STRUCT PLAN COLOR: GRAY COLOR: GRAY 8'-0" SQ. SIGN BASE B AROUND POLE CLADDING W/ 5' O/A HEIGHT 16'-1" W/ 4" ACCENT TO BE BRUSHED ALUM. COLOR: DARK GRAY FINISH �x PERFORATED I CLOSURE PANELSLq� ------ 1/2„ ROUND - - - - - - 1 1 / 16" STAG. FRWY -- COLOR: GRAY SIDE M �'" -0" STRUCTURE SUPPORT MEMBER SEE STRUCT PLAN COLOR: GRAY -Q„ 8'-0„ 8'-0„ TORSION TUBE SEE STRUCT PLAN COLOR: GRAY STEEL PIPE COL. SEE STRUCT PLAN COLOR: GRAY 48'-0" _ 8'-0" _ z PLAN VIEW SCALE: 1 /8"=1'-0" ARCHITECTURE CLADDING FEATURE[( T CITY OF DIAMOND BAR LOGO SEE SHEET A3 ENLARGED DET. W. -0» 8'-0" �4' 0 _1A, " nA& a� 14'x48' VEE L.E.D. BOARD 0 672 S.F. � — — I L_----------------- 16'-1" TORSION TUBE, TORSION TUBE, SEE STRUCT. PLANS SEE STRUCT. PLANS COLOR: GRAY COLOR: GRAY I I = TI I c� PIPE COL. NOT VISIBLE. = PIPE COL. NOT VISIBLE. ENCLOSED IN ALUM. CLADDING ENCLOSED IN ALUM. CLADDING SEE STRUCT PLAN SEE STRUCT PLAN COLOR: GRAY COLOR: GRAY I (� Q oCDI 2'-0" WIDE x 2" THK POLE CLADDING TRIM T o Q COLOR: PMS COLOR GRAY 11C @ 40% O 5'-6" SQ. ALUMN. O° POLE CLADDING CD 10" WIDE ALUMN. 0 �i TEXCOTE FIN. 3" HORIZ REVEAL COLOR: PMS COOL GRAY 11 C @ 100% 5'-6" 5'-6' I 71 5'-6" SO. ALUMN. POLE CLADDING 10" WIDE ALUMN. TEXCOTE FIN. I 8'-0" SQ. SIGN BASE AROUND POLE CLADDING a 3 HORIZ REVEAL COLOR: PMS COOL GRAY W/ 5' 0/A HEIGHT 1 1 C @ 100% W/ 4" ACCENT TO BE BRUSHED ALUM. COLOR: DARK GRAY FINISH 8'-0» 1 1 L 6,-6„ FIN.GRADE FIN. GRADE EAST ELEVATION OF L.E.D. VEE BOARDS WEST ELEVATION OF L.E.D. VEE BOARDS 2 6 0 2026 7t �9TF, FI V 1` CA 08/22/2025 SCALE: 1 /8"=1'-0" SCALE: 1 /8"=1'-0" SCALE: 1 /8"=1'-0" SCALE: 1 /8"=1'-0" TITLE: NEW 14 x48 DOUBLE FACE L.E.D. FULL FLAG, VEE =30 @ 90FT 0 A HGT SUBMITTAL BLOCK Q REVISION APPROVED BY: JOB NO.: THESE DRAWINGS AS INSTRUMENT OF SERVICE ARE THE 1st Diamond Bar Planning Submt. 11/22/2024 1st REV. L E E D C O E N G I N E E R S, 2nd Diamond Bar Planning Submt. 1/10/2024 2nd REV. C. D. LEE 8680 PROPERTY OF LEEDCO ENGINEERS, INC. AND SHALL NOT BE ftf S T R U C T U R E S F O U N D A T 1 O N S OWNER: OUTDOOR ASSOCIATES A2 3rd Diamond Bar Planning Submt. 04/02/2025 3rd REV. DRAWN BY: DATE: REPRODUCED WITHOUT THE CONSENT OF LEEDCO ENGINEERS, INC. 4th Diamond Bar Planning Submit. 05/19/2025 4th REV. 3380 FLAIR DRIVE, SUITE 225, EL MONTE, CA. 91731 (626) 234-2247 JOB ADDRESS: 880 S. LEMON AVENUE, DIAMOND BAR, CA. 91789 5tn REV. G.M.A. 08/22/2025 5tn Page 226 of 231 O w 24" WIDE CATWALK PLATFORMS W/ GUARDRAILS PER OSHA 2 LEVELS, TYP. CONNECTED TO STRUCT SUPPORT MEMBER, SEE STRUCT. PLANS NTERNAL POLE COLOR: GRAY 8'-0" SIGN BASE CD z 0 Q P4+E w - - PgLE o n I L2x2x3/16 STL SIGN BASE & POLE CLADDING. MEMBER, TYP.% SEE STRUCT. PLAN �l SIGN BASE & CLADDING DET. ASCALE: N.T.S. "ICRETE CAP 50 RIDGID GALV. PIPE CONCRETE FILLED, TYP. CONCRETE FILLED BOLLARD POST SCALE: N.T.S. cv DIA ARCHITECTURAL CLADDING FEATURE CITY OF DIAMOND BAR LOGO CD m i J 14'x48' LED m SIGN FACE 17'-2" -7 (E) 6' CMU WALL (E) 6' HGT CMU RETAINING WALL 5" 0 RIDGID GALV. PIPE CONCRETE FILLED, TYP. 00 COLUMN, BASE, & CLADDING z @BOLLARD POST DET. SCALE: N.T.S. 16" WIDE CLIMBING LADDER FOR CATWALK PLATFORM ACCESS PER CAL -OSHA, 2 LOCATIONS CONNECTED TO CATWALK PLATFORM SEE STRUCT. PLANS -0„ o c I 14'x48' LED SIGN FACE 36" 0 TORSION ALUM N. PIPE CLADDING 42" 0 COLUMN PIPE PIPE COL. NOT VISIBLE. ENCLOSED IN ALUM. CLADDING BOLLARDS PROTECTION, TYP. 4) 18'-8" 16" CLIMBING LADDER PER CAL -OSHA FIXED LADDERS FOR BILLBOARDS W/ FALL PROTECTION 48" 0 COLUMN PIPE PIPE COL. NOT VISIBLE. ENCLOSED IN ALUM. CLADDING A SIGN BASE (E) PARKING LOT ASPHALT PAVEMENT — UNDERLAYMENT (N) CONC. FOOTING PER STRUCTURAL PLAN SECTION 1 (LOOKING SOUTH) SCALE: 1 /8"=1'-0" I c o I Z W T i ARCHITECTURAL CLADDING FEATURE CITY OF DIAMOND BAR LOGO Ili / 36" 0 TORSION PIPE 16" CLIMBING LADDER PER CAL -OSHA FIXED LADDERS FOR BILLBOARDS W/ FALL PROTECTION CMU BLOCK WALL ALONG 'S. LEMON STREET' (E) PARKING LOT ASPHALT PAVEMENT UNDERLAYMENT (E) CMU RETAINING WALL HOLDING DIRT BETWEEN NEW POLE & EXISTING CALTRANS FENCE (N) CONC. FOOTING PER STRUCTURAL PLAN 12 " GAP 16'-1" Q LL O 0 m m 42" 0 COLUMN PIPE PIPE COL. NOT VISIBLE. ENCLOSED IN ALUM. CLADDING ALUM. SHEET CLADDING 35-10 5/8" 9'-4 3/4" 8'-5 1 /2" 10'-3 5/8" It Ot 4'-0 7/8" _ 4'-4 5/8" 7'-5 3/4" 7'-8 3/4» 2'-9 7/8» 10'-1 3/8" 4'-8" 29.-2" 14'-2" 48' WEST ELEVATION (SEE TOP CITY ID NOTES HEREIN) 10'-1 3/8" 35-10 5/8" q' 7'-8 3/4" 10'-3 5/8" 8'-5 1 /2" 9'-4 3/4" 2'-9 7/8" 7'-5 3/4" 4'-4 5/8" 4'-0 7/8» 2 00 2 1 � �\ 2 \\ 00 N� I 13'-10 3/8" 29'-2" 4'-11 5/8" 48' EAST ELEVATION (SEE TOP CITY ID NOTES HEREIN) F DIAMOND BAR TOP SECTION CITY LOGO REVEALS TYPE: 1 3' TALL ALUM. PAN CHANNEL FACES: PER CITY OF DIAMOND BAR COLOR: WHITE ACRYLIC RAISED LETTERS LIGHTING: L.E.D. ILLUMINATED FACE 2 MOUNTAIN SHAPE BACKGROUND COLOR: GREEN NOTE: 1. SEE SHEET A3 FOR CITY LOGO CALLOUTS AND DIMENSIONS 2. SEE ISOMETRIC DWGs FOR PMS CALLOUTS & FONT TYPE Lr� ML:_1 6-6" HILL 7'-0" HILL 4'-0" HILL WHITE ACRYLIC RAISED LETTERS 48" 0 COLUMN PIPE FRWY SOUND WALL PIPE COL. NOT VISIBLE. BEYOND _ FRWY CROWN ENCLOSED IN ALUM. of CLADDING FRWY CONC. BARRIER FREEWAY RAMP 8'-0"+ _ _ 37'-8" _ (POMONA t 60 FRWY) FRWY LANDSCAPE BUFFER (E) CHAINLINK FENCE, BEYOND \\\\\\\\\\\ \\\\\\\\\ \\\\\\\\\\\ \ \\\\\\\\ \\\\\\\\\\\ \ \\\\\\\\ 00 (E) PIER (E) CHAINLINK FENCE "=1S ON CALTRAN (E) CHAINLINK ON RETAINING WALL ' 'CALTRANS PROPERTY' 'I I I I I• TOP CITY ID TO BE ON EAST AND WEST ELEVATIONS: .I pl I DIAMOND BAR COPY TO BE 31" TALL ILLUMINATED PAN CHANNEL LETTERS. FACE TO BE WHITE ACRYLIC WITH INTERNAL WHITE L.E.D. ILLUMINATION, 5" DEEP RETURNS AND 1 " WIDE PERIMETER TRIMCAP EDGE TO BE WHITE. ' LETTERS MOUNT FLUSH TO FRONT MOUNTAIN SEGMENT, AND IS PROGRESSIVELY P I: I I EXTENDED OUT AWAY FROM OTHER 2 MOUNTAIN SEGMENTS TO KEEP COPY CONSISTENTLY STRAIGHT. I I MOUNTAIN ACCENTS TO BE FABRICATED FROM 0.125" THICK ALUMINUM PLATE WITH I.° VISUAL FRONT OVERLAP DEPTHS OF 4" FROM ONE SEGMENT TO THE NEXT. THE BACK SURFACE TO BE A CONTINUOUS FLAT SURFACE FOR MOUNTING TO THE APPROX FOUR UPRIGHT I -BEAMS FOR SUPPORT. I I: 12" DEEP OVERALL MAXIMUM DEPTH. TEXTURE FINSISH TO BE: °. . FACE AND SIDE RETURNS =PMS 378C, 377C, 377C-AT 70% TINT, CONTINUOUS BACK TO BE PMS 378C SECTION 2 ( LOOKING EAST) SCALE: 1 /8"=1'-0" oar/202s C�V _\'.(A'0\/ 08/22/2025 TITLE: NEW 14'x48' DOUBLE FACE L.E.D. FULL FLAG, VEE =30 Q 90FT 0 A HGT SUBMITTAL BLOCK Q REVISION APPROVED BY: JOB NO.: THESE DRAWINGS AS INSTRUMENT OF SERVICE ARE THE 1st Diamond Bar Planning Submt. 11/22/2024 1st REV. L E E D C O E N G I N E E R S, 2nd Diamond Bar Planning Submt. 1//2024 2nd REV. C. D. LEE 8680 PROPERTY OF LEEDCO ENGINEERS, INC. AND SHALL NOT BE S T R U C T U R E S F O U N D A T 1 O N S OWNER: OUTDOOR ASSOCIATES A3 3rd Diamond Bar Planning Submt. 04/02/2025 3rd REV. DRAWN BY: DATE: REPRODUCED WITHOUT THE CONSENT OF LEEDCO ENGINEERS, INC. 4th Diamond Bar Planning Submit. 05/19/2025 4th REV. 3380 FLAIR DRIVE, SUITE 225, EL MONTE, CA. 91731 (626) 234-2247 JOB ADDRESS: 880 S. LEMON AVENUE, DIAMOND BAR, CA. 91789 5tn 5tn REV. G.M.A. 08/22/2025 Page 227 of 231 NORTHEAST NORTHWEST EST ISOMETRIC DRAWINGS SOUTHWEST SOUTHEAST Pole cover to be approximately 8'wide at the base, internal 2'x2'xl /4'1 aluminum angle frame with .125" thick aluminum outer surface. Base to be approximately 60" tall x 96" wide x 96" depth with dark gray finish, 4 bollards to surround base and match color. Upper primary pole cover to 72" wide x 72" deep. Pole cover to be PIVIS Cool Gray 11 C @ 100%, accent color of pole cover to be PIVIS Cool Gray 11 C @ 40%. Pole cover to extend to torque tube inside of superstructure. City logo at top of sign to simulate rolling mountains. "DIAMOND BAR" copy to be 31" tall illuminated pan channel letters, font style is Century Gothic, and face to be white acrylic with internal white LED illumination. 5" deep return and 1"wide perimeter trim cap edge to be white. Letters mount flush to front mountain segment and is progressively extended out away from other 2 mountain segments to keep copy consistently straight. Mountain accent to be fabricated from .125" thick aluminum plate with visual front overlap depths of 4" from one segment to the next. The back surface to be a continuous flat surface for mounting to the approximate four upright I -Beams for support. 12" deep overall maximum depth. Textured finish to be: Race and Side returns - PIVIS 378C, 377C, 377C at 70%. Continuous back to be PIVIC 378C. Page 228 of 231 Agenda Item #: 8.1 Meeting Date: November 25, 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 November 25, 2025. BACKGROUND/DISCUSSION: The Project Status Report has been prepared and is being presented for receipt and filing. PREPARED BY: Arlene Laviera, Administrative Cooridnator, Community Development ATTACHMENTS: 1 1-25-25 project Page 229 of 231 Project Status Report November 25, 2025 CITY OF DIAMOND BAR COMMUNITY DEVELOPMENT DEPARTMENT PROPERTY LOCATION PLANNING COMMISSION REVIEW File # AP Applicant PC CC PC CC PC CC 11 /25/25 12/2/25 12/9/25 12/16/25 12/23/25 1 /6/26 Walnut Valley Unified School District DCA PL2024-40 RL/GL WVUSD PH Ordinance and Proposed Billboard ADMINISTRATIVE REVIEW Property Location File # AP Applicant PENDING ITEMS Property Location File # AP Applicant Status Diamond Bar Boulevard, between SPECIFIC PLAN GG City of Diamond Bar Town Center Specific Plan — EIR response to comments underway Golden Springs Drive and the 60 PL2022-44 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 SIB 330, DR & TTM GL Tranquil Garden LLC Incompleteness letter sent 11/03/2025 — waiting for additional S. Prospectors Rd. PL2025-77 information (36-unit for sale development with Affordable Units 2583 Indian Creek DR PL2025-67 MN Mike Lou First incomplete letter sent 10/14/25 — waiting for additional information New sin le-familyresidence 2595 Indian Creek DR PL2025-66 RL Mike Lou First incomplete letter sent 10/6/25 — waiting for additional information New sin le-familyresidence 1400 Montefino Ave (49-unit for -sale GPA, ZC, TTM, DR, & MN Sarah Klaustermeier Second incomplete letter sent 11/5/25 — 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 Second incomplete letter sent 10/13/25 — waiting for additional New Single -Family Residence information LEGEND PH = PUBLIC HEARING AP = ASSIGNED PLANNER PC = PLANNING COMMISSION CC = CITY COUNCIL D = DISCUSSION ITEM Page 230 of 231 Project Status Report CITY OF DIAMOND BAR Page 2 November 25, 2025 PENDING ITEMS (continued) Property Location File # AP Applicant Status 2867 Shadow Canyon DR PL2025-47 RL Alan Gao Under review (Addition and remodel to single-family residence 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 Page 231 of 231